faqs - residential projects

GENERAL
Why hire an architect?
This is a good place to start: https://www.aiadc.com/page/why-hire-architect. Note that we do things in a slightly different order from what they describe in Six Steps Toward Building Your Dream, but the overall concepts are solid. 

FEES/COSTS
How do you determine your fees? 
Our services are typically in two phases:
1) Phase I includes preparing concept designs, getting preliminary pricing, and helping you select a contractor with whom to work. The fee for this phase is typically hourly, with an estimated maximum. Each client is a little different in terms of being able to understand drawings, articulate their likes/dislikes, their ability to make decisions, etc., so billing hourly allows us flexibility as we get to know you. As a general rule of thumb, this phase typically costs $5,000 to $10,000 for a typical residential project. 

2) Phase II includes preparing permit/construction drawings, getting a permit, and construction administration. The fee for this phase is typically a fixed fee for the scope of work you choose to undertake at the end of Phase I. With the concept design options and pricing information obtained in Phase I, you should have enough information to firm up the scope of work you want to build. Once that’s confirmed, we then provide a fixed fee for Phase II. 

If it’s a fixed fee, does that mean the fee is fixed no matter what happens?
The fixed fee is fixed for the scope of work you chose to permit and build at the end of Phase I. If, for example, we run into a hidden condition that requires extra problem-solving from us, you want to change or add to the project, or you switch contractors after the project starts, that’s a scope change; we’re entitled to adjust our fee commensurate with the additional work required. We prefer not to charge our clients more money, so often will accommodate small issues at no extra charge, but, to be on the safe side, we encourage you to have a contingency of 5-10% of the construction cost to allow for these situations. 

How often do you bill?
We bill monthly on the work completed to date. In Phase I, depending on how quickly you'd like to move, that’s typically a few thousand dollars a month. In Phase II, the first month or two is usually up to 40% of the overall fee as that’s when we’re heavy into preparing permit drawings. Once those drawings are submitted, our fees get back down into the few thousand dollars a month range, spread out over the length of construction. 

Can you provide just concept designs?
Typically, when clients come to us, they’re interested in renovating or new construction, not just getting design ideas. Occasionally, they’re not quite ready to build or they need to delay construction for some reason, so it's fine to stop working with us at that point—we can pick up where we left off whenever you’re ready.

Can you provide just permit drawings?
No, if you hire us to provide permit drawings, we require that we’re involved through construction. That’s the only way to manage risk, both the one we take by putting our name on the set and the one you take by hiring a contractor to execute our design.

Why do you want to be involved throughout construction?
While drawings and specifications go a long way in conveying scope and intent, they don’t convey every possible situation—that would be overly time-consuming and cost-prohibitive for everyone. Our involvement through construction is the best way to mitigate both of these risks, as well as to ensure the building process goes more smoothly. Not only do we help answer questions and solve problems that arise, but this is when we do the lion’s share of working with you to select finishes, fixtures, and materials. 

PROCESS
I’ve never worked with an architect before—what should I expect?
This is a new experience for most of our clients and, frankly, it requires a leap of faith—so, congratulations on being so brave! We’ve shared a lot of what to expect on our website and within these questions, but every project is different, so there’s no way we can tell any client exactly how their project will go. 

That said, not only are we trained in the art of design and construction, but we have over 60 combined years of managing projects and turning ideas into realities. We’ve completed dozens of projects and have many happy clients, so even if you don’t fully understand how this will work, hopefully knowing that will give you the confidence to keep moving forward. We’ll explain to you the steps we’ll be taking along the way, but always encourage you to ask if you have any questions or concerns. 

Also, be aware that every project will have glitches; construction has a lot of moving parts and a number of entities involved, so no one person can control every piece at any given moment. It really helps to understand that and approach the process with some flexibility. The clients that do best are those that trust the process; even when things go a little sideways, they have faith that we’ll help them get back on track and it will all turn out well. 

Will you help me select appliances, finishes, etc.?
Yes! When designing, we’re always thinking about how a space will be used, what furnishings might fit, and how the overall space will feel, while simultaneously working to understand your needs and taste. For us, all these things go hand in hand, so we’ll design not only the space, but help you select everything that goes in it, including plumbing fixtures, light fixtures, doors, windows, flooring, tile, paint colors, cabinets, cabinet hardware…we can even help with furniture, area rugs, and art.

Selecting these things can be overwhelming, especially in the context of a construction schedule, but we’ll coordinate this process and make sure you stay on track. We work closely with you to select everything, then send all the specifications to the contractor so he/she may order in a timely fashion so products arrive on site when needed.

What if I want to purchase something myself?
We recommend that clients allow the contractor to purchase most materials and products on their behalf, for a couple reasons:

  • When a contractor orders a material or product on your behalf, he/she takes on the responsibility for making sure that item will fit/work in your project and arrive when needed. He/she also deals with any issues related to delays, missing parts, or damage during shipping.

