So you are ready to embark on a construction project. Your first reaction is to call a contractor and get some verbal estimates based on sketchy drawings you did yourself. STOP! It has been my experience that this approach can lead to misguided information and inaccurate budgets estimates. Remember these first steps may be what you base a loan or budget amount. You don't want to be wrong and borrow too little or too much.
Interview licensed architects! Three if possible to get a good range of fees and services. Architects should provide the following services (if their firm is experienced and well rounded):
Zoning and Site Analysis:
This step tells you how much building you are allowed on the property, where it has to be located on the property, what it can be used for and how much parking is required to name a few.
Programming & Preliminary Design:
Using the results from the Zoning Analysis this step provides design sketches based on your needs and budget. The drawings should include floor plans and perhaps one elevation (to scale) to name a few.
You may be asked to write a program of your needs i.e. How many bedrooms/bathrooms etc.
Design Development:
Once Preliminary Design is approved (by you) the next step is to finalize the design process. Room and building dimensions,door swings, locations of windows, interior finishes and a variety of the building's systems that are relevant to the design ie. HVAC, Elect, Mechanical Equipment. Some architects limit these meetings and then charge you if you go over the allotted amount. Be sure this is defined in the written contract.
Construction Documents:
These are the drawings that address both local and state codes,provide detailed dimensions and specifications, detailed drawings for the contractor to bid the job and get building permits.
Correspondence throughout the process:
There is always the need for correspondence between the architect,contractor,building department and sometimes the trades. You should ask the architect how he/she charges for these items.
Expediting:
All jobs require building department filing,permits and certificate of occupancy. Ask your architect what services he/she provides relating to this step.
FEES:
Architects charge basically three ways:
1. Percentage of Construction Cost 2. Lump Sum 3. Hourly Rate.
1. Percentage of Construction (usually 6%-10% on residential and 10%-13% on commercial) is calculated by establishing a preliminary budget at the beginning based on squarefoot construction/finishes/demolition/stuctural changes etc... The percentage is taken from that number. So if you estimated preliminary budget is $100,000 the architect's fee would be about $7,000. Be sure the architect outlines, in a written proposal, what is and isn't included. Be sure he/she breakdown the hourly rate beyond what is included in the percentage.
2. Lump Sum:
This is when the architect gives you a lump sum fee based on his/her experience with your building type. I am not comfortable with this unless a guarantee is provided or a "not to exceed" promise in writing. It has been my experience that owners become frustrated with extra charges from the architect.
3. Hourly Rate:
Architects may estimate how many hours they think the project will occupy their office and give you a list of charges relating to the hourly rates of the Principal, Project Architect, Draftsman, Administration.
Once again you may want to get a "not to exceed" clause in this type of contract.
Once you have this information, IN WRITING, with proof of insurance, license (in your state) and a solid look at a port folio and/or website, it is time to ask for a reference list and phone numbers. You must feel comfortable with your architect. He/She will ทาวน์โฮมมือสอง spend many months, and sometimes years, with you depending on the complexity of your project.
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