Architect recommendation - special circumstances
Hi All We are just starting the renovation process and first step is finding the right architect for our project. There are a few particulars about our project, in addition to budget and aesthetic considerations, which I think will influence our choice in architect. Our home: We have a 20×50 2 family townhouse in Windsor Terrace, 2 floors (each currently separate apartments) + unfinished basement. We’d like to finish the basement as part of the renovation and if possible, keep it a two family with the basement as the second unit (our top floor becomes bedrooms/bathrooms, parlor floor/1st floor is living space with kitchen). If we are unable to make the basement a legal apartment, my understanding is that we’ll need to change to a single family as we don’t plan to keep a kitchen on the top floor. We don’t plan to actually rent the basement but would like to have a full bath/kitchenette space in the basement for guests etc (and I suppose retain the flexibility for ourselves or future owners to rent if circumstances changed). Our project: There are a couple elements to our project that I think will influence our choice in architect (or perhaps influence an architect’s desire to work with us…): 1\. My husband would like to act as our GC. He has knowledge of construction and various trades, and has a work schedule that would allow him to be onsite as needed. 2\. We may look to hire various trades of our own choosing as my husband knows various licensed plumbers, electricians etc. 3\. We’d like to complete the project in 2 (continuous) phases whereby we renovate basement + parlor floor while living in the top floor apartment and then relocate downstairs while we finish top floor. 4\. Budget: admittedly, we really don’t know what this will cost; we haven’t taken the time to sit down and price it all out. Given some of the savings described above, I believe we can keep below the commonly quoted $250/sq ft (nothing crazy with layout/structure but it will require effectively a gut with new plumbing, electrical etc). We really can’t see paying $750K – perhaps more like 2/3rds of that? 5\. As for the style – so many of the architect websites that I review are quite modern, and I my preference is more on the traditional side with attention paid to moldings etc. I really like Ben Herzog’s work but believe he’d be out of our price range. While we think we’ll be able to save money being our own GC, we do want to hire an architect, expeditor, permit all the work etc as required. I guess what I am trying to say is that we still want to do this the “right way” without taking short cuts etc. So far, I have had only one conversation with a relatively well known local architect that I had my heart set on (just based on pictures of his work) but as we chatted it became clear that we weren’t his ideal client. He was quite nice about it but it opened my eyes to the fact that some architects prefer to work only on very high end jobs (I think our budget is more on the moderate end of the reno range, possibly considered low by some) and without the perceived potential headaches of a homeowner GC, family living on site etc…am I being unrealistic to think that we can find a solid architect given our project as scoped out above? Will they all consider a homeowner GC a red flag? Right now I am focused on architect recommendations, but of course am open to any and all advice at this early stage. Thanks!
kslcb
in Renovation 11 years and 1 month ago
12
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12 replies
dorkofwindsor | 11 years ago
don’t forget to add the cost of the divorce to the project.
Augustiner | 11 years ago
Beware – all these people want your money 🙂 An architect can easily say: ‘cool stuff, be a GC! we do this all the time’. After they made their plans and gave them to the DOB, they are basically out. Unless you pay them another 5% for playing Construction Manager, which you won´t because that is essentially what you want to do.
curated | 11 years ago
We’ve done some projects with similar situations as what you have proposed. We handled all design, architectural, engineering and expediting and the homeowners handled being the “GC”. With the right subs and guidance it can be done but it will be almost a full time job for your husband. We’d be glad to provide more info. http://brownstoner.staging.wpengine.com/curated
backeast | 11 years ago
Hi- we did a gut reno of a similar house, also in a fairly traditional style. We loved our architects – Lisa Mann and Keary Horiuchi of TOLA Architecture.
