I personally would not release CAD files unless contracted and paid to do so. Besides, any new team would want their own as-builts and not rely on someone else's. The contractor does not need CAD files, just prints.

BTW, an architect would be doing all the initial due diligence as to your site constraints. That critical component is usually beyond designers' and drafters' ability or purview.

First the CAD is the property of the designer and you have already been told you can't build the original plan so why do you want the original plans . Any new person and IMO an architect not another designer is what you need How would having the original interior plans work at all since this is a start over to be permitted by the city. Sorry to say but you tried to avoid an architect and now it was money wasted live and learn. BTW your new architect still will own the CAD

Architect owns the CAD. It is her work and if she gave you the work product in a manipulable form, that can cause her liability issues.

No one was trying to avoid an architect. This individual is local, and just getting started - it was clearly a mistake to hire her yes. I am not sure why it feels like you are angry at me for posting this Patricia? Perhaps just internet tone lost in translation.

The plans require some modification to the lot coverage, which can be done with modification to garage size and slight decrease in size of of one addition (which is this case was simply extension of an already existing single story protrusion). Every other architect, designer, architectural technologist we have connect with indicated that it is highly unusual to strip the CAD file when transferring a client - it was described by one as being "vindictive". There is no opportunity for anyone to use the file beyond this property given how specific it is to the house.

To date we have had site survey, engineering assessment of plans, etc. all completed. We are close but we feel that this individual did not keep to our design parameters, mostly related to cost - most likely out of ignorance not malice (ie. changing the roof line impacts the entire roofline in so far as brining it all up to code) - and we lost trust.

In any event, it sounds as if there is no recourse per the advice given here. It would have been nice for all of this to be made clear from the beginning - ie. what happens if we decide we need to work with someone else to completion - if the answer is always that the new person will have to start from scratch... well it just feels wrong to me.

A professional is not obligated to release CAD files. When I am designing for a home, I can request a CAD file from the architect but it is not assumed I will receive it. If I do not, I have to re-draft into CAD from the printed, scaled drawings...which it appears you received. It doesn't sound like you have to "start from scratch". She provided a basic CAD file and all other documentation. As others have mentioned, if you are changing the design significantly to meet your budget, most of your plan will need to be redrafted anyway.

You said she sent a CAD file, so all is well. Lineweights are associated with layers, which are translated when printed. You can assign anything any layer within CAD you want, easily and quickly change at any time to your liking, and determine how those are printed. Layers are done not only for lineweights, but to overlay drawings on top of each other. If each drawing was separated out as a file, then maybe she chose to convert each one to all one layer for ease. The layer colors you see on a computer screen is unimportant, it is the printed drawings that are important. You have too much focus on layers and lineweights, most professionals don't understand how to use them and aren't strict in their conventions anyway.

Someone else should not be using previous drawings. They will need to create their own. No benefit to saving a smidgeon of time yet increasing one's liability.

@3onthetree Interesting. So we were sent the file in the format in the "One Layer" photo below, and have had another individual indicate that they generally receive files in the format of the "Many Layers" photo below.

I would send to a (contracted by me) consultant a multi-layered file to use and expect their work to be returned in the same fashion. Of course it always needs cleaned up.

I would send, if required, a single-layer drawing with only pertinent information to 3rd parties to use and they can alter how they like to do drawings, not have to follow my conventions.

Nothing to see here.

Ask an attorney that specializes in intellectual property to explain it to you and answer your questions. My clients receive the equivalent of paper copies of the drawings that are copyrighted, to be used only for that single project, unless previously agreed to otherwise.

@Mark Bischak, Architect That makes sense to me - I have no desire to use her work outside of the purpose for which we paid her which was on this single property. I would be happy to receive copyrighted prints of the drawings. Would you normally provide those as one set showing all "layers" (clearly I don't fully understand that concept) or in more than one set to show different aspects of the structural design? Or, is all of that information captured in the file noted above that just needs to have someone spend the time to re distribute to layers as they move forward?

