What are my options in putting together a team to renoavate my Brownstone?
We have several clients of ours who will have no problem with letting you know that we handle everything from start to finish with them being out of town and being updated by video and pictures often and when requested. We work with one of the most know architect in Brooklyn and can pull all necessary permits that is required. Hope to hear from you, good luck
Edward Torres
President of ET Construction Design & Glass Inc
Business # 917 468 9468
Fax # 347 422 0121
Visit us @ www.Phoneetforyourhome.com
Thank you for your business
etconstruction
in Architecture 12 years and 7 months ago
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10 replies
dchitayat | 12 years and 8 months ago
We bought a brownstone recently in Park Slope and plan to do pretty extensive renovations. These include removing a couple walls, a new kitchen, adding 2 bathrooms, redoing 3 bathrooms, building a deck, replacing windows, etc… I would say its not a gut rennovation but maybe close. We don’t live in NY and therefore are not familiar with how to put together the right team to handle this design and construction. I understand that we need an Architect and a Contractor. It is my understanding that there is a Design + Build option. What are the advantages/disadvantages to separating or keeping this together? What are the most important factors to consider when choosing an Architect and a Contractor? Do I need to indentify any other parties to help me with this project? One important point is that we don’t live in NYC and need to handle this somewhat remotely. We will fly in as needed but can’t be there all the time.
jockdeboeraia | 12 years and 8 months ago
Design Build is not legal in NYS. The idea is that the architect is your advocate and is separate from the contactor. Whoever you choose as the Architect will have contractors they like to work with based upon past performance or you can choose to bid it out to several.
dazednconfused2 | 12 years and 8 months ago
Strictly speaking, Jock’s absolutely right. Design Build, where an architect is a business partner with a contractor is illegal. It creates conflicts of interest. That said, however, a design build approach can be very beneficial, which is why the majority of other states do not prohibit it. Meeting with an architect and contractor early on is a great way to keep the scope of work within your budget. A lot of architects, myself included, have a handful of contractors they can bring by the site at the initial meeting to help discuss real numbers. And as the project progresses, it’s often helpful to have a contractor involved to help keep the costs in line with the original budget. However, contrary to the typical Design Build model, we prefer to keep the project open to a competitive bidding process when the drawings and specifications are ready for actual bidding. This makes sure that the contractor who started with the project does not assume s/he’s got the job and inflate the costs because there’s no competition. Jim Hill, RA, LEED AP
Urban Pioneering Architecture
pigthree | 12 years and 8 months ago
The legality of “design/build” is not due to architects and builders doing rowhouse renovations in NY. It was put in place because of organized crimes involvement in the construction industry here in NY. It was a protection for much larger construction projects. The only real advocate for your project is you and whoever can oversee your project on a day to day basis. On important structural & mechanical issues, the architect often refers to the engineer. The engineer often refers to a “boiler plate” from a previous project that could or could/not be relative to yours. When choosing an architect, in my opinion, find one that actual “hands on” building experience (a rare quality). Perhaps find a well qualified construction manager and go the open book route instead of the GC “one price” route. When mistakes are make, as they often do, the GC looks for ways to save money as not to cut into his bottom line. Being very involved with who the subcontractors are is important. Do not leave this decision to the architect or the GC (if you choose that model). There are many ways to legally do a rowhouse rennovation. Anyone who says otherwise should keep walking in my opinion. All that said, I do have respect for Jim Hill’s opinion on this fourm. He, in my opinion, is not misleading in his approach.
masterbuilder | 12 years and 8 months ago
My firm designs and builds, meaning we provide design drawings – usually 3D. The building department is not interested in these drawings. Licensed architects (we work with a fair number of them) handle the construction drawings and filings. I help clients find architects for about 50% of my projects. The other 50% bring their architects to me. Feel free to reach out to my firm with any further questions. masterbuildernyc@gmail.com
tododesign | 12 years and 8 months ago
We are architects licenced in NYC and can help you with your project. We have contractors that we work with but we always like to find new contractors and always bid out the project to 5 different contractors. As architects, we feel the client gets a better deal by having multiple bids. We help our clients choose the contractor that suits them and the project best. As architects we supervise the construction and hold the contractor accountable. Since the contractor is hired by the client, we are in a better position to evaluate the work that the contractor is doing and make sure that they are building to tthe specifications on our drawings. Please call Silva at 917.622.2462 if you want to discuss this further. www.tododesign.com
Springs | 12 years and 8 months ago
Call John Hummell….best builder in the city….and the Hamptons. http://www.johnhummel.com/
goh | 12 years and 8 months ago
Hello, We are a design and architecture studio and have recently completed a brownstone renovation very similar in scope with your planned renovation. Generally you will need an architect, general contractor, expeditor, and engineer. I would recommend choosing an architect based on their portfolio and how they will communicate and work with you. The owner and architect need to share a common vision to have a truly successful project. Handling remotely is not an issue if done properly. I would recommend whomever you work with to use technology, videos, pics, and 3d design images. Below are some basic comments to address your questions. Pros of hiring a general contractor (GC) and architect from the beginning – Contractor can help along the design process with pricing and budgeting – Permits can be pulled before the design is complete – Construction can start before design is fully complete – The schedule will be reduced allowing earlier move in Cons of hiring a general contractor (GC) and architect from the beginning – It will reduce competitive bidding, only some of subcontractors of the GC will be bid out, overall construction cost may be more – There may be more obstacles to deal with during construction if the design is not fully complete – It requires the architect and owner to make decisions in a more timely manner Pros of hiring a general contractor (GC) after the design and drawings are complete – You can competitively bid out to different GC’s – Less issues to deal with if planning and design are fully complete before construction Cons of hiring a general contractor (GC) after the design and drawings are complete – Bidding and awarding process will add 2-4 weeks to overall schedule – GC’s that lose bid are not compensated for time and cost (part of the industry but still owner should understand) – Overall schedule would most likely be longer (no overlapping of design and construction) Please feel free to contact me with any questions or comments, Best regards, Garner Oh, RA goh@0-to-1.com www.0-to-1.com
allrenovation | 12 years and 8 months ago
Hi,
GOH’s post is correct. Handling remotely should not be an issue especially with all the new technology that can be used to keep you up to date in regards to your project progress. The key is find a company that is 100% commited to your needs. Our company All Renovation Construction (http://www.allrenovationllc.com) works exclusively on extensive brownstone renovations. We have several in progress brownstone gut renovations which we would be happy to walk you through whenever you visit NYC next. Please keep in touch.
Have a great day!
**Demetra Moralis**
**Project Assistant**
**All Renovation Construction LLC**
**718-351-4099 x105**
**http://www.allrenovationllc.com**
rboris | 12 years and 8 months ago
Kevin Bergen, architect (kevin@bergindesignstudio.com) and Kris Trembowski, contractor, (KTT Project: kris.trembowski@gmail.com) renovated our brownstone this year. Brought in close to bid and almost on time, near museum quality work, terrific Polish workmen, and both are flexible and easy to work with and they work well together.