How many stages are there in a COA architecture project in India?

The Council of Architecture prescribes 7 stages for comprehensive architectural services: Stage 1 Concept Design, Stage 2 Preliminary Design, Stage 3 Client and Statutory Approvals, Stage 4 Working Drawings and Tender Documents, Stage 5 Appointment of Contractor, Stage 6 Construction, and Stage 7 Completion.

What percentage of fee is paid at each COA stage?

Typical cumulative fee milestones: 5% retainer on appointment, 10% at Stage 1, 20% at Stage 2, 30–35% at Stage 3, 45% at Stage 4, 55% at Stage 5, 65–90% during Stage 6, and 100% at Stage 7 completion.

What deliverables does the architect provide at Stage 4 working drawings?

At Stage 4 the architect provides detailed architectural drawings, specifications, a bill of quantities or schedule of quantities, and the full tender document set for contractor bidding.

COA Compliance · Architecture Practice

What Are the 7 COA Stages for Architecture Projects in India?

By ArchiEase Updated April 2026 8 min read

The Council of Architecture (COA) prescribes 7 stages for comprehensive architectural services in India under the Architects (Professional Conduct) Regulations, 1989: Concept Design, Preliminary Design, Client & Statutory Approvals, Working Drawings & Tender, Appointment of Contractor, Construction, and Completion. Each stage has defined deliverables and a corresponding payment milestone.

Understanding these stages is essential for every registered architect in India. They form the backbone of any appointment letter, define what the architect is contractually required to deliver at each phase, and determine when the client pays. This guide breaks down each stage in plain language.

Stage 1 — Concept Design

This is where the project begins. The architect interprets the client's brief, conducts a site study (orientation, access, topography, local regulations), and develops conceptual design options. A rough cost estimate is prepared on an area basis to give the client a ballpark figure.

Key deliverables: Site analysis notes, conceptual sketches or diagrams, rough cost estimate.

Payment milestone: 10% of total professional fee (cumulative), computed on the rough estimate and adjusted at close-out.

Stage 2 — Preliminary Design

The approved concept is developed into a preliminary design with greater detail. Floor plans, elevations, sections, and a 3D model or renders (if agreed) are prepared. The cost estimate is updated based on the preliminary design.

Key deliverables: Preliminary drawings (plans, elevations, sections), updated cost estimate, client presentation.

Payment milestone: 20% cumulative.

Stage 3 — Client & Statutory Approvals

The architect prepares drawings suitable for submission to relevant statutory authorities (municipal corporations, development authorities, fire departments, etc.) and coordinates the approval process. Client approvals for the design are also finalised at this stage.

Key deliverables: Submission drawings, NOC applications, coordination with authorities.

Payment milestone: 30% on submission (Stage 3A) and 35% on receipt of approval (Stage 3B).

Stage 4 — Working Drawings & Tender Documents

This is the most documentation-intensive stage. The architect produces a full set of detailed construction drawings — architectural, along with coordination inputs for structural and MEP consultants. A bill of quantities (BOQ) or schedule of quantities is prepared, and the complete tender document set is assembled.

Key deliverables: Detailed architectural drawings, specifications, BOQ/SoQ, tender documents.

Payment milestone: 45% cumulative.

Stage 5 — Appointment of Contractor

The architect assists the client in selecting a contractor. This involves issuing tender invitations, evaluating bids, preparing a comparative statement, and recommending a contractor for award. Negotiation support may also be provided.

Key deliverables: Tender invitation, bid evaluation report, contractor recommendation.

Payment milestone: 55% cumulative.

Stage 6 — Construction

The longest stage, running throughout the construction period. The architect issues construction-issue drawings, reviews contractor samples and shop drawings, makes periodic site visits, and issues a virtual completion certificate when construction is substantially complete.

Key deliverables: Construction drawings, sample approvals, site visit reports, virtual completion certificate.

Payment milestones: 65% at construction drawings, then 70% / 75% / 80% / 85% / 90% at 20% / 40% / 60% / 80% project progress and virtual completion.

Stage 7 — Completion

The project is handed over. The architect issues the final completion certificate, assists with occupancy-related submissions where required, and delivers the as-built drawing set to the client. The professional fee is regularised against the actual cost of completed works.

Key deliverables: Completion certificate, as-built drawings, occupancy support.

Payment milestone: 100% — balance settled after regularisation.

Payment Schedule Summary

Milestone	Trigger Event	Cumulative Fee %
Retainer	On appointment	5%
Stage 1	Concept design accepted	10%
Stage 2	Preliminary design accepted	20%
Stage 3A	Approval submission made	30%
Stage 3B	Approval received	35%
Stage 4	Working drawings & tender set issued	45%
Stage 5	Contractor appointed	55%
Stage 6A	Construction drawings released	65%
Stage 6B	At 20/40/60/80% and virtual completion	70–90%
Stage 7	Completion & as-builts	100%

What Is Not Included in Standard Services

Comprehensive architectural services cover design and documentation. The following are typically separate unless expressly agreed:

Day-to-day site supervision (not the same as periodic site visits)
Structural, MEP, acoustics, or façade consultant services
Interior architecture, landscape, signage (separate appointments)
Authority fee payments — these are the client's responsibility
Verification and certification of contractor bills (billed additionally at 1% of cost of works if assigned)

Frequently Asked Questions

Can some stages be skipped?

Yes — the appointment can be limited to specific stages by agreement. For example, a client may appoint the architect only for Stages 1–3, then manage construction independently. In that case, fee is proportionate to the stages assigned.

What happens if the project cost increases?

The professional fee is regularised against the actual cost of completed works at project close-out. If actual cost exceeds the estimate, the fee increases proportionately; if it is less, the fee reduces. Any balance is settled at Stage 7.

Is site supervision part of the architect's role?

Periodic site visits are included in Stage 6. Full-time or daily site supervision is not part of standard comprehensive architectural services and should be separately agreed if required.