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Architectural Services Offered

​1. Partial Architectural Service

This service covers the early design and statutory approval phases only.

  • Scope of Work:
    Work Stages 1 to 4.1 (Inception → Municipal Submission).
    This includes full design development and documentation sufficient for municipal approval.
    Excludes:

    • Schedules

    • Site supervision / contract administration

    • Any involvement beyond municipal approval

  • Fee Structure:
    Charged at 60% of the standard full-service architectural fee.

  • Risk Consideration:
    Competent contractors can build from these drawings; however, the client carries the construction risk, as the architect is not involved during the building phase.

 

2. Full Architectural Service

This is the comprehensive, end‑to‑end architectural service.

  • Scope of Work:
    Work Stages 1 to 6 (Inception → Close Out).
    The architect manages the entire process, including design, documentation, procurement, contract administration, and project close-out.

  • Role of the Architect:
    The architect acts as the Principal Agent, administering the building contract between the client and the contractor from start to finish.

  • Risk Consideration:
    This service minimises the client’s risk, as the architect oversees quality, compliance, progress, and contractual obligations throughout the project.

Statutory Approvals Managed by Architects Unbound
Agent

Architects Unbound manages all aspects of the plan‑approval process, ensuring that your project complies with the requirements of the Local Authority and all applicable legislation. Our involvement includes:

  • Town Planning Rights
    Liaison with municipal planning departments to confirm zoning rights, land‑use permissions, and any departures or consent use applications required.

  • Title Deed Restrictions
    Identification and interpretation of restrictive conditions that may affect building placement, coverage, height, or use — and guidance on removal or relaxation where necessary.

  • Site Development Plans (SDP)
    Preparation and submission of SDPs where required, including coordination with other professionals to ensure compliance with municipal standards.

  • Plan Approval
    Compilation and submission of all architectural documentation required for statutory approval.

  • Building Approval
    Ensuring that the approved plans meet the National Building Regulations (NBR) and SANS 10400 requirements.

 

Certificate of Occupancy — A Legal Requirement

Once construction is complete, the building may not be occupied until the Local Authority issues a Certificate of Occupancy (CoC).

  • This certificate confirms that the building has been constructed in accordance with the approved plans and complies with all relevant regulations.

  • Occupying a building without a Certificate of Occupancy is illegal and may result in penalties, insurance complications, or enforcement action by the municipality.

Role of the Architect During the Planning Phase

During the planning phase, the architect acts as the Principal Consultant, taking responsibility for coordinating, monitoring, and controlling the entire planning process. This includes:

  • Ensuring that all planning outputs align with the project brief, functional requirements, and aesthetic objectives.

  • Managing the design development process to ensure that the project remains within the approved budget.

  • Coordinating the inputs of other consultants to ensure technical and regulatory compliance.

  • Assisting the client in securing a suitable building contractor, whether through negotiation, tender, or another procurement method.

 

Role of the Architect During the Construction Phase

During construction, the architect becomes the Principal Agent, administering the building contract on behalf of the client. This ensures that the project is executed in accordance with the approved drawings, specifications, and contractual obligations.

The architect’s responsibilities include:

  • Quality & Compliance
    Ensuring that all work on site conforms to the approved drawings, specifications, and required quality standards.

  • Monitoring Consultants & Contractor
    Overseeing the work of other consultants and monitoring the contractor’s performance to ensure coordinated execution.

  • Contract Variations
    Assessing and managing variations to the contract and adjusting the contract price where justified.

  • Payment Certification
    Certifying interim payments to the contractor based on work completed and compliant with the contract.

  • Penalties
    Applying contractual penalties where the contractor fails to meet obligations such as programme or performance requirements.

  • Defects Management
    Issuing defect lists, monitoring the rectification of defects, and ensuring compliance before completion.

  • Completion & Handover
    Issuing the relevant Completion Certificates and formally handing over the building to the client.

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