Choosing a remodeling contractor

With the recent (past) housing boom, there was a huge need for construction services of all types. Anybody and everybody who could swing a hammer flocked to the business to make money. ( I've experienced this in Alaska in the post oil pipeline boom)

Just about anybody can get a contractors license in the state of Washington. There is no test and all you have to do is be able to qualify and pay for the bond & liability insurance. Then you go get a state business license. In a boom economy that makes it easier to attract contractors into the market. In a down economy many of the "fly-by-night" low quality contractors fade away. The challenge is that consumer pays the price for this strategy.

Uneducated public: When I grew up, almost everybody was a little bit of a handyman. I learned to build and fix things from my Dad and Grand Father. In today's world, it seams that pass down trade knowledge has faded away. Consequently, a lot more people hire handymen, landscapers and remodels to work on their home and property. The knowledge or experience gap, makes it difficult for the consumer to gauge the qualities of the contractor.

How do you choose? There are a few sources out there to help, but the final responsibility rests on the consumer. You can go to the Labor & Industry and look the contractor to see if they are current with their insurance & bond, and also see if they have any outstanding offenses pending against them. References from past work, referrals from trusted sources all help, but I believe it's also a matter of using your instincts.

Referral programs (Web and other): There are untold numbers of referral programs out there (Mostly on the internet). Very few really do a thorough check into the contractor. Again, you have to do your own do-diligence.

Local Master Builders Associations: Usually, but not always, if a contractor is a member (and involved) in a local organization, it shows a concern for quality in their industry. It costs money and time to be involved in an organization and you are usually serious about your trade to do that.

Estimates and Contracts: The quality and detail of the estimate and the contract. says to me, that the contractor is experienced and cares about the details. The estimate becomes the project plan and the contract is the relationship between the contractor and the client. Those documents usually represent a higher quality of ethics.

Remodeling and landscaping projects are fraught with potential unforeseen issues and change orders. Remodeling is very different than new construction. As a remodeler, I am building a new component and connecting it to an older existing structure that I didn't build and very likely, isn't built to today's CODES. On larger remodels that require structural changes, it becomes a matter of design work, engineering and permitting. Small remodels and Home Repair projects are a little more straightforward, but the large design-build projects require a contractor and a team of other skilled professionals. My company has a design-build team of experts to work on larger more complex projects requiring structural changes.

When a contractor comes to your home and looks at a large remodeling project, ask a lot of questions.

• Have you done this size of project before?
• Is this project going to require permits?
• What is it going to take to get the permits for this size of project?
• Is this project going to require an architect and/or an engineer?
• What is the process you need to go through the give me an estimate?
• Who does your design work? (i.e. Architect, Draftsman, Interior Designer, Engineer, Green Consultant)
• What are the potential unknowns that may create changes or add-ons to the project?
• How do you manage those changes?
• Do you have a project management system?

Example of a potential project my architect and I went to:

I had a customer who wanted an estimate on a project that required a two story extension over open space, so they could extend their kitchen out. I went in the first time by myself and immediately told the customer I needed to come back with my architect. I also knew there were other contractors showing up to look at this project. I explained to the customer that nobody on this earth could give them an estimate without proper construction documents (i.e. Blueprints, engineering specs, etc), and that he needed to hire a qualified Architect and engineer to do those plans.

The details: Either he just didn't get it or he was playing all the contractors against each other. I know one of the other contractors who looked at the project and they basically told him the same thing that I told him. Then an award winning design-build company came in from Tacoma and their salesman told them something else. And then, another contractor showed up with a quick-design program on his laptop and he was able to produce a conceptual drawing on-the-spot for the customer to see. That's a neat feature to have to impress the client, but that still doesn't make him an architect or engineer. And, a architect and engineer is exactly what this customer needs on this particular project.

My perspective and opinion on this scenario:

First off, let me give you a little background. I learned to build in Alaska where you had to build to survive severe elements, Plus, I have an Architect on my team who is both an Landscape Architect and Architect with 13 years of formal education and 30 plus years of large scale building experience in 10 countries around the world.

That being said, here's my opinion of what happened on this potential project:

• The award winning Design-Build company came in with a very high bid. My guess is that they saw what I saw. The project was laced with complex issues that needed proper architectural work and engineering and they were covering all the bases in their estimate.
• The quick-draw guy had a neat selling feature, but he's not an Architect. He actually told the home owner that my world class architect's idea wouldn't work.
• The third came back at half of the estimate of the Design-Build firm. (There was a $70K difference in all the estimates)
• Basically the client still didn't have a solid plan he could trust to make a decision on and go to the bank with.

This is a classic situation, where the client is expecting the contractor to be a designer. It doesn't work because everybody is going to have different ideas on how to do it. This project required proper architectural work and engineering, which typically cost 12% to 15% of the total construction costs on a residential remodel. So, if it is a $70K project his design fees will be approximately 8K to 10K.

In a complex remodel like this, if the customer gets the design work done first, they can get accurate estimates from multiple contractors based on one design. (Apples to apples) This is how it is done in commercial construction. Basically, every contractor who walked on this site had a different idea on how to do the project.

I also was concerned with erosion issues because the house was built on a hill above a lake. Plus, the septic system was very close to the build area. There were stress cracks in the block foundation that required an engineers impute on how to repair and stabilize before there was extra weight built onto the structure. I wanted an engineer to tell use what was causing the cracks, before we added additional structure to the house. Essentially, there were questions that required experts that couldn't (or shouldn't) be answered by a contractor.

So, after a month the customer still didn't have a clear plan or budget he could get permits with or go to the bank to get a loan with.

