? re: GC working with owner-hired Architect

16 years ago

We are just finishing up the schematic design process with our architect. He will be sending us a Design Development review package by the end of June early July. It will include floor plans, sections, elevations, and possibly some exterior details (we still have to approve). Anyway, he would like us to submit this review packet to the builders we interviewed recently. He wants each of them to give us an estimated cost/budget (not a bid price). Then he wants us to select our actual builder to help with the value engineering on the drawings during our architect's final design development phase.

Since we are approaching and hiring the GC BEFORE the design is actually final, how does one select a contractor appropriately? Two of the contractors we interviewed are custom builders who build 5 to 6 homes/year exclusively in our development (and they both live there, as well). One has an architect that he uses to design plans (so am not sure how much time he would like to spend going over our plan with our architect). We are thinking of interviewing another builder by phone to get a third builder involved. He was recommended to us by our architect.

I like the idea of getting a builder in on the design process (at least to help with the costs). A BIG concern, is once hired, how can we actually know that the builder we selected was cost effective for our needs. By hiring this early in the process we won't be sending out our completed plans to get several bids. Also, my husband does not want to start building until sometime next year and feels this may be way too soon to engage a builder. I wonder if this is something that anyone else has tried and how it worked for you. Or if this was not something you did, what are your thoughts?

BTW: I really LOVE our architect. So far he has integrated our exact thoughts and ideas well into his drawings.

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Comments (4)

luckymom23
16 years ago
Hi,
We are not as far along as you but will likely be going for a custom design and plan on involving our 'builder' on the design. I put it that way because we may not use a builder/GC, if we don't we will involve our construction consultant or pay a fee to have our plans and designs checked for value engineering opportunities. From my research talking to builders and contractors they like to be involved in the design process and can help you save money by the way the house is designed. This is a generalization but think of it this way: Architects=aesthetics, Contractors=practicalities.
I would take your rough plans to the builders you are considering and share your questions and concerns. Choose the one that is the best fit for your particular project. You will not know how they feel about working with your architect until you ask and as for getting the most competitive pricing it is likely that you will get a feel for that even at this early stage as each builder approaches budget a little differently and you need to find the one that most closely matches what you are looking for.
I hope that helps, good luck!
bj_inatlanta
16 years ago
I've talked to some custom builders who would enter into a design-phase-only contract with us, providing consultation to our architect. Then, they would compete at bidding time just like everyone else.

Our architect also works with a number of builders she likes and trusts and offered to bring one in on an hourly basis for consultation (we pay the builder directly).

What we're actually doing is choosing our builder now because we finally found one we know is right for us. He's providing cost figures already and we're very early in the design phase.

There are several ways to work it.
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sniffdog
16 years ago
I think it is not too early to involve a builder. The reason is that while you may love your architect, and he may do wonderful work, you won't be able to determine building costs or do cost trade off's unless you have a builder who can tell you what the costs will be.

We started by finding a builder first who had an architect that he works with. This buillder also allows customers to bring in their own architect - but often times must go back to his guy to fix things to make the house buildable within the budget.

Here are some suggestions on how to pick a builder:

- talk to people that have used the builder before, but are not referred to by the builder (he will always provide his best references). Don't just ask if he/she builds a good house - find out how they did on budget and schedule. Were the allowances reasonable, how much more did the house cost than originally planned, was the builder responsive to your requests, was he accessable.

- talk to mortgage bankers. Believe me - they know who is good and who isn't. You need to make sure the builder is financially stable, and has a long track record of successful projects.

- talk to each build - multiple times. Go visit houses they are building, ask them a lot of questions (even if you already know the answers). Find one that you can trust and communicate with .

The architect is important - but the builder is the most important person in your project. The sooner you get them involved, the better the chance of success.
mightyanvil
16 years ago
You can either hire a builder to act as a consultant and then bid competitively or get budget estimates based on preliminary drawings, choose a builder, then sign a Cost of the Work with a Fee contract with a Guaranteed Maximum Price and possibly a shared savings feature. Of course, you will need to find builders with a higher level of project administration experience than the average home builder.

As far as "Architects = aesthetics,Contractors = practicalities", it is a bad habit to oversimplify something as complex as building a home. Doing so only hurts you the owner. And don't confuse the knowledge of means and methods of construction with design skills. Believe me, no one knows it all.

In terms of roles it is better to think this way: Architect = your agent obligated to provide contract documents and protect your interests; Contractor = not your agent, obligated to build to the contract documents and protect his own interests.

If both parties don't understand aesthetics as well as practicalities you are going to experience a lot of pain before the house is finished.

? re: GC working with owner-hired Architect

Comments (4)

luckymom23

bj_inatlanta

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sniffdog

mightyanvil

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