Design/Build Issues
Soliciting some thoughts on paths to go down on a high budget townhouse renovation: A) Traditional architect design phase with bids going out to multiple general contractors post design phase. Architect involved in all of construction phase. Fees either hourly or % of total B) End-to-end service where firm has both architecture and construction management…
Soliciting some thoughts on paths to go down on a high budget townhouse renovation:
A) Traditional architect design phase with bids going out to multiple general contractors post design phase. Architect involved in all of construction phase. Fees either hourly or % of total
B) End-to-end service where firm has both architecture and construction management under one roof. Design phase billed separately (again as hourly or %) and then construction management at similar % of cost as would be charged by a GC
Assume (please) that these are all really well credentialed firms with significant projects under their belt.
Thanks in advance for people’s time in responding, particularly people that have gone down path B) which is slightly more unusual.
Also, any thoughts on total architect % fees appreciated. Is 15-20% of total budget the norm?
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I’ve never gone down route B either, but I’m not sure I would. With A, your architect acts as a PM and makes sure that your contractor is doing work according to plans, on time, of the specified quality, etc. At the same time, your contractor will bring to light any unforeseen conditions that need to be addressed and any methods or materials chosen by the architect for aesthetic reasons that may not necessarily be the best practical or economic choices for your home. By acting independently, they are each looking out for your best interests. With a design/build team you don’t have the same system of checks and balances. Granted, with a high end team you are not likely to have egregious behavior, but I think more will get swept under the rug. I have used well-known architects who were brilliant with design and space planning, but it turns out their drawings were too often lacking in detail. It took an experienced GC to pick up the slack and keep us on schedule. Had the architect served as GC, I suspect we would have had many more change orders and cost overruns.
I’ve never actually gone down route B, but having everyone on the same page and working together can only help your project. I have taken route A, and its important the Architect/Designer/Contractor get along, otherwise the project and your sanity will suffer. Bringing everyone together seperately and hoping they work well together leaves a lot to chance.
I think you’re right on the architect’s fees….15% to 20% But remember that architects get paid more when you spend more. There is potential for a conflict of interest. I like a fixed fee, payable over time to keep everyone engaged in the project.