I went and talked to the county planning inspector to find out if I was on track with my thinking on this project. I also wanted to find out if "omission estimating" was a common practice with remodeling contractors in this area. He told me that it happened a lot, but the more high-end companies did the accurate design work, then the estimating. He also told me that contractors who came in low on a bid, typically had a lot of change orders and re-inspections. Another way you can evaluate a potential contractor is to look at their last project and see the inspection reports. (They are public records) This is one more point that proves once again that you get what you pay for and the lowest bids isn't always the lowest price at the end of the project.

My perspective and how we choose to do business, is very simple. Everything on the table; design fees, engineering, permitting, construction documents, and an accurate budget-driven estimate. Remodeling, and even landscaping, is laced with hidden issues and typically has customer changes. The initial estimate needs to be as accurate as possible to prevent huge cost and schedule overruns.

One of the first questions I ask a potential client is, "what is your budget". Then my designers and my construction work is designed to fit to that budget. My goal is not to blue-sky price people's ideas, that's a waste of my time and doesn't help the customer. My goal is to find the budget, get the design work done, develop an accurate estimate off those plans and then stay within that budget as best as possible.

So the moral of this story is to have the contractor tell you what you need to hear instead of what you want to hear. It's a lot better to know up front all the important details, than it is to learn and pay for all the changes along the way. Remodeling is stressful enough without going over budget and over schedule on top of everything else.

Sincerely,

Chris

Cascadia Design Build

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Choosing a landscaping contractor

I've already written many articles about my experiences in the remodeling industry, now it's time to focus on landscaping. I'm a general contractor who does home repair, remodeling, landscaping and green building. Approximately 50% of the projects I do are landscaping.

Quality, Integrity and Customer Service

I have some of the same opinions about landscaping as I do about building and remodeling. I have talked to hundreds of potential clients and have seen overwhelming evidence of a diminished level of quality and customer service in the industry. I have to always be careful when I say this, because there are some quality contractors out there. That being said, I will continue.

Landscaping is more than building on top of the land

This is especially true in Western Washington. We live in a temporal rain forest with a tremendous amount of water flowing under the ground. Plus, all the new development is is impacting the ground water system.

The ground and what goes on under it differs from place to place

My house sits on a alluvial plain of ever changing river rock deposited by glaciers long ago. Last year, I did a one acre project on the waterfront that was clay with springs channeling water all over the place. Each environment requires different planning to make sure what you build, stays where it is built and does the job it was designed to do. The prep work that is done before you ever lay down a paver or stone is vital.

Have you ever seen a paver walkway or patio when it's newly built? Pretty attractive, right? Now, have you sen the same walkway a couple years later after two winters of rain or freeze? The evidence of good and bad landscaping is all around us.

Many of the projects I've look at or repaired, were never prepared correctly in terms of the the ground work. Consequently, the system failed and I am left explaining to a customer, things like; why their $10K natural stone patio needs to be rebuilt after two years.

Science and landscaping

I have a business partner who is a Landscape Architect and he has enhanced my perspective of what it takes to build to the land instead of on top of it. Consulting with a Landscape Architect basically confirms with science and engineering, what should make common sense to a good landscaper.

Consumer beware

I was doing some research on pavers vs. decorative concrete. Both of these are great products and there are strengths and weaknesses to both. I live in an area that dumps most of it 36" a year of rainfall in the fall and winter months. The ground is a mixture of clay and huge deposits of river rocks with high water tables.

One of the things I face in designing the ground work (sub-surface) is that there are places in our community that the ground changes shape during the winter. This is caused by water flow and underground erosion. The challenge with any surface system you put on top of the ground is what is happening under the ground.

Most of the internet research and product supplier research I have done doesn't address these unique conditions. Basically, my conclusion is that you have to go deeper in the ground with the base prepperations and also provide additional drainage for the water to move away from or not to invade the area under the patio or walkway. Regardless of the situation, this takes some serious thought and may even require an engineer to solve.

If you live in a wet area and you don't take these things into consideration and build accordingly, you will be sorry in a couple of years when your beautiful and expensive patio surface starts to move.

Do it yourself type of consumers

In my research, there was little or no information dealing with ground conditions or water control. When you go to a "do it yourself" store all I could find was dig out the dirt, tamp in some base rock, install the edger, install the pavers and presto you a have just saved a ton of money doing it yourself and now have a professional looking paver patio. (Give it two years and we'll see how it looks). If there is anything I can instill in you as the consumer, is do your research on the ground conditions and build the base and drainage correctly. And if you live on ground like I do, then consider stamped concrete.

Decorative concrete

It is amazing what they can do with concrete. It can be made to look like stone or brick pavers. It's strong and last a long time and resists ground movement. I've even seen outdoor fireplaces that look like stacked stone. They even do kitchen countertops and floors. The thing I like about concrete is the durability and the stability on the ground. One thing that has to be taken into consideration is the additional water run-off if you live in a rainy area. In my area, sometimes you have to create a sub-terrain drainage system to allow the water to disperse and drain properly.

Small building lots

With the increased practice of building on micro-lots there is also an increased ground water issue that comes with it. You have to check with your local building codes as to how much ground you cover up with patios and walkways. It could get complicated if you have to build drainage systems to accommodate the increase dump of water off the end of a patio. And, in my opinion the building codes aren't necessarily always helpful. In our area they have made the builders put in bio-swells to deal with high water tables in the rainy winter months. And, I have seen a lot of standing water in people's yards in these new sub-divisions, so do you research and then use some common sense or an engineer to design the drainage.

