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Please read the other FAQs/ guides in this series:
At Gerard Lee Architects, we believe that educating our clients results in a better project experience for everyone involved.
While a developer, public or educational entity may have experience in having buildings built or renovated, for many residential clients,
it's probably their first time ever.
Therefore we set up this page to give them a generic idea about what to expect. It is not comprehensive and in no way complete.
As we said, it's just a guide, that attempts to give the residential client an idea of what to expect.
Obviously this is intended for the custom single family residential client or a homeowner intending to remodel or add to their existing home.
It's uncharted territory for many people, and we hope this at least gives them an idea of what to expect.
For many people, remodeling a home or having an addition put in, let alone a new custom designed residence is probably the biggest financial undertaking of their lives (apart from buying the home). It is a scary proposition to take on if you have very little or no prior experience.
First things
First thing to consider is why you have decided to do it at all.
In the case of a remodel or addition, where there already is a heavy investment in obtaining the property,
either the existing home may not be entirely what you want or need, the family has grown and more space is necessary or
it could be about updating features or having spaces where you can relax and or entertain guests.
When it is a custom single family residence, there maybe an empty lot you own or an existing house that does not meet your needs
or is a bad investment and a newer residence will be a better fit for that particular community.
Or a desire to have a signature home that is designed around your needs, reflects your personality, is a one of a kind and
reflects your vision of what a home should be.
Again, many reasons.
Starting the project
Once you know why you want to embark on this project, you probably have tons of questions as to how to get to the finish product.
You may choose to work with an architect, designer or contractor to fulfill your dreams. We won't discuss the
pros and cons of choosing any of the above to design your project. It depends on what your preferences are and is entirely your choice.
The American Institute of Architects (www.aia.org) has a guide on how to select an architect and how to work with them.
So we will avoid repeating the same information as much as possible, although we do have an FAQ covering that.
For us at Gerard Lee Architects, we feel that developing long term relationships is more important that any short term profit that maybe gained
by taking on projects where the client does not have a firm grasp of all the facts.
Even if it means losing a client or project because they may not like what they hear, we think it's better to have all our cards on the table, be honest
and provide a reality check whenever a situation calls for it. A well educated client tends to be a happy client and for the most part
a repeat client.
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The Design process
So, what should you expect out of a project?
Well for the most part, a design project is normally broken into different design phases.
Designing a building takes time and a lot
of careful planning. These phases are listed below.
Depending on the size and complexity of the project, in some cases (smaller projects) these phases tend to be rolled together or because of time limitations, be shortened into one design phase. So it's probably a good idea to be aware of these phases but be flexible in it's implementation.
Conceptual Design is where the architect listens to the client and working with them develops one or more initial designs.
Probably in a sketch format. It's where the needs of the client are in turn translated into designs.
It is a good way to test ideas and concepts.
Schematic Design (SD):
Depending on the feedback and how these designs were received by the client, these initial ideas may be further developed in
schematic design.
Normally the best ideas are combined into a single design during schematics and developed.
During schematics is when the drawings are developed to show what most people understand as plans, elevations and sections.
Physical models
or computer generated models may be used to help the client understand the design.
Depending on the location of the project, some local jurisdictions will probably require a design review.
If you are adding square footage or
a second floor, doors or windows,
it is highly likely you will have to have the project reviewed by the planning department or design review board.
A new home will probably
be required to be reviewed. Again this depends on
your local jurisdiction. Zoning should be considered. A rule of thumb is; if it affects structure, plumbing or mechanical
(HVAC or your heating
or airconditioning equipment), it will
probably need a permit.
You can find out by checking their requirements on the web, or calling them. The architect can research the requirements
for clients who would
prefer not to have to do it themselves.
It's probably a good idea to at least talk to a building official before too much work is done. Based on their comments,
the architect may
have to change scope,
materials, design elements etc. Again, this depends on the requirements a city or county may have. Sometimes in remote areas,
you maybe requested
to have fire sprinklers installed.
Again, these are just examples and it's best to have an understanding of these requirements early on.
Design Development (DD):
After the schematic designs (SD) are approved by the client, typically the next stage is design development.
On larger projects this is
where the architect takes the time to fully flesh out a design, to consider different materials and to understand
how to put the building
together.
Especially important if the client is going after an advant garde or cutting edge design.
During this phase, an architect may develop what are called Wall sections.
Literally a section through a wall assembly to help them understand how all the materials will be installed.
