legalization of construction podcast

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When and why to use an architect

What I hoped to do first, was explain when you need an architect, why you should use one and what we do. The first question I usually hear is “ Do I need an architect? The answer is a definite maybe- The analogy I make is to a doctor, sometimes a visit to the drugstore and rest will do the trick, but when you break your arm you don’t want that approach. When you are building something new, or modifying an existing structure-such as moving walls, changing the levels in your building or lot, adding on or moving areas around- the answer is yes. When your putting up shelves or re-doing the color scheme not really.

The next question is “can’t you just stamp the plans I drew and be done with it? “I am certain I know what I need… here….”. please don’t ask us to seal or stamp someone else’s drawing because it is against the law.

Do we need an architect or engineer? The purvey of an architect and engineer overlap in many ways and we often work together on many projects. One may specifically hire an engineer in cases such as : where there are cracks in your foundation-a structural engineer would be retained; where poor drainage appears to create ponding on your site- a civil engineer should be hired; if a building was subject to poor heating- a mechanical engineer would be engaged.

Think for a moment- you may be about to cough up thousands of dollars in construction costs, devote a huge portion of time and effort to a project that you, with little or no related experience is going to design, get the right contractor for, monitor the construction and figure out how to get the different authorities to approve…..it just is unlikely to happen.

Many a builder will say we’ll just do this and it’ll cost that and we’ll have it done by such and such. And the result will generally be what is easy for the builder to build- at a high profit with little consideration as to how it works and what it will look like..

…. There are always questions as to the construction costs, will it be worth it, consider that it cost about $275/sf to build new residential houses here, -vs- $400+/sf to buy in whatever used condition is available-you do the math.

A decent architect comes to your home or office and asks a lot of questions about what your objectives and goals are, what are your current needs, future needs. Are there budget or aesthetic considerations, timing, building and zoning code and schedule implications. They try to look between the lines and interpret what you are saying and with their experience try to understand your priorities. We translate those needs into drawings that we’ll review with you.

The drawings range from the most general-like where the building will be located, what to will be built of, and down to the details such as where the light switch will be located. The drawings should reflect what needs to occur in order to get the project built in a practical, code-worthy, enduring manner that looks great.....

Generally, these drawings need to be edited and refined before actually being built. In a residential project we might start with the basics –layout, orientation and size of the house, then work toward the details- different finishes, flooring, lighting and even furniture, we eventually get into the nitty-gritty-the couples who need to have separate closets because of the husbands’ smelly shoes, or the need for a separate vanity because of the wife’s reckless liquid soap application-al true….. We then develop those preliminary drawings into technical drawings with dimensions and specifications indicating the type of materials to be used by the contractors in building the project and also enable the municipalities to approve or comment on the proposed work.

To help get those approvals, we come to municipal meetings such as zoning board hearings, architectural review board meetings or to the planning board to help you navigate through the approvals and paper trail or we’ll come meet with your landlord or managing agent in an office situation to help you gain the most favorable terms for your lease. Around this time we also help bid the project out to several contractors and help you evaluate their bids –so we know if we are comparing apples to apples….and then help you prepare the actual contract or agreement that is more-pro-owner that any document a contractor would have you sign.

Once the building gets underway, the better architects visit the project frequently and monitor the construction progress and quality, answer contractor questions and help advise the Owner as to contractor payments and changes that may be required due to address hidden conditions, code changes, changes in design , substitutions or whatever.

Often we will shop or go to different showrooms with clients to help them choose different finishes, equipment or fixtures for their home or office.

At the end of the project, we help prepare a “punchlist” whicj identifies remedial or missing work that needs to be completed.

What you can do to be a great client and save yourself money and aggrevation:

I think you’ll agree that you try to give everybody good service, but we are human and some customers get better service. Here’s how:

Don’t play the squeaky wheel card too early. There basically 3 components to most service –speed, quality and price and they all move in divergent directions. If you rush it generally quality will be sacrificed.

I have a client that invited me to their house for their Christmas Party, though we had just started working together- to see how they entertain-it puts me far ahead in the learning curve. Do you homework, research, ask friends, neighbors and relatives about their experiences. Get your stuff into storage or protected, think ahead how will the space be used-now and in the future….

Be realistic – if your cousin paid $400,000 to remodel their store 3 years ago and your contemplating the same work several years later in this competitive market, don’t be surprised when the work comes back 15% higher and takes a month longer. Make as many of your decisions early on and try to stick with them. If good work is being done let your builder of architect know-it usually is more valuable than the payment. When work is not done to your satisfaction, discuss the shortcomings in a rational and specific manner and “raise the bar” -couch the comment in the disappointed father “we heard such great things about your outfit and we hope that this is just a temporary setback…” When you see something awry don’t say” That’s not how Norm doe it on this old house!”