  • Contractors typically get better pricing than retail clients. Yes, they do add overhead and profit to these things, but that markup doesn’t just line their pockets—you’re paying them to take on the responsibility of ordering and securing these things so you don’t have to worry about it and the project goes smoothly. Overall, the percentage you pay the contractor is offset by the discounts they typically get.

  • Occasionally there are products the homeowners want to purchase themselves (appliances, for example). In this case, we strongly urge you to let us review anything you’re considering so we and the contractor can make sure it will work. If you purchase something that wasn't vetted, you run the risk of it not fitting as you’d hoped.

CONSTRUCTION
What if I don’t know any contractors?
Most of our clients don’t know any contractors, so we’re happy to introduce you to a couple as part of Phase I. 

How do you know and choose these contractors?
Since opening our firm in 2003, we’ve met and worked with numerous contractors over the years. We view the contractor as a critical part of the team, which also includes you and us, so we look for people who buy into that idea—that working as a team is the best way to get a project done well. In addition to being able to provide quality construction, we value people with good communication skills who are responsive, organized, and not afraid to ask questions or have the occasional hard conversation. We look for people who are open, honest problem-solvers and who genuinely enjoy their work. 

Will I get three bids on my project?
No, we typically ask two contractors to provide pricing on any project. The concept of three bids is predicated on the idea that bidding will solicit the most competitive numbers and the client will choose the lowest one—we don’t think that’s a good way to choose a contractor for an architectural project, for a few reasons:

  • This is your home, which will be torn apart, and these people will be in your space for an extended period of time, so you need someone you can trust and can stand having around for awhile. While cost will be a factor, we don’t want it to be the only factor in your choice.

  • The bidding process doesn’t allow us to control where the contractor cuts costs. Choosing a contractor you like and working with them to value engineer the project is a much better way to manage costs.

  • These are typically people we’ve worked with before, so we select them based on who we think will be a good fit for your particular project.

  • These contractors are of a quality level that they don’t do competitive bids. They participate in this process with us because they know we limit it to two contractors per project, so they always have a 50% chance of getting the project. They also know that if they lowball the preliminary price, then costs increase without explanation when they do their final contract, we will likely find another contractor at that point (i.e. we hold them accountable to their preliminary prices).

What if I want to work with a contractor I already know? 
We welcome adding new contractors to our pool of project partners. If you have someone you like or has been referred to you, as long as they’re licensed in the jurisdiction in which the work is taking place, we’re happy to talk to them and see if they’d like to work within the structure we’ve set up. In most cases, good contractors prefer working with architects as we make their lives easier by streamlining communication and providing them with clear designs and project information. If for some reason, they don’t want to or don’t seem like a good fit, we’ll talk to you about it and provide other options for you. 

Should we plan to move out during construction?
Early on, we’ll discuss with you whether you can live in your house during construction or if it’s better to move out. In some cases, it’s obvious (if you won’t have a kitchen or bathroom for months at a time); in others, it’s a little more gray. Things to consider:

  • To prevent mess and damage, it’s ideal to cover and seal off as many rooms and items as possible. If you’re living in the house, this is harder to do.

  • During demolition, noxious dust is kicked up and gets everywhere. Depending on the age of the house, there may be lead issues and you don’t want anyone exposed to this. Even when contractors are sensitive, you will be living in a mess.

  • Construction is noisy.

  • Construction is disruptive due to all the people coming and going, as well as the occasional services needing to be turned off.

  • The project can go more quickly when no one is living in the house as the contractors doesn’t need to spend as much time cleaning up so you’re comfortable (ish).

That said, as most people don’t have convenient other options, all this has to be considered in the larger context.

  • Will you lose access to your kitchen or only bathroom? If not, it’s a little easier as eating and using the bathroom are bare necessities.

  • Will you be working from home? Will your kids be schooling from home (or not yet school age)?

  • How difficult will it be to find another place to live?

  • How long would you need to stay in another place?

  • How disaffected will the mess and noise make you?

Each client and each project are a little different, so we’ll discuss with you the pros and cons of staying vs. relocating temporarily. (Having lived through construction with three young kids ourselves, we STRONGLY urge families to move out. We made it through, but we wouldn’t go through that again!)

What should I expect during construction?
Once construction is under way, we typically set up a standing weekly meeting time. This is an opportunity for you, the contractor, and us to meet on site on a regular basis and touch base on how things are going. We can all see what’s happening, get updates, and ask any questions we may have. We don't usually have to meet every single week, but getting these meetings on the calendar in advance saves us all the hassle of having to schedule when a meeting is necessary. We typically defer to the contractor to make the decision, but we can certainly meet if you have particular questions or concerns.