It also serves as an avenue to reasearch and
cartoon out the construction details that are needed. A color/ materials board is put together for the client to help them
understand the finishes in the building.
Preliminary, material, finish, door and window schedules are created. Some initial details will be generated.
At this point, it's a good idea to obtain cost estimates
or on smaller projects, preliminary numbers from a contractor. This helps everyone in the design process understand where the
project stands in regards it's budget.
It's best to make any changes in a building's design before the start of construction documents. Once design development ends,
it becomes very difficult to incorporate changes.
Think of it as going to a restaurant and ordering a meal. You place an order and the chefs start preparing the ingredients.
While it's best to tell them ahead of time
what you want, changing your mind in some restaurants is permissible as long as they haven't started cooking yet.
Once all those ingredients are in the pan, you can be sure the restaurant will charge you for it. Adding or changing anything
in that meal, as you can see will be difficult.
It's not impossible and a good chef can adjust for it. But since it's not in the menu, they will charge for the extras as well
as the original meal.
That analogy to a restaurant would be similar to an architect's extra services once changes are made after design development
has been approved.
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Construction Documents (CD):
Completion of design development (DD) means the begining of construction documents.
These are where the details of how everything goes together is drawn.
Window and door penetrations, roof details etc. Depending on the type and complexity of the project, this normally
drives the amount of
documentation needed.
Some jurisdictions may require that a permit set of drawings be issued for review prior to construction.
They will review the set for building
code requirements and obviously structural requirments. During the start of the project or as it progresses,
the architect will typically
tell the client which additional consultants maybe needed on the project. I.e structural, mechanical, plumbing, civil,
electrical, landscaping. Not all projects will need these services (Size and complexity are driving factors). I.e. a desire
for a home theater will likely require an acoustic consultant and home theater specialist.
Once construction documents (CDs) are complete or close to completion, the architect can help the client bid
the project with contractors.
Some clients may have a contractor they wish to work with or will prefer to bid the project on their own.
The purpose of the bid is to obtain pricing on the scope of the project. Some clients will base the winning bid on the
lowest bid or purely
on a perception that a good working relationship can be obtained with a particular bidder. At times an architect may make
recommendations.
However the bid process is carried out, the architect still needs to prepare a "Bid Set" of documents.
A bid set is not necessarily 100% CDs.
100% CDs is what are normally refered to as the final drawings. These are what the contractor will use to build and the final
building permit will be based on.
Construction administration (CA):
is a process whereby the architect can help the client administer the construction
contract.
Many residential clients tend to forgo the architects services during this process to save money. However it should be noted that
the architect works for the client to maintain the quality of the project and to ensure what is built is true to the design and
documentation.
After all the architect acts as an agent for the client and is not a vendor, which a contractor technically is.
The architect has worked with you on the design and would very much like to see that it is built according to the intent of
the design.
If a contractor suggest that a material be substituted for another, how would the client know if the product is equal,
has a cost savings to them or if it maybe totally disastrous for the design or vice versa?
What we have describe above is a very short summarized version of a residential project. Obviously no two projects are the same
and different
architects may choose to deliver a project differently. Most times it depends on the project budget and what a client expects.
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Things to consider
Typically, you probably will have to provide a soils report to the architect.
Especially if you are adding square footage, a floor or do anything that requires new foundation work.
Check with your local building department.
If you have a site plan, supply it to your architect (site plans are normally required for the permit review).
They can probably obtain it from the building department but it has cost implications. Get a site survey completed by a surveyor
if you are planning on adding to your home
or doing any type of work beyond the existing boundary of your home.
Actually, you should be aware that planning reviews, building permits and other agency related requirements have fees associated
with them
and it can come as a big surprise if you do not factor their costs. Different cities have different types of fees and a range in
costs.
You should also factor in design related fees. Many potential clients have a budget for construction but not one for design fees
or permit fees. If you haven't developed a realistic budget for construction, now is the time.
When it comes to procuring the building permit itself, many clients understand that term and may have had one for a new gas
line/ windows etc. Again depending on the local jurisdiction,
either the homeowner/client or contractor can obtain the building permit. Sometimes this occurs after the building construction has been
signed off by the building inspector or if the drawings were comprehensive (normally includes a set or architectural,
structural drawings and calculations), some building
departments will issue a permit prior to construction.
Again it depends on the situation and the local jurisdiction.
Prepare yourself as much as possible or let your design professional walk you through the process.
It all depends on what you want or prefer to do
on your project.
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