What do you advise... architect, contractor and interior designer... new to this
So tell me, where we come from things work different. Do we need to find an architect, who finds a contractor, who finds a designer? We both work. Can we have someone supervise the project? What are the basic guidelines for a modest renovation of an old brownstone? If we have an architect and the architect is telling us that there’s only one contractor for what we’re prepared to pay… and then if the whole thing is takin more than 8 months when it isn’t so complicated… what do we do? For those more experienced at this… what do you think?
gabba4gabba
in About Brooklyn 10 years and 5 months ago
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7 replies
zag0r | 10 years and 5 months ago
As you say you’re new to this but at the same time you have certain expectations which are not based on any experience. Your post is not clear about scope of work but if you’re talking about work that involves the whole building there’s no such thing as “a modest renovation of an old brownstone”. That small word “old” is going to dictate the work that needs to be done. Eight months is not far fetched and could easily be longer due to lack of coordination, indecision, change orders, DOB problems, sloppy paperwork, inexperienced contractor or consultants. If budget is your main priority and you want to have better understanding of costs before you approach an architect, do this: make a written list of the work, floor by floor and then room by room. Use the find a pro link on this website to browse contractor ads. Pick a few and send them your list of work to get a budget quote. Also make sure to do a walk through with the contractors. Average the quotes and add 10-20% for DOB, architect, expediting and maybe an engineer. Add another 10% as contingency. That’s a start to have a realistic idea of cost. Next hire an architect or design-build co. as hawaiismurf suggests, to get the process started.
cate | 10 years and 5 months ago
These are all good answers. Just FYI, if you are moving plumbing/plumbing fixtures and/or walls, or changing C of O or “means of egress,” you need to file, which means you need an architect or an engineer. If you’re keeping walls and plumbing in their same location, etc., but upgrading mechanicals, fixtures and finishes, you need only hire a licensed contractor, if that’s what you want to do. (BTW the plumbers and electricians will pull their own permits if filing is not required.)
resident2 | 10 years and 5 months ago
I am sorry to say that your question, as presented, does not give enough specifics of the current conditions and what it is that you think you want to achieve. Is it an SRO that you want to make a two family in? Are you wanting to update an existing configuration? Are you wanting to completely change its use and get a new Certificate of occupancy? Do you even need to get a new certificate of occupancy?. Unfortunately in this day & age as there is more money to made in restoring/renovating buildings, there have become many more “professionals” willing to not only convince you that they are very much needed, but take huge amounts of your money and time in the process and have just confused the process no end. So where do you start and who to trust, because they are all salesmen trying convince you that they are very much needed? So can you be more specific of what it is you think you want or need to accomplish?
lmtuzyjcftvgonr | 10 years and 5 months ago
Most clients do not understand the design & construction process, or have the time required to manage all the moving pieces. In such situations, its recommended to hire either a Design+Build firm, who’s responsibility is to manage the project from conception to completion. OR hire an Architect, give him FULL responsibility for Design Services (Engineering,Consultants & Expediting) & Construction Management, then with the Architect’s assistance hire a General Contractor to take on the build-out. MOSFIGUL AKTAR Architectural Designer Certified Construction Manager P: 917.495.6775 F: 718.676.6620 E: Info@AktarGroup.com W: www.aktargroup.com
hawaiismurf | 10 years and 5 months ago
I am at the tail end of a brownstone renovation, and were I to do it again, would hire less parties. I hired an architect, a structural engineer, a mechanical engineer, and an expediter to start the design phase of the project. Then worked with the architect to screen many contractors and eventually hire a general contractor, and also hired a landscape designer, a kitchen cabinet company, etc. If I were to do it again, I would hire a design-build firm (Curated advertises on this site, Renovated Home is a well known one) to do it all. If you dont go that far, then at least have the architect be responsible for hiring any other design professionals (engineers, expediter) so that the entire accountability for the design, DOB filing, etc rests with the architect. Coordinating lots of people, none of whom want to assume the liability for giving a wrong answer, is a pain.
jcarch | 10 years and 5 months ago
You find an architect, who designs the project, and documents the design. You and/or your architect, find contractors to bid on the work. Architects often have contractors who they do regular work with, and those builders have usually shown themselves to be honest, to keep to schedules, etc. Clients often hear from friends/colleagues of a contractor who did a good job on the friends renovation. Remember that you hire the contractor, not the architect. The architect’s job during construction should be to make sure that the work is being executed according to the plans and specification, and to look out for your interests (so when a contractor says that he needs an extra $5K to complete the plumbing work, the architect – with (hopefully) more experience in construction matters than the owner – can fairly judge whether this is a fair request (perhaps old risers that were going to be kept are found to be in terrible condition after demolition exposes them), or unfair (the contractor erred in bidding the plumbing costs, and now wants to make that money back w/out any legitimate reason). You can hire someone to supervise the project for you. They’re called owners rep’s, and are typically only used for larger projects, as they cost money that’s not there for smaller projects. Projects can drag on longer than planned. This is either because the work proves to be more complicated than anticipated, or because the contractor and his subs do not have enough men on the job to complete things in a reasonable time. The latter is very common when you hire a contractor who’s magically cheaper than anyone else. They’re cheaper because they have fewer men, and less skilled men, to do the work, and the project drags on forever. Be prepared for some delays, so that you’re not blindsided when they occur. Sorry for writing a short novel for a reply, but I hope this is helpful. jcarch ———————— James Cleary Architecture brownstoner.staging.wpengine.com/jamescleary
mario71 | 10 years and 5 months ago
Your question is not very clear, but the answer would be: it depends on what you want to achieve. I don’t know what “modest” means, but if you have to file for permits with the DOB then it already becomes complicated timing-wise, because the permits, even using an expediter, can take an indeterminate amount of time to come through, most likely over 2-3 months. In any case you should not let ANYBODY “find” a contractor for you. If you have an architect you should have very very detailed plans that comprise all the scope of desired work and differentiate every kind of trade involved (plumbing, electric, demolition and construction, HVAC, etc) and then present them to at least 3 contractors, to get estimates, interview them, etc. At that point, and not before, you’ll have a rough idea of what you can achieve with the money you are willing to spend, etc. So my advice is get very involved, get expertise through other, but do not delegate decisions.