RE:
a)-Concept 15%
b)-Drawing 15-20%
c)-Construction documents 35%
d)-Construction 25%
I don't want to quibble about labels but some architects might have done it this way.
a)-Preliminary Design 25%
b)-Schematic Design 15%
c)-Construction Documents 50%
d)-Construction Observation 5%
This is weighted more in the architects favor and less towards actual experience. It's front loaded in case the project gets put on hold, or the owner takes over construction observation to save a few bucks at the near the end.
The 7% is in line with the lower end of fees. If you are not willing to pay around the same the state is making on sales tax (in Michigan 6%) you are not allowing the architect to do a good job (or redo in this case).
Since you know the project costs (more or less) you may make the fee fixed, but remember extra work and changes into the CD period will have to be paid for.
Design is about making decisions and choices. If someone brings you one design, they are offering no choice and no decision making process.
If this is some famous architect branding his work with a cookie cutter and you are acting as his patron saint, then great. However most architects are a service professionals. Imagine a chef creating a custom meal for you and your family, and NOT a waiter talking your order off a menu.
1. I listen, interpet and generate alternates to consider.
2. The initinal product or "concept sketches" will be three basic different ideas, with a couple of variants on each (freehand on tracing paper). we sit down, throw a few schemes out (while the owners is screaming; YOU ARE NOT LISTENING TO US), combine a few more and meet again with it drafted out on Autocad or a refined hand drawing. We are still in the first phase.
I try to remember that the owner is asking for help defining the problem and solving the design problem (even when the owner says;
we know exactly what we want).
If there was no problem, there would be no work, and a draftsperson could just do it.
Tell the architect to come back with three to six rough floor plans (not perfect, just ideas), you are right to start with the floor plans, but someone (the architect) should be steering the ship towards friendly massing and final looks in the back of his head, and at all times.
I hope this helps.
I'm not registered in Kentucky, good luck.