If your looking for a landscape contractor, make sure they:

• Licensed, insured and bonded based on your state
• Speak directly to the conditions of the ground under your property
• Design a efficient drainage system, that can be cleaned out. (Around walls, patios, walkways, etc)
• Go well beyond the typical standard of 4" to 6" with the base ground work that the landscaping is going to be built on. (Remember, CODE is the minimum)
• Give you detailed plans on how they are gong to deal with the water and ground conditions on your property
• Remember, you get what you pay for
• What I would want to see is some of their older work. (paver and wall work) That would show me if what they build is done to withstand long term changing conditions
  

Chris

Cascadia Design Build
Cascadia Landscaping
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Planning your project

Knowledge is power and it will save you time, money and stress

Our goal is to educate the community on what they need to know to make good decisions in their next home improvement project. From basic home repairs, remodeling and landscaping to GREEN building; this article help you learn more on a variety of subjects.

Unless the consumer has the design work and building specs done themselves, they are relying on the contractor to determine the finished product. Consequently, this means that no two estimates will be the same. This article is written to help you, the home owner, navigate the complex world of remodeling and landscaping.

Things to consider when planning a home improvement project

Customers will ask me what it will cost to remodel their kitchen or bathroom or even the price of a small home repair project. My answer is always the same. "It depends on what you want, the materials you choose, if you want to change the walls or structure, etc. And most importantly, do you want it done correctly."

There a whole range of things that will determine the cost on a project. Even how long you are going to keep the house before you sell it will impact your decisions. Every decision involves choices in quality, look, durability, labor to install, etc. A home improvement project will be more successful if it is planned and budgeted well in the beginning. Be sure to select a contractor with plenty of experience with your type of project. And remember, lowest price does not ensure a successful project.

What's your budget? This is the most important beginning factor. Many consumers approach the concept of home improvement project totally backward. Before anything else, you have to figure out what you want and how much you are willing to spend. Then the contractor can build an estimate based on that budget. If you bring in several contractors before you figure this out you will just add confusion to the situation.

Do your research: It's your home and you are the one who is going to live there. If you are unsure of what you want then I would suggest hiring an interior designer, architect or landscape designer. Many consumers try and get the contractor to be the designer. I recommend going online and to stores and get your ideas organized. Decisions will need to be made on plumbing fixtures, lighting, cabinets, flooring, windows, tub and shower designs, sinks, appliances, etc. There are literally hundreds of choices in each of the mentioned categories, including quality levels.

How long are you going to keep the home before you sell it? This is vital unless you have money to burn. If you are keeping your home and you want something special, then go ahead and spend the money. But, if you are going to sell it in a couple of years, then be frugal & functional and remodel it to be attractive to the typical consumer. Remodels can be a decent investment, but in today’s market, it’s not a great equity gain unless you are remodeling for energy savings and disabilities. Kitchens, bathrooms, and spare rooms are typically the best return on investment.

What is your dream idea? How do you want to feel when you walk into the room or how you want it to function? These are important factors. The dream or goal is directly tied to a experience. My wife and I have totally different ideas about the kitchen vs. the garage or even a bathroom.

Resale value and cub appeal: Remodeling and landscaping for value is determined by the market, your neighborhood and the type of work performed. Home improvement projects have different impacts on the value of the property. Kitchens, bathrooms and adding additional space are among the highest return values in remodeling.

What is your time-line? In other words, when do you want the project started and completed? In-home construction impacts your livability on the property and you need to be prepared for that. Also, if you want a remodel done in the busy season, it is important to be scheduling with your designers and contractor well in advanced. A popular contractor can be scheduled out for many months at a time. Design work and permitting are also time consuming and can delay the construction start schedule.

How are you going to finance the project? It boils down to your budget and what you can afford. Every component of the project can be adjusted to fit the budget. It is so important to have design work done on larger remodeling and landscaping projects before you start asking contractors for an estimate. There are many variables and if there are structural changes it needs to be done by the right professional.

A properly designed and engineered plan is going to produce a much more reliable construction plan and budget. It’s all blue sky and guesswork until construction documents are finalized. If you are going to a bank for financing, then an accurate estimate and budget is vital. I have seen 20% to 50% variables in estimates on projects that don’t have the design and engineering done first.

Be prepared for unforeseen conditions: Remodeling and landscaping projects are laced with unknown issues. Everything from improper construction practices and CODE issues to structural issues, water damage or insect damage. Until the demo work is done, there are usually unknowns. Eighty percent of the projects I have done in the Olympia area have had hidden issues. All seasoned contractors have clear exclusions and change order sections in their contracts to cover these circumstances. This is also another important point to make sure you know what your budget is.

Who else is going to be using the area? I always suggest that the key people are on the same page when deciding what result they want. Even children and pets can affect the choices in styles, materials, safety, access and materials.

Are you dealing with an aging family member or do people who live there or visit have accessibility issues?

There are over 54 million people in the country who claim to have some form of a disability. (One out of every five Americans) There are also approximately 7,900 baby-boomers turning 60 each day in this country. Aging-in-place, limited mobility, safety and accessibility are smart design concepts to integrate into your remodeling project, especially if you are selling your home soon.

Are you prepared to have portions your home unusable for a period of time? This is important; you will have people in your home at odd hours, noise, dust, mold, safety issues, etc. Areas will be totally unusable by the family until the project is completed. Pets can also be an issue. If it's a large invasive remodel, I would suggest finding a temporary place to stay. (or even take a vacation) But, if you leave town, make sure you stay available for questions and decisions. There are almost always unforeseen issues and change orders in remodeling & landscaping projects.

