Looking
to Build Spring / Summer 2013 ?
Then you should Start the Plans & Design Work
no later than Jan/Feb 2013 (for larger projects), or March/April 2013
(for SMALL Projects) ! June/ July / August is the worst time to try
to find a contractor for work to be done during Summer. Plan Early !
You'll need to allow TIME for the Architect to
Design the Building, time to apply for a Building Permit, and you need
to allow enough time for the Bidding/Pricing Process. Most people wait
too long to start planning! By May, the better contractors will be booked
through winter.
If
you only watch ONE HOME RENOVATION TV SHOW, it should be MIKE
HOLMES' "Holmes on Homes" on cable TV. Or, buy the DVDs below. Learn
what the OTHER TV shows WON'T TELL or SHOW you about residential construction.
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Define
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Hire an Architect
What
You Don't know, will cost you
In
Contracts We Trust
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The
Little Rehab that wasn't
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Architecture/Design
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Contents
Download the S.
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Residential
Brochure (PDF)
Define
Your Project Goals
Establish
A Project Budget
Why
Hire an Architect
What
You Don't know, will cost you
In
Contracts We Trust
Do
Your Homework
The
Little Rehab that wasn't
Other
Architecture Resources
Susan
Grant Portfolio
Susan Grant Architect
Contact Us.
Arch/Design
Links
AEC
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About
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Design
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A Guide to Building
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Contents
Download the SG
Architect Brochure in Adobe PDF Format.
Residential
Brochure (PDF)
Define
Your Project Goals
Establish
A Project Budget
Why
Hire an Architect
What
You Don't know, will cost you
In
Contracts We Trust
Do
Your Homework
The
Little Rehab that wasn't
Other
Architecture Resources
Susan
Grant Portfolio
Susan Grant Architect
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Updated for Q1 v. 2011 !!
This
page is a brief attempt to provide some answers for people considering
a building, construction or remodeling project for the first time and,
for those who may be considering hiring a design professional. It
is not meant to be a comprehensive guide to all building, design &
legal issues, but merely addresses some common questions and issues
many clients have asked of me. (FAQs for all you 'Net heads.) The
SG web pages are in their 16th Year Online !
It is my hope that this
info may help you avoid some common & costly mistakes. I will discuss
some common myths about working with an Architect (versus not working
with one). It is my hope visitors to this site will gain some understanding
regarding the benefits of using a licensed Architect for a building
or remodeling project.
"Steps.."
The Book.
Look to order it here online,
soon !!
Introduction
- Why Hire An Architect ??
Because you will
be happier with a $170,000 house (or any dollar amount) realized with
the services of an Architect, than a $170,000 house developed by a builder
(or development company). It is also my opinion, that it is likely to
be a much better product as well. Read on, and you will see why I know
this to be true.
• How Do You Know if You are Getting What You Paid For when your
Contractor gives you a price?
If you were in the
market for an upscale car, and bought a new 6 passenger vehicle with a
V-8 engine, 4 doors, fully loaded luxury sedan with a leather interior
for $42K, you may have paid a fair market price. If, however, you
paid $42K for a 4 cylinder economy car (no A/C, w/ manual windows and
plastic covered seats) THINKING you would be getting a luxury car, then
it might be safe to say that not only didn't get your money's worth, but
that you were duped. While the Cary Grant
Movie "Mr. Blandings Builds His Dream House"
(1948) is thought to be fiction, the subject & trials
of building a house (as portrayed in this comedy) are all too real. Since
building or buying a house is likely to be the largest investment most
families make, it deserves serious due diligence and preparation (by the
investor).
Sadly, most people devote more time to selecting
a big screen TV or a car, than they do preparing for their largest investment
move --building or remodeling a house. So it should be
no surprise that construction related litigation, complaints against construction
companies etc., have been steadily rising the last 20 years (with no indication
that the pace will slow.)
Are you as familiar with construction materials and issues, as you
are with other consumer goods and prices?
I have seen people research the invoice
price for a car for 3 months before they make a decision to purchase.
However, these same people apply no such diligence to the purchase of
real estate or the cost of building or the renovation of a home (including
Kitchen and Bath remodels). Builders (and Developers) know this (about
consumers), and they count on making money on your lack of familiarity
with building costs and your lack of technical & material/systems
knowledge.
THE SUCCESS OF YOUR
BUILDING PROJECT IS DIRECTLY TIED TO YOUR PREPAREDNESS & KNOWLEDGE
(as a consumer) IN ADVANCE OF THE START OF CONSTRUCTION.
Lest you think you are immune to shoddy Construction
work or shady Contractors & Developers because you are buying a "New
House or Condo", read through the ShantyWorld.com
Blog on this topic. Canadian Builder Mike
Holmes has created an entire Construction Empire out of fixing shoddy
work in existing AND NEW Construction. Complaints against Contractors
(in new and existing homes) are consistently in the top 1-3 Consumer
Complaints in the USA -- sometimes ahead of complaints about Cars, phone
or TV offers. [source: National Assn. of Consumer Agency Administrators]
What can Property Owners do to
protect their interests?
• Most
Home Owners Overpay When they Work Directly with A Builder (or Developer)
It's a myth, that
by working directly with a Builder (or Design/Build construction firm),
you will save money versus working with an Architect when building a
new home. The
truth is-- for most consumers building a home-- what you don't know
may cost you tens of thousands (sometimes hundreds of thousands) of
dollars more than if you were to hire an Architect to serve as your
advocate. For
the vast majority of homeowners, you are far more likely to save money
(over the total cost of the project) by using a licensed Architect than
by dealing only with a builder or a design/build construction company. I have dozens of real life examples where this is true.
