In many (most?) cases, one depends on the GC: To know the building code and ensure the build is correct and in accordance at all stages; To look at the plans and determine how realistic they are (sorry, but not all architects have as good knowledge about building as they may have about designing); and imo, it's reasonable for the GC to warn you about the extra expense of unusual designs *before* the build begins. To be sure all building permits are applied for and received on time; To be sure there is sufficient and appropriate insurance (which can vary quite a bit as to who provides what coverage); To know which subs do the best job, are reliable, and are available; To schedule the subs so there is little if any downtime; To schedule the deliveries so there is little if any downtime; And to make all the many choices that the new owner doesn't, from the color of the bath tiles to the type of HVAC (and I bet lots of GCs think they aren't paid enough for that portion of their job). ~~ There are as many types of GCs as there are types of buyers; never hesitate to keep searching for the one that is best for you ~~ even if his job title differs. Do, do, do check references carefully and in person -- never trust that JoeBanker [or anyone else] has your best interests at heart, because when you get down to it, it's your wallet on the line, not theirs. Also, be careful to have the most detailed contract possible; remember that *anything* which is not written down and signed in agreement by all parties is not covered in the contract (translation: you pay). A really good contract is as protective of the builder as it is of the buyer; but builders mostly seem come in two categories -- those who are willing to sign only their own version of the contract (which is often only to their own advantage) and those who are appalled that the buyer wants a detailed contract [and I actually don't understand them but they do exist]. Make as many decisions as possible well in advance of the contract. This helps you, the banker, and the GC -- the *fewer* details determined prior to the contract, the *more* likely your expenses will noticeably exceed expectations. Don't expect to save money by being your own GC. Your time has a value, and it's likely to take you much much longer to do every phase of the job than it would take someone with experience. OTOH, the more hands-on effort you put into the build, the more the house will be yours and not the GC's.

We have had 2 brick homes with structural problems. 1905 and 1919. Our current home has a flat roof addition. So, yes, an open area 12 ft above the ground. I live old homes. I would consult a structural engineer - not a mason yet, not a contractor. We learned our options from him. Knowledge is power. My advice today is pretty much what it was when you posted before. Your balconies and lower porches are part of the same structure...one that looks like it is sloping downhill on the left, just like 2012's picture. And, yes, I know what structural work costs. But in my experience, it's the best alternative. Here is a link that might be useful: Snagd's 2012 post This post was edited by jmc01 on Thu, Jul 17, 14 at 20:00

If you're concerned with cost you don't have to hire the designer to help with everything. For example, you could hire one to help with choosing the overall look of the home such as color palette for creating flow, style of major finishes such as trim and door style, etc. Another option to use the designer for help key areas such as the kitchen. We've used a designer for some spaces in our current home (master bedroom and bath and sitting room) but some rooms we've handled ourselves (powder room, kids' bedrooms, guest bedroom and playroom) because we were confident that we knew what to do in them. When we put our house on the market we also consulted with a designer about a few minor issues such as what neutral color we should paint the rooms upstairs and which areas of the house were most in need of updating and how. As for doing the actual staging and updating work, we did it ourselves. Keep in mind that there are different payment methods for designers. Some charge per hour and some charge a percentage on top of what they source for you. Also, find out how and what they charge you for. For example, some charge for shopping for you even if they are shopping for multiple clients at once.

Well we're not done yet, so I'm sure I'll have more to tell you in a while..:) But, for now: -I went with a lot of vintage lighting. First of all I tried to save money which I did; second, they were charming and well-made fixtures. most of them from Europe. The wiring is fine, etc. However when the time has come to install them it appears some of them missing little things like crossbars and stuff..naively we go to Home Depot where we are told none of the standard American stuff will fit these lamps. So then it begins: running to specialty stores, ordering things on British website(why British? no idea. apparently they do have some of these parts. while other sites simply don't), and I-don't know-what-else. Yes, I saved a lot of money. Maybe hundreds maybe thousands I don't know (of course I'd like to think it's thousands)). But I really have no patience for another month spent trying to refit two thirds of the lamps. The GC has much less patience than me of course. You get the picture.. -Or: the countertop in the kitchen doesn't overhang enough. Doesn't bother me I must say, but my husband is really mad. We had no idea we should specify it, and the granite guy didn't ask. It also happened so that the inspector from the gas company came at the same time to look at something the city saw as problem(not related to the build; just a coincidence) when the granite guy was working on the template..we had to run between the two of them. The inspector is outside, the granite guy is measuring inside..no wonder we didn't ask. I don't know why he didn't; he then said that we seemed really knowledgeable and confident. No! That's how I look when I'm really tired lol. -Or: we went with a very complicated design for master bath. Or should I say, we wanted a lot done in a modest space. It looks good by the way. But they redid it so many times to fit it all, that now we'll have a) narrower vanity b) narrower bathtub. If I knew I'd let go some of our grand ideas. It would be still nice, and I'd have more functional space. -Or: I'd order some things more in advance than I did. I had no idea that oil rubbed bronze and chrome are usually in stock, but polished nickel is suddenly considered a special order and takes weeks. And you don't really know until you start actually purchasing. In short I did not know many things. So a designer wouldn't solve all of these issues of course. But he/she would anticipate most of them. Simply because of experience, better spatial thinking, better knowledge of the resources..because of studying it before and dealing with it a lot every day. Even me-not a designer-would be wiser a second time. Only I'm not going to do it for a second time, never ever..:) And if I'd choose to work with someone and had money for it-wishful thinking here-it would be someone significantly more talented than me. Sense of admiration from working with someone better than you not just helps. It creates excitement and pushes you forward too. When you're alone it feels different. Not right away maybe. But within several months, I felt less excited, less creative, less confident, less everything. It's not fun; when it's small reno it might be fun, when it's long and involves a whole house, it's already a job. Almost a full time job. And you don't necessarily enjoy it as much as you imagined. Every job has nice parts-and parts that are tiresome and very lackluster. You do the lackluster, a lot. And you pay for it too:)