What defines a project that needs design work and permitting? You can swap the kitchen cabinets, appliances, sinks and shower without a permit, but if you want walls moved, space added to the footprint of the structure or the roof structure changed, you’re going to need permits. (Check your local local or state building CODES) And, to get permits approved then there needs to be design work, construction documents and possibly engineer specs. This is usually determined in the first meeting with your contractor. Design-build is a concept used in major renovations. It is a construction process where the design and construction of a project are handled by a team under one umbrella. (See: Design-Build)

Design work, construction documents and building permits: Having the design work and material specifications done in the beginning simplifies the estimating process. When a consumer starts on a empty slate and expects the contractor to design the project, they will never have apple-to-apple estimates to compare.

Each contractor will bring different ideas to the table which will effect the total project plan and price. If you want to simplify the process and eliminate confusion and stress, get the design work done first. Then, the estimates you get will be based on the same plan and materials specifications.

You can hire the designers yourself or hire a design-build firm that will bring all the necessary professionals to the project. Design-build is a construction process where the design and construction of a project are handled by a team under one umbrella. Instead of dealing with multiple contractors, designers & consultants, all of your budgeting, construction project management, permitting, change orders and billing are handled through a single source. In more recent times, the contractor is typically the lead on design-build teams. Projects that change the structure of the building or increase the building footprint on the property will require design work and construction documents to get permits. Smaller projects may only require an interior design or non-structural design work.

ESTIMATES, BUDGETS, DESIGN AGREEMENTS AND CONTRACTS

THE ESTIMATE: The estimate is the foundation for the project plan and the contract defines the relationship between the client and the contractor during the project. (Both are vital) The estimate explains what is to be done, as well as, what isn’t going to be done on the project. From the first conversation to the point of the contract, a lot of ideas can be discussed and can lead to misunderstandings about what the scope of the work actually will be. Unless you have construction documents to bid the work off of, estimates from different contractors may define different scopes of work.

A good estimate defines scope, schedule, payment schedules and how unforeseen issues and change-orders are going to be handled. What is defined in the estimate is a lot more important that the price on the estimate. Almost every home improvement project I have done, has had unforeseen issues, CODE issues and change orders. How the contractor deals with and charges for those issues, is what truly defines the actual cost of the project. Too many people look at the price, when they should be looking at the "terms and conditions". Even fixed-price bids have clauses for unforeseen issues in the contract.

THE CONTRACT: The contract defines the final agreement that you and your contractor have crafted. It also defines the relationship between the client and the contractor in terms of communication and how payments and issues are going to dealt with. A well written estimate and contract becomes the foundation for the project plan. In some cases the estimate may also have the contract integrated in the document. If a contractor leaves out details it can add delays and additional expenses to the project. Omission estimating is common in the remodeling industry and can lead to huge cost and time overruns on the project.

ADDITIONAL NOTES ON ESTIMATES & CONTRACTS

• ESTIMATING: Definitive and accurate estimating takes time to produce. I get a lot of what I call "curious shoppers" looking for a price to do a project. This means I am going to give a guesstimate based on my past experiences on similar projects. The bottom line is the customer needs to start with a budget and a plan. There are too many variables in remodeling and landscaping to start asking contractors for estimates before you know what you want and can afford. The concept of getting a bunch of "free-estimates" can put price as the key component instead of value, quality materials & workmanship and customer service.
• THE LOWEST PRICE: My first response to this is "You get what you pay for". Let me explain; taking an older and possibly damaged structure to an attractive, functional final product requires a highly skilled contractor. Home repair, remodeling and landscaping is a merger between troubleshooting, art, customer service and construction. Your home is a huge investment and it requires quality care and maintenance to keep or improve its value. Quality work and materials, customer service and reduced maintenance is a product of “value at a reasonable price” which is not typically “the lowest price”.
• TIME & MATERIAL: This type of contract is usually seen on small home repair projects where the variables are high and it is almost impossible to give a fixed bid on. You will also see this as a clause for repairing unforeseen conditions on a fixed price bid.
• FIXED PRICE BID: There is a huge difference between getting a bid on replacing your windows, siding or roof and having a bathroom or kitchen remodeled. Remodeling and landscaping projects are laced with many different product choices, potential for customer change orders and unforeseen issues. A contractor is going to have strong clauses in the contract to cover these contingencies. For a fixed price bid to apply, all the details and planning need to be extremely thorough. (i.e. fixtures, appliances, materials, processes, design work, etc)
• COST-PLUS AGREEMENTS: This is similar to a time & materials project, basically all the project costs are on the table. The project is recorded in detail and an agreed upon profit is added to end price. Without a base line "not to exceed" value on a project, this type of agreement is risky.
• COMBINATION AGREEMENTS: To me, most home improvement projects are a combination of a fixed price and a time and material agreements. I may do the demo work for time and materials until we get enough of the issues exposed to actually do a fixed price estimate on. Or, I may do a fixed price bid with time and material charges for change orders or customer change orders. But if I do this, then my estimate is extremely detailed so there is no question what is in the bid vs. what is extra work. The bottom line for me is the written word. There are usually several conversations leading up to the start of project and misunderstandings about the actual scope of the work or products can occur.
• PROJECT FEASIBILITY AGREEMENTS (Budget Development / Designs provided) The contractor is hired to establish a range of values for the determination of the budget based upon a designer or architect's drawings that the customer provides. This budget plan typically doesn't represent an estimate by the contractor. It is complied to give the customer a price range on their remodeling concept. Basically, you are hiring the contractor as a consultant.
• DESIGN AGREEMENT (Budget Development / Designs not provided) This scenario is where the contractor is hired to produce conceptual drawings & construction documents and build a project plan with a budget based on the customers ideas. The process typically requires design work, engineering, multiple sub-contractor bids and a budget plan. It will produce everything needed to get the project permitted and built. The contractor functions as a project manager for the client to do all the things necessary to turn their ideas into a workable project. Again, you are hiring the contractor as a consultant.