I appreciate everyone's time and responses. The information gathered here does differ from local industry pro's we have connected with, but at least I feel I have a better understanding now. We are of course frustrated that our $$ was a waste with this individual who clearly was out of their depth and did not offer "professional" advice or guidance and it felt, based on the information we received elsewhere, like they were then making it worse by intentionally being difficult. But they have just gone radio silent to our questions and request so have not helped their cause much by way of explanation. In any event only onwards.

In any event, it sounds as if there is no recourse per the advice given here. It would have been nice for all of this to be made clear from the beginning - ie. what happens if we decide we need to work with someone else to completion - if the answer is always that the new person will have to start from scratch... well it just feels wrong to me.

The importance of doing the homework when selecting a designer/architect to work with.

@naf_naf Truly.

It seems short sighted to upset a client so early in a career. All she would need to do is remove her name and get you to sign a simple hold harmless agreement. I've done that a few times.

However, there might be other issues involved. If I gave a CAD file to someone in AutoCAD .dwg format, it would consist of one layer because that's what happens when I translate my CAD file format into that format. So, to me, it seems as if you might already have what you need.

On the other hand, I've taken over a few renovation projects from another architect but I've never used their drawings because I only use my field measurements and taking them is an important part of investigating the building. I called one of those architects to ask a question and he hung up the phone. Fair enough.

@res2architect Thank you - great information there. We were provided a .dwg so you may be right and all of the information is there already. Hold Harmless and removal of name seems easy to me as well. Appreciate another potential avenue and new understanding.

RES2 (and Bill) removing her (your) name and any other identifying information does not change the fact that the CAD files are her (your) work, nor does it change the fact that the she (you) still can have a claim filed against her (you). The buck stops with the owner.

Bill,

All three contractors provided quotes over over $1m - ranging from $1m to $1.4. The city indicated that the additions we wanted were not going to be approved due to lot coverage issues.

Was the property engineered before the architect began her work? I am just going on our experiences of building...but, the engineer came before the architect. It is the "lot coverage" that catches my attention. Before we even got to the drawing board, the property had been staked. I don't understand why architect designed something too big for the set backs.

As for the contractors quotes for additions...barring indoor swimming pools, elevators, wine cellars, how could $1m+ quotes be presented to you? It doesn't make sense to me, and we live in a too expensive area.

"After about 6 months, and around $25,000 we submitted for development permit and to general contractors for quotes. Our budget to start was around $450,000 - and we agreed we indicated we could push it to about $600,000 in order to do an addition and a garage.

All three contractors provided quotes over over $1m - ranging from $1m to $1.4."

Unfortunately, investing in a set of plans that can't be built within the owner's budget happens all too frequently. The probability of that outcome can be reduced by getting your builder or remodeler on board beginning in the design phase and using cost information they provide to inform the design. To be sure it's a change from the traditional design-bid-build model promoted by most architects, but as with most things, you don't get a different result by doing things the same way you always have.

@judianna20 The project is a renovation of a century home, mostly original. Your shock at the $1m is what we felt as well - but we did have multiple different companies review and quote. Two stories about 800 sf per floor. Survey's of both lot and building were completed as part of the process. Designer thought she designed 53%, city indicated design was 56% coverage and that bylaw is 45% coverage. They are willing to consider a relaxation to around 50% is what I am reading between the lines of our communications.

The additions are two-fold - filling out an indented corner in the back to make the footprint a rectangle - this was the one that would impact the roof line as designed. The second was turning the front north facing porch into interior space. Garage was to be zero lot line to maximize room to maneuver as alley is quite tight with a concrete wall for a condo parking lot and a utility pole directly across the alley (garage was also designed to fit a crew cab f-150 - deeper than it strictly needs to be). No elevators, no wine cellars - wish there was a pool. We had explored the potential of a loft in the attic and it was designed with this included (and quoted on). Contractors suggested the loft was not worth it ($100,000) - especially with the plumbing/bathroom. The loft is also the reason the roof line was to be adjusted to the back to maximize - without it no roofline adjustment required.

In retrospect the loft and roofline are obviously too much. But we were excited and caught up in the thrill - having placed our trust in this individual to tell us what could be done within our budget. As others have noted - not enough due diligence on our part and definitely no experience in these matters. Rookie mistakes I take ownership of and blame for.