Focus
on the Steak, Not the Sizzle
Most
Realtors, Builders/Contractors, Home Improvement SALES people will get
you to focus on the SUPERFICIAL and surface items-- like the Kitchen
counters /cabinets, the bathroom tile, the bathroom vanity and faucet
finishes, the light fixtures, the floor and wall colors, etc. Those
are the items that are the easiest to change & upgrade. Often, those
are also the cheapest things to later fix or upgrade.
The EXPENSIVE,
money consuming items consist mostly of the INFRASTRUCTURE ITEMS that
are buried in the walls, ceilings, floors. The most important stuff
are often the items you can't immediately see. Because if you put
in a new shiny granite counter, but your inept plumber or HVAC Contractor
has cut too much out of several floor joists --causing the floor to
sag (under the extra weight of that granite), then YOUR REAL COST to
fix it properly, will require removal (and probably replacement) of
the granite and all the tile and cabinets in order to get to the underlying
joist problem. Covering up an infrastructure problem is NEVER cheaper
than addressing it properly from the onset.
The important building
systems items to pay attention to are items like the structural framing
system (including the condition of the existing foundation); the Heating/Cooling,
Plumbing & Sewer and Electrical systems. Those are the items that one
should focus on.
- Do you have
a High Performance Furnace or Water Heater, or one that barely meets
the minimum Building Code requirement?
- Are your walls,
foundation and roofs properly ventilated and insulated?
- Do you have
cheap windows that barely meet the MINIMUM code requirement (for insulation
) and that have a shorter life-span ? If you buy cheap $110 windows
that only last 7-12 years-- is that REALLY cheaper than buying a better
performing, better insulating $165 window that will last 20-25 years?
No, of course is the answer.
I've
seen a lot of Real Estate "Flippers" fix up the cosmetics of a house or
apartment, only to ignore (or create) problems around the structural integrity
of the house, plumbing, heating and electrical systems. I've seen these
(unqualified) Flippers actually CREATE problems where MOLD will start
because there is no ventilation system or the insulation is improperly
installed.
Why would you entrust technical (engineering) decisions to people (i.e.
Realtors and House Flippers) who have literally no formal training in
technical building and engineering issues? I've seen plumbers create considerable
structural problems by cutting through structural floor joists --creating
a situation where the floor/ceiling could literally collapse. (Not to
mention all the Building code violations created by that kind of inept
work.) See the ShantyWorld.com
blog post and links to examples of Construction
Nightmares for BOTH NEW & EXISTING CONSTRUCTION.
These
Flippers & Builders often put in the lowest quality systems/equipment
allowed by Building Code and instead allocate the money toward the more
insignificant stuff, like granite counters and fake, shiny brass door
hardware.
ALL SIZZLE, NO STEAK.
These kind of houses tend to use the LEAST GREEN, LEAST ENERGY
EFFICIENT systems / equipment.
What that means for you is, over the long run, you
will actually SPEND MORE on Energy Costs, Repairs & Replacements,
and will experience MORE DISCOMFORT than if you had paid the additional
5-10% on better quality infrastructure systems.
I mean, when was
the last time you actually heard a Flipper, Realtor or Contractor boast
that the insulation and the equipment systems in a house actually EXCEEDED
the minimum set by the Building Code? Because, when you build a GREEN
HOUSE or a SUSTAINABLE HOUSE, chances are you are EXCEEDING the low, minimum
standards set forth by the local Building codes in exchange for long-term
energy savings, a lower carbon footprint, more comfort, and lower costs
to operate over the life of the systems.
GREEN,
SUSTAINABLE DESIGN is NOT a widget you can buy as if it were merely a
different paint color or a different brand of floor tile. Green
is not a fad or a commodity. Anyone talking to you as if "Green" is this
year's granite counter, should be avoided because they are not selling
you safety, quality and cost savings --just hype.
Again, in short,
by building greener and with better quality
systems, you are actually saving money over the long-term. Many states offer TAX-REBATES and GRANTS for Building Green.
•
You Do Not Have to Build a $350K to $500,000 Structure Before It Becomes
Cost Effective to Hire an Architect.
With the
right Architect, you can actually save 25% (and in some cases,up to
40%) on the construction cost versus buying a comparably (equipped)
new home from a design/ build company or from a development company.
In my upcoming book, I use actual case examples from my home state which
illustrate this point. (Return here to order the book online when it
becomes available.) Read how one Texas couple used an Architect to build
their dream house
for only $120,000
(Dwell, 10/02) and another for $145K (Dwell, 8/02).
One of the biggest
construction related scams in the late 1980s and 1990s was the overpriced,
low quality, leaky instant housing cache erected by dozens (if not hundreds)
of (unqualified) developers nationwide. The signs of corporate greed
in the Housing market were persistent and overt in the 1990s, and continue
today. Overpaying and indifference to a wildly out of control construction
price structure has long term destructive consequences for society and
the national economy. During robust economies, many consumers mistakenly
confuse their (short term) ability to over pay (for high cost durable
goods & products), as being beneficial to the economy. This belief
could not be more wrong. Since most construction projects--particularly
homes, are financed, a rising national debt load should never be confused
, in economic terms, with cash purchases and actual liquid equity. (Check
this site in the upcoming weeks for articles on this and other socioeconomic,
construction and planning issues.)
