How to Select an Architect Before beginning the selection process there are several questions that you should ask yourself to make sure you can communicate the goals of your design project. A good designer can help you field through these questions but these provide a good starting point for any design project. 1. How do you plan to use the space? Do you have a square footage amount you are considering to build? 2. Do you have a site for your project? Is the infrastructure (water, electricity and sewer) there to build a structure? 3. Do you have a time frame and budget for this project? Are you going to live in the property while renovating/ adding? 4. What are your design aesthetics? Do you agree on a certain architectural style? 5. Who will be making the decisions on the project? Most project schedules go over time for lack of clear direction from the client. It is a good idea to establish from the beginning who will make the final decisions for the project. Once you have an idea of what project you will like to build you will need to find a designed that fits your criteria. Architecture firms range in size from small home business to large outfits with 100 designers or more. Some firms have in house consultants such as engineers and interior designers while others outsource those services. Some questions you might ask yourself at this point are: When should I select an architect? Bringing an architect into a design project from the beginning can actually save a lot of time and money. Architects can provide you with pre-design services such as permitting and zoning, sitting issues and budget preparation. The most important aspect of selecting an architect early is clear communication and a good architecture contact. Most architecture firms rely on the American Institute of Architects contracts which you can browse on line at www.aia.org How many firms should I interview? This is really up to you. Our suggestion would be to speak to at least three firms before making the final decision. Make sure each designer understands your need and provides you with a clear proposal of the services to be provided. Ask for client referrals and visit projects of similar scope to yours. How should I make a final decision? The chemistry between the client and the architect is very important; a good architect wants your project to be as successful as you do! Find a balance between design philosophies, expertise, service and costs. Architectural Services Once you have made a selection it is best to sit down with the architect and identify all the services that are needed. Below you will find a list of the typical services available from Architecture firms Project Administration § Consultant Coordination § Agency Review and Approval § Value Analysis / Budget and Programming § Schedule Development and monitoring § Project Management Planning Services/ Pre Design § Existing Conditions / As Builts § Programming / Space Studies § Design Alternatives § Economic Feasibility Studies § Site Analysis and opportunities § Environmental Studies § Zoning process assistance Design § Architectural Design Documents § Construction Documents § Interior Design § Landscape Architecture § Design Specifications § Design Renderings and Models § Design Build Services § Marketing Materials Negotiations Services and or Bidding § Bidding negotiations with contractors § Analysis of alternates and substitutions § Bid Evaluation § Contracts Contract Administration Services § On site visits / Inspection and Testing § Project Representative § Submittal Services & rejection of defective work § Change Order Requests § Contract Cost and Accounting § Furniture And Equipment Installation § Project close out Contract Negotiation The following are some basic steps to consider while establishing the roles and responsibilities of the Owner Architect relationship. It is best to have each of these issues detailed out in your contract relationship to ensure clear communication between the owner and the architect. Remember to always use a written document and consult your legal counsel before signing any document. Establish the project requirements including: § Project Scope § Project Site § Levels of Quality § Schedule Requirements and Constraints § Target Date for Completion § Budget Sources and Financing § Project Team Responsibilities and Coordination Compensation Design services such as the ones described earlier are typically compensated based on a percentage of the estimated construction budget. The percentage amount will vary depending on the complexity of the project. However some architecture firms use other methods for determining their fee. You should discuss compensation with your architect and decide which method works best for your project. Some of the most common terminology for compensation are as follows: Multiple of Direct Personnel Expense, in which salaries plus benefits are multiplied by a factor representing overhead and profit. Professional Fee Plus Expenses, in which salaries, benefits, and overhead are the expense, and the fee (representing profit) may be a multiplier, percentage, or lump sum. Hourly Billing Rates, in which salaries, benefits, overhead, and profit are included in rates for designated personnel. Stipulated Sum. Compensation is stated as a dollar amount. Square Footage. Compensation equals the square footage of the structure multiplied by a pricing factor. Unit Cost. Compensation is based on the number of certain units such as rooms, apartment units, etc. Royalty. Compensation is a share in the owner's income or profit derived from the project. Owner Responsibilities As the owner of the project you should provide the following information to the architect. If the information is not available the architect can help you retrieve this information for an approved fee. § Site Survey § Project Scope and objectives § Time constraints § Budget and scheduling Ready to Build An architect can also help you with the task of finding a contractor to build your project. Some architects offer design build services where the architect can also serve as the contractor for your project, others prefer to develop a relationship with several contractors that they can recommend their clients utilize. In both instances it is important to develop a construction cost budget and schedule and to consider a minimum of three bids for the project to ensure that you are getting the best product for your