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What do architects do, exactly? |
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They translate your ideas, budget and site into a design that
can be built. They also help you solve technical problems and guide your project
through the permitting process.
Perhaps their most important job is to help you understand what
the possibilities are and what the results will look like before
they happen. Along the way, they
might make design sketches for your review, develop detailed
plans and specifications for bidding and construction,
coordinate other professionals such as engineers, help you find
a builder and evaluate proposals, help manage the construction
process, act as your advocate in the event that a problem
arises, and help you understand and control the construction
process. They help you make the right choices.
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What does an architect charge? |
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There is no set formula.
Most calculate their costs by time spent. For small projects of
undefined scope, they will often bill hourly. For larger or better
defined projects, they calculate fees based on a combination of project
complexity and size, hours of work required, liability risk, level of
service required and how excited they are about the design challenge.
Like all business people, the limits of what they charge are set by the
cost of doing business and the competitive marketplace. Very few
architects will be offended if you compare prices although the better
ones will be cautious about a client to whom fee seems to be the only
consideration. You will be living with the product of your
architect's skills long after you forget what you paid.
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Do I need an architect? |
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If you think of an architect as a designer of buildings and interiors, then every project has an architect. Sometimes the architect is a professional, and sometimes an owner or builder doing the best they can. What separates the good results from the rest is the level of creativity, skill, experience and attention the architect brings to the project. A professional architect has specific training and experience to help you explore possibilities, understand how things will look and avoid mistakes. A really good architect will help you make your project more in tune with its surroundings and your needs than it would have been otherwise. |
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What does "AIA" after the name mean? |
| It means that the
architect is a member of the American Institute of Architects.
Members have to be registered architects in at least one State
and must fulfill an annual continuing education requirement. An
architect does not have to be an AIA member to be registered or
to practice. |
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What does "LEED
AP" after the name mean? |
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The person is accredited by the United
States Green Building Council because they have passed an
examination on the requirements of the Leadership in
Environmental Education and Design (LEED) green building rating
system. |
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What is
Design-Build?
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| A project delivery
method in which the architect works for the builder rather than
directly for the owner. The design-build approach allows the
owner to deal with only one point of contact and to minimize
design fees. It also means that the owner must rely entirely on
his or her own construction and design expertise in monitoring
the quality and completeness of the work as well as in
negotiating change orders. |
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What is Construction Management?
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In this delivery
method, the Construction Manager usually fills the role
customarily undertaken by the
General Contractor.
Instead of providing a lump sum bid based on plans and
specifications, the CM charges a fee for his services, bids out
the major subcontracts and manages the construction process.
This approach permits the builder to be involved early in the
design process, which can help avoid mistakes and problems with
constructability. Pricing is usually somewhat less
competitive than in Design-Bid-Build and the owner is committing
himself to work within the limitations and approach of a
particular builder from the beginning. The architect
usually continues on the project through the construction phase
acting as the owner's advocate and helping to solve technical
problems as they arise.
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| What
is Design-Bid-Build? |
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This is the "traditional" approach.
The architect and/or engineers draw up plans and specifications and
offer them to general
contractors for bidding, usually to a prequalified set of bidders.
The contractors submit their bids and, generally, the low bidder wins
the project. In most circumstances, this approach provides the
owner with the most competitive price. However, the price only
covers exactly what is included in the plans and specifications, which
means that the solidity of the price is heavily dependent on the quality
and detail of the plans (also true in
Construction Management). The architect normally fulfills the
customary role of technical advisor and advocate for the Owner during
the construction process.
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What is a Change Order and who pays for it? |
| A change order is
any change in the work that requires either a change in cost or
schedule. The most common reasons for change orders are a
design change requested by the owner, the discovery of a latent
condition such as unsuitable subsoils, or the addition of work
not included in the bid documents due to error or omission in
the plans and specifications. Errors made by bidders
should not result in
change orders. Some change orders result in a reduction in
price (credit), but most result in an increase in either time or
money. Because the owner is the ultimate beneficiary of the
work, it is usually his or her responsibility to pay for
changes. If a design error results in a cost without benefit,
work that has to be redone for example, then there may be
liability on the part of the designer. |
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What obligation does an architect have to pay for a mistake on a
project? |
| No professional and
no set of documents is perfect. It is regrettable but not
uncommon for a planning error or omission to result in
additional expense on a project. If the additional expense buys
something needed and useful that was simply omitted from the
plans, then the owner will pay the bill and enjoy the benefit.
The work covered by the change order would have been in the
project (and the bid price would have been higher) had the
omission not been made. If the mistake results in expense to
the Owner that has no benefit, such as the cost of work that has
to be done twice, then it is reasonable to expect the designer
to take responsibility. Most architects carry professional
liability insurance to protect both themselves and their clients
from the consequences of such mistakes. A prudent owner will
always carry a
contingency
in the budget to account for the fact that no project is
perfect. |
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What is a
"contingency" and why do I need one?
