04 Scheduling and Budgeting
Construction is a long-lasting investment that succeeds when the building quality matches the design intent, and because architecture makes a lasting mark on our world, this could be judged over decades, or even centuries. Balancing financial investment, time, and quality therefore becomes complex. Schedule and budget will have relative value ranges given the place, time, and type of your project. The project definition process will determine what points in this value range are appropriate for your circumstances. As a general rule, however, it is the lasting architecture and experience that endure over time, so building quality is perhaps the best overall benchmark for success.
Time pressure is personal; the definition of ‘as soon as possible’ is unique to an individual’s situation. People can be so pressured to complete a project that it’s more important to them than the cost of the project or its quality. Conversely, others are not pressured by time at all. It is not uncommon for construction times to stretch – some even double or triple in length. Project schedules can also be dictated by formalities from AHJs, inspectors, or suppliers. These parties can add considerable time because of their pressures – often without any recourse. Depending on your location, some AHJs may issue building permits, for example, in weeks, maybe even days, while some may take a year or more. All this will need to be considered in an early discussion with your architect to understand the time required for these aspects. It is important the schedule is viewed as a living document that can be revised and iterated during the project.
As a general rule, however, it is the lasting architecture and experience that endure over time, so building quality is perhaps the best overall benchmark for success.”
![Soldier Field 01](https://collective-office.transforms.svdcdn.com/production/images/projects/soldier-field-house/SoldierField_01.jpg?w=1440&h=900&q=82&fm=webp&fit=crop&dm=1712200022&s=895b6afaa391f4e9ab8686a6aecd66b2 1440w, https://collective-office.transforms.svdcdn.com/production/images/projects/soldier-field-house/SoldierField_01.jpg?w=2880&h=1800&q=61&fm=webp&fit=crop&dm=1712200022&s=1ea255da7a6d975f6f2dadaf4b9db2fa 2880w, https://collective-office.transforms.svdcdn.com/production/images/projects/soldier-field-house/SoldierField_01.jpg?w=992&h=620&q=82&fm=webp&fit=crop&dm=1712200022&s=df6bda2e5eef067f4604801443ef14fa 992w, https://collective-office.transforms.svdcdn.com/production/images/projects/soldier-field-house/SoldierField_01.jpg?w=1984&h=1240&q=61&fm=webp&fit=crop&dm=1712200022&s=faab23742b3e9a5bb6d706371a0f3221 1984w, https://collective-office.transforms.svdcdn.com/production/images/projects/soldier-field-house/SoldierField_01.jpg?w=768&h=480&q=82&fm=webp&fit=crop&dm=1712200022&s=fc0ae2cb7e5514baa15af5ab5a02cae0 768w, https://collective-office.transforms.svdcdn.com/production/images/projects/soldier-field-house/SoldierField_01.jpg?w=1536&h=960&q=61&fm=webp&fit=crop&dm=1712200022&s=a07050e3b41ce5411fb17eca1cf36296 1536w, https://collective-office.transforms.svdcdn.com/production/images/projects/soldier-field-house/SoldierField_01.jpg?w=576&h=360&q=82&fm=webp&fit=crop&dm=1712200022&s=58ac7599873904316d095cc70bd5ad4f 576w, https://collective-office.transforms.svdcdn.com/production/images/projects/soldier-field-house/SoldierField_01.jpg?w=1152&h=720&q=61&fm=webp&fit=crop&dm=1712200022&s=73b919085ad126617e7dd7a71bc3187c 1152w)
![West loop 06](https://collective-office.transforms.svdcdn.com/production/images/projects/west-loop-loft/west-loop-06.jpg?w=1440&h=1271&q=82&fm=webp&fit=crop&crop=focalpoint&fp-x=0.4953&fp-y=0.6123&dm=1712200033&s=2de711fc00c9abd910a73b3ca7b25ab6 1440w, https://collective-office.transforms.svdcdn.com/production/images/projects/west-loop-loft/west-loop-06.jpg?w=2880&h=2542&q=61&fm=webp&fit=crop&crop=focalpoint&fp-x=0.4953&fp-y=0.6123&dm=1712200033&s=c77c4bbc2b46117e9e81ec6db15105fe 2880w, https://collective-office.transforms.svdcdn.com/production/images/projects/west-loop-loft/west-loop-06.jpg?w=992&h=875&q=82&fm=webp&fit=crop&crop=focalpoint&fp-x=0.4953&fp-y=0.6123&dm=1712200033&s=8e76d1fd839f37b1527f3ec50b1ddc17 992w, https://collective-office.transforms.svdcdn.com/production/images/projects/west-loop-loft/west-loop-06.jpg?w=1984&h=1751&q=61&fm=webp&fit=crop&crop=focalpoint&fp-x=0.4953&fp-y=0.6123&dm=1712200033&s=08090978274ceed7c68380e800f508fc 1984w, https://collective-office.transforms.svdcdn.com/production/images/projects/west-loop-loft/west-loop-06.jpg?w=768&h=678&q=82&fm=webp&fit=crop&crop=focalpoint&fp-x=0.4953&fp-y=0.6123&dm=1712200033&s=8701ad59a0be2e16c7696459b8ffbd85 768w, https://collective-office.transforms.svdcdn.com/production/images/projects/west-loop-loft/west-loop-06.jpg?w=1536&h=1356&q=61&fm=webp&fit=crop&crop=focalpoint&fp-x=0.4953&fp-y=0.6123&dm=1712200033&s=6c19bd6b2f28ce5ac18b18a8ab0b7205 1536w, https://collective-office.transforms.svdcdn.com/production/images/projects/west-loop-loft/west-loop-06.jpg?w=576&h=508&q=82&fm=webp&fit=crop&crop=focalpoint&fp-x=0.4953&fp-y=0.6123&dm=1712200033&s=c83d6df1566aaecbdf79c18bc5479484 576w, https://collective-office.transforms.svdcdn.com/production/images/projects/west-loop-loft/west-loop-06.jpg?w=1152&h=1017&q=61&fm=webp&fit=crop&crop=focalpoint&fp-x=0.4953&fp-y=0.6123&dm=1712200033&s=60b86133de0b226a4967cadb8908291a 1152w)
Any introduction to the finances of your project should begin with an understanding of the difference between hard and soft costs. Hard costs are direct construction costs for the project. This covers all the general contractor and subcontractor work. Hard costs are the materials and labor. Soft costs are the rest: architect’s fees, other design professional costs, real estate, finance costs, permit costs, printing, travel, and so on. The general contractor’s profit, overhead, and management fees are also considered soft costs.
