Guide to Schematic Design (SD Phase) in Architecture

Schematic design is where an architecture project truly begins to take shape. It is the first major design phase after programming and pre-design. During SD, the architect translates the client's goals into a physical concept. Floor plans, massing, and spatial relationships emerge for the first time.

Whether you are an architect running your first project or a client preparing for a build, this guide explains everything that happens during schematic design.

What Is Schematic Design?

Schematic design (SD) is the first of five standard design phases defined by the American Institute of Architects (AIA). It follows the pre-design or programming phase and comes before design development (DD).

The purpose of SD is to establish the big ideas. You are answering fundamental questions: Where does the building sit on the site? How are the spaces organized? What is the overall size and shape? How does the building respond to its context?

SD is not about details. It is about concepts. The drawings are loose and flexible. Changes are easy and inexpensive at this stage. That is exactly the point. SD is the time to explore options before committing to a direction.

Typical Fee Percentage for SD

Schematic design typically represents 15% of the total architectural fee. For AIA standard contracts, the recommended fee breakdown across all phases is:

Schematic Design: 15%
Design Development: 20%
Construction Documents: 40%
Bidding/Negotiation: 5%
Construction Administration: 20%

On a $300,000 total fee, SD would account for $45,000. This covers the labor hours for the design team to develop concepts, meet with the client, and prepare deliverables.

SD Phase Timeline

The duration of SD varies by project size and complexity:

Residential projects: 3-6 weeks
Small commercial (under 10,000 SF): 4-8 weeks
Medium commercial (10,000-50,000 SF): 6-12 weeks
Large or complex projects (50,000+ SF): 10-20 weeks
Institutional projects (hospitals, schools): 12-24 weeks

Factors that extend the SD timeline include multiple stakeholder groups, complex programs, contested sites, and regulatory pre-approval requirements.

What Happens During Schematic Design

A typical SD process includes these activities:

Site Analysis

The team studies the site conditions: topography, access points, solar orientation, views, noise, utilities, zoning constraints, and surrounding context. This analysis directly shapes the design.

Program Verification

The architect reviews and confirms the project program (the list of spaces and their requirements). If a program was developed during pre-design, SD validates it. If not, the architect develops it now.

Concept Development

This is the creative heart of SD. The architect develops two or three conceptual approaches. These might explore different site placements, building orientations, spatial organizations, or formal strategies. The goal is to give the client meaningful choices, not just variations of the same idea.

Client Presentations and Feedback

SD typically involves two to three client presentations. The first presents initial concepts. The second refines the preferred direction based on feedback. The third presents the final SD package for approval before moving to design development.

Consultant Coordination

During SD, the architect brings in structural, mechanical, and other consultants for initial input. They confirm the proposed concept is feasible from an engineering perspective. This early coordination prevents expensive surprises later.

SD Phase Deliverables

At the end of schematic design, the client typically receives:

Site plan: Building placement, parking, access, and landscaping concept
Floor plans: Room layouts showing spatial relationships (not detailed dimensions)
Building sections: Vertical cuts showing floor-to-floor heights and spatial volumes
Exterior elevations: Views of each building face showing massing and general appearance
3D views or renderings: Perspective images showing the building in context
Area calculations: Gross and net square footage compared to the program
Preliminary cost estimate: A rough order-of-magnitude cost based on the SD design
Outline specifications: A preliminary list of major materials and systems

Tips for a Successful SD Phase

These best practices will make your schematic design phase more efficient and productive:

For Architects:

Start with research, not design. A thorough site visit, code review, and program analysis save time later. The first pencil stroke should be informed, not random.
Present options, not one solution. Clients engage more deeply when they have choices. Three distinct concepts generate better feedback than one concept with three color options.
Set clear client review milestones. Define exactly when you need feedback and how long the client has to respond. Client delays in SD cascade through every subsequent phase.
Track your hours closely. SD is where scope creep begins. Extra concept studies, additional client meetings, and unplanned presentations can consume your fee before you reach DD.
Get structural input early. A five-minute phone call with your structural engineer can save you from presenting a concept that cannot be built economically.

For Clients:

Be clear about your priorities. Tell the architect what matters most: budget, schedule, aesthetics, sustainability, or flexibility. Architects can optimize for anything, but not everything at once.
Give honest feedback quickly. If you do not like a direction, say so early. It is far cheaper to change course during SD than during construction documents.
Involve decision-makers from the start. Nothing derails a project faster than a senior stakeholder rejecting a concept that was approved by a committee.
Understand that SD is loose by design. Do not expect precise dimensions or detailed specifications at this stage. That comes during design development.

Tracking time and budget during SD sets the tone for the entire project. If you burn through your SD fee without realizing it, every subsequent phase starts from a deficit. Project management tools like Costifys give you real-time visibility into hours spent versus budgeted, so you know exactly where you stand at every client milestone. Start your free trial to see how it works.