money. It is at this point that clear project specifications are so important to ensure accurate bid comparison. Project specifications are typically are written document detailing the specifics of the project including flooring by brand, hardware, appliances it can be as specific as to detail which types of nails you would like your contractor to use. As with the architecture selection process it is a good idea to ask for client references and visit some of the finished products generated by the contractors. Residential Architecture: Do you have the perfect site to build your dream home but do not know the best way to find an architect that suits your needs?; Is your home ready for a major renovation or addition?; Have you found the perfect fixer upper?; Or would like to make your home sustainable? With our varied membership you will find several designers that specialize in these areas. Sidebars Zoning and Permitting Know your basics before you embark on a major architecture project. Visit your local planning and zoning office. Most major cities now offer their building sitting information online where you will typically find a chart detailing the permitting process including associated costs and building requirements such as side setbacks and FAR ratios (floor to area ratios). You might also find out if you need to have your property rezoned or will need a variance in the zoning requirements. If this information is not readily available online a staff person in your local planning or building department will be able to help you. Always make sure you account for building permit approval in your construction schedule as depending on the complexity of your project this may be an extensive process that if not accounted for could create a setback on your schedule. Most architects can help you with zoning and permitting requirements but it’s a good idea to know your local regulations before you embark on a major project. Dream Home What to consider when designing your dream home: Site When looking at a site it is important to take into consideration the following issues: § Floodplain: If part of your site sits on a floodplain you will not be able to build any structure on that portion of the site § Topography Building on steep topography might offer stunning views but be prepared to pay a premium in construction costs and possibly a need to build retaining walls. § Site Views / Breeze: When siting your new building it is important to consider site views, natural light and breeze and vehicular circulation. Vernacular Materials Using locally made materials will save you money and will make your home fit in with its surroundings. Vernacular materials also tend to be more sustainable. Sustainability There are several improvements you can make to the design of your home to limit your footprint on earth. Some of the most basic are providing adequate insulation (for more information check U.S. Department of Energy), using energy efficient materials and appliances (look for the energy star label), reusing your grey water for irrigation, installation of a tankless waterheater, utilization of solar panels among others. Finding an architect with sustainable construction experience will be key to developing a green building. There are several books available on this topic. You should do your research before embarking on such a project. Green buildings typically have a higher construction costs but they make up for it in the lifespan maintenance cost of the building. , Timeframe When building your dream home consider where you will live/ store your belongings while the home is under construction and how this will impact your overall construction budget Contingency Most construction budgets include a contingency line item make sure your contingency money is not used up at the beginning of the project as it is most likely that will need it at the end of the project. Usually as the project progresses changes are made due to new design considerations, increases in construction costs and or other issues thus it is important to conserve your contingency monies to capture these potential increases in cost. Technology As technology continues to evolve more buildings are being developed as “smart buildings” make sure you discuss your technology needs at the beginning of your project with your architect so the design team can make the necessary provisions. You are ready for a major renovation: Hidden costs When considering making a major renovation to your existing home it is important to consider the hidden costs of construction. Some of the most typical costs are: Additional Structural costs particularly if you are planning to build a second story on a single story home; pluming and electrical upgrades; Move away or live in the home while renovating; Depending on the size of your renovation you might consider living in the home while renovating. Note that a project usually takes longer to build if the building is occupied. Your architect might help you to make this decision. How to maximize your assets As a general rule kitchen and bathrooms add the most value to your home in a resale situation. Additional bedrooms follow kitchen and bathrooms then curve appeal improvements maximize the value of your home. Note that for a room to be considered a bedroom it must have a clothe closet. Fixer upper You found the perfect fixer upper in the neighborhood of your dreams should you fix it up of tear it down? The greatest value of a fixer upper is that you are able to retain the overall character of the home, its siting and its neighborhood feel while making the inside of the home fit your particular needs. Depending on the age of the home when renovating an existing home it is important to consider upgrading all the electrical and pluming systems particularly if your project includes a major addition. It would be wise to tear down rather than rebuild when there are structural problems with the building. Older Structures Updating turn of the 20th century structures can be a costly endeavor as many of the original materials may not be mass-produced anymore and experienced labor may be hard to find. However there are several historic preservation programs that may offer tax credits for owners embarking on such as project. Check with your local government to see if there are any programs that would apply to your particular project. Usually the final project begets the arduous process! Design