The financial structuring begins with the planning and design portions of the project. This often happens many months prior to construction starting. Conversations regarding finance strategies should happen during the initial consultation meetings with potential architects. Your lender may require a building permit, a formal project cost estimate, and a signed contract with your general contractor to allow a loan to close and begin drawing on it. This means pre-construction soft costs will need to be funded from elsewhere. The architect will, naturally, need to cover their overhead and costs so will typically want to invoice monthly. Reaching a satisfactory agreement to keep all sides happy allows the process to move seamlessly in its early phases.
Architecturally, the focus is always on design with the intent to achieve a new client-specific experience, while considering level of fit and finish for durability at a reasonable cost.”
Our North American mentality seems to focus intently on costs, often before any thought has gone into the design process and establishing a project’s overall goals and objectives. The experience of those who live, work, or spend time in the resulting project is surely more important than complaining over dollars. In reality, however, everything is related. Of course, we all want everything all at once, and at the lowest possible cost, but each project will have a unique mixture of ingredients. Cost, design, and experience exist together, but they will vary in different ratios with a specific focus from project to project. Architecturally, the focus is always on design with the intent to achieve a new client-specific experience, while considering level of fit and finish for durability at a reasonable cost. These factors often pull the project in opposing directions that need to be defined and reconciled with your architect before thinking about your budget. That’s not to say the budget isn’t important, but putting it first can miss the point of the experience that well-considered and designed architecture will deliver. If finding the lowest cost is truly the primary objective, it is best to be transparent about your motivations and accept that some design professionals will struggle to find the right fit for your project.
![Geneva int 9p](https://collective-office.transforms.svdcdn.com/production/images/projects/lake-geneva-house/geneva-int-9p.jpg?w=1440&h=1567&q=82&fm=webp&fit=crop&dm=1712949963&s=327b4368042369a4e7fcdc40e862cd69 1440w, https://collective-office.transforms.svdcdn.com/production/images/projects/lake-geneva-house/geneva-int-9p.jpg?w=2880&h=3135&q=61&fm=webp&fit=crop&dm=1712949963&s=b71d7cd4a58d3f6335d70b559dff095f 2880w, https://collective-office.transforms.svdcdn.com/production/images/projects/lake-geneva-house/geneva-int-9p.jpg?w=992&h=1080&q=82&fm=webp&fit=crop&dm=1712949963&s=93eed13a1dee6bfc8074d9a8796beeed 992w, https://collective-office.transforms.svdcdn.com/production/images/projects/lake-geneva-house/geneva-int-9p.jpg?w=1984&h=2160&q=61&fm=webp&fit=crop&dm=1712949963&s=279fc1a0558a8fa7fda1094b81651ba4 1984w, https://collective-office.transforms.svdcdn.com/production/images/projects/lake-geneva-house/geneva-int-9p.jpg?w=768&h=836&q=82&fm=webp&fit=crop&dm=1712949963&s=76862e629b312735cdbf375f0e6bdc4f 768w, https://collective-office.transforms.svdcdn.com/production/images/projects/lake-geneva-house/geneva-int-9p.jpg?w=1536&h=1672&q=61&fm=webp&fit=crop&dm=1712949963&s=d00c6a0363644da1537a394581a1c8ed 1536w, https://collective-office.transforms.svdcdn.com/production/images/projects/lake-geneva-house/geneva-int-9p.jpg?w=576&h=627&q=82&fm=webp&fit=crop&dm=1712949963&s=718567d418b4fb65d6bd16791b25d750 576w, https://collective-office.transforms.svdcdn.com/production/images/projects/lake-geneva-house/geneva-int-9p.jpg?w=1152&h=1254&q=61&fm=webp&fit=crop&dm=1712949963&s=9d9ae5a23634cc047d29268797a842df 1152w)