Design & Build GC Recommendations?
So I’m looking to put my money where my mouth is. I’m in the very beginning stages of a possible gut renovation of townhouse. I’m collecting references at this time to put together my team. I’ve got a few already but wanted to see if any b-stoners had a few positive experiences. I’ve been debating…
So I’m looking to put my money where my mouth is. I’m in the very beginning stages of a possible gut renovation of townhouse. I’m collecting references at this time to put together my team. I’ve got a few already but wanted to see if any b-stoners had a few positive experiences. I’ve been debating using a separate architect and GC or going with a design and build team. What do you guys think? Any recommendations? I’ve got All Renovation, Perfect Renovation and Bullfrog on my list so far. I’ve also got a bunch of architects in my rolodex that I will most likely reach out to as well.
Hi Adam,
I’m about to begin renovating a brownstone and was curious who you decided to go with and how it’s turning out so far. I’m debating the same thing – a design/build firm or an architect with separate GC. Please let me know if you have any recommendations from your research/experience.
Thanks,
Bethany
really liked working with creative renovations. we did a gut reno on a 3 BR garden duplex with them and really like the result. we had an architect as well. think you have better checks and balances that way – esp if you aren’t that well versed in all things construction related. creative was competitive price wise and most importantly they didn’t nickel and dime us when things came up during construction. happy to provide more info.
Karhu has a very good point, one that comes up often when discussing design build teams. I can certainly answer how we handle this issue.
When we prepare the initial estimate, we provide line item bids for everything. If the customer hires us, the customer signs a contract with me, the architect. The contractor is not hired yet, but is involved essentially like a consultant to the architect, at no cost to the owner.
As the design and documentation progresses, we offer the owner the ability to open the project up for competitive bidding. At this time also, my contractor reviews his original bid against the new drawings and if necessary, makes revisions to reflect any changes.
If we do go to competitive bidding, I act as if in a standard design-bid-build project, and coordinate all the bids, assembling them into a spreadsheet to compare all items and make sure we’re dealing with comparable bids.
If at this point my contractor is not the lowest bidder, he then has the option of lowering his bid to match, or allowing the job to go to another bidder. If, the former,then great. If the latter, then I continue to work with the owner and the winning contractor as in a standard job, and the owner has not paid my contractor a cent.
We’ve found this to be a great way of working with owners to provide them with integrated design and construction at a very competitive price.
Jim Hill, RA, LEED AP
Urban Pioneering Architecture
Thanks everyone.
miamigirl- All your posts refer a Rob Parsons. Are you sure that you don’t work for his company?
I’m a design-builder, meaning I design in 2D and 3D and then I personally build. My hands on background allows me to closely coordinate all design details. The DOB doesn’t care about the design.
I leave the DOB legwork to any one of the architects I have a relationship with. Increasingly in today’s market, these are architect-expediters.
If you are curious about this route and would like to talk to a few architect-expediters, I will give you their contact information.
masterbuildernyc@gmail.com
Separating GC and architect gets you competitive bids. A design-built team might make things go faster and smoother. You should look at the contracts you will use for both scenarios, that will give you a better idea.
Congratulations.
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Good to read you have All Renovation on the list. They did a brownstone gut renovation for me several years ago. I interviewed them plus 3 other companies. By far they were the most professional in regards to communication (always answered my calls), estimate presentation ( their quote was itemized), and follow-up. They also did not try to hard sell me. All in all I had a great renovation project experience and was glad to have found them.
Best of Luck,
Allan S.
Hey Dahill!
No recos for Architects but the contractor that redid the lobby in my co-op was very good and easy to work with. His name is Damian Sherlock and number is 917-698-1638. I am not 100% sure if he does full gut reno’s but he might. Really good guy.