Akitek GT & Associates Sdn Bhd outlines their 5 phase process for project implementation: 1) Schematic Design Phase involves developing conceptual designs and preliminary cost estimates. 2) Design Development Phase refines the designs and implements sustainability features like a bioclimatic facade. 3) Contract Documentation Phase prepares construction documents for contractor bidding. 4) Contract Implementation and Management Phase oversees construction. 5) Final Completion Phase includes inspections, as-built drawings, and project closeout. The fees are broken down across the phases, with schematic design accounting for 15% and design development, contract documentation, and contract implementation each making up 25-30% of the total fee.

1. AKITEK GT & ASSOCIATES SDN BHD
Akitek GT & Associates Sdn Bhd (Project Implementation)
At Akitek GT, we make it our mission to layout the process of working with us as clearly
as possible. That way client can gain an understanding on how we operate within the
consultants from start to completion. Ideally, we would prefer to work with client through all
phase we prescribe to ensure a smooth completion of client’s project. That being said, client
may decide to contract with us to complete one or more phase separately, as client sees fit.
As per respected client’s interest in developing two office blocks with facilities in Pt 13145,
Jalan Teknologi, Bukit Jalil, Kuala Lumpur that incorporate Building Information Modelling
(BIM) as well as sustainability features such as bio-climatic façade and green roof from our
initial agreement, we will set out a set of basic services consist of five phases. The sequence
set out below are the normal process which should ensure a high efficiency of design and
building along with fee breakdown. All fees will be charged according to Architect (Scale of
Minimum Fee) Rule 2010.
1. Schematic Design Phase
To make sure that the project is feasible, we will enquire from Planning Department to get
the information on plot ratio, land use and access to site at Local Council Department for a
typical office block in Kuala Lumpur to check if there is a need to convert the land title. At this
stage, respected client is expected to work out on an initial Design Brief to determine project
requirements and goals. It is also our duty to advise the client and further develop a revised
Design Brief which uses the initial Design Brief as a basis.
We will then start with a rough study drawing that illustrate the basic concepts of the design.
When preparing preliminary conceptual drawings such as site plan, floor plans, elevations, our
firm will incorporate massing simulation on climatic response to test and analyse the ideal
orientation of building in response to the local climate. Few design alternatives will be
proposed depending on client’s interest varying between cost and design of the office blocks.
During this stage, we will provide an overview of calculation for the preliminary construct
cost estimation based on the area, volume and number of units in the building. Depending on
the nature and scale of the project, we would also suggest respected client to appoint
structural, services engineers, and quantity surveyor whose fees are supplemental. Through
our mutual agreement at meeting on the financial availability and revised design brief, a further
developed design drawings will be submitted for Development Order (DO) to get approval.
This phase will account for approximately 15% of our work and fees on the entire project.
2. Design Development Phase
At this stage, respected client would begin to visualise the conceptual form of the two office
blocks from client’s preference. Once the preliminary drawings are approved by the authority
and client, a new set of detailed drawings revised from the preliminary stage will be produced
Schematic
Design
Phase
15%
Design
Development
Phase
30%
Contract
Documentation
Phase
25%
Contract
Implementation
and
Management
Phase
25%
Final
Completion
Phase
5%