Are you driven by “GREEN” issues? Remodeling and landscaping to sustainable and energy saving standards impacts many decisions you will need to make. Everything from the materials you choose and even the contractor you hire to do the work. Green is an overused word in today's marketplace and there is a sea of information to sort through. The key to green building is a team approach. Make sure the contractor is truly plugged into the right professionals to be able to deliver a sustainable result. See: Green Building (Web articles)

Landscaping: The weather conditions of Western Washington and the geology of the area impact the ground your house is sitting on. Have you ever seen a retaining wall, a paver walkway or patio two years after it has been installed? The evidence of poor landscaping practices is in every neighborhood in the Olympia area. You can't just place blocks or pavers on the ground and expect them to stay in place. The ground is always moving and what is done under the ground is vital to stabilizing the work that is done above the ground.

Do you like or trust the contractor? This is vital because they will be in your home for eight plus hours a day for weeks or even months. I once heard an old-school contractor say he would never sign a contract with someone he didn't trust with a handshake agreement first. As a contractor, it’s one of the first things I ask myself about the client with whom I am discussing the potential project with. I put my heart and soul into my projects and I need to work for customers that I’m comfortable with and trust. The same goes for you and the contractor you choose.

Chris

Cascadia Design Build
Arch-Eco Design
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Landscape architecture vs. landscape design

Often we are asked to clarify the difference between these two terms or businesses.

The quick response is that landscape architecture is a licensed profession administered by the State or Province and regulated by a central registration body in Washington DC. (CLARB, the Council for Landscape Architectural Registration Board) Anybody overnight can call themselves a landscape designer.

The word (Landscape) Architect in most States and Provinces including WA falls under an Act or WAC where those licensed are required to abide by the following laws (typically):

• To uphold public health, safety and welfare as it relates to the professional practice of landscape architecture in your region.
• To nurture and further the professional application of landscape architectural knowledge and technique as it relates to the planning, design,development, preservation, protection, restoration, reclamation, enhancement and management of the environment.
• To further and maintain proper standards of professional landscape architectural practice.
• To complete annual continuing education requirements_ a number of education and training credits taken in Landscape Architecture or in related fields.
• Landscape Architecture is a broad based profession requiring many skills and diverse knowledge.

To become a landscape architect you are required to accomplish the following:

• Pass an accredited B.L.A. program (typically 5 years)
• Or have a related degree (earth sciences for instance), make up some undergrad BLA courses and pass the M.L.A. _ masters program.
• Complete a three year (min.) professional practice log having fulfilled a minimum period of certain tasks.
• Pass the L.A.R.E. registration exams _ a series of five or six exams you sit for at certain times in the year (typically). These take a minimum of a year and a half.
• Pass the (national/ state) review boards and in some States a licensing exam

The time it takes to meet all the requirements from A to Z varies but typically it takes about nine to ten years. However the national and state/provincial requirements and/or laws are constantly changing hence to become a practicing professional may be shorter than expected. At least the current trends are to simplify and reduce the requirements.

Many landscape designers are self-taught after having read and worked in the landscape business. Knowledge is picked up in nurseries, community colleges, workshops, master-gardener programs and so forth. Typically the landscape designer is focused on residential garden design and therefore often have an expertise in horticulture and local plant materials_ native and/or ornamental. Most landscape architects (but limited to) have a wider repertoire and consequently offer a wider range of skills and expertise from planning, project management, and design at various scales/size. That is not to say that some L.A.’s choose to have a career solely in residential design.

Markthor MacFarlane

Arch-Eco Design

Cascadia Design Build

Cascadia Landscaping
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The value of using an architect for your design work

On larger remodels, building custom homes and even landscaping projects, there is the need for legitimate design work. Depending on the jurisdiction, residential designs can be drawn up by anyone as long as all the criteria and requirements from the municipality or County are met. This is by no means an easy task, is time consuming, and requires a wider knowledge base than anticipated .

Other consultants are generally brought in to meet all the basic building minimums such as electrical, mechanical, civil, and landscape or site standards. All these drawings, no matter who draws them, are required to follow local codes and RBC or residential building code.

Generally speaking the quality of the design work directly affects the building process, time line, efficiency in project management and the general (quality) outcome. The best or most efficient projects typically follow the professional line i.e. with an architect.

When you use an architect, not only is the work performed at a higher caliber but in the long run the client is more likely to make a better resale profit. The home generally performs better in all aspects, is more comfortable and above all is balanced between an economy of space and fluidity in layout. Ideally everything seems to fit right, looks great, flows smoothly from room to room, and is definitely well organized when an architect is on board.

Many design-build remodeling contractors have in-house designers or collaborate with them on projects. You can use a trained designer or an architect to do the schematics. The more skilled and trained the designer is the more controllable the engineer costs are. Anybody can design something if they have the skill, the software and some training.

The question becomes, how well is it designed and how much engineering will it take to satisfy both the builder and the planning department. Structural changes will require engineering calculations and a final sign-off on the designs

On large complex remodels, there are usually unforeseen issues and client driven change-orders that require additional design work, engineering & permitting. The level of skill of the designer can make those situations process much more smoothly for all the parties involved.

Selecting the right professionals to plan, draw and build your new home or remodel may be the most important step you take to ensure that your project goes smoothly. Today there are more options than ever when it comes to design professionals, which means the selection process can become a time consuming and sometimes daunting task.

Whether you decide to you decide to hire one person to design your project and another to build it, or if you find one firm to do it all, you will need professionals who understand the nature of your project and can best serve your individual needs. The more time spent during the hiring and planning phases, the fewer problems you should encounter during building and completion.

