Design Process · Role of an architect

BOQ & Specification: Ensuring construction quality and accurate cost estimation

‘How much is my building project going to cost?’ is a common and well-justified concern for almost every client of a building project. There is also no easy answer!

While you may be constantly bombarded with attractive cost-per-sq.ft. numbers from the internet or anecdotally from well-meaning friends and relatives, they only add to your confusion. No two projects are alike – every design outcome and project cost are deeply influenced by the circumstances surrounding the project. A BOQ and Specifications document help to give a closer-to-reality picture of the actual cost of a building.

“ Architectural drawings show how your building will look. A Specification and Bill of Quantities (BOQ) document will show how it’ll be realized and at what cost! “

What is a Bill Of Quantities (BOQ) & Specifications document?

A BOQ breaks the project into clearly defined items of work and measurable quantities, instead of one lump-sum cost.

A Specification (or spec) explains the quality of materials to be used, how each element is to be constructed, and the level of finish expected.

When combined, a BOQ and Specifications clearly define what is included, how it will be built, and to what quality — before construction starts. This helps reduce assumptions, avoid misunderstandings on site, and arrive at a construction estimate that is far more reliable than broad per-square-foot or thumb-rule calculations.

Building Information Modelling (BIM) with material info updated in real-time

Combined BOQ + Spec document: Some advantages

Why does a BOQ +Specifications document work in your favour?

1. It gives a clear understanding of where your money goes

The Spec document describes the quality of materials, construction, & finish, while the BOQ provides the quantity of each item of work. This gives a clear understanding of the costs of various building components and helps prioritise spending.

2. Reduces unexpected costs & surprises

Most cost overruns happen because materials were not clearly specified, and their quantities were assumed rather than calculated. A BOQ + Spec linked to the design will minimise cost surprises.

3. It provides a uniform scope, which makes contractor quotes comparable

If we have more than one contractor quoting for construction, a BOQ+Specs document makes the quotes of the different quotes comparable. Furthermore, it also increases transparency in the quantum of work involved.

4. It protects against material substitution

A detailed Specification document clearly defines the materials, brand, and finishes required. This helps in maintaining the quality of construction. Furthermore, it would also help in calculating cost increases or savings if we change a material/item of work.

5. Helps in stage-wise procurement and payments

Stage-wise payments become easier because the work done can be measured against quantities predetermined in the BOQ. You know what is completed and what is pending. Procurement of materials and planning for cash flow as the project progresses also becomes clearer.

Yet a BOQ + Spec document does not come without a few obstacles:

1. It is only as clear as the design it supports

If a lot of design decisions are pending or left unresolved, it would be difficult to make an accurate BOQ, which would result in inaccurate cost estimates.

2. It doesn’t lock the cost permanently

A BOQ should be taken as a more accurate estimate. It is an estimate, nonetheless. The cost can still change due to fluctuations in material costs, unavoidable site conditions, and time delays. Furthermore, frequent design changes also increase uncertainty in cost estimates. It is one of the reasons we encourage our clients to freeze major design decisions at the Design Development stage itself.

3. It takes time and effort to prepare

A BOQ requires time to measure, calculate and prepare. Often, it is a separate scope in itself. Until a BOQ is prepared, estimates based on thumb-rule calculations can be substituted.

4. It does not substitute site supervision

To ensure that the quantities of materials and quality of construction are maintained, site supervision is important to ensure compliance.

How does a sample BOQ+Spec document look?

Sample BOQ+Spec item list for RCC and Flooring finish

A BOQ + Spec contains the following components:

The item of work with clear instructions on material, method to construct, finish, protection, and other aspects, such as transportation, fabrication, etc. clearly mentioned. Any assumptions, such as a base price for tiles, granites, etc., are also mentioned.
The unit of calculation
The measured quantity as per the design
The estimated unit cost of doing that particular item of work as per the description. This also includes the cost of labour. We constantly update the labour costs based on our experience and comparing it with the annual PWD (Public Works Department) rates as well.
The total cost to do that particular item of work
Any remarks, clarifications, or additional information.

BOQ of a small villa compared to the weight of that quantity

How do we arrive at a BOQ for our projects?

We focus on giving the clearest and most transparent picture of realising the design. Naturally, we encourage clients to invest in the time and effort required to prepare a detailed BOQ and Spec document.

Furthermore, we use Archicad – a BIM (Building Information Modelling) software. It combines design and construction technology in real-time, which helps us calculate for the actual design with minimal errors.

Over the years, our extensive experience in supervising and managing execution also provides us with the on-ground labour and material rates enables us to anticipate real-world conditions to arrive at realistic estimations for the various item of work.

In terms of making the best of construction – in quality, speed, and cost – spending a bit more time in designing and planning before we actually start building is smart as well as economical.