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There are two kinds
of contingency, an estimating contingency and a
construction contingency.
An estimating contingency is an amount added to a calculated
construction estimate to account for uncertainty. We do this
because all estimates are approximate and estimates made in the
early going are usually based on incomplete information. Because
the information tends to get more accurate and complete as
design proceeds, we often reduce the estimating contingency
percentage in successive estimates. A very early stage estimate
might have a contingency of 18-20% while a late stage estimate’s
percentage might be 7-10%.
A construction contingency, usually 5-10% of the accepted bid,
is a sum of money that the owner sets aside in a construction
budget to cover unforeseen costs. These costs usually arise due
to hidden conditions or
omissions in the plans and specifications.
Unlike most purchases, construction or renovation of a building
involves pricing something that doesn't yet exist, which implies
some risk for everyone involved. The contingency allows the
owner to manage his share of the risk as a routine part of
project planning. The most important thing to remember about a
contingency is that it is not “mad money” to pay for project
upgrades. If we think of it that way, then we really have no
contingency at all. |
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I have some ideas, some sketches and pictures of what I want.
Where do I go from here? |
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Put it all together and go see your architect.
If you haven’t chosen an architect or aren’t sure that you want to work
with one at all, take your sketches and pictures and go see more than
one. Most practitioners won’t charge you for one visit to get acquainted
and won’t be offended if you decide to go elsewhere. The better ones
will ask a lot of questions about your ideas and objectives. Once you
start work, stay open to changes in your thinking and suggestions from
your designer. A good design more than a collection of good ideas. It
has an internal logic that helps its elements reinforce each other and
work together. Much of good design comes from knowing what isn’t working
and being willing to set aside attractive ideas that don’t play well
with others.
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How do I find a contractor?
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| The best way to
find a contractor is by referral. If you know of anyone who has had a project similar to yours
done, ask them what they think of the company that did it. If
you work with an architect or other professional designer, they
will probably have suggestions to offer. The most important
attributes of a good contractor are honesty, technical skill,
organization, and the ability to listen.
If you are considering multiple candidates, spend some time
talking with each as well as with their customers. Competitive
cost proposals are fine as long as you have confidence in all of
the proposers and they have enough information so that the
proposals are comparable. Beware the seductively low price based
on a quick discussion and a general understanding. |
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I want to be "green". How do I do that? |
| By designing as much as possible in harmony
with Nature rather than in combat with her. Green design does
not have to mean exotic contraptions or experiments at the
frontier of technology, although it can. It is not necessarily
more expensive than conventional design, but it does require a
little thought and effort before you build. In New England,
where we practice, it means arranging the building to take
advantage of the light, heat and air that are there already,
insulating and sealing what you build, making careful use of
water and selecting materials whose harvest and manufacture do
the least amount of damage. |
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Where do architects get their ideas? |
| For the most part,
we get them from our clients.We try to understand what they want and what is important to
them.We look at the cues
offered by the site, the budget, Nature, and the applicable
regulations. With all of this in mind, we experiment with plans and three
dimensional forms.
Our ideas about form come from educated observation. We look at what other architects do, successful or not, on
purpose and by accident. We look at the forms of Nature and we
look at the way things need to go together so that they stand
up. All of this we do partly consciously and partly intuitively. Like most designers, architects delight in originality, but some
of the best ones cheerfully steal ideas from the past because
they worked then and they work now. |
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Will an architect help during construction?
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| Certainly. No set of drawings covers every detail and many important
decisions in a construction project are made along the way.The builder is the expert on what can be done and how, but the
architect understands what the results will be and will act as
your advocate in an unfamiliar process.
In our experience, even the most conscientious builder does
better work when he knows that the designer is paying attention. Regular site visits during construction are a big help in
avoiding mistakes and misunderstandings. |
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Why should I limit the number of contractors who bid on my
project? |
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For the same reason that you should
select the bidders.
The better contractors prefer to bid against other good
contractors because they know that the prices will be realistic,
which gives them a fair chance. If the number of contractors gets too large (more than 4-5),
winning the project starts to become more a matter of luck than
skill, especially if bids are not based on detailed plans and
specifications. In this case, contractors with better options will not bid. |
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What are "General Conditions"? |
| General Conditions
are things that the general contractor provides to the project
that don’t actually get built into the work.
They usually include supervision, permit fees, site safety
expenses, miscellaneous cleanup and rubbish removal, security
and, on larger projects, a site trailer.