Residential Remodeling and Building

In residential remodeling and in some cases building custom homes, there are a lot of unknowns. Most consumers don't know what construction costs are, what all the design and permitting steps entail or even know why they will need an architect vs. an engineer.

Many times the consumer has a vague idea of a concept they would like to have changed on their home. So, they call a builder. And, that builder, then has to bring the design team to the project. There is no way to provide an accurate estimate with out proper construction documents. Without proper plans, blueprints and material specs, all a contractor can do is give a "Guesstimate" based on past experiences with similar projects. This is not a accurate way to get a complex remodel budgeted or built.

Some questions to keep in mind during this process

• How well does the design professional understand your budget, timing and availability?
• Does their portfolio of past projects complement your personal taste?
• Can the design professional provide recent customer references?
• How much involvement do you want in the building/remodeling process?
• Do you feel comfortable with the design professional?
• How much engineering will be required to finalize the design so it can be approved by the building permit department?
• And in a sustainable building environment, does this person have the experience to met the goals of the project?

SUSTAINABLE DESIGN

The foundation of any construction project is rooted in the concept and design stages. The concept stage, is one of the major steps in a project life cycle, as it has the largest impact on cost and performance. In designing environmentally optimal buildings, the objective function aims at minimizing the total environmental impact associated with all life-cycle stages of the building project.

THE DESIGN PROCESS IN RESIDENTIAL BUILDING AND REMODELING

1. Schematic Design (SD’s) The first stage in the industry is called Schematic Design or the conceptual stage. Here the designer works with the client’s ideas, wishes, and boundaries then transforms these into unified logical concepts. Often more than one is generated to illustrate all the possibilities and provide the client with some ideas they may not have thought about previously.
2. Design Development (DD’s) Once a concept is chosen or several are combined into one, the design team proceeds to develop the concept into greater detail. (i.e. Design Development) This stage is far more complex and typically requires the input from other professions.
3. Construction Documents (CD’s) For permitting, bidding and construction a set of “construction documents”are necessary which generally entails a set of construction plans with specifications. They are referred to as blue prints or set of plans. With these in hand an accurate estimate can be generated, banks can provide construction loans, and contractors can begin to build off of these plans once the permits are issued.

ARCHITECT DRIVEN DESIGN WORK

LOCAL CODES

Depending on the jurisdiction, residential designs can be drawn up by anyone as long as all the criteria and requirements from the municipality or County are met. This is by no means an easy task, is time consuming, and requires a wider knowledge base than anticipated.

THE SIZE OF THE NEW HOME OR PROJECT

New homes greater than 4,000 square feet are required to be drawn by a registered architect in this State. Many architects prefer to defer the structural calculations and specific details to an engineer.

SPECIALTY TRADES

Other consultants are generally brought in to meet all the basic building minimums such as electrical, mechanical, civil, and landscape or site standards. All these drawings, no matter who draws them, are required to follow local codes and the residential building code.

THE DESIGN AFFECTS THE END RESULT

Generally speaking the quality of the design work directly affects the building process, time line, efficiency in project management and the general (quality) outcome. The best or most efficient projects typically follow the professional line, i.e. with an architect.

BETTER PERFORMANCE AND RESALE VALUE

Not only is the work performed at a higher caliber using proper architecture produced construction documents, but in the long run the client is more likely to make a better resale profit. The home generally performs better in all aspects, is more comfortable and above all is balanced between an economy of space and fluidity in layout.

THE RESULTS SPEAK FOR THEMSELVES

Ideally everything seems to fit right, looks great, flows smoothly from room to room, and is definitely well organized when an architect is on board. Read the blogs on this subject for more insights if you are planning to build.


Authors: Markthor and Chris

Arch-Eco Design
Cascadia Design Build
Corporate Facebook Profile

Design build remodeling, what you need to know

The first question is, “Do I need a design build team on all remodels or landscaping projects?” The answer is no, not every project needs a design team. 

Example: A simple bathroom remodel

Let’s say you want to change out the shower, toilet, sink, lighting, cabinet and flooring in your bathroom. In this scenario, there is no changing of the structural walls. Now, let's say you have done all the research and have the new products selected to put in your new bathroom. In this remodeling scenario, there are no structural changes involved so you don't need an architect. But, I still would recommend a consult with an interior designer.

Why do I say that? Many people choose not to use an interior designer in situations like this thinking that is going to add a lot of additional costs to the project. In reality, an interior designer will help reduce unneeded expenses, speed up the decision process and produce a better more valuable result. The consumer is happier and the resale value is better. There are many issues like space planning, colors, lighting, flooring types, cabinet styles that will all affect the outcome of what the contractor does.

In my opinion, it is doing a disservice to the customer by not bringing in designers, at least on the planning phase of the remodel. If you are planning structural changes that add space to the building then there is an automatic need for proper design work and engineering. The planning department will require plans and construction documents to work off of for the permitting process.

Design-build can be as simple as using an interior designer in conjunction with the remodeling contractor. But, it is typically for projects that change the structure of the building or increase the building footprint on the property, and will require permits from the planning department. Projects of this size and complication will require design work and construction documents.

Information on projects that require design work and permits

Many design-build remodeling contractors have in-house designers or collaborate with them on projects. Anybody can design something if they have the skill, the software and some training. The question becomes, how well is it designed and how much engineering will it take to satisfy both the builder and the planning department. When doing a remodel that affects the existing structure of the home it is vital to bring in a qualified design team. Of coase, this will vary form state to state and even city to city. Your need to check with your local building department.

The design work, project planning and construction work must be done correctly or it can negatively impact the rest of the house or even the land the building sits on. There are serious things to consider when designing and building additions, large scale remodels or landscaping projects.

