Do you consult a builder or architect first for addition?
We have property lot challenges (terrain, odd shaped) and want to ad an addition. Who do we consult first? How do we start? Probably opening a can of worms but thanks!
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The team approach says feasibility study first. That means soils and structure and price. Walk the site with all the players, open your mind and repress your ego. Listen to experts. Then draw. Bring the group back together once the rough draft is complete and brainstorm...trouble shoot and value engineer. Redraft and submit for permits...then build.
One, get an architect who is creative and knowledgible in construction and likely costs. Here in Annapolis we have many properties that are "difficult " sites (steep slopes, impervious area restrictions (we just can't slap down building/pavement willy nilly being next to the Chesapeake Bay. We have to have water soaked up by ground), narrow lots, neighbors viewsheds, etc. Get one who can come out to your house and sit down in a 5 or 6 hour design session and work with you to come up with a probable solution. I do these all the time, sometimes for whole houses and they work great. I call them "design charrettes"
And two, get a builder on board from the start. Sure, you'll be having a negotiated price in lieu of a competitive bidding process but here's the reasons for that:
-In a custom home project/addition a large part of the equation in picking a contractor is the "connection" and the "feel" you have for him. The client isn't buying a car and his relationship with the salesman lasts oh, maybe an hour before driving off the lot. He's building a house and the relationship will last months. So that relationship better be good irrespective of any "bid" number.
-In a custom home project/addition, no matter how complete the plans are, there will be numerous changes after a contractor is selected and the building starts. ALL of these will be negotiated. I've had houses where 50% of the price is renegotiated after work starts (Gee, what will more interior trim cost? Gee, we like Hardiplank,. what will that be? Gee, I like Marvin windows. What will that upgrade be?) Again, the client has to feel good about his guy in a negotiated environment so why not cross that bridge in design?
-If a builder is there during design, costs have a higher profile. As an architect I think I have a fairly good handle on costs having regularly built houses for myself, the last one completed three years ago but another set of eyes on things during design is always a help.
For difficult/challenging sites, your average "design/build" contractor probably isn't going to have the ability to creatively explore all avenues of thought in arriving at a solution. Just like I don't have the ability to handle the building of a more than semi complicated structure. No one can be everything to everybody despite the phrase"design/build" being painted on the side of a truck.
For our small addition (on a historic home that had to pass a strict architectural review board), we hired an architect first to draw up the plans, then the GC (recommended by the architect, but who also was one of three who bid on the project), and they both consulted with a structural engineer about reinforcing a structural wall we were removing. We are very pleased with the final results of this team effort.
Norwood, you are a rare, 2in1 breed. Few and far between
Vallo, yep, you opened a can of worms ;)
Great comments by the others so far, and imo, you should start with an architect or design-build company. Whomever you choose, it is critical that they have *built* multiple projects like yours, not just designed them. The chances for greater cost-overruns are substantially increased on projects like yours, so if you end up selecting an architect instead of a design-build company, insist on a GC being involved in the early development stages to create *realistic* budgets as the design is developed. It will be very, very frustrating to fall in love with a design you can't afford, not to mention a huge waste of your time.
The GC should be someone with whom the architect has a good, long-term relationship. You would be paying the GC for this budgeting service, but it will be one of the best investments you will make in the project. This design-budgeting development process is one of the benefits of using a design-build company, but it should not be the determining factor for your selection of course.
Also, I urge you to thoroughly research the best ways to interview designers, architects and builders etc, as there are many other factors that should weigh-in on your final decision.
-Steve
Be prepared to describe the technical challenges of the site, the desired look and feel of the project, list the must-haves, the major wants, as well as the undesirable and the unacceptable options. Also, provide any information you have have about the site such as a copy of the property survey and the original blueprints, if you are lucky enough to have them. I would provide a couple of inspiration photos and also a couple of "no way Jose" photos along with a short analysis of why you chose the photos. You could just use bullet points like "all flash, no class" or "casual parties all summer". Think of it as a marketing document or a resume for your project.
Then, after you've decided what you want, start looking for the people you would like to work with you on this project. Drive around your area and look for projects that catch your eye and get the names of contractors and architects. If you don't see the owners, you should be able to get the info you want from building permits for those properties. The local government might give you the info directly but if not, file a Freedom of Information Act request as all that info is usually posted at the property while the project is proceeding.
As always, if someone you contact declines, politely ask them if there is someone else they would recommend who might be a better fit for your needs. Ask enough people and the same names will surface repeatedly
Irritating! But anyway, Ironwood is a big boy, he can stick up for himself
Well said Yarbro!
Same with "experience". Some people simply count walking through the same office door for 10 years as "experience" but in that 10 years haven't learned anything.
Again, were those people GOOD at their job...nope, but they weren't total idiots either. Private Pyle (in Full Metal Jacket) wasn't a great Marine, couldn't do much, but he sure could break down, assemble and shoot a rifle. So, again, he learned something.
@ nNFORMAL design, I'm also here networking ( also learning & entertainment ) and its commendable that you are defending your trade and degree. Its nice that WE can jump in on a discussion from time to time and announce all our accomplishments and hardships we went through to get them. I'm glad you survived the teasing from the law and engineering students and the sleep deprivation.
Regarding the pretty pictures and the chapel... those structures come to fruition? You get a frantic phone call saying, "guess what!". Did you have to scramble and redesign a portion of the structure because a solution was needed ASAP! and without having to demolish several thousands, if not millions of dollars of structure that was already standing. Did a structural problem halfway through the project affect a major portion of the architectural theme?
You experienced these scenarios in school? The creativity and problem solving you learned make these situations a breeze to deal with?
Nonsense! Give me a break!
I worked commercial. The owner of that company hired many project managers with degrees in that field. Fresh, right out of the U of W. Degrees in the job shack, and experience in the field
Tilt up building. I was pounding out concrete forms on the slab, forming wall panels. When you drive a sharp nail close to the end of a 2X6, it often splits. A simple technique is to place the head of the nail on something solid ( the 2X6 ) and tap the point of the nail with your hammer, therefore lessening the sharpness of the nail. Drive the nail and the 2X6 won't split.
One day, a Degree was standing over my shoulder watching me do this and he told me I was hitting the wrong end of the nail. I politely explained the technique and the reason for it.
A guy with a degree in construction management that does not know how to drive a nail. Let me say that again ( and read it slow ) A guy with a 4 year degree in construction management that does not know how to drive a nail.
Again, I applaud you for posting your resume and taking advantage of the situation when it arises. This thread was the perfect forum for that.
Back to work, my coffee break is over
@vallo. Just to clarify one thing, if the client pays an architect for C.A. (construction administration), then the architect is there through the final buzzer as well. The term "punch list" is typically used. That means the architect goes through the house and finds what either is done poorly or with disregard to design intent. Unfortunately, the client usually doesn't want to pay for this service, and the architect is forced to wash his/her hands of the project or do the work free of charge.
One of my mentors, Jack Hawkins (awesome work) in Reno, told me a story when he was starting out. The client came to him and said that they couldn't afford to finish paying him to continue the C.A. (two visits a week). It was one of his first major projects, so he continued to do it free of charge because he wanted it to be done right. After they relieved him of his duties, they went out of the scope of the project and on their own paid $8,000 for a bathtub for their master bathroom. To put it mildly, Jack was miffed and after that he will stop on the job when the money runs out.
As I mentioned on another discussion, I think we should do less posturing and debating/arguing among the professions and help each other out to get work.