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February 3, 2026

Built Environment · Design Process

Architects’ Tools: Physical Models

‘We shape our buildings and our buildings shape us, ’ said Winston Churchill. But with what tools and methods do we use to shape our buildings?

From the outside, the process of designing buildings may seem opaque. For some, it might seem easy – drawing a few lines or shapes that would resemble the rooms. But even when architects produce 2-dimensional drawings, their understanding of it is 3-dimensional.

More than just room sizes.

As architects, we do not just think of room sizes. We think about how people will live in the spaces we design. We plan the experience for clients, users, and everyone who interacts with the building. All of this happens before construction begins. So, how do we make this sort of 3-dimensional vision possible?

In our office, we use several methods and tools to visualise the built environment. These include drawings, renders, sketches, 3D views, models, and collages, among other things. Amongst these, physical models, made from cardboard, thermacol, paper, wood, and other materials, play a crucial role.

Why physical models?

In the age of digital technology, physical models might appear time-consuming or even redundant. But they possess a quality that no amount of software-generated 3D can give. They are physical, in real life, and they provide a sense of immediacy. They are handy objects to look at from different directions, they can be cut, altered, or reshaped quickly, and they can be tested in the real environment with the site’s conditions.

For us, the study models are primarily tools to make good buildings. They may not be beautiful objects to look at. They may give the impression of a work-in-progress and usually carry traces of ideas that were experimented with.

All the purposes we use study models for

Study models help us imagine and engage with what the building would be, even before they are built. Depending on the purpose and the stage of the project, and on what we want to explore, the nature, size of models, the materials that are used change. Here are a few examples of some of our live projects.

Conceptual space planning

Spatial relationships and form (massing) options for a micro residence *(click here for project info)*

Massing and form finding

Massing options for an apartment building

Massing options for a new academic block *(click here for project info)*

Massing and Roof options for a new canteen block in an educational institution

Spatial experience

Capturing the essence of the interior space, Brick House *(click here for project info)*

Models to understand light and *tectonics*

Eventually, study models are just one of the tools we use to help in our design. In our subsequent blogs, we will showcase the digital equivalents of study models that have become indispensable in our process of creating good buildings.

November 13, 2025

Built Environment · Design Process · Role of an architect · Sustainability

Adaptive Reuse – Transforming Old Structures with New Purpose

1. What is Adaptive Reuse of buildings?

Most times, a building outlives its intended purpose, sometimes by several decades. In most cases, we allow the buildings to decay, or simply demolish them a long time before their life cycle ends. Adaptive reuse refers to repurposing an existing building for a new use or function. This new use may or may not align with the original purpose for which the building was built. Think of a food hub in an old warehouse, or a bookshop in a former church.

Buildings with inherent quality and character are ideal candidates, but even simple structures such as private residences can be adapted, as long as they’re structurally sound and free from major defects and grant a certain flexibility of use.

2. What are some of the benefits of repurposing older buildings for new uses rather than completely demolishing them and building anew?

There are several benefits to adapting and reusing old buildings:

Cost-effective: Since we are working with an existing structure, it usually costs less than demolishing and rebuilding from scratch.
Time-saving: You avoid delays related to demolition permits, clearances, and the time-consuming process of tearing down and starting fresh.
Unique character: Older buildings often have distinctive materials or design elements that give them a sense of identity. This is especially valuable when a commercial component is involved — the uniqueness of the space becomes part of its selling point.

3. Are there more reasons to consider adaptive reuse?

Yes, especially from an environmental standpoint.

Reduces Construction & Demolition (C&D) waste: By retaining the existing building or much of it, we avoid a large portion of the waste that comes with demolition. India produces about 150 million tonnes of C&D waste which causes land, air, and water pollution along with the large embodied carbon footprint it comes with.
Preserves high-quality construction: Many old buildings were built with care, craftsmanship, and materials that are hard to match today, especially given rising material and labour costs.
More sustainable: Reusing existing structures aligns with sustainable building practices, especially in a time when faster construction schedules and lower-skilled labour often result in reduced long-term quality.

4. How is an architect’s process different from designing a new building?

Adaptive reuse typically begins in one of two ways:

We have a building and must identify an appropriate new use, or
We have a use or idea and scout for a suitable existing building to match.

The architect plays a key role in both cases by assessing the spatial potential of the existing building to identify and explore new uses. An architect would also take note of issues related to structural repairs, waterproofing, etc., required to increase the longevity of the building.

A significant portion of the effort goes into studying and documenting the existing structure, testing its limits, and uncovering opportunities, quite different from designing a new building on a blank site.

This process can be likened to a three-way dialogue among the client, the architect, and the building. Here, the existing building’s voice is just as important as the others — it guides us on what’s possible and meaningful.

5. Are there examples of your projects?

Yes! We have a few examples of projects of different sizes and final uses.

