dixie I won't stop providing counter arguments as long as there are inflamatory statements made like the ones below - which happen to come from MA in a recent thread. But it wouldn't have mattered who posted them, the response from me would have been the same. I find it disturbing that there is no declaration by MA right up front that he is an architect so that the OP's (especially new posters) know the perspective from which his views are derived. In all of the other forums that I read and post on, this is the norm by true professionals in their respective fields. "I suspect that much of the savings from the use of prepackaged designs and/or incomplete documents is subsequently given to the builder in change orders or noncompetitive cost plus billing. Why are owners so stingy with designers and so generous with builders?" "I think the bottom line is that in addition to a lower hourly fee, a home designer must be providing an abbreviated set of contract documents which inevitably exposes the owner to more risk and therefore more cost. I believe this must account for half or more of the design fee savings." "I can see how these approaches could work for off-the-shelf designs or for spec houses but my practice is for completely custom original designs tailored to the needs of the homeowner's family and the site. A stock plan would be useless even as a starting point and the plans given to me by owners usually just slow down the initial design phase and increase my fee. "

Yes you can do a room addition with an FHA 203k Standard loan but not the 203k streamline. The key here is to get a contractor who is familiar with working on this loan. Go to 203k contractors.com and find one. This will save you many headaches. Most lenders are not allowing do it yourselfers anymore, just too many problems. This is a great way to go to add repairs/remodeling into one low fixed rate loan. Most Realtors don't understand the loan either, so they usually say not to use it. Do your research, use an experienced contractor and go for it. Here is a link that might be useful: www.203khomeloanrehab.com

And, for my part, if I had a client who insisted on micro-managing and second-guessing everything I did, I'd walk, or not take on the job in the first place. Was this comment directed at my post? If so, I want to explain: the very reason we chose the CM route was because the CM said, this will be a partnership. I'll guide you in everything but we will work together to realize the architect's plans, which is your (our, the clients') ultimate vision. You won't have to release control; you can get involved in what you want to get involved in, and I'll handle the rest. You defer to my expertise in management, and I'll listen when you raise concerns or have questions about anything you see happening. You have a painter you'd like to use? Fine - we'll get bids from him and two guys I know, look over the numbers together, and decide which way to go. You want modern fixtures in the bathroom? Fine - here are some places I know, check them out, bring me what you've found online and we'll number-crunch together. Et cetera. Our CM's primary responsibility was to make the job run smoothly - line up the trades, schedule them, give us deadlines on choices to be made to keep on schedule, let us know when things were behind and what could be done, if anything, to keep work going. It did not happen that way. Unlike Worthy, our CM did not have adequate management experience in anything to handle construction management. I'll agree with Worthy in that construction management is 90% straight management - getting the people you want in the place you want, ready to do the job you need with the correct materials/resources at hand. The combination of poor management and the lack of financial incentive has been problematic. We are paying a fixed fee but it's not directly linked to the CM's salary from the architect. It's not like Architect says, you're another two weeks behind so I'm docking you two weeks' pay. CM gets paid his regular salary and ambles along overseeing our job and we have no way to make things move faster or more efficiently. And if Worthy's comment wasn't directed at me.....(*channel Gilda Radner's Emily Litella character here*) never mind.

Tiskers, Sounds like you're doing the same extensive DIY that we did/are still doing! I have one question --- if hubby is that handy, why aren't you installing the cabinets yourselves? WE saved $2000 doing that. That was the easiest $2K we saved on the whole reno. Mind you, my DH is an engineer (electrical- so he did all the re-wiring and new wiring), and really really good at drawings and figuring things out. One day (perhaps when it's all done), I will sit down and figure out how much we have saved DIY. WE gutted a 25 X 10.5 space- including removing ceiling (which wasn't pleasant as it was an older house with no vapour barrier)- bits of insulation were 'everywhere'! We tore down a wall (that was fun)- removed aluminum wiring- rerouted plumbing/venting re-wired/installed all new electrical/appliances. Changed windows- now, that was an area that I subbed out, ie manufacturing and installation of new windows. That delayed us by quite a bit- they were more than 2 months late, as we had to take out old windows to reframe- we did it to be ready for scheduled delivery... and we ended up living with plastic sheeting for windows for months! Check your timelines. We had to have drywall up and painted for a set period of time (forget exactly), so that it could all dry before cabinets went in. Since we weren't drywalling until windows were in, we got behind right from the start. Luckily our cabinet supplier had room to hold the cabinets for us until we were ready. Flooring was also subbed out, and when we missed our original time, had to wait awhile until he could reschedule. Appliance store also agreed to hold appliances for us for several months. We originally planned a July 30th finish date. With delays, we then hoped to be in before Christmas. Granite was finally installed end of November- had to be re-ordered, and replacement pieces weren't installed until April 08, so of course we couldn't put up backsplash or finish off back of peninsula. Not to belabour the point, but as of Nov 24 08, we are still waiting for the last pieces we subbed out to a carpenter- finishing off our cabinets (original order was screwed up- long story). Hired him in August, and supposedly will get our order this week (not holding my breath). As I've said here before, my mistake in saying we wanted to be finished before Christmas, was in not specifying the year!!! So, advice? Money to be saved is real. In these times, priceless. Luckily, your DH can do all the work. If you don't have to sub out to anyone for anything, you're ahead of the game. But, if you have to depend on anyone else, be prepared for delays, and make sure your suppliers are OK with them.