All Forum Posts by: Mike Garrett

@Kim Knaust @Ron Daugherty has it on the nose! The scope of work should be defined by you (or your architect/ designer) and the overhead and profit can be negotiated (mind you will get shoddy work if you negotiate down too much). The schedule terms (as in the project taking twice as long as agreed upon) can be given penalties in the construction contract (talk to your lawyer). The standard AIA contract allows us to use monetary penalties, i.e. $5,000 a week (spelled out and agreed upon by both parties lawyers in negotiation). This will protect you from job overruns that have no basis on original scope of work tasks (mind that if you change the scope of work there is a change in the schedule associated with that). All change orders, in both design and construction, are changes to the original contract, and are fully negotiable.

There are many ways to do this. The key is figuring out what the design concept is that you are going for for the house. Is it an open space plan? Or are you trying to maximize storage and create highly functional spaces. (@Chris Purcell the minimum head heights are 80" (6'-8"), but mind you that is from the standing point at the toilet) Currently the trend is for open space, but we are quickly finding that no storage results in a lot of clutter. Here is a concept that I have put together that works for the storage Idea while providing visual interest to the kitchen (mind you that this is a 3 level house with the garage below, but I think you can get the idea).

@Justine M. This is a great example of a devastating shift in the architectural world as of late. It used to be that the architect did the building and the landscape architect did the site. The industry has gotten more complex and now there are interiors people, exteriors people, and numerous engineers beyond what would be expected as civil, structural, and MEP. 

Another aspect I see is that there are commercial architects and residential architects. These really are different skill sets (as I am sure know from your experience in commercial). The interview with the architect (or contractor in good turn) is the time and place to have them show you the work that is to be expected and walk you through their process. Consider the following questions:

What kinds of preliminary investigation report do you need to begin design: geotechnical report, wetland biologist report, ALTA survey, title report, etc?

What does the design process look like in your office? (we all have the following phases: schematic design, design development, construction documents, bidding and negotiation, construction administration- you want to know timelines and deliverables)

Do you engage with contractors to provide preliminary construction estimates for your designs? At what phases? (you want the first one after the schematic phase- granted it is super rough, but you will know if you are in the cost per square foot ballpark)

What process do you usually use to find a contractor for a project like this? (architects call this phase procurement or bidding and negotiation)

What is the biggest value that your firm brings to my project?

Do you currently have the capacity to take on a project like this?

How long would the design phase of a project like this take?

Will you put together a proposal that outlines what you provide in each phase, the deliverables, and the cost per phase as well as a total for the project?

I hope this is helpful for you, but I certainly think that the architect should be providing the elevation design that suits your wants and needs as a client. This should be completed in schematic design (the beginning of the project).

I agree with @Jon Crosby the % of square footage for the accessory dwelling unit *(ADU) is the easy way. If you are concerned of the difference of value between the existing structure and the new ADU, then the proposed LLC could hire an appraiser for only the ADU and then subtract that from the overall appraisal for the property (as long as the appraisal is also 3rd party and not county). You could also derive a percentage from this approach.

@Bart H. At the firm I work for we simply take 2 people on site with a laser and a tape measure. For larger jobs we generally send out a As-Built company to take the measurements and produce the drawings. In our industry they are more cost effective most of the time. Google your area and go talk to them if you would like to learn more. 

Part of the reason for this is it is expensive to have a couple architects on site for a few hours just to take measurements, and part of it has to do with us being able to rely on the expertise of the other trades.

I agree with @Shaun C. the 3D scanners are very expensive ($8,000-15,000+) just to purchase and they are not a straight to 3D systems. Someone needs to tell them where the lines are to the rooms. The systems work by taking a series of points (thousands of them) but then a trained engineer needs to go through the file and coordinate it. 

If you are a company providing as-builts in the realm of 500- 1000 per year then it is worth it. Otherwise grab the tape, camera and a partner n hop to it!

Being that it is more than likely brick veneer, I would also look into the possible water damage that could be present behind the brick. It can be especially damaging to the the sole plate (board the wall studs rest on) of the wall.

@Phil D. That's a tricky question. Obviously, if I say that flooring will be $2.75/ sf for the area and you put in Italian Marble at $25.50/ sf the final cost will be many times higher than my permit estimate. However, the permit intake technicians are pretty keen to spotting valuations that are on the extremes, say a 1,500 sf addition valued at $15k. So the permit fees are based on the cost of construction without the finishes (or an assumed average for the building type). However, if you remove the finishes from your final cost, then the valuation would be really pretty close, within 5-10%. Since renovations are almost all finish work, I prefer to have the bid from the contractor to show the low valuation of construction without finishes.

Hey @Rebecca Baggett, I have a few things that you can ask the potential team members (the city is your team member as well) so that you can be sure that you have the right team assembled.  As far as the city is concerned ask:

What contractors can pull their own permits (called deferred submittals) electrical, mechanical, plumbing?

Is this a over the counter review? 

Do you have a process for pre-application meetings? What is the cost/ process?

Can we do preliminary work prior to the permit (any demo or framing of walls)?

What does the inspection process look like?

As far as your design team (I would hire an architect but understand that a house designer is less expensive- but there may be more information left out of the plans) ask:

What kinds of preliminary investigation report do you need to begin design: geotechnical report, wetland biologist report, ALTA survey, title report, etc?

What does the design process look like in your office? (we all have the following phases: schematic design, design development, construction documents, bidding and negotiation, construction administration- you want to know timelines and deliverables)

Do you engage with contractors to provide preliminary construction estimates for your designs? At what phases? (you want the first one after the schematic phase- granted it is super rough, but you will know if you are in the cost per square foot ballpark)

What process do you usually use to find a contractor for a project like this? (architects call this phase procurement or bidding and negotiation)

What is the biggest value that your firm brings to my project?

Do you currently have the capacity to take on a project like this?

How long would the design phase of a project like this take?

Will you put together a proposal that outlines what you provide in each phase, the deliverables, and the cost per phase as well as a total for the project?

Best of luck on this!

Find an owners rep/ project manager to help walk you through this process. Having a team member that knows how this process works will protect you from what can go wrong throughout the project. A good project manager will be ahead of the architect, jurisdiction, and GC as the project progresses, and will be able to give you solid advice regarding the right questions to ask. Try to find someone who charges a fixed fee (aligns them with your interests and not hiking up the cost of the project) and ask them to walk you through their process (it should involve milestones throughout the project, a communication plan, and a schedule at the very least).