Also, many times on complex projects, there are change orders and unforeseen issues that require additional design work, engineering and permitting. The level of skill of the design team can make those situations process much more smoothly for all the parties involved. And ultimately save money and stress and produce a better end result.

Tips and Pointers on design-build remodeling; buyer beware.

When a home owner has multiple contractors giving impute or estimates it may leave the client confused and frustrate on what it will take to get a solid estimate or an accurate project plan. Part of the problem is that consumer will have an idea for a project that they call contractors for the customary “free estimate”. This is absolutely the reverse of the way a complex project needs to be approached.

If you ask four separate contractors for an estimate on a project, you will get four very different concepts and prices. The reason this happens is you are asking the contractor to be the designer and architect. Every contractor will have different ideas and skill sets that define how they would design and build your project. These are actually “guesstimates”. And, you can't go to the bank, define a true budget plan or get a permit on conceptual drawings on a guesstimate. You will also still be short on the construction documents necessary to take to the permit office or do a final budget plan off of.

If you get the design work done first then the same four contractors will give you apples-to-apples estimate on the exact same concept. Commercial projects all start with the design work, construction documents and specifications. When a contractor bids on a project they have everything they need to do an accurate estimate.

Typically, I see a lot of red flags form what other contractors are telling or not telling a customer. Listed below are experiences I have had in the market. This will help you decipher what contractors are saying or not saying and the different ways used to win the job and get the contract signed. You need to be educated, so that you can make the right decision for your needs.

Methods and pointers on how contractors work:

• Straight forward: All the costs, variables and processes are on the table up front. This includes the costs for design work, architecture or draftsmen, blueprints, engineering, permits, etc. You know what you’re getting into; you can plan an accurate budget and time line for your project.
• Hidden costs: The blueprint and engineering costs either show up in a design-build agreement or are buried in other aspects of the estimate or project plan. Some remodelers can do draftsman work in house, but unless they are a licensed architect or engineer, they still have to use one to sign off on the plans to be acceptable to the permit office. The better remodelers know that they will spend a lot of non-building time on a complex project and they will want to get those costs covered, including the design work and their estimating and project management time.
• Half and half: You see a smaller start up costs on items like design work, plans, permits, etc; but the costs are still paid for somewhere in the estimate or project. This is used to sound less expensive in the beginning, and hopefully, to win the job.
• Omission estimating: This is basically the concept of playing off the ignorance of the consumer. Remodels and landscaping almost always have add-ons and unforeseen issues. Many contractors will bid the project low with little in the way of educating or preparing the consumer for unforeseen issues. These issues become surprises and unexpected expenses during the construction phase. This practice adds stress, delays and blows the budget. Most people are working inside a budget and they need as much exposed in the original estimate as possible.
• What ever the process, all the costs are paid for by the customer. On complex or larger projects, I choose to use an architect, interior designer and engineer. And, I use an architect instead of a draftsman designer because it helps control the engineering costs.

A design team approach ensures that all the design work and drawings are acceptable to all parties, including the contractor. A good design team stays available through the whole project. There are always unknown factors on complex projects and it's good to have the "experts" on hand to consult with. Design teams can save the client money, time and headaches on remodels and landscape projects.

The bottom line for most contractors is to get the job or at least a design agreement signed. I'm not saying any method is wrong, but for me, I want my clients to see all the facts up front and make informed decisions.

Remodels and landscaping projects are laced with hidden issues, add-ons and change orders. It's at the end of the project, that all these details will make the difference, both in costs, quality of work, resale value and the relationship with the client. The first most important thing to me is to help the client understand what their getting into and give them the information needed to make the right decisions for their home and budget.

THE BENEFITS OF USING THE DESIGN-BUILD PROCESS

Contrasting with the "traditional “design-bid-build approach where you would be responsible to hire designers, architects, engineers and contractors independently, the design-build process allows you, the client, to contract a single source for all the design and construction services for your project.

The advantages for a client who chooses to use the Design-Build system are:

• One source accountability
• Gives you an accurate cost estimate before you start a project
• Enhanced communication between the service providers and the client
• Better budget control through the project build phase
• A completed design that expedites the construction process
• An efficiently managed project
• Saves time in the design and estimating phase
• Assurance that your project will be done correctly the first time

THE DESIGN-BUILD ADVANTAGE

Design building is the best way for a contractor to deliver value to you. Obtaining design services independently of the contractor generally costs more and may lead to lapses or conflicts between project design and execution.

A quality design-build contractor has extensive knowledge of real costs and building processes and can design a project that fits your budget parameters. A good design can also save costly mistakes. If a problem arises during a project, it can be taken care of quicker and more efficiently. This ensures quality work and allows a contractor to warranty their projects.

THE DESIGN-BUILD PROCESS

1. The First Meeting

The introductory meeting is to learn about you, your home and the ideas you have about your project. The contractor can also educate you on the process involved to turning your ideas into a reality. This is also where a contractor will determine if the project is appropriate for their firm.

2. The Design Agreement and Estimate Process

This phase will include an architect, interior designer, the contractor and any other pertinent professionals necessary to the project. The design agreement states that, for a fee the contractor will design your project produce construction documents and an estimate to meet your budget and goals. This process is not about giving you an estimate for an idea you have, it’s about designing a plan to meet your goals and budget.

