FAQs
How do I get my project started?
To help navigate the unknown waters of a construction project, hiring an Architect early on the process is a wise first step. Some of your most critical decisions are made at the very beginning of the process. Listed below are the key issues to consider and address at the start of any construction project.
1. Select design and construction team members: architect, contractor, structural engineer, civil engineer, land surveyor, interior designer, landscape architect, land use attorney and others. Not all projects require each of these team members, but an Architect can help in the selection process as well as when they will need to join the project.
2. Identify spatial program requirements, particular needs, scope of work and design wish list.
3. Establish project budget including design team fees, construction costs, contingencies and other soft costs. Identify source of project financing.
4. Define project schedule and identify target milestones.
5. Property Issues & Constraints:
a. Prepare an A2 land survey, identify deed restrictions and easements
b. Analyze existing or new septic system capacity
c. Identify and map wetlands and watercourses
d. Identify flood hazard zones
e. Review local zoning regulations, identify any non-conformities
f. Investigate outstanding open permits
g. Identify Historic Districts
6. Identify specific project expectations where:
a. unique health/physical requirements exist
b. owner on-site availability is limited
c. time schedule is accelerated
d. absolute budget limits exist
e. unorthodox project delivery is employed
f. specialized construction methods and components are utilized
g. “green” or sustainable design is a goal
h. owner’s construction experience is limited
Why Hire an Architect?
An Architect can be your best ally throughout the design and construction processes resulting in a successful building project. Architects are uniquely qualified to fulfill your needs, goals and dreams from project start to finish. While the Owner might naturally be focusing on only a few specific desires, an Architect will keep the big picture in mind so as to create a master plan for both the buildings and the property.
Architects appreciate the financial, emotional and time investments that the Owner will ultimately make for their projects. Therefore, an architect’s services are goal oriented: design rewarding, client specific, aesthetically appealing, functional, appropriate buildings and places; prepare detailed drawings and documents to turn the designs into reality; protect the Owner’s interests during construction; and find ways to maximize the project value.
Construction projects continue to become more and more complex due to detailed building codes, cloudy zoning laws and other regulations, and fewer qualified construction workers. Architects have professional experience in each of these areas making their services a key component of a successful building project.
How do I find and hire an Architect?
Consult with those you know and trust who have worked with an Architect before. You might seek out valuable opinions and experiences from neighbors, contractors, realtors, friends or family to help assemble a list of possible candidates. Lists of local licensed Architects can be obtained from your state agency that licenses professionals or through the local chapter of the American Institute of Architects.
Interviewing a few Architects will aid in deciding which Architect or firm to hire. Allocate enough time to adequately investigate the credentials of each candidate and to determine if there is a “fit” between you and the Architect. When hiring an Architect, determine and consider a number of selection criteria such as professional qualifications, experience with your building type, temperament, references, firm size, design philosophy, fee structure, and availability.
How can I establish a project budget early on and minimize cost overruns?
When a project goes bad usually in some way construction cost is involved. The project budget should be one of the first items addressed when beginning a construction project, so that you can begin to predict where that final construction cost might end up. Consider these questions. What are your physical needs? How much capital is available to spend on those needs? How much value will the new construction add to the property?
The first two questions can usually be answered by the Owner. Architects can provide some insight with answering the third question. An Architect has a good handle on the pulse of the construction market in your area and can share experiences from previous neighboring projects.
It can also be helpful to solicit the opinion of a local Realtor regarding both the current market value of your residence or building and the projected value after the construction. Having some idea of the market values and architectural characteristics in your area will help shape your project budget.
Once the scope of work and project budget have been established, an Architect can begin to develop design concept and sketches accordingly. This design information will prove helpful in testing the original project budget allocation. Pre-qualified contractors or if necessary a cost estimator can analyze the initial designs and submit estimates of anticipated cost. If they will be given consideration to bid on the final design, contractors are typically willing to share their professional cost insights throughout the design process. Architects and contractors alike will tell you to carry a contingency of about 10% to 20% of your project budget for unexpected changes and items that you may add during construction.
With the project design finalized, an Architect will prepare drawings, specifications and other related documents that can be used for competitive bidding by contractors. The more detailed and comprehensive that these documents are the less likely you will incur change orders and extra costs during construction. If the bid documents define what you ultimately want and need for the project, then there will be fewer changes during the actual construction – a time when you will likely pay a premium to add to or make changes to the project.
During construction, stay on top of the decision making process.You will have presumably made many design decisions already by virtue of having completed the drawings and specifications with your architect, but there may still be questions to answer especially if you are renovating or altering an existing building.Without a doubt, time is money in construction so be prepared to make timely decisions on matters that might delay the project and as a result add to the cost.
Avoid the “while we’re at it” syndrome which is the owner’s tendency to increase the project scope during construction because the extra costs can be rationalized since they are in the midst of construction. Also, watch out for the small amount items that you may choose to add to the project. They can quickly add up to a big cost.
Lastly, remember that you are establishing a budget and ultimately a cost for the complete project. Therefore, make sure to include necessary items such as furniture, landscaping/sitework, permits, rentals for temporary accommodations and storage units, moving costs, and professional fees.
What is my role as the Owner/Client?
In general, take as active a role as possible in the development and execution of the project. The more that you can be dialed into the process and the meaningful details of the project, the more likely your expectations will be fulfilled. Share any and all expectations for the project with your Architect even if they might seem insignificant. Like the actual construction of a building, each element of the project builds upon the previous element and if a client’s initial expectations are not addressed that might compromise the essence of the entire project.
Provide as much detailed information about your needs, the budget and the scope of the project to the Architect early on in the process. A primary goal of the Architect is to capture the design and construction goals of the project by means of detailed drawings, specifications and other related documents. The more that this information can be tailored to your project and representative of your vision, the less likely that you will experience cost overruns, change orders and schedule delays.
During construction, maintain a key position on the building team, which also includes the Architect and contractor. Continue to communicate your needs and expectation for the project to the other team members. Be available to meet at the jobsite with the Architect and contractor to address issues as they arise. You will be required to respond to a myriad of questions and issues. Your decisiveness and timeliness will help to keep the project on schedule. Attempt to stay calm and reasonable during the challenges of a construction project keeping in mind that the final results will have made it all worthwhile.
How do I select a contractor?
Like hiring an Architect, consult with those who have been through construction projects for their recommendations and even for their negative feedback on contractors.Ask neighbors, friends, family, realtors, lumberyards and building inspectors to help to establish a list of candidates. Architects can also share their experiences of contractors that might be appropriate for your particular project.You can begin with a brief telephone interview to gauge a contractor’s interest and availability for your project and to determine what kind of projects they might specialize in.With those who qualify, set up face to face interviews at your project site or at one of their jobsites.