Only slowed slightly
by recent national events, the current US housing
market continues to be plagued by low-quality, disposable housing,
much in the same way American consumers were plagued by low quality
automobiles in the 1970s and early 80s. You should ask yourself if you
want to buy one of these (housing) lemons (and needlessly sink a lot
or money in repairs in to it), or if you want to be one of the consumers
providing the market inertia which will yield better quality housing,
at more reasonable rates. As a consumer, you have more control over
value and cost than you think.
Will
the overpriced builder-grade house retain its value, or will their value
drop like dot com stock shares bought in early 1999?
Read on, so you won't get duped into paying $375K (or more) for a $200K
high maintenance, energy
inefficient, low-quality structure. [Update:
The Housing Bust of Fall 2008 proved my very point. Only homes that
were grossly over-priced lost 25-50%. ]
-
Every
Project's Driving Organizational Rule (something
you should never lose sight of):
- If you don't
take the time to do it right the first time, when (and where) are
you going to find the TIME and the MONEY to do it over (or have it
repeatedly repaired)?
It seems so
simple, yet most people (and companies) may adversely affect their
building/remodeling project by insisting on an (unreasonable) accelerated
project schedule, and by trying to cut corners (on materials, equipment,
etc.). Often -- especially in the construction business-- you get
what you pay for. Merely knowing brand names is not enough to prevent
you from being scammed. General Motors makes cars that sell for
$16K, and cars that sell for $60+K. The quality differences between
an entry level product and the manufacturer's flagship line of goods
can be considerable. The manufacturers of building materials have
similarly wide ranging quality and price points. Just because you
bought a name brand window, doesn't mean it's a top quality, solid
performing product.
- Assemble
Your In-House Team
- Assemble your
own in-house team for the project, before you look for an Architect
(or contractor). Your team's task may include: prioritizing and outlining
your project goals; establishing the criteria for the selection of
the architectural firm and the general contractor; and, this same
team may serve as the contact/liaison between you, the architects
and contractor.
Define
and Outline the Purpose/Goals for Your Project
- What is it you
hope to achieve by undertaking this building/remodeling project?
- What issues
or items MUST be addressed and/or included in your project?
- What
issues or items SHOULD be addressed and/or included for your project?
- List or outline
these issues on paper before speaking with an Architect or Designer.
- Prioritize
your "Needs" and "Wants".
Needs
include those items which should be done
to provide a safe dwelling/workplace; adds to personal/professional
productivity; and one which allows you to function without discomfort.
For a family of 10 --who currently has only one bathroom-- a second
or third bathroom may be considered a very critical ("needed") item.
"Needs" may also include (for, say, a remodeling project): repairing
a leaking roof; replacing damaged or energy inefficient windows,
etc.
Wants
would include: any aesthetic and/or technological
items (e.g. the latest electronic entertainment devices, convenience
systems -- like a whirlpool bath; a computer enabled system that
controls the heating, A/C , lighting and security system etc., automatically);
or any items or configurations you feel add to your productivity,
comfort and happiness. Never confuse a "want" with a "need".
Contractors (or any salesman) will try to
get home owners to buy WANTS before the Home Owner has finished
(paying for) NEEDs. This scenario is common and can be disastrous
(for your budget, your happiness and your sanity). Focus on "Needs"
first.
- Establish
a Budget for Your Project. This
a a critical step that CAN NOT be cast aside nor should it be treated
as if it will figure itself out later. Only you know what you have
(or want) to spend on the project. Tell your Architect the amount
of your budget. Don't make your Architect guess. Many people (particularly
home owners) are reluctant to tell their architect that figure. Despite
the Architect's experience, it does little good if the project is
either over or under-designed. It only serves to create frustration
, add cost, and to delay the project.
- You
Can Not Buy a New House for $20K in a major US City.
You should be realistic regarding the costs of your
project. This will require that you do some real homework on the issue.
While an Architect can help you develop a realistic project and construction
budget, there are indeed many sources for pricing construction, for
(preliminary) budgeting purposes that you can obtain on your own.
Talk to friends, colleagues and
neighbors (who have built or remodeled a home) about their experiences
and costs. Their experiences --both good and bad-- can provide you
with a wealth of information.
I have had more than a few consumers contact me to
build 1,000-2,000 square foot additions to their $200K (2000SF) Chicago
homes, with the requirement that the addition be built for $20,000.
These are unrealistic expectations. If one could build fully appointed,
heated and cooled 1,500 SF houses for $30,000-- the price of a mid
grade car-- they could corner (and rule) the housing market.
Do
not expect something for nothing.
If your 2000
square foot (SF) house is worth $200K, and you want to add an additional
1000 SF (50% larger, for a total of 3000 SF), then, it would stand
to reason you might have to pay somewhere around $100K for the additional
1K square feet. Yet, I have have had numerous consumers request
that their addition be built for $20-30K. Needless to say, they
didn't get an addition built for that price-- not by anyone.
- Re-Prioritize
Your "Needs and Wants"
list as it pertains to (i.e. reflects) your
budget.
After you have done this, your Architect can help you further refine
and develop any other additional items or issues which affect your
project, like: planning and design issues; pertinent building codes
and requirements, etc.
