Questions about architects and designers when flipping?

Question

When I get a bit deeper into my investing career I will be diving into the niche of buying destroyed "zombie houses" (term courtesy of BP Podcast 201) and completely renovating them into beautiful, modern, and trendy homes available for homebuyers to purchase. I know that an architect and a designer will be vital members of my team when tackling these types of projects, but I'm curious on the workflow involved when using them! I'm hoping some experienced house flippers can enlighten me a bit on this process!

Some of the major questions I have are:

Will an architect and designer work in conjunction with each other? Will they be able to work together and implement both visions they have and formulate a solid plan?

Will these two team members handle the scope of work? Since they will be designing basically the entirety of these projects, to what extent will they create a scope of work and budget?

In relation to the above question, will these two team members project manage the rehab? Since it is their vision going into the house, will the architect and designer oversee all of the components involved to ensure proper completion?

Again, in relation to the question above, how will hiring contractors and purchasing materials work when working with an architect and a designer? Will they have contractors they prefer to work with or will I have to assemble everyone and get the entire team on the same page? How will the purchasing of materials work now that the layout and design of the house is up to my two new team members?

Also, feel free to dive deeper into this, beyond the questions I've asked. I am trying to draw up a system to implement into my business regarding an architect and designer and as much clarification as possible on this subject would be massively beneficial.

Thanks BP!

Jim Adrian · Answer

@Hunter Harms

Can you define "designer" in your eyes?  People throw this term out all over the place.

I going to assume you mean interior decorator or furniture stager? If you mean interior designer to pick out paint colors and tile colors, then save your money and only hire one person.

An architect can take care of all of these things.  You will pay more because they are licensed.  As an architect I am bias. But they will know how to put a house together.  They will know where load bearing walls are, where you are able to remove walls,  know where structural issues are, knowledge on plumbing and hvac etc. Architects are jack of all trades.

At the same time if you are only doing a cosmetic rehab (not moving walls) then get the interior designer (not interior decorator) do the design for you.  Let them pick out the paint colors, tiles etc.

Will the 2 team up? Yes they will.  You can hire them separately or have one hire the other.  Have a conversation on what will work best for them.

One thing you can do is have 2 - 4 different color and material pallets created by either the architect or interior designer and reuse them over and over.

I would have a conversation with each of the architect and interior designer about the services they can / will provide before you commit to anything.   Pick the one that aligns with your project.  Most likely this will be project based.

Will Barnard · Answer

10% of construction budget? So my recently completed deal found here: https://www.biggerpockets.com/forums/223/topics/53... which cost me $250k, you would charge me $25k to design it? That sounds very expensive and I am in one of the most expensive areas in the country.

To answer the original question, when you buy a beater and plan to demolish some or most of it and add on to it, you need a licensed architect as well as a structural engineer (some architects have the structural in house while others send it out to a 3rd party). As far as the "design" there are two elements of this. The first is the design of the elevations, floor plan, roof, ceilings, and location of mechanicals, etc. All of this is accomplished with the architect. After that, the design for the finish work like paint colors, flooring choices, tile, kitchen style, etc. is completed by the builder/investor or he or she hires an interior decorator. Some stagers are interior decorators so you can kill 2 birds with one stone there often times. In my experience, many interior designers do not have the ability to work with investors as they tend to choose very expensive finish items without regard to the investor minded budget. It is vital to make the home look as expensive as possible while using quality products that are less costly. This is a skill needed for this task. Some designers have this ability. I personally was never trained in the interior design filed yet I have the "knack" for it and do it myself. As you can see from my recent post referenced above, the photos show the design finishes I chose, no designer hired.

Teri Feeney Styers · Answer

Architects and designers work together all the time. However, there are many projects that don't really require an architect. You can just hire a draftsman. You sketch out what you are thinking and they get it on paper. And they'll tell you "that doesn't fit" and most know enough about building codes to steer you in the right direction. Mine charges $1 per square foot to draw (with a few minor revisions and a site plan). Designers help you with finishes inside and out, window styles, etc. I respect them, but I have never used one - they are more for high end specs and consumer occupied homes. You or a general contractor will hire and direct the subs. Everyone has people they prefer to work with - but ultimately you have a choice. Most GCs work with a particular supplier - like Pro Build or 84 Lumber. They will submit your drawings and the supplier will come up with a package price for the framing, doors, windows, etc. Good people will hold your hand - just don't be afraid to ask questions!

Lucy DeMichele · Answer

As a Home Stager over half of my work is with Flippers. Most of the homes are older, and pose a long list of problem solving. Most Home Stagers can visualize how the home is going to function, and appeal to the masses. Budget is always top priority in all my projects. Home Stagers often have a long list of vendor discounts, and contacts in trades men that benefit the investor. If I can help my client make money, then I know I have a loyal repeat customer.

Hunter Harms · Answer

Still looking for some feedback! :)

Dorene Mangels-Bacalhau · Answer

@Will Barnard that's a size-able renovation budget of $250k so $25k seems like a lot but not if I'm hand holding for the 4-6months or more it takes to complete. I address every detail interior and exterior; stretching the budget & producing a million dollar design on a dime. I checked out the project you linked, did you use an architect?As for the inside-Not bad for that knack you mentioned but you should let me help you on the next one. I'm always willing to negotiate rates to feed my creativity... Curious, what do you think design layout, kitchen specs, bath specs, interior & exterior finishes, plus FF&E(Furniture, fixtures & equipment) for staging is worth to you? My standard rate is $150 consultation +$50/hr if that is more comfortable, remote/e-design as well.

Hunter Harms · Answer

@Mel C. Do you just communicate your vision of the house to your architect and then have him communicate the specifics to the GC? Also, do you find a GC who can take an architects drawings and specifics and handle the entire rehab, or do you sub out?

Mel C. · Answer

here in NJ, I've never worked with a designer for a flip - I don't need the additional expense. My mantra is always "open floor plan" if I can accomplish it, then I work closely with draftsman/architect and GC to get to my layout.

Good luck with your projects.

Dorene Mangels-Bacalhau · Answer

@Hunter Harms I'd work with an Architect when doing an addition or overhauling the front elevation. If curb appeal can't be improved with minor cosmetics such as landscaping, new paint, siding, trim and posts. An additional not done by an architect will look like an addition; an architect will add space but incorporating it flawlessly so it looks like it was originally intended to be there.

Questions about architects and designers when flipping?

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