So you don't need/want an Architect

Who do you hire? A GC who does it all as noted on their website, a quick drawing draftsman or a designer who has experience in your type of projects but hasn’t taken the time to get licensed? Who to hire? Let's break it down with a summary of each.

• General Contractor

Some claim to be a one stop shop that can do everything from pulling a permit to designing a kitchen to building it all in a few weeks. Sometimes this may work. For example if the GC has worked in the same area on the same type of projects for years. They understand what they are getting into. However, a lot of times they might miss something and it usually has to do with zoning requirements.

When a GC prepares the permit plans there will be a noticeable difference in the plans. An Architect prepares plans with numerous details so any GC can build from them. It also takes some of the liability off the Architect if the GC does not follow the provided details. The plans from a GC do not have as much detail because they know what they are going build and they have all the liability. No need to waste time/money on pesky waterproofing details. They only prepare permit sets (plans as required by the municipality) as opposed to construction sets.

Using this method may save time and money. My only recommendation if using a GC for Design Build is to be aware of the amount given in the contract for allowances. An allowance is money given to a material until the specific material is chosen. For example, $5k may be given for flooring when the contract is signed. However, when the time comes for the client to choose their wood floors they can't find anything under $10k, Those extra $5k is out of the clients pockets and the client thought they were getting a good deal during the design process.  I'll write more about GC and contracts in another post. 

There are good Design Build firms out there. Be patient and find the right one. 

• Draftsman

A draftsman is the cheapest option. However they only draw what they are told to draw. They fix what you tell them to fix. A good draftsman will have some idea of codes and requirement but that is not their specialty. What they do provide is quick plans and know all the tricks in computer aided drafting. A seasoned developer that knows exactly what is needed and understand the municipality requirements might hire a draftsman. For a newbie a draftsman might not provide the necessary guidance or experience. 

• Designer

Go to www.mccleandesign.com and this is what a great designer can do. I worked there for seven years and my boss never had his license during my time there (he finally got it a few years ago). He did not need one for what we were designing and when we needed a stamp we had a structural engineer stamp them.

A designer can range in skill and obviously my old boss is talented. The difference between a designer and Architect is that they are not licensed. Why you ask? Because Architects are like lawyers and doctors and have to be licensed by the state as we provide a professional service. When I took the exams it consisted of 9-2 hour exams. Not fun. A designer might not be licensed because they have not completed their exams. However, this does not make them any less knowledgeable as an Architect. In architecture experience is everything.

When hiring a designer get referrals and make sure they have experience similar projects. Additionally, make sure they do not use the term Architect or Architecture anywhere in documents or in conversation. This is illegal.

If it is a small project try a recent graduate as they are designers as well, will be cheap and eager to learn. Just be aware that you get what you pay for.

• Structural engineer

Four walls and a roof. Why is anything else needed? Structural engineers may stamp the plans and provide all the necessary documents. The structural engineer is like a draftsman in that they solve what is in front of them. If the project calls for a 10’x10’ room with a 4:12 pitch roof with a door at the back then go ahead and hire a structural engineer. Just don't expect them to be share ideas on materials or how light illuminates a space. Their profession is to solve how a building stays erect in good times and during natural disasters. They are concerned about the nuts and bolts of a building and not so much about the countertop selections. 

There are a few structural engineers who can do it all and if you find one please let me know.

• Interior designer

They are all over HGTV. They make dull spaces look fabulous. Hire them. Especially if you are only doing cosmetic work to the property. An Architect will probably be too expensive for this type of work. Personally I am no good at picking out materials when compared to an interior designer. I can do the basics but it is impressive the plethora of products that an interior designer has up their sleeves. Just be careful if they suggest to move a wall.

Don't be scared of the Architect or other helpful professionals.

What did I miss? What did I get wrong? Did I get anything right? It's a blog, there is always more to say. More minds are better than one.