Working With An Architect: An Introduction
Hiring an architect for a residential project can be a daunting task. Unlike real estate transactions or other major life purchases, it's something most people only do once in their lifetime. On top of it, the way property owners, architects, and general contractors relate is commonly misunderstood.
Clarifying the Relationships
Occasionally, we encounter a homeowner who has contacted a general contractor (GC) first, then asked for an architect referral, which is the reverse of how it works best.
Construction law in the US is structured so that the architect acts as the homeowners advocate as they commit significant resources to a project. Vitruvius, the ancient Roman architect, summed up the profession of architecture beautifully by stating that architecture should contain the attributes of firmness, commodity, and delight (firmitas, utilitas, and venustas). Commodity (firmitas) is the key word in this relationship since a good architect is always thinking about their clients' money, and finding creative ways to stretch resources, ultimately resulting in a project which is both sound (utilitas) and beautiful (venustas). Not an easy task, but successful architects have been operating within this framework for centuries.
At 34-TEN, we work with a number of residential and commercial general contractors who we refer to clients based on budget, project location, and desired timeline. Over the past decade, we’ve developed fantastic relationships within the building community and we extend the benefits of these connections to our clients. But while the rapport we have with the building community is important, we never lose sight of who we work for—the owner!
Lot 115 - Structural steel fabricated and installed after review of sub-contractor shop drawings.
What should I expect to pay in architecture fees?
Another common misconception is that all architects offer the same service, this is far from the truth. There are many subspecialties within the profession such as historic preservation, tenant improvements, hospitality, there are even architects who specialize in the design of data centers.
Even within the residential market, there is a broad range of architectural practices and styles of service. On one end of the spectrum, there are firms who offer a basic level of service and can assist with clearing a violation with the local building department or obtaining a building permit for a simple structure such as an open porch, deck, or garage. On the other end are the “big A” architects or high design architects who are published in books and magazines. Occasionally these architects can become design stars—Helmut Jahn and Jeanne Gang fall into this category.
As a rule, anticipate paying between 5% and 15% of the construction hard cost in architectural fees. But keep in mind! You can’t hire a 5% fee architect and expect a 15% fee level of service and design. As is true with all aspects of life, you get what you pay for.
Lot 115 - A view of the structural steel during rough framing.
Adding Consultants the Design Team
An architect will also hire consultants for specialties outside their realm of expertise. There are many subspecialties within the design profession and good architects know when and where their services are required. For most residential projects, a structural engineer will weigh in. For more complicated projects, a MEP (mechanical, electrical, and plumbing) engineer will also be retained. For more refined, design-forward projects, a lighting designer, interior designer, and a landscape architect might fill out the design team.
For new construction projects, a civil engineer may be needed for the design of grading and driveways to address water runoff and drainage strategies, or utilities like septic systems. It takes a big team to make big things happen, and the architect is steering the ship. As an owner, you are relying on your architect's experience and the relationships they have developed with specialists through their years of architectural practice.
Lot 115 - A view of the lakeward elevation during rough framing.
The Architect's Role During Construction
An architect's job isn't finished until the owner moves into their new home or place of business. Our role extends far beyond design, drawing, and 3D modeling. The journey extends through construction because project success is so dependent on precise communication between the owner, architect, and general contractor. Each party has their own, discrete lane.
The GC manages the site, construction schedules, contracts with the trades, and construction means and methods. The architect ensures that the design intent is being met, and looks out for the owner's interests. The owner pays the bills.
The architect's role during construction administration is to ensure that the work in place conforms with the design intent of the construction documents. (Construction administration should not be confused with construction management, that's the general contractor's job.) We review the work in place during routine site visits/meetings, review of shop drawings/submittals, and assist with the resolution of unforeseen conditions. This is an inevitable part of every construction project and the architect can help resolve conflicts or clarify design intent by providing an architectural sketch (frequently called an ASK) which provides the solution and serves as an official amendment to the construction documents. An owner may think they're saving money by trying to take on some of these tasks, but this is not recommended. We’ve seen owners make a $5,000 mistake in the effort to save a $400 architectural fee. Construction is a critical moment in the delivery of a project. Having a professional on your side to ensure the design intent is being met is essential.
Lot 115 - Reviewed shop drawings provided by the steel fabricator.
Key Construction Administration terms
Construction Documents - Drawing and specifications prepared by the architect setting forth the requirements for the construction of the project.
Design Intent - the general intended design objectives of the Design Documents and/or Construction Documents prepared by architect and consultants.
Shop Drawings - Drawings, diagrams, schedules, and other data specially prepared for the work by the contractor or sub-contractor, sub-subcontractor, manufacturer, supplier, or distributor to illustrate some portion of the work. For materials requiring fabrication, such as ornamental and structural steel the architect and design team need to verify details furnished by the fabricator.
Submittals - can include: shop drawings, material data, samples, and product data. Submittals are required primarily for the architect and design team to verify that the correct products will be installed on the project.This process also gives the architect and sub-consultants the opportunity to select colors, patterns, and types of material that were not chosen prior to completion of the constructiondrawings
Lot 115 - View of exterior after window and drywall installation.
Conclusion
Although the process of custom construction is expensive, it’s also exciting and very rewarding. Selection of a uniquely qualified team to design your project, with a proven track record, is a requirement for successful project delivery. There’s no need to get overwhelmed trying to manage each specialist on your own. You can, and should, rely on your architect, your GC, and take full advantage of their expertise and relationships.