THE DESIGN PROCESS

• Conceptual designs: The Architect and interior designer works with the client's ideas and turns them into sketches or concepts.
• Design Development: All the designers and trades people participate. Drawings are taken to a more detailed level. Structural issues are addressed and the concepts start evolving into the final design.
• Construction Documents: The blueprints and specifications are produced. The contractor can do the estimate, permits can be obtained and budget driven project plan can be developed.
• The Design-Build Package: A detailed visual package is created. Written specifications, work time lines, payment schedules, and material samples move the venture from the concept to reality.
• The Review, Final Details, Selections and Plan Approval: All parties walk through the details of the proposal with you and you're encouraged to ask questions. As concepts and final selections of finish materials and appliances are defined, you are provided budgetary feedback, letting you know the impact of the decisions you make. At the end of this phase, the hard work by you and the design team comes together into a well-defined project  

3. The Construction Agreement

The construction agreement is drawn up, reviewed, signed and the initial payment is collected. The progress payments are scheduled, the start date is set, and the schedule and project completion procedures are defined.

4. Construction Phase

The work begins. The construction crews and trade contractors are scheduled. A quality team will be very professional, personable and helpful. Respecting your property and minimizing disruption are constant guidelines, as is regular communication with you. When decisions are needed from you, or unforeseen conditions are encountered, these items will be brought to you in an expedient manner. If these situations affect your budget, you will get a change order detailing the credit or cost.

5. Project Completion & Follow Up

At the end of the project there will be a detailed walk through and thorough explanation of systems and maintenance schedules, and how to deal with any warranty issues. Then, before a year is up, the contractor will contact you to see if there are any warranty issues that may need attention. Most importantly, you get to enjoy the results of a well planned and managed project.

Chris

Cascadia Design Build
Arch-Eco Design
Corporate Facebook Profile

Professional design fees and why you pay these rates

“I would rather pay for a pallet of pavers than pay for apiece of paper with landscape or house plans. I feel totally ripped off, but I need them for my building permit”.

I have heard this enough times in my career as a consultant and builder. This is not unusual. People’s natural interpretation or deduction is that there is nothing to show for it but they could not be further from the truth. What is lacking is information and experience.

The reason why there are 250,000 architects and 175,000 landscape architects in this country is not to make money. If that is your modus operandae then you’re better off to be a lawyer and bill out at a 10 minute rate. No, designers are in the business because they love the work and they truly believe they are providing a service that directly improves the quality of life for communities, families and individuals even to the sacrifice of monetary gain. And most importantly today, many are interested in participating in the clean up of our country.

Designers do not typically bank a steady income. Income is generated sporadically or in stages that often depend on construction seasons, schedules and markets. Fees are determined by regional commerce trends (market oriented) and not set by any institute or government agency. Typically the investment on education does not correspond to the salaries in these professions. They are far below what any other professional earns unless you are based in a large metropolis. This is at least what I have observed while working in the various six capitals/cities of the western world these past thirty years.

Let’s get down to particulars for the analytical crowd. You are not paying for the final sheet of plain drafting that lies before you. You are paying for the following laundry list that was necessary to generate that sheet of paper. You need to understand that there is a lot more to it than sitting at a drafting table or CAD work station and cranking out six hours of line drawing.

The cost is derived by the even breakdown of all these tasks and additional fees you do not see directly on your invoice:

• Travel time to and from the project site
• Meetings with the clients
• Walking the site and taking inventory (recording all the natural resource data and human impacts eg. Soil types, geology, erosion issues, pollution, environmental .impacts, orientation, aspects, shading, hazards, circulation types, parking issues, site context and what is happening along the property boundaries, relationships or factors that influence change on the site or building, and on and on)
• Collecting all the base information the client was not able to gather or in many cases is just not available (base maps, surveys, elevations, utility locations, etc)
• Revisiting the site to discuss new details or observe construction (… just drop by and see if things are being done right? What do you think?) , or supervise the subs/trades in the field.
• Photo inventory
• Site inventory and gather or seek out base information from other agencies at the County or State agencies.
• Review local codes in that construction area
• Hire specific consultants necessary for this particular task on the project
• Pay your annual license installment. Do you have any idea what that is. For one license in one State or Province is $1000 annually. Many professionals have multiple licenses.
• Pay your annual insurance installment
• Pay your annual software and hardware installment
• Pay your monthly rent and utilities fee
• Pay for your required professional continuing education fees (x credits per year)
• Pay your employees
• Pay your health & benefits
• Pay your employee salaries and benefits
• Pay for your transportation and vehicle maintenance.
• Pay into company profit deductions
• Phone calls and emails with the client. Have any idea how much time you spend talking or emailing with your consultant? That is costing a lot of time and production of a different kind.
• And more…

It is not the fee derived from one person alone. It is not the take home earnings by any means. Many are confused by that.

I know you wish you did not have to pay for it. Somehow there is more satisfaction for some people to be able to visualize their expense(s). Think of it as a loaf of bread only it is nutrition for your brain and not your stomach… and a gain in the following:

The intangibles_ difficult to measure such as quality of life, health benefits, peace of mind, sense of place, sense of belonging, the home feeling, the my personal office feeling, the
feeling that this is very comfortable but I cannot describe why it is so, the sensation that everything in this newly designed environment flows well into each other, the unification, the spirit and emotion these new spaces produce. Put a dollar value on that for me please!

What is it worth to you?

• Increase in productivity
• Increase in relaxation
• Increase in a healthy state of mind
• Increase in property values and resale
• Increase in spending time efficiently
• Better or improved natural environment
• Better programming
• Efficient use of your immediate resources (natural and others)
• Less waste, less pollution, less toxicity (lower VOCs), less maintenance = right attitude
• Education source for others
• A little pride and ego build up
• Energy and spatially efficient
• And it is more comfortable

If you still disagree you need to talk to us some more because this is just the tip of the iceberg. I hope you gain something from this.

Markthor MacFarlane
Landscape Architect and F.Architect
Arch-Eco Design

Cascadia Design Build
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