Try to relax-it is a very stressful experience, not only are you affected by the meetings with the architect and builder, you are frequently displaced during construction, there can be interruptions in your routine and there are financial dynamics too.

Saving $10,000 on your medium size renovation? here's how....

1. Save costs on your demolition by recycling your kitchen and bathroom cabinets and fixtures- contact Green Demolitions for details, Noel Grabill 203 247 9030....can easily reach $3,000 to 7,000.

2. Buy your own fixtures and cabinets, elimates the 15% that a general contractor marks up on these items...$35,000 worth at 15% is $5250

3. Hire your own painter, this is usually the easiest subcontractor to deal with. Typical $18,000 painting job, eliminates the 15% that the general contractor marks up this trade, saves $2700.

We have more ideas please call us 914 674 2950....

getting things done

let's keep it simple:

1.reflect-think about what you are doing, gather your factors and info

2.focus-assess your resources. assess, analyze

3.execute-prioritize, schedule and take a deep breath

introduction to our services

http://www.slideshare.net/stevenseconarchitect

Boring Garage Door?

http://www.style-your-garage.com/eu/?id_lc=25

Hiring a contractor, basic

Hiring a contractor can be one of the most intimidating experiences for a homeowner. Most people don't know a reliable contractor, have some reluctance about major remodeling, and hear horror stories from friends or relatives. But it doesn't have to be that way, by following a few, simple steps:

Have A Plan- The first step to a smart remodel is to have a strategy. The frustration that many homeowners experience with contractors, is not having a definitive game plan. This complicates the process and can lead to cost overruns and unsatisfactory work. If a homeowner can properly convey their expectations, it takes a lot of pressure off both parties. Use drawings, preferably by a qualified designer, engineer or architect, like me.

Get Recommendations- There is a good chance a friend, relative, or colleague has had some work done in the past few years. Were they satisfied? Do you like their home improvements? Perhaps you know a home inspector. Of course you can check with the employees of a big box retailer or lumberyard.

Don't Go With The First Warm Body- An error many people make, is going with the first person who gives them an estimate. This is a mistake for a few reasons. First, if you speak to a few contractors, you will likely get several different prices. By doing so, you may realize your budget is high in some areas, and too low in others. Furthermore, three, and that is the target number, sets of eyes, will give you three differing perspectives. Talking to several different people, may raise some ideas you would never think of.

Always, Always Ask For References- Any contractor worth their salt, should be able to provide a list of projects they have done. I suggest taking this a step further. If they are active, which they should be, there is a home or project that is current or just finished. It benefits you to drive by, or even ask to go inside, to look at their work. Try to compare apples to apples -was their project similar to yours?

Don't Leave Things To Chance- Lets think about insurance- theirs and yours. You may want to check your homeowners policy, to see what is covered in the event of an accident. You definitely want to make sure the contractor has insurance, bonding, and that it is current and substantial. Consider a background check. This is a tough one to call, but these folks will be inside your home. This may come as a surprise to the contractor, but it would most likely make someone with a sketchy background think twice. Frankly, this is an individual choice, but something to consider, particularly if there are small children involved. Verify whether or not permits are needed and who will obtain them.

Establish A Pay Schedule- This is probably the biggest area of concern for both you and the contractor. Do they wish to be paid half up front and half upon satisfactory completion? Will you pay for materials and then on a weekly, or ever few days basis, depending on the size of the job? Be sure to get explicit costs on line items, and avoid things like- three thousand dollars to *remodel kitchen*. Require as much specificity as possible. Keep as much as possible for the final payment.

Check The Job- There is a fine line between micromanaging and being absentee. Check the contractors work on a consistent basis. This might mean every couple of days, if you aren't living in the house. For many, it might be everyday. Perhaps you inspect the work after the worker/s have gone home for the day. Hopefully, you have established a communications protocol for questions or problems. But the best way to solve a problem is to attack it immediately.

Get It Down On Paper- We aren't suggesting the Louisiana Purchase here. But it is imperative you and the contractor have a written agreement. There needs to be an amount, beginning and ending date, insurance proof, and as much detail as possible, to make you and the contractor comfortable with expectations. Consequences are good things-discuss and agree what will happen, on both sides if either side fails to meet their obligations.