kslcb | 11 years ago
Thank you all for the perspective & information. Good points raised, which we’ve thought of as we have been planning this project. If we do go the homeowner GC route, we would plan to get any required license/insurance. We recognize that established GCs have solid sub relationships which is a big advantage but fortunately my husband has a lot of connections in the industry and we expect to get competitive quotes as well. He has practical experience/knowledge, tools, time, etc. And bobjbkln, thanks for your comment; I wonder too if we plan to use all licensed/insured subs for the work that requires permitting do we need to be actually be a GC (or is it a home improvement contractor…still researching that…) Jan/Jim – thank you; we’ll be in touch offline. Thanks again –
joegc | 11 years ago
Here is the truth. Your husband can be the project manager but he can not GC the job. He will not be able to pull the permits or properly supervise the subcontractors. You will end up spending more money because real contractors get better prices than individuals. For example, a plumber will charge me $5000 for a job and an individual 10K. GC’s come with existing relationships that they can leverage to get things done. I am happy to give you a free consultation. You do not have to use me but I hate to see people make mistakes. Joe GC joelewis@crjhome.com
shahnandersen
in Renovation 11 years ago
I think that there is a communication problem here. The OP and the respondents may perhaps have a different definition of a “GC”. I read the OP’s post as having her husband hire, supervise and coordinate the subcontractors himself, but not actually perform the contractor/carpenter work. As long as they hire a contractor who is licensed, insured and able to pull the building permits, I don’t see a problem here. The plumber and electrician would pull their own permits.
Augustiner | 11 years ago
If you have no intentions opening your own GC business using your project as an expensive learning experience, I wouldn’t recommend doing such a big project by yourself. You still need someone acting as licensed GC on paper as c_w said, and more importantly: If you don’t have a long term relationship with the subcontractors, there are big risks, and that will mess up your timeline and cost you more in the end. There is no question, at least one or two subs WILL cause major problems or disappear mid project, delaying the project by weeks or months. I have had 3 total failures on my project pre construction: architect, mechanical engineer, and a lawyer. During construction one trade disappeared, but costs did not raise because my GC took the hit.
c_w | 11 years ago
Knowledge of construction and trades is a start but there is a lot more to take into account. As Jim has mentioned, not only will your husband not be able to pull a permit without proper insurance, he will also have to invest a lot more labor, time and money than you may realize. He will need tools, equipment and his own workers aside from the various trades. At this point you have a budget and certain design ideas. Regardless of how you proceed GC wise, the next step is to design and draw this up. Then you can get bids and have a more accurate sense of cost.
dazednconfused2 | 11 years ago
I’d be happy to speak with you about the project. We just received DOB approval for a small three-story addition and interior renovation in Windsor Terrace. They should be starting the work very soon, so we’ll be in the neighborhood a lot. You mention that the architect you spoke with was concerned about your husband being the GC. If he’s got some experience in this sort of thing it shouldn’t be a problem, except that the DOB does not allow unlicensed contractors pull permits. A GC has to meet specific DOB and insurance requirements before s/he can get a DOB tracking number, which is required to pull the permit. We’ve had homeowners hire a GC to pull the permit and then let the homeowner do the work, but it’s becoming harder to find a GC who is willing to do that, especially on a relatively sizable job, and they’ll definitely have a fee for it as they are are responsible if anything goes wrong. Jim Hill, RA, LEED AP Urban Pioneering Architecture Houzz: http://bit.ly/OtySrU
concord | 11 years ago
We recently had a full 3 floor extension to our place (25 feet deep x 20) in addition to total reconstruction of rest of house and used Tan Architects (office in Queens). The key is knowlegge of code/fillings etc. as the rest is really not that complicated (can only do so much with limited set of dimensions, etc.). We actually required the Contractor to hire the Architect (”design-build”) to avoid claims from GC that our architect was delaying him, etc. In the end we had to fire the GC but the Architect was professional enough to complete the project to sign-off without holding us up for Ramson in the situation. Look his number up and ask for Chang – he is the main architect. Price was reasonable as well. Good luck.
chmodrn | 11 years ago
kslcb, I am an architect here in BK, and I have recently finished a house in Windsor Terrace much like the one you are describing and would be interested in speaking to you about your job. If you would like to give me a call, my phone is 718 638-5458\. I am recommended highly on Angie’s List and PS Parents, and sometimes here on Brownstoner. I’ll share all that with you if you decide to call me. Jan