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.
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
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
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