Architect vs Contractor?

Hello, I am beginning a renovation project on a two-family house – not a full gut renovation, but definitely some extensive changes to the garden apartment, including rebuild of a shoddy rear extension and changing up the floor plan a bit. Very basic question: what kinds of work would require a licensed architect, as opposed to a good general contractor who can pull permits and deal with bureaucracy? I’d like to avoid paying more people than I need, but I also want to get the right expertise!

costermieraia

in General Discussion 1 year and 8 months ago

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colonialrevival | 1 year and 8 months ago

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Working with an architect was the best decision we made, and is money well spent. The work of “design/build” contractors often is fairly obvious when compared to someone who is solely on the hook for how the thing looks and functions — and has a degree and licensing in such.

costermieraia | 1 year and 8 months ago

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Thanks all! We’re definitely going to need structural work done (tearing down bad extension and fully rebuilding it w/proper foundation and permits), so an architect will be necessary for sure in terms of that. Steve, I may well be in touch to get advice about the whole scope of the thing otherwise, as it would be good to know which things we could do ourselves!

justinromeu26 | 1 year and 8 months ago

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If you are doing things that can legally be done without an architect and you could talk to different people to garner ideas, there is no need for an architect. Competent design build firms can do some design work. Contractors who are honest and tell you the truth and will admit to you when they don’t know something are an asset.
the problem is it is difficult to find people willing to admit their limitations (as dictated by their own education and experience or the law) . Call me and i will tell you what you need and if i don’t know something. I will look you in the eye and tell you “i do not know” and i will do the research as i prepare a report and get you the answers. I am not trying to circumvent the need for an architect if the law requires one.

Steve

cate | 1 year and 8 months ago

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My two cents: Do as little as you can that requires filing to avoid tax increases and costly DOB requirements, but use an architect. If you get the right architect, it doesn’t have to cost a lot and will save you a ton and ensure a much higher quality result.

justinromeu26 | 1 year and 8 months ago

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you might not need to file things either.

this is what begins to complicate things: changing egress, moving or enlarging windows, interfering with load bearing walls, and structural concrete work. Structural work in general. changing floor plans can be a problem (these cause fire safety issues). You would need an architect for these but some things people may sneak around either work with a good contractor and not file.

There is a lot that a contractor (never mind a GC but a regular HIC) can do to a structure that is already standing and may need say a new roof, new siding, new windows and doors, and new interior finish (i am thinking of the extension). (i am also a contractor, i am not selling myself here to you for this but i am letting you know a HIC can do pretty much all of this to that extension).

In so far as trades such as plumbing and electric: if you think you can get away with doing the bulk of this without filing, i would call the trades and show them what needs to be done and let them tell you if they want to file. there are things that do n ot have to be filed: changing fixtures in bathrooms and kitchens do not have to be filed but moving them should be filed (but are not always). A lot of electric work must be filed but i know that a lot is not filed. I would ask the trades themselves what to do; licensed trades know best (don’t use unlicensed people in these sorts of things).

I can probably help you further than what i state above. i am a former commercial building manager. i have been working in this industry since about 1980 (for a small contractor on long island). i have been working for professionals since 1990 (post college for a highly regarded property management firm). I came to nyc in 1995 and began working in building management in commercial buildings and that included managing construction and improvement projects in those buildings – all of these were older building. In 2005, i went out on my own and became contractor working primarily in older houses in Brooklyn. I am now also a Licensed Home Inspector but most of the calls i am getting are not for buyers but are from people who know me as a contractor asking me to go over their old houses with them, some pre renovation, and tell them what should be done during these projects, what can or should wait, and what to look for in contractors. take a look at the testimonials page on my website, some of those people are from this forum. I can guarantee you if you call me you will learn things about your house that you would have never thought of- read the testimonials. no BS with me and no BS there.

Steve
Brownstone Home Inspection LLC
brownstonehomeinspection.com