2. AKITEK GT & ASSOCIATES SDN BHD
to allow structural, services engineers, and quantity surveyor to commence their detailed
design work. With more details added on the design and drawings, we will continue to update
on the estimation on construction cost to reflect any changes made to the initial design and
submit to client for approval.
During this Design Development stage, we will implement our specialities in bio-climatic
façade design that reacts to different weather condition on the drawings and lias with other
consultants and client’s suggestion. As office tower uses massive amount of energy in cooling
down interior spaces. By implementing this solution, the building is able to save up to 50% of
energy cost. Specifications which describe the standards to which the building must be built
and the materials to be used is to be provided and sent to other consultants.
As a company that utilises the software technology in the design process, we are one of
the first architecture company that uses Building Information Modelling (BIM) and have the top
BIM specialist in the market. Through BIM, we will be able to lias the drawings with
construction engineer, services engineer and quantity surveyors to ensure accuracy and
consistency of drawings and design progression using Autodesk Revit and other relevant
software. Through BIM, we are able to detect and prevent up to 90% of clashes that would
occur before construction phase and any changes to the design could be done within a short
amount of time. In turn, it would save time and waste of construction material. Working
drawings will be again be prepared incorporating details of structure, lighting, air-conditioning
and other mechanical services. Next, our project planning and implementation schedule will
be updated, and submitted to the client for approval. The design development phase will
consist 30% of our work and fees.
3. Contract Documentation Phase
Once the architect and client are comfortable with the drawings produced from design
development phase, we can move on to the contract documents. A set of finalized detail
drawings and other particulars necessary to the stage of completion sufficient will be prepared
upon the approval by client of the updated preliminary estimates of construction costs and the
project planning and implementation schedule. This includes a complete set of architectural
drawings consisting site plan, floor plans, sections, details, etc that are combined and tallied
with structural drawings, mechanical and electrical drawings. At the same time, we will locate
manufacturer of our specific custom-designed product such as façade louvres. Also, detailed
measurements of all elements in the proposed office building are prepared by the quantity
surveyor if one is appointed and the contractor will be invited to cost these to enable them to
submit a tender.
When the construction drawings are complete, client will have sufficient information to
secure contractor bids to construct the office blocks. The tender will be evaluated and
recommendations will be made through a shortlist of suitable contractors with knowledge and
experience in BIM will be drawn up with client’s approval during Bidding and Negotiation
Phase. Bidding is when the proposed price at which a contractor offers to complete
construction of a project usually based on the information presented in the Construction
Document. Negotiation is a two-way process where the client through services rendered by
architect contests the offer made by contractor to obtain more favourable terms that better
match the proposed construction intent and client’s budget. After selection is done, a contract
will then be signed between client and the contractor and our job as contract administrator and
architect is to look after client’s best interest at the same time making sure that the contract is
fairly administered. We will have in-house professional landscape architect to design the
surrounding of buildings as well as rooftop garden. Contract Documentation Phase accounts
for 25% of our architecture fee.

3. AKITEK GT & ASSOCIATES SDN BHD
4. Contract Implementation and Management Phase
This is the construction phase where the two proposed office blocks will come to life. This
phase involves checking any documents and drawings that the contractor puts forward and
ensuring that the works are carried out in relation to the building contract. We will perform all
our duties and functions as construction administration under the terms and conditions of the
building contract. It is also within our best interest to advise on client on the number and
qualification of site staff required for the project and estimating the costs and duration of their
employment to ensure the project runs smooth. Our duties include visiting the site during
construction at appropriate intervals to become familiar with the progress and quality of the
work completed, observing if it complies with the Contract Documents. We will keep the client
informed about the progress of work and will report deviations, defects and deficiencies.
As architects, we will investigate matters regarding site conditions that are different than
expected found by the Contractor during performance of the work when construction issue
arise. If a project runs into major issues or client has a budget constraint during construction,
it is our service to work through design alternatives so as to maintain project feasibility by
providing money saving strategies that do not compromise the overall design. We will then
recommend an adjustment of the Contract Sum and/or Contract Time based on these
unanticipated conditions. Contract Implementation and Management Phase takes up to 25%
of our fee.
5. Final Completion Phase
Upon building completion, we will inspect and making sure the building is fit and safe for
occupancy. After being satisfied by the standard, we will issue a certificate of completion and
compliance (CCC) for the building. As- built drawings will also be verified and certified and
submitted to the clients with all maintenance manuals and warranties. By issuing a certificate
of making good defects, we declare satisfactory that all defects to the building have been
rectified. Lastly, we may prepare final account for the contract and issue a final certificate of
payment to the contractor if requested. The whole phase will account for 5% of total
architecture fee.