Choosing an architect/builder for a new home
NWTechGuy
6 years ago
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Architect/Engineering costs of new home..
Comments (11)There's another important issue to consider for folks who buy stock plans for several thousand dollars and then expect a local architect to "tweak" these plans and sign them so that a building permit can be issued. Of course, not every jurisdiction requires house plans to be stamped by an architect, but many, many do for the obvious reasons of direct responsibility for experienced design, health and safety, not to mention code and regulation compliance. The important issue is this: most state architecture and engineering regulations make it mandatory that all drawings and specifications stamped by an architect be "prepared by that architect or directly under the supervision of that architect". Failure to do so is punishable under the state regulation and, depending on the state, may include a fine, loss of license and/or jail time. Thus, no one should expect a licensed architect to take plans from a house plan factory, stamp them for $1,000 and go to lunch! Such plans will have to be completely redrawn, all local site and regulatory requirements will have to be met. In far too many cases, examination of the stock plans by an experience architect will reveal numerous deficiencies, omissions and errors. For example, stairs are often calculated incorrectly, there may not be any space allocated for HVAC, water heater, main electrical panel,etc. It may not be possible of feasible for HVAC duct distribution if the system is forced air. Passive energy strategies and "tight" energy conserving construction and proper insulation may not have even be considered. The square footage of windows may be an issue in many states. The list goes on and on. In addition, just about every owner wants "a few changes" made (it's always much more than a few, as it turns out, as owners become more and more fammiliar with the design and as they constantly change their own priorities for needs and wants). Often more changes are needed once the initial bids come back over the owner's expectations. And then there's the saga of allowances and change orders that are often part of the bidding phase and the construction phase, resulting in substantial cost increases to the owners. This forum is full of threads on these topics. This is why, in many cases, owners get far more beneficial house designs, custom designed to their needs and wants, but simply commissioning an architect at the outset, rather than playing with their own CAD software and/or downloading a "stock" plan from an Internet house plan factory. To each their own, of course. It's just that this situation--owners wanting to save money at the outset of their project (when the major decisions are always made)-- comes up so often on this forum that these questions and answers should be a "sticky" for all to read who are not sure about the options for designing, bidding and building their house. Good luck on your project!...See MoreNew Home Builder (Northern NJ)
Comments (1)our home will be finished in about 30 days if we were to build again, i would be less anxious to finish, i would try to enjoy each process more, i would look at lighting and flooring earlier in the process, lighting seemed to take more time than anything...... don't hurry just enjoy..... we are building an old farmhouse, having a "theme" made choosing everything soooo much easier everything you see is so pretty in it's own way -- decide in advance what you want the end result to look like and don't get sidetracked by "more pretty stuff"...See MoreAdvice needed on GC vs. Builder for new home contruction
Comments (13)Thanks to everyone for your comments. Today my husband and I spoke with 2 types of builders: one big box + custom and one independent and very flexible with allowances with the offer to get us better pricing on things we found on our own. We then spoke with a local architect that finalizes our plans and bids the work out to contractors. He earns his commission on the sale price of the house. We found all of them through Houzz Professionals and received responses from each one right away. With our lot we are fortunate not to be in a flood zone and builders are accustomed to extra "strapping", but no big concern or discussion on that topic. Interesting comment on the Cost Plus contracts. My RA told me directly in a meeting that Builders make their margins on appliances and finishes..at the time I interpreted that as "you wouldn't want them not to make money on the build". The other builders and architect said that there indeed are independent builders that will build on the Island (Amelia is really a northern extension of Jacksonville and on the Southern border of Georgia-not at all remote or isolated). Conclusion: When faced with a series of inconsistent feedback I know the truth is somewhere in the middle. I rather enjoy reading between the lines and sorting through the motivations behind different opinions from different people. Not saying anyone is lying, but we are being very thoughtful, observant, asking questions and researching the hell out of this project to make sure it is mutually beneficial to all parties. Other comments are welcome!!...See MoreOur architect designed, with builder input, a house WAY over budget
Comments (78)Yes take a comb through the materials and price them out. Have at least 4 builders price out your project with all the trades. Sometimes GCs that offer a level of self performance like carpentry can avoid double mark ups. Did you see any of the major quotes like excavation, framing, plumbing, etc? I'm doing a lower level finish. One bid was 60% over budget....another 44%....then with due dillengence we ended up 4% over budget but went with the contractor that was 10% over budget. Pricing wasn't the only varible at the end of the day. I'd hold the line and get more bids if you can - too much time and money vested - but if the bids come back similar time to cut the cord unless the redesign to meet budget is free....See MoreMark Bischak, Architect
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6 years agolast modified: 6 years agoSummit Studio Architects
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