Top
of Page - Getting Started | Hiring an Architect
| A Word About Fees | Architecture
& Design Links |
Susan Grant Arch't | SG Architect Brochure
| Residential
Brochure |
The more complex
the project, the more likely it is that you would benefit by using a
professional, licensed Architect. While you may not need an architect
if you plan to replace only a few windows in your house, you generally
will benefit from their experience and expertise if you plan to: do
moderate to extensive remodeling (interior/exterior updating); build
an addition; or are planning new construction. The
biggest mistake you can make is to assume that you know enough about
engineering, materials, costs and construction sequencing, that you
will save more money by NOT hiring an impartial technical advocate.
The point of hiring an advocate (Architect), is to make the MOST of
your dollars, not to waste them. (Read examples below which
illustrate how Home Owners acting alone, lose money.)
-
Contractors
are Best at Erection and Construction, and NOT Design, Engineering
and Planning. Architects,
by training, have the experience and background to provide design
and technical services which address the needs and concerns of your
project.
I wish I had a dime for every time a contractor: a) lied about their
work being code compliant, or ; b) a so-called "experienced professional"
contractor built something that was wrong or unsafe.
Property owners would do well to watch the Mike Holmes TV show where
he comes in after so-called experienced contractors to fix a myriad
of unsafe, illegal/non- code compliant construction problems. The
sad fact is, this kind of shoddy construction work is so plentiful
& common, this guy could never run out of work.
- Most people worry
about the appearance of the finish materials being used in their project.
In fact, one should be equally concerned about the quality of the
systems & materials which are largely not seen (i.e. the Building
infrastructure-- plumbing, heating, electrical, insulation etc.).
Most often, it's the unseen (infrastructure) items that are the most
costly to maintain, repair and replace. An
Architect can help you avoid costly and timely mistakes
by recommending or helping you identify and select those products,
fabrication standards, and building systems which will address your
short and long-term needs.
- Architects
work as an Advocate for their Clients
to ensure that the contractor's/builder's work is in general compliance
with the construction drawings (i.e. contract documents) for expected
performance requirements.
We can also tell you if the window your Builder is charging
you $300 for is actually worth $300, or if it's really worth $80.
Rarely have I seen a Builder substitute a better product than the
one specified in the drawings prepared by an Architect. However, I
HAVE seen builders talk Owners into substituting a $200 window (shown
on the plans) for a low quality, energy inefficient $85 window, and
then only offer the Owner a $25 credit (per window) in exchange. By
merely changing the brand and/or model of the product, the Contractor
(in this example) has pocketed an easy $85 per window (above what
he ALREADY had allocated for profit on the window line item). In a
good-sized house w/ 30 windows, that Contractor just pocketed a cool
$2,550 without lifting a hammer.
There may be 25 or more similar product categories
in a typical an American home. Can you afford to lose $2,550 (or
hundreds) in each product category? What if you only lost $1,500
per category? $1,500 X 25 = $37,500. $37.5K is the amount you over
paid because you chose not to get an impartial expert opinion. What
could you have done with $37.5K? Paid for a few years of college
tuition for your children? Bought a new car? Funded part of your
retirement?
- How
Home Owners Are Cheated Out of Tens of Thousands of Dollars -
If a Home Owner
unknowingly agrees to a series of similar substitutions for 10-20
other material line items (e.g. doors, locks, flooring, plumbing fixtures,
siding, insulation, roofing, heating/cooling etc.), you can see how
the Owner can lose $40,000, $50,000 or more on a single $200K project.
A building can have hundreds -- if not thousands-- of different products.
I know of several cases where it only cost a builder, say, $200,000
to build a house, but the builder/developer charged the Owners $325,000
(or more) as the final price (without ever having an engineer look
at the design). I also know the development costs, including land,
was significantly less than $100K+ per house. So, "location"
wasn't the cause for the price discrepancy, greed was.
The home buyers (in the above example) just paid the Builder/Developer
$125,000 for the privilege of building a house (with no engineers
or designers).
- Unlike
a Design/Build firm or a contractor, Architects have no Financial
ties to specific brands or manufacturers
(i.e. their profit margin is not tied to the cost of,
say, one brand of windows versus another). This allows Architects
to recommend products and systems which are likely to better address
client needs, aesthetic requirements and budget. If
a contractor wants to substitute a product, it's likely --more often
than not-- that the Contractor is doing so solely to increase his profit.
In the state of Illinois, for example, Architects are prohibited from
receiving compensation from a material supplier in return for specifying
products for a particular project. (Such behavior is defined as unethical.)
You can be sure that many other US States have similar legal requirements.
As consumers,
you may be aware of the price and quality difference between a Ford
Escort automobile and a Lexus sedan. But, do you know the value
and the differences between one water heater versus another model
? Do you know what size water heater is appropriate for a small
2 person family home versus the needs of a family with 4 baths,
a laundry and a kitchen?
Entrust
technical decisions to a Builder who has a built-in incentive to
make changes which only benefits his bottom line, and you may very
well end up paying twice. I
know of a developer who talked some home Owners w/ 4 baths, a dishwasher,
washing machine and 3 children, into a 40 gallon water heater. The
Builder claimed he was saving the Owners $75. The Contractor made
it seem as though he was doing the home owners a favor -- but the
reality was something quite different. Five months later, the family
realized the 40 gal. water heater was much too small for their lifestyle.
The family did not have enough hot water to get through their morning
bath routine. Instead, the family ended up paying another $600 (to
a different plumber) to install another water heater and additional
plumbing lines. This
kind of scenario happens to a significant number of home owners
who buy a spec-grade new home from a Builder.
If this family
had hired an Architect, the correct solution would likely have been
provided the first time.
