The opportunity to design and build a new house is typically a long standing dream for a client. It is often a high form of art and expression for the architect. All of the architect's most valued skills, talents, and training are required in the task. There is a collaboration that is required between architect, client, and builder to create a satisfying end product. We are pleased to respond to your inquiry.
I. INTERVIEW The architect and the client meet to review the basic program and discuss goals. If the client does not own the property, it may be necessary to perform a preliminary site review which would include zone analysis and simple site inventory. The terms for the architect performing this review can be discussed. Factors of engineering will be discussed, as well as time line and budget. The architect will follow with proposal and a schedule for design. The first interview typically takes place in the architect's office, lasts about one hour, and there is no charge. Plans from similar projects are often shared as a way of formulating the discussion for goals, design, and budget.
II. EARLY PLANNING / ENGINEERING
Whether or not the client has ownership of the land, the first step is to identify the zoning opportunities and constraints, as well as site factors. Zoning has become increasingly more critical and stringent as a factor of design. It is often a driver as to what can and cannot be built. Preferably, the client has some idea of the site opportunities or constraints before purchasing the property.
Engineering is extremely important and a site engineer should be retained early in the process. Such factors as topography, road/drive access, coverage (impervious and building), drainage, tree removal, vistas and other factors of orientation are all important. Engineering and site factors together with the zoning constraints have serious implications to the house design. As such, they are the first priority. The client must put together a budget and learn what things cost. Only after the site, zoning, and budget constraints and opportunities are addressed can the creative process take place
III. THE DESIGN PROCESS
A. Pre-Design - A dialogue starts between the client and architect. Site and zone factors are considered in relation to the program. For example, center core of living is considered in relation to entrance, garage access, access to the outdoors, site grade, light and views. We subscribe to the philosophy of "designing with nature". This provides the lead for many other choices.
B. Concept Design/Design Development - Sketches are performed at small (1/8 inch= 1 ft) scale super imposed on the site plan. Drawings are refined later at the small scale as a way of establishing basic concepts and house forms. Later, the drawings are evolved at a larger scale (1/4"= 1 ft) to focus on details and to get a better handle on house size and functioning. At this time, the architect provides a limited number of builders to assist in the review and cost estimating of the project. This is referred to as the pre-bid discussion. If offers an advanced understanding of costs and an early interview with prospective builders.
C. Final Design - The architect refines the drawings to make sure that all the parts both work and look good. This includes framing and roof lines, clearances and sizes of doors, windows, etc. The final design is submitted and approved by both client and engineer to move to working drawings (construction documents).
A discussion of materials and details takes place, including exterior siding and trim, selection of window manufacturer and specifications. We address the requirements for electric, lighting, floor finishes, foundation choices, insulation, advanced HVAC design, integrated sound systems, and other specialty items. All final revisions are made before the working drawings are executed. Our experience helps the client be informed early in the process for the wide range of decisions that need to be made. We provide a specification questionnaire as well as suggested answers to material or manufacturer choices. This allows the client, if they choose, to research their choices well in advance of the final working drawings.
D. Working Drawings/Construction Documents - The drawings are completed with all the necessary information to be approved by the town and to be built- dimensions, calculations, structure, electric/lighting, etc. is provided. Most of this part happens largely without the client involvement, and it is the most critical step to ensure that the construction occurs without issue, and the building of the house is well thought out in its entirety. The drawings become the contract with the builder and the town. An excellent set of drawings takes time and experience to become accurate and complete, so that the final construction documents not be compromised. Our extensive experience in this area provides the client with an excellent set of finished construction documents.
E. Schedule - To be successful, a good design must be thoroughly thought through, by both the architect and the client. The client should take the necessary time to participate in the design process. Two to three 3 months is standard. Allow 3-4 weeks to produce the final working drawings and specifications. Once the design is approved, allow up to another two months (or more) for bids and approvals. This schedule can be shortened with effort by all involved.
IV. CONSTRUCTION
A. The Builder - Reputation is weighed against other factors- cost, availability, workmanship, interest in the project. The architect typically provides a list of appropriate builder/contractors that would be a good fit. This selection requires and good dialogue between all involved. Time should be allowed to make the right decision.
B. Design Decisions - Part of the design process should allow for ample time to make decisions, both during the design phase and during construction. The finished drawings to not signify the end of major decisions. Many interior decisions are still be made. We do assist in providing advance understanding of the decisions ahead.
C. The Builder Contract - There are different fee arrangements available for your contract with the builder. A simple bid, or "General Contractor" approach is the standard. This subject deserves a more full discussion during the bid selection process. The architect plays a key role in educating the client about budget factors and sets the stage for the selection of the most suitable builder for the project.
V. ARCHITECT'S FEE/ How We Work
Our fee is based on an estimate of time, taken from similar projects, at the hourly rate of $150/hour. We provide an allowance of time for each phase (as described above- 1. Preliminary Design, 2.Concept Design or Design Development, 3.Final Design and 4.Working Drawings, based on the hourly rate. There is a range of time allowed for phase 2-4, minimum and maximum, rather than a fixed bid. It is our experience the best projects require more "advanced service" such as HVAC design, advanced lighting design, some interior design, advanced kitchen design, bid coordination and some construction supervision. These are presented as recommended options. We are quite informed about the Recent trends in energy conservation and "green building". As part of our base fee, we provide a RFP (request for proposal) which provides a format for bidding and construction, and gives some detail to the specifications. Also included is limited field coordination (2 visits), and a discussion/overview of the items that will effect cost in the bid phase that are not part of the standard architect's drawings (Interior trim, flooring, interior doors, plumbing fixtures, hardware, etc.)
The fee for each project is reviewed individually. It is based on a projected allotment of time, based on similar projects we have done. One might expect fees start around $2.50 per square foot. A more full discussion is suggested to cover not only the "base fee" but also "advanced service". Such advanced service would include- select interiors design, and project observation, etc..
These are general parameters, with each project reviewed for individual requirements. Fees can be quoted only after meeting with the client, seeing the site, and discussing the goals and budget.
It is fair to say that the architect contributes more to the value of the house than any other participant. They’re well executed and thought out set of drawings will actually save money in the construction process. A good set of drawings assist in the bid process, as well as during the building phase. The concept of "value engineering" goes beyond just the aesthetics and functioning of spaces.
VI. SUMMARY
A good team will make both for a better product and process. Careful management by the architect, with the assistance of a carefully selected builder, allows the client to make well informed decisions and avoid problems. The design process requires the active participation of all involved. Our role is multi-faceted. We are creators, managers, experts in materials and structure, advisers on matters of marketplace conditions, and coaches in the design process. The efforts by all involved are not without rewards, multi-fold.