They are usually calculated separately from profit and overhead. |
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What is Building Information Modeling? |
| Also known as BIM,
it is the creation of a 3 dimensional model of a design
completely within a computer program. It differs from computer rendering and computer aided drafting
(CAD) in that most of the internal elements of the building,
ducts, structure, lights, etc. are included as virtual 3D
elements in the model.
In theory, all of the designers add their work to the model and
the contractor actually uses it to guide construction.
If all goes as it should, conflicts between building parts are
identified when they are only pixels, mistakes are avoided,
money is saved and arguments are contained.
The technology and its implementation are relatively new, but
they are catching on fast, especially in large projects. |
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Can I be my own general contractor? |
| Yes, you can. Before you decide to, it is important to know what a general
contractor does.
Most important, the GC plans and directs the entire project. That means knowing a fair amount about what everyone is doing and
how they work together.
It also means knowing how to avoid conflicts between the trades
(the wall board is up but the electrician wasn’t done) and/or
taking responsibility for sorting things out if a conflict
arises. The job requires technical knowledge and the ability to
communicate with architects, engineers, subcontractors and
building officials in language that they understand. GC’s carry liability insurance and worker’s compensation coverage
in case the worst happens.
Most of all, the job takes time – time planning, time
supervising, and time chasing after loose ends. It is very difficult to do well on nights and weekends,
especially if you have never done it before. |
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Is there a preferred construction delivery method? |
Each of the three most common methods
(design-build, design-bid-build, and construction
management) have their strengths and weaknesses so they
should be used when the strengths give the most benefit and
the weaknesses pose the least problem.
Design-build works best for owners
who are familiar with construction and know exactly what
they need because there is no third party quality control.
It is a good expedient when the schedule is very tight and
it tends to require the lowest design cost.
We have also used a hybrid D-B method where the design
architect turns the project over to the builder for final
plans and construction, but remains involved to provide
oversight and advocacy for the owner.
Construction Management works best on projects where
flexibility or unusual construction techniques are needed. It is also good for projects with inflexible budgets and is
easier to accelerate than design-bid-build. With CM, the
involvement of the contractor in the early stages helps
avoid budget surprises and can help solve technical problems
in advance of sub bidding.
Design-bid-build is the best
choice when there is a detailed set of plans and
specifications and the best possible price is a prime
objective.Once bids are in, it is less flexible than CM, hence the need for
good plans.Because
D-B-B is an arm’s length process, it is often used in public
work.
Usually CM and D-B-B both involve oversight
of the work by the architects and engineers involved, while D-B
usually does not.
That makes the first two methods more suitable on projects where
quality control is critical or the owner is not in a position to
monitor the project directly. |
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What do I do if the bids for my project are over budget? |
| First, don’t panic. Even with careful planning and meticulous construction
estimating, bids can come in over budget. When this happens, the next step is to sit down with your
contractor (or the low bidder) and your architect and discuss
design changes that you can make that will bring down the cost. Sometimes it is necessary to adjust the scope of the project as
well as change some of the details. Most builders will be eager to help you make the project work and
will offer useful suggestions. It is not unusual for an architect to agree in advance to provide
additional design services without further charge if the bids
exceed a budget that the architect endorsed. |
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How do I get a good construction cost estimate? |
A construction
estimate is an educated guess at the cost of building a project.
So is a bid, but in the case of an estimate, no one is promising
to build the project for the price.
Some of the best ways to improve the quality of construction
estimates are:
• Use a professional estimator. They make it their business to keep up with trends in
pricing and current fluctuations in the market place.
• Avoid putting too much faith in
preliminary estimates made without much information about the
details of the project. Ignore altogether estimates offered by people angling for
the job after a quick walk through or a brief discussion.