Nearly half of my business, when I first started my firm,
was comprised of assisting Property Owners in repairing and replacing
inferior and inadequate products/systems in their "new"
buildings, The work largely consisted of identifying and correcting
work that was poorly or incorrectly done by the previous builder.
It is not
enough for consumers to be familiar with certain brands. You must
understand the difference in the features and the models of the
products under consideration for your project as well. If
you don't understand the technical differences, that suggests you
need to seek impartial professional help in navigating the various
issues.
Most middle-class
families are likely to build maybe one new home in the adults' lifetime.
Thus, any Builder is less compelled to try to win the Home Owners'
loyalty as repeat clients by providing a superb product. (After
all, the Builder will probably only build a new home once for this
family.) The promise of referral work (from such a home owner) is
not a large enough inducement in the current economic climate (certainly
not since the mid 1980s) to serve as an incentive for the Builder
to increase his performance. The supply of potential new home owners
vastly exceeds the number of available home builders (as has been
the case in most of the US the last 18 years).
Because of
varying building codes, state laws etc., brand awareness of Builders
(by US consumers) tends to be local, and thus plays a less critical
role when (most) home owners are establishing the criteria for buying
a home. Available transportation, distance to work & shopping,
access to schools, quality of nearby schools, personal safety etc.,
tend to be the overriding issues for first time new home buyers
-- not the brand reputation of the Builder in that particular community.
Builders may be less willing and able to "export" their
services to communities outside a certain physical geographical
area.
Architects,
on the other hand, usually do have a great deal to gain (or loose)
via customer satisfaction, professional reputation, etc. A substantial
amount of an Architect's (new client) work does indeed often come
as a result of a referral (from a client). As Architects, our brand
is also more readily portable from community to community.
- I have
never seen a beloved building, nor a Historical Landmark designed
by a Contractor nor a Developer. While
there may be contractors who are also licensed Architects, there are
few (if any) structures built in recent decades designed by a builder
that are widely beloved by the community it serves. If you care what
your home/structure/space looks like and, how it serves your needs
(emotionally and physically), then design & technical expertise
should matter to you. Well designed structures (and interiors) generally
have higher resale values. Good, stylish design can be had on any budget.
- Architects
and Builders are not Interchangeable.
Would you rely only on a paramedic
if you need to be treated for a neurological disorder? Would you expect
that a paralegal would give you the same level of legal expertise
and assistance that a qualified attorney would provide?
In some municipalities,
General Contractors (GCs) are not required to have any construction
knowledge at all. They may only be required to have a common general
business license in order to offer work to the public. (The GC then
turns around and subcontracts the trade work for plumbing, electrical
etc. That is how these GC-come-latelys get the projects built.)
Building Trade services (i.e. plumbers, electricians, masons etc.),
unlike General Contractors, usually ARE required to have some kind
of formal trade school training (through apprentice training program)
in an accredited trade school. Most municipalities also require
these trades be licensed to practice their specific trade. So, it
is possible to be a General Contractor or Developer (in many municipalities
throughout the USA) without ever having any training whatsoever
in construction and engineering. This has resulted in a significant
rise in the number of low-quality and low performing problematic
structures. (It also provides a climate where unsafe structures
are erected.)
Wisely, many municipalities are learning from
the problems caused by unqualified general contractors & builders,
and are closing legal loopholes in building codes so as to better safeguard
the public welfare. (See my forthcoming
book for information which addresses this issue in much greater
detail.)
- Building
Codes Set a Minimum Standard -- not
a Desired Maximum for Performance and Safety.
Depending on the specifics of the structure being designed, even meeting
a "minimum building code" standard may not be an adequate
solution for the specific use of the structure, its inhabitants or
locale. If a Builder is constructing ONLY to code (where no Architect
has been retained to design the structure), the Builder is likely
providing a minimum standard of safety required-- not the maximum
you --as a client and user-- may actually expect, desire, may be willing
to afford, and certainly not the maximum technology available at the
time. Never
confuse safety, quality and appropriateness with something that merely
"meets code".
- Design &
Construction Professionals - Before
consumers undertake a building project, they should familiarize themselves,
(if they aren't already) with the differences (i.e. job functions
& responsibilities) between Architects, engineers, city planners,
developers, contractors/builders, real estate agents, etc. Otherwise,
consumers risk seeking solutions from someone who is completely ill-equipped
to serve them, or from someone who has a conflict of interest. Although
the aforementioned disciplines each serve the greater construction,
real estate and planning industries, their roles (work and expertise)
are not interchangeable.
- Many
Municipalities Require Building Plans be "STAMPED" by a Licensed Architect. The
"stamping" is a means to help insure that a qualified (by education
and experience) professional has developed plans which address public
safety and which (generally) conform to a technical standard of care.
The truth is, not unlike other health and safety regulations, professional
licensure and building codes are a means to ensure public safety and
well-being. When an Architect or engineer affixes her/his stamp on
plans, she/he is certifying that the design (and its components) was
professionally designed and that it meets the standard of care (including
building code requirements) in the municipality having jurisdiction.
Safety (of your family or building occupants) is another reason why
you should enlist an Architect to assist you in making priorities
and decisions when selecting building systems and components for your
structure.
Many building types (as designated by size, location and/or
use) may only be designed by licensed Architects and Engineers in
certain cities/towns. Again, check with your local authorities for
the requirements in your area.
On occasion, draftspersons have presented themselves
as "Architects" to home owners (or the greater public).
