Do i need an architect or a designer?

8 years ago

I have a 3 bed 2 bath home with a completely unfinished basement. Using both the main floor and the basement, I would like to increase the size of the bedrooms, bathrooms, closets and create a front entry coat closet. If there is enough space I would also like to add a bathroom and bedroom. Should i consider an architect or designer to help me lay out a new floor plan for the main floor and basement? We don't need any help with contractors or construction work.

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User
8 years ago
last modified: 8 years ago
You need some help planting the money tree seeds. A landscaper maybe?

You could buy a whole new house and have money left over for what it would cost to tear down all of the interior walls to reconfigure the space. That only involves EVERYTHING in the house, with none of the benefits of new construction.

Moving or doing a teardown and rebuild will be cheaper. And faster.
worthy
8 years ago
last modified: 8 years ago
That kind of reno is common in many downtown areas where I live where: 1) the facades are historic and contribute to resale value; 2) zoning would prohibit a rebuild to the same density and setbacks; 3) the homes are attached on one or both sides.

I was considering the process you're asking about for our personal suburban estate home. But after pricing out the changes the designer (and I) thought necessary I concluded: bring in the backhoe.

I'm in a jurisdiction where the alternative of licensed architectural technologists are available, so I've been able to avoid architects for decades. But structural engineers are a must.
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If your contractors are like the ones I've hired, they're not going to follow the plans anyway. It'll be generally the right size and shape, but unless you're there verifying each measurement it's not going to match the plans. If you've got guys like that doing your work there's not much point to paying for an architect. The only exception seems to be electricians, who will put things exactly where you want, if you give them measurements. Another issue you're going to face is that you can't know exactly how the addition will structurally fit into the existing building until you start removing parts of the building. At that point the contractor will probably start modifying the plans to fit what's already there, rather than rebuilding things. The later option is a lot more expensive and time consuming.
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I'm on the peninsula. It sounds like my scope of work is in the ballpark of yours. I ended up getting, via my realtor (who is well known and leader in my neighborhood), a designer and a GC that know each and have worked together. And they both know the custom cab maker. I talked to multiple GCs and designers before settling on these two. Finding folks through a deep referral (multiple projects) that have worked together makes everything seem less problematic/complex/risky. She's been great (so far; submitting permits soon.) Worth the money, for me. The GC's been clear about the division of responsibilities, what he needs from the designer and design. Certainly he needed things I didn't know how to answer. There is a little structural work on my project, possibly less than yours. The designer's working with a structural engineer to get the necessary plans to support the permits. It's a relatively small part. I'd guess there are great architects out there that would take on the work. I figure it's less about the title (for this scope of work) than it is the person. The designer's willing to be as full-service as I'd like, beyond plans and permits. I figured I was looking for folks that have worked together and that have contacts. I have a really good friend who's a GC but not local. Seemed too risky to have him come do the work on this scope: too many subs/suppliers/etc. needed that he had no connections with. I think having a separate GC and designer (could have been an architect) is working well. I guess with a different GC, they might be able to do the design but in the end, I kind of like having two sets of eyes on things. Not for dishonesty or anything, just more possible ideas to choose from. I have a very good friend who's an architect and who I've talked about the project with a lot. He's very happy with the plans the designer's created. She doesn't do landscaping ... but has contacts, of course.
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I like the look of the house, but I think the exterior picture without an upstairs looks "squatty". You'll definitely want an architect to help you with that roof. I agree that I don't love the upstairs. I do not like the idea of the balcony overlooking a two-story great room. Too expensive to heat, too dangerous with small children (yes, I was a jumper and a climber, and my children are all just like me). I share your great love of a banquette, but I don't think this is a banquette done right. If you want it in the spot where it is now, I'd go with a straight banquette against the wall OR an L-shape. I think the U-banquette is going to restrict entry to the seating. OR consider keeping the bump-out and go with an (expensive, though lovely) bump-shaped banquette. And what's the empty spot in the back corner? Since a window above the sink is important to you, you might consider bringing the banquette "in" so it's on the interior /sharing the laundry wall ... and bump the kitchen to the back of the house so it could have great windows toward the back. The negative, of course, is that the kitchen would be far from the dining room. Do you really want/need the banquette AND bar stools AND a dining room? Plus probably an outdoor eating area? Without a pantry, I'd opt to skip the bar stools, and I'd go with a deeper island so you could have standard cabinets on one side ... and a row of 12" cabinets alllll the way down the "backside" of the island -- it'd be a ton of storage. You have plenty of space here to have a great kitchen and banquette, but this isn't quite it yet. How will you arrange furniture in the bedroom? The windows and multiple doors will restrict you somewhat. In the bathroom you're using every bit of wall space -- where will towels hang, especially for the shower? And the toilet closet looks awfully small. I'd consider extending the study/bedroom bathroom and the master closet "forward" a few feet. They're both fairly minimal, and a few more feet could add some comfort in both places. OR you could do away with the powder room and open that bathroom to the hall. That's a huge money-saver, and I'd definitely go that way.
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rockybird
8 years ago
I think you might need both, but I would think an architect for sure.
PRO
Charles Ross Homes
8 years ago
I suggest you think about your needs in terms of the competencies required for the design task rather than the job title(s). 1.) You need someone to help translate your lifestyle needs into a liveable floor plan, 2.) you'll need someone with enough structural background to ensure the plan can be implemented without it becoming a major civil engineering project, and 3.) you'll need someone who can help assess the cost early in the design phase to ensure it can be realized within your budget.

I've worked with both architects and designers who brought high level competencies 1.) and 2.) to projects as well as some who brought neither. With regard to assessing cost, you'll be well served to pay a remodeler to develop a line-item estimate of materials and trade labor for any portions of the construction you will not be doing yourself.

Best wishes for a successful project.
Lavender Lass
8 years ago
I'd post your plan and ask for suggestions on the kitchen forum, here and Building a Home forum. Ask if better to remodel or buy new? Then use the input (free input) you get here...to see if you still need a designer or just want to take info to an architect.

Hope this helps :)

Do i need an architect or a designer?

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