Styles You’ve decided to build a new project now what is your design style? You may have one style in mind modern for example or you may want to create something with aspects of several different styles. You and your architect will determine what style fits your needs best. Below is a general description of the most common architectural styles as described by the Realtor Organization: Residential Styles: Art Deco-Homes built in this style feature geometric elements and a vertically oriented design. California Bungalow-A forerunner of the craftsman style, California Bungalows offer rustic exteriors, sheltered-feeling interiors, and spacious front porches. Cape Cod-A true classic, Cape Cod homes-square or rectangular one-story structures with gabled roofs and unornamented fronts-were among America’s first houses. Colonial-An offshoot of the Cape Cod style, Colonial homes feature a rectangular, symmetric design, second-floor bedrooms, clapboard siding, and gabled roofs. Contemporary-Unmistakably modern in feel, Contemporary style homes are identifiable by their odd-sized windows, lack of ornamentation, and unusual mix of wall materials. Craftsman-Full-or partial-width porches framed by tapered columns, overhanging eaves, and exposed roof rafters differentiate a Craftsman home from the similar California Bungalow. Creole-A front wall that recedes to form a first-story porch and a second-story balcony highlights the Creole Cottage design. Dutch Colonial-German, or "Deustch", settlers in Pennsylvania originated the Dutch Colonial style, dominated by a barn-like broad gambrel roof with flaring eaves. Federal-This style arose amid a renewed interest in Greek and Roman culture, as its classical ornamentation around cornices, doors, and windows demonstrate. French Provincial-Balance and symmetry define the French Provincial style, which includes a steep hip roof; balcony and porch balustrades; and rectangular doors set in arched openings. Georgian-Refined and symmetrical with paired chimneys and a decorative crown, Georgian houses were named after English royalty. Gothic Revival-English romanticism influenced this style, marked by "Gothic" windows with pointed arches; exposed framing timbers; and steep, vaulted roofs. Greek Revival-Large porches, entryway columns, and a front door surrounded by narrow rectangular windows characterize Greek Revival Homes. International-The International style exposes functional building elements, including elevator shafts, ground-to-ceiling plate glass windows, and smooth facades. Italianate-Symmetrical bay windows in front; small chimneys set in irregular locations; tall, narrow, windows; and in some cases towers, typify Italianate houses. Monterey-The Monterey style updates the New England Colonial style with an Adobe brick exterior and a second-floor with a balcony. National-Rooted in Native American and pre-railroad dwellings, the National style consists of a rectangular shape with side-gabled roofs or square layouts with pyramidal roofs. Neoclassical-Recognize Neoclassical homes, which exist in incarnations from one-story cottages to multilevel manses, by their Ionic- or Corinthian-columned porches. Prairie-Originated by Frank Lloyd Wright, the Prairie-style house comes in two styles--boxy and symmetrical or low-slung and asymmetrical. Pueblo-Flat roofs, parapet walls with round edges, straight-edge window frames, earth-colored stucco or adobe-brick walls, and projecting roof beams typify Pueblos. Queen Anne-Emerging in the late Victorian era, the style employs inventive, multistory floor plans that often include projecting wings, several porches and balconies, and multiple chimneys with decorative chimney pots. Ranch-Similar to the Spanish Colonial, Prairie, and Craftsman styles, Ranch homes are set apart by pitched-roof construction, built-in garages, wood or brick exterior walls, sliding, and picture windows. Regency-Although they borrow from the Georgian's classic lines, Regency homes eschew ornamentation. They're symmetrical, two or three stories, and usually built in brick. Typically, they feature an octagonal window over the front door, one chimney at the side of the house, double-hung windows, and a hip roof. Saltbox-This New England Colonial style gained the Saltbox nickname because its sharply sloping gable roof resembled boxes used for storing salt. Second Empire-A Victorian style, Second Empire homes feature mansard roofs with dormer windows, molded cornices, and decorative brackets under the eaves. Shed-A subset of the Modern style, Shed houses are asymmetric with multiple roofs sloping in different directions, which creates several geometric shapes. Shingle-An American style that echoes the Queen Anne, the Shingle style is distinguished by unadorned doors, windows, porches, and cornices; continuous wood shingles; a steeply pitched roof line; and large porches. Shotgun-Tradition says that a shotgun blast can trace a straight path from the front to back door of this long, narrow home. The style is characterized by a single story with a gabled roof. Spanish Eclectic-Taking its cues from early Spanish missions, Spanish Eclectic then adds a dash of details from Moorish, Byzantine, Gothic, and Renaissance architectural styles. Split Level-A Modern style, Split level design sequesters certain living activities, such as sleeping or socializing. Stick-Decorative horizontal, vertical, or diagonal boards characterize Stick Houses, which are members of the Victorian family. Tudor-Half-timbering on bay windows and upper floors, and facades that are dominated by one or more steeply pitched cross gables typify Tudor homes. Victorian-Built during the rise of the machine age, Victorian architecture often incorporated decorative details such as brackets, spindles, and patterned shingles. COMMERCIAL and insitutional Architecture: From skyscrapers to new business parks to commercial lofts here you will find commercial, institutional and office designers with the expertise to maximize your business and institutional environment. OFFICE INSTITUTIONAL INDUSTRIAL Mixed use Do you have a large tract of land and would like to develop a new sustainable community? Would you like to develop a project with vertical mixed uses? Are you looking for a designer that knows how to work with all the logistics of designing for a variety of uses? The following architects are versed in the development of mixed-use projects. New Community New Development