All Forum Posts by: Jared W Smith

Quote from @Desiah Barnett:

Hello, my name is Desiah Barnett. I am based out of Westchester County, NY, looking to invest in multifamily properties. 

 Welcome @Desiah Barnett !!

Quote from @Charles Seaman:

@Kerry G. You should check out the firm below.  Even though they're based in Manhattan, licensing for architecture work in New York is on a statewide basis.  I've worked with this firm many times in the past and can vouch for them.

https://alparchitecture.com/

Most Manhattan based firms that I’ve come across don’t know Westchester very well, especially Yonkers, and put a lot of onus on the property owner to do leg work. I’ve had to take over projects more than once when they’ve given up. My firm straddles the line of NYC and Westchester County based on my working in firms in both locations while in corporate before opening my firm, making up my 20 yrs of architectural experience. Few firms do both jurisdictions. They are two very different animals. I tell owners this. Equally I don’t venture too far out my service area for this very same reason. 

Quote from @Matthew Drouin:

@Kerry G. very smart to engage an architect.  Some questions I would ask before engaging them officially.

What are the building code requirements for adding this second unit?

Can you give me some example projects you’ve done where you got Zoning Board approval in this same jurisdiction?

Then take the general information you get from that meeting and ask a general contractor about a general budget. Based upon those conservative costs, what's the ROI on adding that second unit from a cash flow and value standpoint? If it costs you $200k to build it, including soft costs, and it adds $200k to the value and $6000 a year in cash flow considering financing costs (Assuming 80% LTV) at a 15% ROI. That to me would be a no brainer.

If it’s much less than that, I would think hard on what your opportunity costs are.

And then make sure that the architect you do engage is experienced on getting variances approved within that jurisdiction.  Oftentimes there is a Zoning Board Of Appeals that is comprised of volunteers who need to review and then collectively approve the variances you are asking for.  An experienced architect will know what to anticipate.  And also having an architect with expertise in your area means that they should understand the zoning code like the back of their hand.  Sometimes complying with one part of the zoning code by making a slight change will trigger another part of the code.  For instance, sometimes they will have a parking requirement for increasing density.  If you have to add another spot, it might trigger max lot coverage or set back requirements from lot lines.

You may pay more for an experienced architect but it’s worth it

Agree with much of what you’ve said. I work this jurisdiction and know the Codes very well. The time it takes in Yonkers to get this done is absurd at times. Best to avoid Zoning at all costs if possible. 

Hello @Kerry G.
I’m a licensed Architect and my office is based out of Yonkers actually. Probably 60% of my projects fall in the City. I know the City and permit processes very well. 

I’ve been through the Zoning Board and it’s no easy feat. It’s a long and grueling process that takes time. I would need to better understand things to assess the best route. 

In commenting on your 2nd point, an Architect familiar with development vs an Architect that does other types of work each have different skill sets @Robert Frazier. 

Having worked in corporate architecture firm for 13 yrs before opening my own firm, I understand your basis @Jay Hinrichs and it's totally accurate. Some are more cumbersome than others with project schedules but that comes down to project types and size of firm. I respect your many years of experience Jay but want to bring some perspective from the other side of the table.

In a corporate office which is running 10, 20 or even 50 projects at once (depending on the firm size), what is the benefit for the Architect to drop their other projects to jump on yours quicker? Have you paid their standard fee (or beat them up to lessen it further) or a premium to cut the line when updates or revisions are needed? Most have not done the latter. Therefore Bill & Jane's vacation house in the Hamptoms or the ABC Company tenant 10,000 SF commercial build out is ahead of your development.

Robert- If you do have the correct Architect for your project, then the problem is: they aren't incentivized to change anything. Especially if you haven't went into detail about how you want things to occur and what the project schedule is. The turnaround time should be in your agreement so they have priced things accordingly to achieve what it is you need. If it is not spelled out in the agreement, then they're abiding by the stipulated scope and your gripe may be with an unknown expectation or one which was not ironed out from the start. Nowadays and for most firms, no one client has paid to have 100% of your undivided attention for their project.   

Quote from @Galant Ant:

Permit delays in NY can derail timelines and budgets for developers and flippers. What are the best strategies you’ve used to minimize this risk and keep projects on track?

 Hello @Galant Ant. @Peter Mckernan makes some good points in his response. I am typically on top of things where I do not let anything sit when the City review comments come back. Speeding up the pickup and drop is helpful in cutting down on time, however the Architect (and their office) are the ones to make the actual drawing changes. Therefore your contract needs to adjusted accordingly. What Peter might have left out, unless you are paying a premium, if you're paying a standard rate.. and lets be honest if you're a flipper you're trying to get these services at a discount.. why is it beneficial for the Architect to drop their other projects to jump on yours to get it back into the City in a couple days?

Work together enough and yes they could be more responsive with you but I have not seen that often. Befriending an Architect is likely the best business decision flippers & developers could do. I've only worked with one flipper for more than one project. All the others were one-offs and they disappeared. A lot of them didn't want to listen to sound advice from me, the person they hired, and projects went left and failed. 

