Design service phases
Standardized steps from initial concept through building completion defined by the Slovak Chamber of Architects that structure how architects deliver work and calculate fees.
What are architect service phases?
Architect service phases (výkonové fázy architekta) are standardized steps that structure how a building project progresses from initial idea to completion. The Slovak Chamber of Architects (Komarch) defines nine phases, each with specific deliverables, responsibilities, and typical duration. Understanding these phases helps clients grasp what architects do at each stage, why it takes time, and how project costs distribute across work types. A solo architect typically guides clients through all phases for projects where they are retained; larger offices may hand off phases to specialists (structural engineers, MEP consultants) once the architect completes core design work.
How many phases are there and what happens in each?
The Komarch standard defines nine service phases labeled FS 0 through FS 8 (A), plus a project-manager variant (FS GP) for management-focused contracts. Each phase builds on the previous one and requires different skills and deliverables.
| Phase | Name | Key Deliverables | Duration (typical) |
|---|---|---|---|
| FS 0 | Initiation | Data gathering, site assessment, feasibility study framework | 1-2 weeks |
| FS 1-2 | Concept & Design Study | Floor plans, sections, elevations, 3D renderings, visualizations | 4-6 weeks |
| FS 3 | Design Development | Detailed design with dimensions, door/window schedules, material specifications | 3-4 weeks |
| FS 4-5 | Building Permit Documentation | Complete construction drawings, technical reports, structural solutions, MEP plans | 4-8 weeks |
| FS 6 | Construction Preparation | Contractor tender documents, quantity takeoffs, construction site supervision plan | 2-4 weeks |
| FS 7 | Construction Administration & Supervision | Site inspections, approval of materials and methods, issue resolution | project duration |
| FS 8 | Handover & Post-Occupancy | Final collaudation (inspection), building logbook, warranty-period consulting | 1-2 weeks |
How do architect fees relate to service phases?
Architects charge fees based on project scope, complexity, and value. In Slovakia, fee methods include area-based pricing (10-25 euros per m2 designed), percentage-of-construction-cost (7-20%), hourly rates (20+ euros/hour), or lump-sum contracts. Fees are typically distributed unevenly across phases because early concept work requires intense client coordination and creativity, while construction administration involves frequent but routine site visits. A typical fee breakdown allocates roughly 15-25% to concept design, 20-30% to design development, 30-40% to permit documentation, and 15-20% to construction supervision. This means the permit-phase documents, often considered the most critical deliverable for regulatory approval, carry the largest share of the architect fee.
Payment is usually staged: roughly 10% upon contract signing, 15% at concept approval, 25% at design development, 35% at permit documentation completion, and 15% during construction. This structure incentivizes on-time delivery and allows clients to exit if unhappy with early results.
When do you need design documentation?
Under the Slovak Building Act (25/2025 Z. z.), all building work requiring a permit must be accompanied by complete design documentation prepared by a qualified architect or engineer. The documentation is submitted to the building authority during a unified construction procedure. The 2025 Act merged the former two-tier zoning decision and building permit into one process. Documentation submitted must include architectural drawings showing the proposed design, technical solutions for all building systems, structural calculations, material specifications, compliance reports for territorial plans, and professional assessments. This package typically consists of FS 4-5 deliverables and is the legal foundation for obtaining approval and beginning construction.
For projects exempt from building permits (minor repairs, internal modifications, or structures below local thresholds), simpler or no formal documentation is required. However, a design brief remains useful for the owner clarity.
How do the phases connect to the building permit and construction process?
The architect phases directly support the legal construction process. In FS 0-2, the architect helps the owner explore design intent and assess feasibility. This work feeds into discussions with neighbors, utility providers, and informal pre-authority consultation. FS 3-5 produces the formal documentation required by the Building Act for permit approval. Once approved, FS 6-8 ensure the built project matches the permitted design through author supervision (the architect on-site role) and implementation project coordination with the contractor. If conditions or problems arise during construction, the architect can issue design modifications. Changes that sometimes require resubmission to the authority, depending on significance. Without architect involvement through all phases, the risk of non-compliance, cost overruns, or spatial errors rises significantly.
What is an architect fee really paying for?
An architect fee covers not just drawing production but intellectual work: site analysis, regulatory research, material sourcing, client meetings, authority liaison, and professional liability insurance. A residential project at 10-15 euros per m2 may sound modest until you break it down. That covers site visits, multiple design iterations (often 3-5 rounds of revisions), coordination with structural and MEP engineers, production of 50-100+ technical drawings, written specifications, and availability during construction. Higher fees (20-25 euros per m2 or percentage-based pricing) typically reflect greater design ambition, more complex sites (sloped terrain, heritage constraints), or additional services like landscape design or sustainability consulting. The architectural study alone, showing your design idea before investment in full documentation, can cost 750-3,000 euros depending on house size and finish. Photorealistic 3D renders cost more than line drawings.
| Phase Group | % of Total Architect Fee | Typical Deliverable Count | Client Effort |
|---|---|---|---|
| Concept & Study (FS 0-2) | 20-25% | 3-10 drawings + renderings | High (multiple meetings, decisions) |
| Design Development (FS 3) | 15-20% | 10-20 refined drawings | Medium (some revisions) |
| Permit Documentation (FS 4-5) | 35-40% | 50-100+ technical drawings | Medium (authority submission prep) |
| Construction Admin & Supervision (FS 6-8) | 15-25% | Daily/weekly site logs, modification sketches | Medium (coordination with builder) |
How do the 2025 Building Act changes affect design phases?
The new Building Act (effective 1 April 2025) consolidated Slovakia two-stage permitting into one unified construction procedure. However, the architect nine-phase service model remains unchanged. What did change: (1) Architects now prepare one comprehensive construction plan package instead of separate zoning and building projects. (2) All communication with authorities must now be digital (electronic signatures required). (3) Architects must carry professional liability insurance, a requirement now explicitly in law. (4) Designer roles are now formally defined in the Act, clarifying authority expectations. For most residential projects, these changes streamline bureaucracy without altering the fundamental architect-client workflow or phase milestones.
Frequently asked questions
- Do I need an architect for all service phases?
- Not necessarily. Many clients hire architects only for specific phases such as concept and permit documentation. However, engaging an architect for the full project, including site supervision (FS 6-8), typically ensures better coordination and fewer construction surprises.
- Can architect phases be skipped or combined?
- Phases can be shortened or combined, but this risks quality and regulatory compliance. The Slovak Building Act requires complete project documentation for a building permit, which typically spans FS 3-5. Skipping FS 0-2 (concept) may result in poor spatial decisions later.
- What is the difference between architectural study and building permit documentation?
- An architectural study (FS 1-2) is a concept package showing design ideas through plans, sections, and 3D renderings for client approval and authority discussion. Building permit documentation (FS 3-5) is complete technical construction drawings, specifications, and engineer reports required by law to obtain a permit.
- How much does architect work typically cost?
- Slovak architects typically charge 10-25 euros per square meter of designed area, or 7-20% of construction costs. For a 150 m2 residential house, budget 1,500-3,750 euros for concept through permit phases. Fees vary by project complexity, location, and architect experience.
- What if I want to change the design during construction?
- Changes during construction (FS 6-8) are documented as design modifications. These typically incur additional fees because the architect must update drawings, resubmit to authorities if needed, and coordinate with contractors. Plan changes early to avoid cost and delay.
- Do these phases apply to all building sizes?
- The nine-phase structure is the standard model, but small projects (minor alterations, extensions, or structures exempt from permits) may use simplified or abbreviated phases. For structures not requiring a building permit, FS 0-2 (concept) may be sufficient.