Architect v. Contractor
Has anyone used an architect who has acted as a contractor as well? Meaning the architect draws up plans and then provides you a list of bids of sub-contractors for each project within the context of a renovation? I’m wondering if this might be more cost effective? Any downside?
Has anyone used an architect who has acted as a contractor as well? Meaning the architect draws up plans and then provides you a list of bids of sub-contractors for each project within the context of a renovation? I’m wondering if this might be more cost effective? Any downside?
I’m on the fence about using a design/build firm. I’ve always operated under the saying that “you get what you pay for.” Yes, a design/build firm might be cheaper on the front end, but you have to be sure that they are going to manage your project rigorously. I’m also an architect and if there’s one thing I know for sure, sub-contractors have to CONSTANTLY be baby-sat. if you don’t stay on top of them, things can and will quickly spiral out of control. The next things you know, you’re dealing with costly project delays. A GC (genreal contractor) is going to be on-site everyday making sure that the subs stay on task. I’m not sure if a design/build firm will have the time to invest.
17% to the architect! I’m charging way too little.
I hired an architect who then project managed the construction process on my behalf. I was in contract with all the subs directly, and the architect’s project management fee was independent of the cost of the job. Worked for me. Not sure I saved money, in the end, but I fel more in control of the project and also felt it provided more continuity between what was designed and then built. I”m interested in the comment that this is illegal though-arrgh!
This is aways the contrast between professionalism and price.
I know what you mean about the two layers between you and the actual sub-contractors. I am contemplating a big renovation myself and I keep looking at the numbers–17% to the architect, 15% to the contractor–before you have paid a single subcontractor and it really doesn’t seem to make economic sense.
I think you’ll find this is a major headache unless you go with a very organized and likely very high end design-build firm. It may seem cheaper at first, but what you don’t pay for within the contract price will come out in change orders.
If you find a reasonably priced architect, the architect should be able to bid out the job to various contractors so the contractors are subject to being competitive, and therefore the subs will be as well.
Unfortunatly this was the age old way to do it. NYS sees it as a conflict of interest and as such makes it illegal. The has been a movement to get this and design/build legalized, but it has not happened as of yet. There seems to be a disconnect between NYS and NYC so just make sure he is licensed and insured so that your permits can be pulled.
Jock deBoer, AIA
deBoer Architects