Sometimes, after paying thousands of dollar to a draftsperson, the
Owners find out said person is not licensed (as an Architect) and
thus, is unable to stamp the drawings. This renders the plans almost
useless for the purposes of obtaining a building permit.
Currently, most states allow the public to verify (via the Internet)
if someone is a licensed Architect or engineer. Consumers would
be well advised to verify (for themselves) if the person they are
considering hiring, holds a license to practice their profession.
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Beware of Companies & Individuals
Operating Illegally
- In
many states (like my home state of Illinois), it is actually illegal
for a contractor to even offer Architectural design or engineering
services
unless they hold a license as an Architect.
Just as lawyers and physicians must be licensed to practice, so too
must Architects and Engineers be licensed. It most states, the
state government has legal jurisdiction in the administration and
enforcement of this requirement.
It
is also illegal for a drafting or Computer Aided Drafting service,
a builder, an interior designer or anyone else, to offer "architectural
design" or "architecture services" if the principal
supervising the work is not licensed as an Architect. It
is even illegal to use the word "architect" or even use
"architectural" or "architecture services" on
a business card if one is not licensed to practice architecture.
In
Illinois, like many other US states, infractions like those listed
above may constitute a Class 4 felony. (Section 225
ILCS 305/23.5 of the Illinois Architecture Practice Act.)
Read
more about this issue.
You should report to your local building department
the names of people/companies operating illegally.
- It is
not Enough to Watch a Few "This Old House" Episodes
While a great many of the self-help TV/Video programs
are informative, they really don't explain (nor have the time to explain)
the breadth and depth of experience and skills Architects, Engineers
and contractors bring to a design or construction project.
The person who
represents him/herself in a court of law has a fool for an attorney
.
I'm sure most of you would agree that
if someone developed a few 20 minute TV shows explaining what YOU
do for a living and how, it would not provide an adequate knowledge
nor skill base for Joe Viewer to then go out and do what it is YOU
do. A
few TV shows hardly replaces years of education, apprenticeship
and experience.
- Having
the right team
of experienced and qualified Architects, Engineers, contractors etc.,
will lower the likelihood of encountering
construction or performance problems later.
Even if problems do arise, they're more likely to be resolved amicably,
in a timely fashion, and to the satisfaction of all involved parties
when, a good team of professionals is in place.
- All
Contractors Are Not Used Car Salesmen in Disguise
-
While there
are a great many competent and experienced builders/ contractors,
a sizable percentage of mediocre, under-qualified and inexperienced
builders were able to grow and thrive as the American public's thirst
for contracting services increased during the economic boom of the1990s.
The robust economy in the 1990s made it possible for marginally
qualified contractors to benefit from the overwhelming demand for
construction services. The problem is most dramatically evident
in residential construction (moreso than in commercial construction).
-
-
As a means to safeguarding
against unqualified contractors/builders, the best way to find a competent
Contractor (for residential and some private sector work) is by referral.
Referrals may come through the Architect (you've hired), or a friend
or colleague who has worked with that Contractor. Generally, architects
have a good feel for which construction firms provide good, reliable,
and reasonably priced work.
Be sure to get competitive bids (pricing) from at least 3 or more
supplying firms. In the last decade, I
have seen bids for the exact same work vary by as much as 300-400
percent. But don't let that panic you. Usually, the wildly
high bids have no correlation to the fair market value. If you receive
bids which seem inexplicably high, you should probably get 3 or
more additional bids. And make sure you tell the bidders with the
wildly high prices that you won't ever consider them for work in
the future (and that your friends won't consider them either). With
time and patience, you can almost always get a fair price for good
quality work. You should never feel pressure to accept a bid that
is excessively high. Your Architect can help guide you through the
selection of a contractor and through the pricing process.
A referral
for a service contractor, service company or provider, however,
should not be considered a "green light" for hiring. For example,
a construction firm which is very experienced and competent in designing
gas stations, may not be the best firm to build a custom, single-family
home. You should view (in person) a few of the construction company's
completed projects, and should always ask for references. Make sure
you then check the company's references. It is not enough just to
ask for the references.
-
The lowest
bid, doesn't necessarily indicate the most efficient, professional
nor competent contractor either. These and other issues, should
be weighed in selecting the right construction company for your
project. Whatever you do, resist the temptation to blindly select
a contractor out of the yellow page colored directories, or from
a classified newspaper ad.
- A
Handshake is Not Good Enough
-
"He who sets
the table, slices the pie".
One way to
increase the likelihood of confusion, misunderstanding, disagreement
and disappointment for any project, is to rely on oral agreements.
This may seem obvious to many of you, but you'd be surprised at
the number of disputes which arise because one party interpreted
a conversation differently than the other party.
Any reputable
design/architectural firm won't hesitate to provide (you with) a
written agreement-- outlining the scope of included services and
their respective fees. Construction contracts often have terminology
that is unique to the industry (i.e. unfamiliar to the greater public).
You should never sign a contract or work proposal when you don't
fully understand the terminology used.
Similarly,
a good contractor/builder will itemize the work to be done and their
respective fees (before work is to start). If they don't (or won't)
itemize costs, move on to the next contractor. Part of the service
an Architect can offer, is assistance in the selection and evaluation
of contractors/builders and their bids.
- Be
Wary of Taking the Lowest Bid
-
Contrary to
some beliefs, the lowest bid does not necessarily indicate that you
are dealing with the most honest nor efficient builder/contractor.
Low bids may be an indication of a builder/contractor omitting (through
error or inexperience) necessary steps, time and/or resources to complete
a task or set of tasks properly.