Three issues added up to just under $300,000 (very rough estimate given the unknowns) - the unknown around the foundation (understandable as we had an engineer in and underpinning or replacement was a possibility), the need to fully reinforce or replace the old roof to fit the loft, and the loft interior finish itself. I would have expected to be warned/notified of the costs of these items pushing us so far over budget - perhaps this is a mistaken expectation?

Other costs are high given that all plumbing electrical etc. - essentially all except studs (and likely many of them) and exterior wood siding needed to be replaced to bring to code. Again - century home with handyman updates done by previous owners as it was a rental for a long time.

I have learned a lot through this process (and through this post - so thank you all!) and the DD and multiple opinions on construction will be much more thorough! If anyone has any recommendations for a Calgary company who seems like a good fit to the above - all ears!

@Charles Ross Homes Excellent advice and wish we had followed it! Next time.

Dating myself, I've built and renoed many homes without a CAD file.

I would never ask or expect the architect, architectural technologist or BCIN designer to provide a cost estimate. Probably why it makes sense to work with a builder/ g.c. from the start.

As Michigan licensed architect Mark said, it could be worth it to consult with a solicitor to see what legal remedies you might have in light of being provided with a plan by an unlicensed "designer" that didn't meet Building Code or even zoning.

I havent read all the coments, but PDF files can be converted into AutoCAD .dwg files using a command called ”PDFImport”.

The scale probably wont be correct, but thats easy enough to fix if you know 1 dimension.

People can and will draw anything. Staying withing the parameters of budget takes real talent.

I don't think it's realistic to expect designers and architects to have a good handle on construction costs. Their cost database would be for a limited number of "similar" completed projects. That's like driving forward while looking in the rear view mirror-- always dangerous, but much more so when construction material prices are as volatile as they currently are.

The advice of the Practice Advisory Committee is the same as my earlier advice which is what an architect would be expected to do in the US however CAD layering is a gray area.

With the recommended procedure, there would be no additional liability created for the designer for a project that cannot be built from the drawings in question that have previously been issued to the municipality and multiple contractors, presumabaly bearing the name of the designer.

But it would be foolish to terminate an owner-designer contract without a written agreement documenting the change in responsibilities.

As for layers, AutoCAD's use of endless layers has always seemed like an unnecessary complication now that paper drawings are no longer created with pen plotters (I once had a pencil plotter). The only layers in my CAD drawings are for lines, notes & dimensions and occasionally reference lines or poche. To me its important to avoid becoming a slave to CAD.

I suspect the new designers will have little difficulty using what the original designer has provided but we don't know much about the scope of the work.

"But it would be foolish to terminate an owner-designer contract without a written agreement documenting the change in responsibilities."

Agree completely. I've been involved in a number of projects where the client wanted to change architects prior to completion of the detailed construction drawings. No prospective architect in my area would pick up the projects without a letter from the original architect or designer documenting that the client had paid for all work to date and that the design was released for completion by another architect or designer.

"I would never ask or expect the architect, architectural technologist or BCIN designer to provide a cost estimate."

True enough, but it's a designer/architects job to keep his finger on the pulse of the local building industry. His failure to do so is as glaring an error as specifying a toilet on a 12/12 roof.

As an engineer turned custom home designer/builder/remodeler I've estimated construction costs for more than four decades. My residential construction cost database includes costs for hundreds of projects over the past 23 years. It's worthless in the current environment--totally and completely worthless. My suppliers can't guarantee prices for anything other than what they have in the warehouse and will ship immediately. My trades which supply their own materials (e.g. plumber, electrician, mechanical contractor, etc.) can't either. My estimates are now budget estimates which serve as the basis for management-fee construction agreements instead of fixed-price agreements. How in the heck is an architect or designer supposed to keep up?

This is why too many architect designed houses never get built.

I had one architect tell me that it wasn't his job to kill dreams (paraphrasing) and that even though they'd been given a budget - those change all the time and only the homeowner knows what the true budget is...

It is also not unreasonable to believe that an architect should have a +/- 20% handle on costs to builld as designed. It's industry knowledge that is important to the successful execution of his / her work.