• Include an “estimating
contingency” large enough to account for the level of
uncertainty or imprecision in your information. This is an
add-on amount, similar to a construction contingency
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| Can you help me find tax credits and incentives for energy saving design features? |
| Yes. For a
preview of what's available, go to our page on Sustainable Design for several links to sites with information about the programs and incentives available. |
| When do I have to use a professional architect? |
| Architects are licensed by the States in which they practice and most States have regulations concerning what projects need the oversight of registered architect or engineer. They also restrict the use of the title “architect” to those who are licensed. Generally, single family house projects and minor renovations don't require professional guidance. All projects are subject to building codes. |
| Do all projects need a building permit? |
| Assume that any construction on your home or business requires a building permit issued by the municipality in which you plan to work. Repairs and repainting do not usually trigger permits, but renovations, additions and demolition (inside or out) almost always do. The easiest way to find out if you need one is to call the code enforcement or selectmen’s office in your town, describe your project and ask. |
| How do I get a building permit? |
| For minor projects, you or your contractor will need to visit the town code enforcement office and fill out a form. It is likely that the code enforcement official will request a sketch or some other description of the project to confirm his understanding of your plans. So long as the project is exempted from the licensing law (section 310-A:52) no architect’s or engineer’s stamp is required. Towns charge a fee based on the size and value of your project at rates set by each town. |
| What codes affect my project? |
| In New Hampshire, our home state, there is a State Building Code, which includes the International Building Code for commercial and multifamily buildings and the International Residential Code for one and two family residences. There are several secondary codes, including the International Energy Conservation Code. All of them are listed (along with State specific amendments) at the State Building Code Review Board website, http://www.nh.gov/safety/boardsandcommissions/bldgcode/ . Depending on what you are planning, you may also be affected by your local zoning ordinance, planning regulations, State wetlands restrictions, or special historic district requirements. Septic systems and wells need their own set of approvals through the State Department of Environmental Services, http://des.nh.gov/index.htm. There are a lot of rules governing almost all construction so it is a good idea to check in with your code enforcement office before you get too deep into the process (certainly before anyone starts pounding nails). If you are working with an architect or civil engineer, they will usually provide help and guidance with code problems as a normal part of their services. |
| What is the zoning ordinance and how does it affect my project? |
| In New Hampshire, zoning ordinances are adopted by localities under a State law that governs procedure and the underlying rationale for zoning. Local towns and cities develop detailed regulations and lay out the map of zoning districts. The ordinance generally defines what uses can go where, how densely development can occur, and what provisions must be made for parking, access and enclosure on the site. Get a copy of the ordinance from your town code enforcement or selectmen’s office or check your town website for a link to the rules. |
| Your town code enforcement officer will tell you about the specifics that apply to your project. Residential projects most often run into zoning concerns because they encroach on lot line setbacks, add dwelling units to the lot, or introduce another use, like storage for a business operation. One pitfall to be aware of is demolition of all or part of a non-conforming building, for instance, a garage that is close to the lot line. You may not be able to rebuild it without a variance. Another potential glitch is “involuntary merger”. That can happen if you own two adjacent lots, one or both of which are non-conforming. The town may consider them to be merged even though you don’t and the tax rolls don’t show them that way. That may mean you can’t build on what you think is a vacant lot. |
| What if I want to do something that doesn’t comply with zoning? |
| Every town in New Hampshire that has a zoning ordinance also has a Board of Appeals. The procedure may vary from place to place, but the Board’s job is to hear your request for relief from the rules in some specific way. For instance, you might want to build five feet from the lot line where ten feet is the required setback. Anyone can file an appeal so long as they own the property in question or have permission from the owner. |
| There are different types of appeals with the majority being “variances” or “special exceptions”. The ordinance will tell you which type of appeal you need and the State law spells out what criteria the Board of Appeals must apply to each type of appeal. You don’t have to hire professionals to make your appeal and many people don’t. In any case, it is your job to convince the Board that you meet the criteria for relief, so it is a very good idea to do some research into them before you appear at a hearing. Most of the time, you will get one chance to make your case. |
| My project has to go before a Planning Board. What do they do? |
| A Planning Board is responsible for applying a town’s planning and subdivision regulations to individual projects. It differs from a Zoning Board of Appeals in that it does not grant relief from the rules. On the other hand, it does actively guide design, which the ZBA does not. Planning Boards review projects with an eye toward safety, esthetic concerns, impact on the neighbors, impact on traffic, and technical issues like drainage. They also review compliance with planning regulations, which vary among towns and can affect any element of a design. They are responsible for confirming that a given project is consistent with the town’s master plan, a judgment that is not always clear cut |
| In New Hampshire, the Planning Board will hold at least one public hearing on most projects once it has determined the application complete. |
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| What do I need to do to prepare for a Planning Board hearing and whose help do I need? |
| If your town has a Planning Director or other planning staff, they will provide you with a checklist of the things required for a presentation. Typical planning board submissions include the following: |
- Drainage, driveway and parking design for the site;
- Landscaping layout;
- Renderings of the exterior appearance of new construction (if the board has design review powers);
- Confirmation that the project is in compliance with zoning or has received the necessary relief.
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| Planning regulations frequently require that drainage and site design be done by a licensed civil engineer, who must stamp the site plan drawings. If esthetic review of the exterior design is part of the package, a professional quality design and rendering will make a significant difference in gaining approval. An architect or professional building designer is your best source for that. Some towns also require an architect’s stamp on the exterior renderings of larger projects. |
| What is a "Registered Architect"? |
| A registered (or licensed) architect has passed a licensing examination, met experience and education requirements, and agreed to the established code of ethics for the state in which he or she is registered. In the USA, architect registration is by state although the exam is the same everywhere with some minor exceptions. The title “architect” is reserved for those who are registered. Traditionally, an architect would apply a registration stamp to a set of drawings to indicate responsibility for their content. That is why you will sometimes hear reference to the need for an “architect’s stamp” on a project. |
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