All Forum Posts by: Jared W Smith

@Brunno Goncalves How much involvement do you want/need this Architect to have? Does the alteration involve reorganization of walls? Will permits be required with Municipality? I ask all this because in my experience, clients almost always think an architect's involvement is limited to "just drawing up some plans." 

@Henley H. There are many many variables in a price per square foot and it's best to know in great detail what you want/need so your contractor(s) can give you a more accurate estimate. However remember..  "garbage in, garbage out"

I posted this link (HERE) in a very similar post here on BP which may be very helpful: https://www.biggerpockets.com/forums/44/topics/544460-price-per-sq-ft-for-new-construction-in-the-sf-bay-area?highlight_post=3312981&page=1#p3312981

I will be honest @Rome Wells. I am still a newbie in the investing world so I cannot talk to the numbers or appreciation however I have lived in Yonkers for more than 20 years which borders Mt. Vernon. There are certainly areas of that city which I wouldn't be caught in nor would I invest in. Mt. Vernon has it's good part though (better known as Fleetwood or Northside). This property isn't too far from there but I am not very familiar with the vicinity. You might want to canvas the area and do your research (possibly with a native realtor). It may not be the lack of interested tenants but moreover making sure your tenants aren't going to be problematic.     

I would also find out who's the owner of the abandoned neighboring building and reach out to them. The outcome/planned changes or lack thereof may affect your new property. It would be wise to investigate. 

The problem with "price per square foot" cost for construction.. 

[excerpt from here: https://sghomebuilders.com/blog/be-careful-when-comparing-price-per-square-foot/]

"Betty and Braxton are looking for a builder to construct a two story 2,000 sq ft home with finished basement adding an additional 800 sq ft of finished space and a two car garage with 560 sq ft. While searching for price per square foot quotes they received three bids.

Contractor A – Contractor A was a bit busy to break the quote down and gave Betty and Braxton a quote of $160/sq foot of finished space. Betty and Braxton took the total sq footage (2,000 + 800 + 560 = 3,360) and multiplied it by the $160.00 quote for a total price of $537,600.00 (3,360*$160.00).

Contractor B – Contractor B broke the quote down into above grade space and below grade space giving Betty and Braxton a price of $170/sq ft on the above grade and only $55/sq ft for the finished basement. This time Betty and Braxton took the 2,000 sq ft plus the 560 sq ft in the garage since it was above grade (2,560 * $170.00) = $435,200.00 and further added the basement cost of (560 * $55.00) = $30,800.00 for a total of $466,000.00

Contractor C – Contractor C broke the quote down into three areas, above level ($180.00/Sq FT, basement ($55.00/Sq Ft), and for the garage ($27.00/Sq Ft). One more time Better and Braxton did the math ($180.00*2,000 = $360,000.00) + ($55.00*800 = $44,000) + ($27.00*560 = $15,120.00) = $419,120.00

The bottom line is the more details that you can obtain from your contractor up front the better you can understand what it is you are paying for and to be able to better compare quotes."

Do your due diligence and provide the contractor as much information on what you want as you can to get ball park cost. Otherwise their cost are pointless. Like comparing apples to oranges.  

@Chris Miller, I cannot really see the bulge you speak up how ever I have a great deal of experience with masonry and brick. Based on the information you've provided, you have a 3 wythe wall with the outer veneer that has become disconnected from the interior 2 wythes. IF there's deterioration at the joist and separating brick, you may be looking at quite a bit of work to restore the front facade. Depending on the severity, this may very well be the first item needing repair. 

I would advise an engineer still visit the site and provide their professional opinion.  The home inspector is not taking any liability in telling you what they have. You retain a engineer, they're professional liable for the recommendation they give you, therefore they are going to be more thorough and specific. I've dealt with many engineers and they will give you more info than what the home inspector has said. Let your engineer walk you through repair options and cost. 

This sounds very severe. I would not do this work with a tenant in place. The repair itself will be very destructive and could be a few weeks to a couple months to complete depending on your city's inspection process and the level of deterioration encountered when the brick is removed.   

Is the abandoned/incomplete building for sale with 8-unit or a separate property? From your description, I cannot tell. 

Glad to be helpful! 

If that's the case, you could start interviewing architects once you've got an accepted offer but don't actually retain them until you've actually closed and can walk property with them. You don't want them starting on any preliminary design or property research until you are sure it's yours. Also the complexity and property will determine some of their service fees. 

With your limited construction experience, I'd either bring on a construction manager or as I mentioned (and prefer) include administration services with your chosen architect. 

Get a local architect. A set of plans online do not take into account for building codes, zoning or climate of the property. You will still need someone to sign & seal documents for permits if required by your locale. I'd do some research. 

@Account Closed is to get a local architect on-board, and yes as Mike said, contact a few and make sure they deal with single family home renovations. Once you settle on one, they should have contacts for contractors to complete the work. And unless you have some specific style requirements and absolutely need an interior designer, with the help of your architect, you should be able to choose the finishes. This is a rental so I'm assuming you're not going with anything high-end. The more complex to construct or non-standard finishes = more money. 

Working directly with a contractor may be risky, especially if you do not know exactly what you want, need or is required. 

Process with my clients goes: 

1. After selection of architect, work with him/her to get a well thought out scope of work. They can look into any Code, Zoning or Structural issues if necessary. (Depends on complexity) 

2. File plans for permits if necessary. If not, bid your scope of work to at least 3 contractors. 

3. Select contractor and agree on fee in contract. 

4. Contractor(GC) brings necessary trades/subcontractors to project and they all complete the work as detailed from architect. GC is responsible with coordinating his team and their work as well as making sure ordering materials, site safety and clean up just to name a few. 

5. If you are weary of the whole construction process (and not know how complex of a renovation you are looking for), your local architect will usually have construction administration service which basically is overseeing the construction process on your behalf to ensure you get the end result you wanted. 

All in all, if it's minor renovation, tile work, flooring, changing plumbing or lighting fixtures, paint.. Then going straight with a contractor may be fine. Just be sure to be as detailed as possible when putting your scope together. If permits are necessary, I'd enlist an architect to make sure things run smoothly and you don't have headache from Municipalities. 

@Mark Dante Maybe it's your locale, but I find this odd that they've essentially blindsided you with an RFP. Most times if the landlord is fitting out the space, it is well known and the Owner approaches the tenant requesting details on what they'd like done. This is generally minor alterations. However in most circumstances I've seen, the tenant takes the space and completes the fit-out on their own with their own Architect/Engineer & Contractor. 

They are essentially pitting you against other properties for whom will fit-out their space for the cheapest. I'm not sure this should be your responsibility. Furthermore, you are right- without an architect on board you have no idea what all the work will cost nor what or how it should comply. And even further furthermore- if you fit-out the space and something is a noncompliance for the zoning, building code, or ADA/Accessibility, guess who's liable to get sued? You. Most owners don't want to be involved for this reason.  

In my honest opinion, it's their space, they should be responsible for the fit-out and complying with all applicable codes since they and their customers/workers will be utilizing the space.