Architect referals, now what?

Question

Hi BP folks. I am remodeling a unit - adding a bathroom, laundry unit, and updating kitchen. My PM suggested an architect, rather than a home designer or draftsman to draw the plans. He referred a couple options but he hasn’t personally worked with either. His usual architect isn’t taking new projects.

How do I determine which architect is the best fit? What questions should I ask when I first call? (Project approach, pay schedule, turnaround time, example of previous projects? Neither has a website I can look up for portfolios.

Thanks for your help.

Jared W Smith · Answer

Account Closed should contact the local municipality to find out if a design professional (architect or engineer) is required for plans/permits. Then she can make an informed decision on moving forward with her project.

Speaking to your comment on the cost of an Architect, your comments seem bias. An architect should show their value upfront but also the client must realize utilizing an architect 9/10 times makes their life easier. Especially if they are novice and are not familiar with a Building Department nor the construction process. Time is money. And relevant experience with the City and dealing with Contractors can be worth its weight in gold making the project run smoothly. As @Axel Louis Bastin mentioned, it's creating a relationship.

Working directly with a contractor gives a risk of no checks and balances. I've heard too many contractors getting over on the property owner because they didn't know any of the process of getting a project completed. It's their choice but they should know both sides of the story.

Jared W. Smith, RA

Principal Architect - Architect Owl

Christian Nielsen · Answer

@Axel Louis Bastin and @Kristin Kiddy The only thing that I would add to your great advice is to find someone that knows how to navigate the bureaucracy of the building department. This can add unnecessary delays to projects and can cause unneeded stress to homeowners that try to navigate the process on their own. Being able to understand and readily provide the building department with what they need is a skill that architects and designers must develop. So, find someone with proven experience with this.

@Maria Teo Where exactly is your project in the Bay Area?

Kristin Kiddy · Answer

I'm just coming off a huge remodel of my personal residence.  I turned a laundry room into a powder room, turned the formal dining into a laundry room, remodeled the kitchen and completely reconfigured the the master bathroom and closet.  I used Turbo Floor Plan to create the plans to submit to my city for a home owners permit.  The software also gave me a 3D virtual tour option so I could get a feel for the final product.  The only time I couldn't use it was for the master bath.  I had to get an engineer to stamp that because I moved a load bearing wall.  So I found an architect who would basically copy my plan into his software, make the appropriate structural notes, and get it stamped by his engineer.  He charged me a lot less.  I didn't have a contractor.  I project managed all the subs (licensed plumbers and electrician) myself.  I did have a good carpenter and he already knew what was required for properly moving the wall.  In fact, he had to school the architect on some of the structural details!  But the city gets what the city wants.  We passed almost all inspections first time through.

Here is the deal,though.  I stressed on those plans big time.  I put a lot of hours into them getting them just right.  It was essentially a full time job.  But that's me.  And I have remodeling experience (this was not my first rodeo).  I would also say I have some talent for it too.  If you don't feel confident in your abilities or you don't have the time to dedicate to the design details, you should use someone who has talent and who can develop your vision/needs/wants/etc.  That might be an architect or it could be a very talented designer or a "Renaissance Man" contractor.  The more important thing I would look for is their portfolio.  What past projects have they done?  What design role did they play in them?  How did those turn out?

Jared W Smith · Answer

Account Closed

Most urban and suburban cities and town require some design professional to sign/seal documents for even small renovations. I wouldn't know specifically for this person. Therefore, giving advice haphazardly just isn't ideal. She could be in a location where a design professional is required. My words would be applicable within urban/suburban areas of NY, CT, PA & NJ, yes even for just adding a bathroom.

You seem jaded sticking to this triple payment issue. I won't argue my point further. Good day. Thanks

Jared W. Smith, RA

Principal Architect - Architect Owl

Maria Teo · Answer

The building has 40+ year old galvanized metal pipes and building had recurring leaks. Maybe I was bamboozled, :), my plumber said those pipes wouldn't pass city inspection.

Maria Teo · Answer

Thank you @Axel Louis Bastin, Account Closed. I'm looking at the existing floor plan and I suspect I'll need to move a wall to be able to add a bathroom. Current floor plan isn't very functional.Hiring an architect will be an added cost, but maybe spending the extra money planning will help avoid problems once renovations get underway? That said I just did a reno (same building, no architect), ended up replacing all the plumbing in unit to bring it to code - not be something an architect would be able to predict.

Account Closed · Answer

@Jared W Smith

Over 90% of jurisdictions in america you will not need an architect for a simple home remodel to add a bathroom. So I can make a blanket statement if I want. Please show me where I need to hire an architect to add a bathroom to my single family personal residence.

You are right about making your life easier though, anyone I pay triple what I usually would pay better make my life much easier.

Account Closed · Answer

@Maria Teo Unless it is leaking in front of the inspector I don't see how on earth they could make you re-pipe the whole place. Galvanized pipe leaks at its joints first, but a larger problem is the pipes clogging with rust. If you didn't have the clogging issue you replaced early, if you did then it's good you replaced them anyways.

Account Closed · Answer

@Maria Teo

An architect can only save you money on larger scale projects where IF they have the right expertise they can make cost saving design changes. 99% of the time they will not save you any money on your home remodel once you include their fee.

Existing plumbing is grandfathered in I don't see how you would need to replace all of it to bring it up to code, you are probably mistaken.

Account Closed · Answer

@Maria Teo

Sure, hire an architect to do the same work so you can pay triple the cost. You don't need an architect unless it is something complex or if commercial required by your city.

Adding a bathroom and laundry is very basic I've even seen contractors draw something up and have it approved by various cities.

Architect referals, now what?

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