All Forum Posts by: Nick Marrs

RME Structural Engineers Affordable licensed full-service Structural Engineers providing services throughout California.
-Single Family
-Multi Family
-Commercial
-Institutional
-Seismic Retrofits and Tenant Improvements
-Soft Story -ADUs -Civil, Architectural, Mechanical, Electrical, Plumbing, and Title 24 design services available as well

We are committed to providing efficient structural design. We use state-of-the art computer software to optimize structural member sizes & provide the most economical designs. We take pride in responding to Owner, Architect, & Contractor issues in a timely manner to deliver the project according to schedule.

Contact Nick for inquiries and free quotes.

3810 Pacific Coast Hwy #101

Torrance, CA 90505

(310) 844-0940

[email protected]

www.rmestructural.com

license info: C83398

RME Structural Engineers Affordable licensed full-service Structural Engineers providing services throughout California.
-Single Family
-Multi Family
-Commercial
-Institutional
-Seismic Retrofits and Tenant Improvements
-Soft Story -ADUs -Civil, Architectural, Mechanical, Electrical, Plumbing, and Title 24 design services available as well

We are committed to providing efficient structural design. We use state-of-the art computer software to optimize structural member sizes & provide the most economical designs. We take pride in responding to Owner, Architect, & Contractor issues in a timely manner to deliver the project according to schedule.

Contact Nick for inquiries and free quotes.

3810 Pacific Coast Hwy #101

Torrance, CA 90505

(310) 844-0940

[email protected]

www.rmestructural.com

license info: C83398

Milad,

I would recommend driving around town, looking for active construction projects similar to yours, and see who is the contractor (they often have the sign up on the construction site). There is often the project architect's or structural engineer's sign on the fence as well, and you can call them up and ask how it is working with the contractor.

If you are just starting to develop your property, you can start with the architect or engineer and they can recommend contractors they've worked with before and had a great experience with.  Ultimately you want people with demonstrated experience on your particular project type.

Milad, I agree with @Josh Cuthbertson. How big is your development? It probably makes sense to stick with design-build for larger projects, but for smaller developments design-bid-build probably makes more sense.  There are  many more firms that offer services via design-bid-build so competition would be greater.  With design-build the process goes much faster, construction starts sooner, and design is still being completed while under construction.  Design decisions are made faster and there is less back-and-forth waste.  I've worked on design-build hospital projects that made a huge difference (hospitals are often the most time-consuming developments with the most red-tape).  Most developments on the residenital and commercial side (such as high end single family, multi-family, and hotels) are design-bid-build for the primary structure/design with deferred submittals for the secondary structure (stairs, building enclosure, etc). Feel free to PM me if you have any specific questions -- I am a structural engineer in Los Angeles. Best of luck with you project!

Glenn,

Sounds like the consulant doing the interior design or septic design would be similar to the architect or engineer.

They are probably less likely to carry the professional liability insurance than the architect/engineer, but likely at least have General Liability insurance.  Designing a septic system does pose some risk so they may carry the professional liability. It never hurts to ask. I would get a quote from at least 2 designers and see if either one of them carry insurance.

Tammy, I'm a structural engineer in Los Angeles.  I agree with @Greg Dickerson you first need to talk with the city and see what they require.  You will probably need to get conceptual approval/entitlement for the size of development you want to do and will work out all the utility requirements with the city during the process. It's hard to even put a preliminary cost on the development until you at least get through the conceptual stage. Feel free to Private Message me if you would like some help with getting started on the conceptual design.

Nathan, If you just want to stick to small-scale (single story single family residence) non-custom homes then you don't need an Architect's license. I'm a structural engineer and work with plenty of non-licensed designers. I stamp their drawings when required and together we get the job done for a much better price. If you are going for anything bigger than a single family I would recommend partnering up with a licensed architect -- their design expertise and at least stamp would be needed. The most profitable projects for architects and engineers at least in LA tends to be in high-end custom homes and multi-families.

BTW, out here in California the design team usually makes about 15% of total construction cost.  The Contractor makes about 25% profit from the total construction cost.  These ratios vary greatly on size of project, etc.

Have you looked into your local building code for zoning and any incentives that would maximize your square feet and number of units? In general, the bigger you build and the more modular/repeatable the design, the less expensive per SF.  Most of the cost is in the finishes, so if you are trying to cut costs that is where most of your effort in bargain shopping for materials should go. Under-ground garages are expensive due to excavation and shoring required, but above-land garages are pretty inexpensive since there's no/minimal finishes (just structure). In terms of being the GC, you want to control the concrete/rebar and wood framing as these are the biggest ways to save. The other trades you can sub-out without too much oversight. The architect will blow up your budget with his finishes more than the structural engineer will by over-designing the structure. I'm a structural engineer and know the above from experience.

I'm a structural engineer. Industry standard is to carry $1,000,000 professional & general liability policies (they're not required, but almost every professional qualified to design your home will carry it). I would also check to make sure they're licensed (the engineer/architect should provide this at your request, but you can also look it up online). In most states you only need either a licensed Engineer OR Architect to stamp your plans (not both) so if you are trying to save money you could hire the structural engineer as your licensed design professional and have a less expensive designer work on all the other and have the engineer stamp those sheets if required.  For larger jobs (bigger than a single family) I would recommend getting a licensed Architect and Engineer for each trade (it's worth the extra cost).  Beware of contractors out there who say you don't need a permit or say they will handle everything and never get you stamped drawings / a permit -- many times they won't bother getting the permit and just build.  You get what you pay for. General Contractors are required to be licensed and bonded/insured -- you should certainly ask for both from the General Contractor. No need to send a W-9 unless you are paying for their services as a company on a sub-contractural basis (i.e. you are the GC and you are sub-contracting their services).