If you
receive 3-5 bids for work, and most of the bids are within the same
price, yet one bid is significantly lower, this may be an indication
that the low bidder has indeed made an error (in assessing the project
requirements). While, contractually,
the low bidder may be required to complete the work for the amount
stated (in the bid)-- if such an error is made before the project
has even started, why would one place confidence in the same bidder
(i.e. builder/contractor) to complete the project error-free?? Such
a Contractor has a motive to look for ways to cut corners (as a
means to recouping his loss) on the project AT YOUR EXPENSE.
Property Owners: Do Your Homework
-
It
is in your own best interest to do some preliminary (if not
ongoing) research into products, issues & laws which may
be relevant to your (type of) project. The library, bookstores
and yes, even those TV shows, will provide some clues to issues
you may want to consider as it pertains to your project.
Also,
ask others who have done a project similar to yours, for their
opinions and experiences. For example, a neighbor (with
a similar house) who recently built an addition, may be a good
source of information for your remodeling/addition project.
In this case, they may be able to point out not only any advantages
gained by the remodeling, but may also be able to point out
(now that the project is done), items that they would do differently.
Use this opportunity to learn from someone else's mistakes
and/or gains.
As
the owner, you can no sooner expect an Architect (or contractor)
will assume entire responsibility for your decisions (or indecision)
on a building project, than if you turned over all your financial
decision making over to a financial advisor. Architects
work with their clients -- not in place of their clients. You
can avoid considerable confusion, cost over runs and delays,
by being fully prepared and organized.
-
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A Word
(or two) About Architectural Fees
THIS
IS THE SECTION YOU MUST READ. The size, complexity, and specific
goals and needs of your project, are a few of the factors which
must be considered when establishing the fee amount and payment
schedule. There are a few different ways architects may charge for
their services, they are:
- Hourly
Consulting -
which may prove cost effective for some (smaller
or less complex) projects. Also good for limited Consulting
and Analysis assistance.
- Stipulated
Sum - often a fixed maximum price, as
proposed by the Architect. Often used for larger, projects with repetitive features.
- Stipulated
Sum per unit - for example, unit cost
by square feet, number of rooms, etc.
- Percentage
of Construction Costs - 10-15% (of the
construction cost) for new construction is a common range for
Architect's fees. Of course, depending on site conditions, scope
of work, level of complexity, etc., that amount can be higher
or lower.
- Combination
of the Above
- Reimbursable
Items -
Most Architects and Engineers charge for Reimbursable
Items (e.g. photocopying, faxing, messenger costs etc.). These
are expenses incurred as a direct result of providing the owner/client
professional services. As the client, you are usually expected
to reimburse the architect /engineer for these expenses.
You
should discuss your concerns and needs
about your project as it relates to fees (as a part of the programmatic
issues), with your Architect.
Not
unlike other businesses (including contractors), an architectural
firm's location, company size, & experience are a few of
the items which will contribute to its overhead /expenses, and
thus, will affect the price of services. When selecting an Architect,
you should consider these issues as well. You
can NOT fairly compare professional services if the scope (by
time, analysis and complexity) of the services quoted is not
an apples to apples comparison. Comparing the
fee of a designer offering only permit-ready plans is NOT the
same as a firm offering FULL-SERVICE pre-design, budget analysis,
construction plans, interior design, green design and construction
observation services.
Remember,
working directly w/ a contractor / builder on a new home usually
won't save you money. And in many municipalities, it is a legal
requirement that you work with a licensed Architect when building
or remodeling a structure. (Read more about this topic
in my book, "Steps".) Check with your local building
& planning department for your town's requirements.
Fees for
New or Remodeling Work
Existing
conditions, building technologies, age and location of the structure,
maintenance (or lack of), and the level of competence of the original
builder are all factors that will affect every remodeling project.
Such factors, in turn, affect the cost and the amount of time necessary
for the Architect to properly address the needs of your project.
There
is no fail-safe way for architects, engineers, nor builders to be
able to forecast the existing conditions of your particular project
(sight unseen). Without disassembling
otherwise serviceable portions of a building, or access to accurate
plans of an existing structure, architects can only make reasonable
assumptions regarding existing conditions based on our experience
and training. Architects
& engineers do not have x-ray vision, and they can not see into
walls (or underground) in complete anticipation of necessary work.
It is my opinion, no reputable (or competent) architect
can provide a "fixed menu" type of fee schedule-- particularly when
it comes to remodeling/rehab work.
A price
for architectural services is best given after the architect has
had a chance to see some of the issues involved IN PERSON (i.e.
visited the site), and after discussing your project's goals and
needs with you.
Most experienced Architects (and engineers) price work based
on scope (of their time). Those of you looking for a professional
to design a restaurant or new home for $500-$2000 are not likely
to find someone competent to work with you. Architects don't provide
"just plans". Among the many services Architects can provide
are: analysis, advocacy, advice, site, contractor & bid analysis.
Experienced Architects can make recommendations that safely save
you money. Having the company that builds your project also give
you cost-savings advice, is like having the fox guard the hen house.
The advice and analysis a professional
Architect can provide to you can help you save $5K, $15,000 even
$50,000 in a single good sized project. These
kind of savings already may PAY FOR the costs of architectural fees
many times over versus companies that only offer a discount drafting
service or permit plans. Those Design/Build contractors
that claim the design is "free" (or offers it at a fraction of working
with an architecture firm), just rolls the design fee into the construction
cost, and often cuts the quality of the materials they use. There
are no "free lunches." There is no such thing as "free design
work".