Some of the best information in connecting with that Architect is their knowledge of the locale and areas which are the easiest to get permits and start work quickly. Then you could just go straight to those locations to search for deals. But even more important is the knowledge of where to avoid at all costs since the timeline is too long to work. 

Some strategies: 

1. I have a way to cut down time and keep projects on track but adds the most risk. Piggybacking off Peter's number 1 point- get the design team (architect and engineer) engaged as early as possible and let them get construction documents/drawings going as soon as you're sure of the deal going through. I know that's hard to say since in real estate a lot can happen overnight. That's where the risk comes in. If you play your cards right, you can have the permit submission package ready for submission the week after Closing. Hard to do but not impossible.

2. Don't try to short change the design team's fee when their expertise could get you out of a pickle and/or help immensely to speed up the process. If they are fully part of the process and seen as a valued part, they generally will work better.

3. Offer the design team a piece of the equity OR pay a premium as incentive to keep to an established timeline (that is within their control). Example: "When comments come back from the City, Architect/Engineer will review, revise and resubmit within ______ business days."  

What part of NY are you searching/working out of? 

Hello @Hanan K. (And @Ian Perez) 

I just wanted to chime in as a local Architect covering Westchester County. You will find few Contractors in Westchester that are willing to take on 203k projects. It's a time consuming process and is front loaded by the Contractor until the payment draws can be requested from the bank. Contractors typically do not want to work this way. They will put a surcharge on 203k projects for this reason or just refuse to work on them. There's plenty of work in the area too, so it affects their eagerness to work on 203k loan projects.  

Additionally, I STRONGLY advise that you have an Architect (or possibly an Engineer) on board BEFORE you close to be your knowledge base for the project if you are 1.) Inexperienced with construction/renovations and/or 2.) your renovation is more than about $75k and/or 3.) your scope of work is very complex and/or involves a lot of changes (layout, rooms, addition, structural concerns, etc.). In these circumstances, you will need to file for permits (and the bank will want everything legally done so the ARV will be on record). Therefore in NY state you will need an Architect to complete the construction documents and drawings for that permit filing anyway.

Oftentimes, the 203k loan officer and assigned Construction specialist are high-level generalist and do not know the local region, regulations and processes. This could spell out trouble as you go through the process. A lot slips through the cracks unfortunately and you could be left with serious issues. It is better to have your own advisement. Plus the cost for an Architect can be a line item on the Loan itself. Trust me. You don't know what you don't know. 

All the best with your searches. Sorry, I can't recommend someone. Feel free to reach out if you see the need for professional assistance with your project. We can talk in more detail. Thanks!  

Hello @Tiffany Alfaro

Fellow Westchester resident here as well. My firm's office is based out of Yonkers also. 

Welcome!  

Plenty of resources here to get familiar with to gain insight on your REI journey.

Quote from @Fahima Hilal:

Quote from @Jared W Smith:

Quote from @Fahima Hilal:

Quote from @Colin L.:

Quote from @Fahima Hilal:

Quote from @Chris Seveney:

@Fahima Hilal

Why is your architect refusing to do it? There has to be a reason why they will not do it ?

 Just wants more money 

 So they should work for free?

Not at all-Just deliver what he took money for -Plans for an efficient functioning of the building. They are the experts-thats why we pay them through our nose -more than 25 K -and he refuses to modify a mistake he made that was pointed to by the contractor

As many have attested to in this thread (Architects included), typically Architects do not do plumbing drawings. They are not experts in plumbing. If they do complete them, it's probably very basic, not taking what your contractor is now advising you into consideration. Therefore it's quite normal for a design change to be an additional service fee. 

Seems like you are just complaining about what you didn't understand from the beginning, in relaying what you wanted, but now expect it revised to. Two options- pay the Architect to make revisions or hire a Plumbing Engineer to create plumbing drawings. The latter will probably be more costly.  

It wasn’t a detailed plumbing drawing- he had shown one line going to all units while the contractor pointed out that it is better to show individual lines to each unit as repairs and maintenance are easier. and some towns even require it .  I paid him 15k AFTER paying another architect , just because the town insisted I hire him. In my understanding that’s even illegal and I should not even had to have hired him had the town not been corrupt . I already had all I needed to build 

I fully understand what you are saying, however this was not relayed to the Architect at the onset when the documents were created, therefore it's a change. As mentioned, you should have had a Plumbing Engineer from start.  

Nevertheless, you've now added some more context to the issue in that you've paid two separate Architects and have issues with the Town which is beyond the scope of this thread, nor could anyone else know this was occurring. This is the driver for the tone of this tread. This is no longer an "Architect problem" per sae but a Town problem. Also, you are throwing the word Architect around a lot. If a licensed Architect is necessary, that could be the disconnect if your first "Architect" was not licensed. Just an idea.  

The options have been given. Choose one and go from there. All the best on your project.   

Quote from @William Hutch:

That’s a well written response Jared! Too many people complain about architects without knowing that we can’t know everything about everything.

 Bingo!