A. Transforming a factory building into a modern IT office:

One of the key reasons for reusing a factory building as the main office for VDart Technologies was time. The company was expanding quickly and couldn’t afford the delays involved in obtaining new building approvals and constructing a facility from scratch.

At about the same time, a factory manufacturing metal products was available for sale. Since the structure was already available, a separate building sanction was not required.

The original building guided our choice of design and aesthetics. We retained the factory’s core structure and the building’s industrial character.

B. Giving renewed life to a 120-year-old ancestral house as a heritage homestay:

When the clients, based in Pune, reached us to make repairs and add a small bedroom with a toilet to their ancestral house in a scenic Agraharam, they had a clear mandate. They wanted to preserve the original character of the house, reduce waste, and use local or reclaimed materials wherever possible.

This was a challenge to us, given the extent of repairs required. We approached it by thoroughly understanding the house, by measuring and digitally modelling the existing house. Our design solutions were minimal so that the original quality of the house can be preserved and enhanced.

The retrofit demanded a significant commitment of time and money. To ensure long-term use and financial self-sustainability of the house, we helped the clients identify a new use for it. We introduced a company curates stay experiences in heritage villas. What began as a private restoration project became a commercial venture that aligned with the clients’ original intent: to showcase the architectural and cultural value of the house.

C. Reimagining a large, abandoned factory complex as a vibrant place in the city.

Our proposal, Urban Bricolage, was the winning entry for the national-level urban design competition to reimagine the 150-year-old Comtrust factory and its surroundings in Kozhikode. Our approach was broad and pragmatic – to integrate the open spaces as a single unified block with pedestrian routes through them, and use the old factory for a mix of different activities.

Do you have any such building that you wish to breathe a new life into, or want to embark on a similar project? Give us a call or fill the form!

July 12, 2025

Design Process · Residential

Stages of an architectural project

Embarking on a building project is an exhilarating journey filled with endless possibilities. From the initial spark of an idea to witnessing a magnificent structure rise from the ground, it’s an experience that leaves an indelible mark. But how does one navigate this complex process seamlessly?

This entire process of designing and constructing a building is broken down into a series of stages to make it manageable. Furthermore, a stage-wise approach also ensures that necessary feedback and modifications are accommodated at each appropriate stage of the project.

Quite broadly, the entire building process for small to medium-sized projects can be divided into 5 stages: Pre-Design (PD), Schematic Design (SD), Design Development (DD), Building Permit (BP), Construction Documents (CD), and Construction Management (CM). These steps are aligned with the project stages recommended by the Council of Architecture (CoA).

Pre Design (PD)

In our experience, a good design begins even before any scheme is drawn. At the beginning of any project, we take the time to listen, understand your unique requirements, and gather information on your space requirements, lifestyle, aspirations, budget and future needs. Simultaneously, we meticulously investigate the site, its surroundings, climate, and building regulations. This ensures that the approach, vision, and goals of us architects and you, the client, are aligned. All of this gets done in the Pre-Design (PD) stage.

Schematic Development (SD)

The Schematic Design e (SD) stage is one of the most exciting stages of a project where we give physical form to your project through drawings, virtual, and physical models. Oftentimes, you develop both doubts and inspiration during this stage. All of these are explored at this stage of the project.

Design Development (DD)

The approved Schematic Design is elaborated in the Design Development (DD) stage where the project is given content. A well-functioning building requires the input of various consultants, chief among them, the structural consultant, and depending on the size of the project, MEP, HVAC, Sustainability consultants etc. depending on the complexity of the project. As architects, we incorporate and combine these inputs while staying true to the overall vision of the project.

Any major changes that you may have are efficiently solved at this stage rather than later in the project.

Building Permit (BP) & Construction Documents (CD)

As your dream takes shape, we understand the urgency to break ground and bring it to life. That’s why we recommend engaging a liaisoning firm for acquiring the Building Permit (BP) documentation.

While they navigate the intricate permit approval process, we dive headfirst into the Construction Documents (CD) stage. Our team works diligently, refining every detail and preparing comprehensive plans that align with your vision. By running these stages simultaneously, we minimize delays and ensure a prompt start to construction once the permit is in hand.

Construction Management (CM)

The success of any design hinges on its execution at the construction site. From ensuring that the right contractors are engaged to strict adherence to design specifications, efficient utilization of labour, materials, and resources, and maintaining project financials, these factors greatly impact the outcome.

At our office, we have a dedicated Project Management Consultancy (PMC) team that works alongside our architectural team to oversee these crucial aspects. Through periodic supervision, we ensure that the desired outcome, aligned with both your expectations and ours, is achieved.

We have compiled the stages, our scope of work and deliverables for each of the project stages in this concise flowchart. The timelines mentioned in the flowchart are typically for new residential projects which for larger or more complex projects change depending on the project

Download our project stages, scope of work, and deliverables guide!

July 21, 2023