Drafting /CAD is to architecture,
what typewriters are to good writing. They are only a portion of
the tools needed to provide a good long-term solution. Being able
to type well, is not the same thing as being a good writer.
Having permit-compliant plans is not the same as having a good (or
safe), or cost saving design.
A substantial portion of construction law-suits are a result of
the CONTRACTOR NOT FOLLOWING THE PLANS and/or contractor error.
So having good permit-plans will not guarantee you a good project.
-
Architecture
& Engineering services are MUCH MORE than just "the drafting of
plans". Professional design and engineering can also solve (and
avoid) problems for the buidling owners, & occupants.
Small Commercial projects may take two to four months (or more)
to work out the recommendations, technical details, design, zoning,
etc. (depending on the size, complexity.) Do not expect to pay $500-1500
for two to three months of a professional's time. No professional
is going to spend 3 months of their time on your project for a fee
of $500-1500.
How much would you expect to make for 3 months of YOUR time? On
projects that may take 1, 2 or 3 months (or more) of the Architect's
time, expect a pay rate that reflects the amount of time to complete
the analysis, plans and recommendations.
THE TOTAL COST FOR ARCHITECTURAL FEES
IS OFTEN 4 to 7% +/- OF THE ENTIRE DEVELOPMENT COST FOR AN Average
Grade HOUSE. That's it. In some scenarios, the cost
savings may PAY FOR THE ARCHITECTURAL FEES --often, many times over.
But you are not likely to achieve any savings if you buy a set of
$1000 (permit) plans, and you definitely won't save money if you
hire just a Builder, in our opinion.
Financing
Building Projects & Design Fees -
Often,
not only will Banks and other lending
institutions make loans for the construction, but they will finance
the Architect and Engineering fees. You can finance
architectural & engineering fees as part of your entire construction/
building loan. Upon your project's completion, these loans get rolled
into your regular mortgage. Ask your lender for more information
on what options are available to you. Again, Architect's fees may only be 4-7% of the total development cost for your new construction project.
- A
Case Study - The Little Rehab that Wasn't
I once started (what I thought was) a little rehab
project for a family, which later, turned into a much more complicated
and costly project. Originally, the family had only wanted for
their small basement: new drywall; a few new lights; outlets and,
new tile for the floor.
When
the Contractor pulled off the old drywall, we found so much
termite damage, that we were surprised sections of the floor
above had not fallen through!! Portions of the wood studs and
joists literally crumbled like dust when touched. Similarly,
there were other basic problems with the house. Paneling and
other "improvements" served to conceal otherwise readily recognizable
signs of decay and damage. Now, what had seemed like a $10,000
rehab, started to approach $30,000.
All
of this was due to the fact that the original owners: never
did preventative maintenance; used unskilled, unlicensed workers
when repairs were done; and never paid any attention
to the possibility of termites. Not only did we have to add
the price of new studs, floor joists and flooring, but a structural
engineer had to be brought in to make sure the building was
safe, and to recommend the best measures to safely repair the
damaged areas.
By law in most States, Contractors may not design and engineer
structures and life safety systems for others (i.e. electrical,
heating, plumbing, framing etc.). Mostly, contractors can only
install systems and repair existing (legal) systems. Most jurisdictions
have no statue of limitations on building code violations, so
property owners can be fined and/or sued for code violations
at anytime. The legal cost of defending a building code lawsuit
or injury from unlawful work can be many times more than any
fractional Architectural fee. And Insurance companies have a
right not to pay claims on illegal or poorly executed work.
-
-
Other
than the exterior aesthetics, most home owners do not have the
technical background to critique a builder's work, anymore than
they can assess the assembly of a commercial airplane &
its (vital) parts. This is why it is important to hire someone
with the professional and educational training with whom you
can work, and ask questions of, etc.
If,
during any portion of the project, you are unclear about something,
you should ask those questions of your architect, and she should
answer them for you and to your satisfaction.
-
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-
Final
Note
The amount an architect charges, also reflects technical
expertise and experience. You're not JUST paying for a few sketches.
It is best to find an Architect with whom you feel you can have
a comfortable, working relationship. You should feel that the firm/architect
will work on your behalf in a timely manner, and address your concerns,
wishes etc. But don't expect to pay $1000 for 3 months worth of
work. Would you work for 3 months for $1000? You aren't buying a
toaster. You must interview prospective
Architects /firms to find the right fit-- professionally & financially.
Read about these topics in-depth
in my soon-to-be published book. Buy the eBook excerpts online here.
Check back soon to find out more.
Architecture
Links
- Additional Information about Architecture, Design & Construction.
Excellent Resources for Students and
architecture enthusiasts.
Includes recommended Reading Sources on the topic of Architecture.
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of Page - Getting Started | Hiring an Architect
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& Design Links | Susan
Grant Archt | SG Architect Brochure
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S. Grant assumes
no responsibility for actions taken by others for any design, remodeling
or construction project resulting from information, inferred or
otherwise from this page. Persons should contact a licensed design
& engineering professional and should consult an attorney before
undertaking any design or construction project. This page may not
be reproduced/photocopied, or distributed without the written consent
of the author. The Apple logo is a trademark of Apple Computer.
This
page last updated 1/1/2013. An expanded issue of my Book is coming
out soon!!! Stay Tuned! Copyright ©1995-2013, Susan Grant
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