All Forum Posts by: Nicholas Leone

Hausable looks like the Spokeo of ADUs. I was surprised at how much info Hausable shared but I'd have doubts about its accuracy. Best to go to the website of your local Building/Planning Depts. Or go to the Planning desk. 

Michael - the cost of your renovation is going to depend on the extent of the work. $400-$600/SF is certainly possible for ground-up residential if there are unique attributes to the site such as slope, tight access, no laydown area, etc. I would expect the $600/SF mark is reasonable if you're putting in high-end stone, appliances, finishes etc. You likely wont hit $600/SF with Home Depot & Kohler. 

Dwelling Unit tends to define a unit that provides permanent facilities for one for more people for living, sleeping, eating, cooking, & sanitation. Implies a whole unit and not just a bedroom.

I don't see Individual Dwelling Unit defined in the 2016 CBC. However, if it is for the sake of where to place SD, place them in any location where someone sleeps. I suspect that you may be trying to determine how connected these devices need to be. 

Every city is different on fees. A quick Google search should yield some answers on the fees. 

Yes an architect should be able to identify any code deficiencies that would need to be corrected in your kitchen & bath. Primarily GFCI outlets or water conserving fixtures is what an inspector would look for.

You should be able based on the fact that the ADU is no larger than 50% of the habitable area. You have separate entrances which is key. You'll need to occupy one unit and provide off-street parking.

Not sure what the Park fee is but get ready to pay that. You also need to get Planning approval which would likely require a basic submission of building plans.

As for your question, I'm assuming that the kitchen/bah work was originally unpermitted. The City wants its permit fees and may require plans showing that the as installed conditions meet code.

Best thing to do is call Planning and ask without giving your address.

Good luck!

@Robert C, Great points. Architects need to hear that sort of stuff.

Your Point #1 - Not acceptable. Call your Architect on it the first time and it should go away. Let's him know what standard of work you expect.  If your architect cant track revision requests, it's a good sign that they can't track multiple balls at once.

Point #3 - Fee structure is tough. I'm part of a number of Architect groups and fee structure is always a hot topic. I love it when, as an Architect, my client tells me how they want to structure the fee. It tells me more about what they are looking for and how to meet their expectations. As a client, if I'm being billed hourly by an architect, each line better have sufficient detail to differentiate each task. 3 hours "drafting" isn't acceptable. What did you draft? What problems were resolved? Did you have to coordinate anything across multiple design disciplines?

Point #4 - We're both in the same area - I'd be happy to buy you a beer and explain why the Architects need to own the plans. My deliverables are fully functional PDFs and physical prints when needed. I'm not going to share the Revit file as I've spent hundreds of hours refining my Revit templates over the years. There is no way I'd turn that over to anyone else.  The solution developed over time is that the Architect owns the design and grants a license to the client for that specific project. It's less about who wants credit for a cool cabinet layout and more about not having the architect's design re-used without their permission. Same design used on 5 homes carries 5x the risk for the Architect - the compensation needs to reflect that in a way that fair and equitable.

For most remodel projects discussed on BP, I agree that an Architect is not necessary and can quickly erode a project's profitability. The more complex the project, the more likely an Architect is needed. I liked the internet doctor analogy that someone used. I'm not going to go to a doctor to learn how to apply a band-aid but I do want a doctor when I get the flu.

Does this area require resale inspections? If yes, that is 99% why this stuff got torn out. You're going to need 2 means of egress from the space - windows are not an option as they're probably >44 "over floor. You probably need stairs up to main floor and an exterior staircase.

You can probably do this on your own without an Architect. You'll need to know the codes applicable to this situation. I suggest that you draw it up as best you can, go to building department, and play dumb asking for what you'd need. I say that you should draw as best as possible because my theory is that you'll get better service with better drawings.

Good luck! 

I love Upwork - but have not used for an Architect - just logos and admin work.

I'm speaking as an Architect here - someone whose work is somewhat threatened by the Upwork model. You'll most likely get a good deal by hiring a "designer" from across the country/world. The person you hire will likely not be familiar with your local municipality so expect a number of revisions. You'll want to write your RFP accordingly. If you need to submit plans to your building department, you'll need probably need the plans stamped by a professional licensed in your state. This will be harder to accomplish via Upwork. You will also not find a local architect/engineer who will be willing to stamp plans produced by someone on the other side of the world. Sorry to be a downer but it's reality. In essence, you're going to get what you pay for.

If you're making simple revisions to a rehab you may be able to avoid hiring an architect by sitting down with your contractor and a pad a graph paper and sketching the revisions that you want to make. Many Architects complain about contractors stealing their work by offering these types of design consultations. This may be offered for free with the understanding that you hire that Contractor to do the work. An architect plays an important but not always necessary role. If your project is smaller, you are probably better off working with a local contractor who is familiar with local requirements rather than an Upwork consultant.

Desiree,

Licensed architect here. I can likely help you with both items. I'll send you a direct message...

Never heard of this being required by an inspector. Sounds like you need the original owner to assign the Architect's contract over to you. If that agreement has a clause banning assignment, I would ask the Architect for a letter issuing license to use the plans for the same property to a new owner.