Architects vs. Design Builder vs. [?] - how to get remodels done!

[Thomas Mattausch]

Hello BP! Huge fan of this community I've only recently discovered. I've even started evangelizing around Seattle!  This is my introduction, so if I sound like minded or we likely could be useful to each other, please send a colleague request - especially Pacific Northwest BeePers (can we make that a thing?). Would love to have more contacts to trade vendor references with. 

I've been involved with my family's SFRs since I could hold a paint brush, and now generally have the reins. I'm about to embark on one of the larger remodel projects I've done. The property is a pre-war house with a legal basement duplex unit. For most of my remodels in the past, I've been somewhat hands on, or at least very involved with coordinating individual tradesmen and contractors. I don't have the time (or desire) to be intimately involved with this project, and just want to be listing an attractive, durable rental house ASAP. 

Scope of work on an $80k budget is: 

* build out ofbasement apartment down to the studs

* upstairs new kitchen on existing footprint

* replace/enlarge 2nd story rear deck

* new roof, door, & electrical for 2 car garage

* add a bathroom in existing finished space on the 2nd floor OR rebuild one gable at a lower slope to allow finishing out current space under the eaves as a master suite

* perhaps other stuff we haven't thought of 

The questions are A) how do you approach down-to-the-studs level remodel projects? 

1) Hire an architect, then shop the plans around for quotes from GCs (which sounds like the best idea to me)

2) Get quotes and designs from design/build contractors

3)  ?

And B) any tips on finding & selecting architects/designers or contractors who work well with investment properties and for your method?

[Matt R.]

Hi Thomas

I've been a GC for many years and there are advantages to both of the options you mentioned. As with many issues dealing with a GC, a lot comes down to trust.

With your first option......getting plans and then bidding out.....you will get (hopefully) competitive bids which you can compare and get low pricing. Hopefully the plans are good and don't leave anything out. Be careful analyzing your bids. Any omissions from the plans could result in change orders and added surprise costs as the GCs will hard bid what's on the plans only.

If you do design build with someone you trust, you'll have more control over the process and have greater cost certainty earlier on in the process and you can then tailor the design to your desired budget.

Remember that low bid is not always the best deal. Good luck!!!