FAQS

We realize that for many clients building or renovating a home is a new venture. Below are a few often asked questions about the process.

WHY HIRE AN ARCHITECT? There are two main project delivery systems in construction. In the first model, the client contracts with an architect for the design and preparation of construction documents, and then afterwards contracts separately with a contractor for the construction. This is called Design-Bid-Build. (A variation of this model is contracting with both an architect and contractor at project onset. In this model the client essentially assembles their own design-build team.) The second model is to hire a construction company that manages both design and construction. This is called Design-Build.

So which one is right for you? Let’s discuss why working directly with a licensed architecture firm is advantageous. First and foremost, expertise in design. Architects are licensed design professionals and have appropriate education, training, and expertise in design. We are familiar with building codes and zoning ordinances, which is crucial in building design. Second, our clients have a high level of creative control over their project. We see our clients as part of the design team. We work together to make their dream home a reality. Third, hiring a separate design and construction team ensures that each entity is a good fit individually. Lastly, with our finalized construction documents, our clients can secure solid, competitive bids from multiple contractors even before a hammer hits a nail.

Does every project need an architect? No, not necessarily. For a small bath or kitchen remodel a design-build company may actually be a better fit. With larger projects, however, if considering a design-build entity, ask some important questions: Are licensed design professionals (architects and structural engineers) preparing the construction documents? What happens if the project doesn’t progress beyond the design phase? Can another contractor build the design?

To learn about our design process and services offered, see our PROCESS page.

ZONING COMPLIANCE / PLOT PLAN / VARIANCE Every municipality has zoning laws that regulate the use of land within their jurisdiction. These ordinances govern how the land can be developed including building height, building footprint, location of the building within the property (setbacks), and the percentage of the property that can be developed (impervious coverage). A plot plan shows these design constraints for new construction or additions to existing homes. In some instances, stormwater management design may be required depending on the municipality and the project size. A professional civil engineer prepares these documents as needed.

If the proposed design deviates from the zoning codes, a request or application to a zoning hearing board must be made for the non-conformity (variance). Plans are submitted to the municipality for review. This does impose additional time and fees to the overall project timeline and design budget.

CONSTRUCTION DOCUMENTS Construction documents are the plans or drawings used for final pricing, permit submission, and building your project. These include: floor plans; building sections; building elevations; structural framing plans and details; typical construction details; critical interior elevations; and door and window schedules. Depending on the project, the following may also be included: electrical plans (switching, lighting, and outlet locations ) and plot plan.

KITCHEN + BATH DESIGN The construction documents include kitchen and bathroom layouts. Working with the contractor’s interior design team, kitchen designer, and installer, homeowners finalize the design with product and material selections.

MATERIALS + FINISHES SELECTION We will make product recommendations specific for each project. These may include windows, doors, masonry, siding, roofing, and decking. Interior finishes are typically coordinated with the contractor’s interior design team.

CONSULTANTS + OTHER DESIGN PROFESSIONALS We work closely with our structural and civil engineer consultants from project onset to ensure a cohesive and complete design. Our construction documents include both architectural and structural plans. Depending on the size, complexity, and needs of a project, there may also be other consultants or professionals involved, such as, interior designers, kitchen consultants, lighting consultants, and landscape architects. Typically, these are coordinated with the contractor, or a homeowner may hire them separately.

CONTRACTOR REFERRAL + CONSTRUCTION ESTIMATING Once the Design Development Phase is complete, these plans are suitable for contractor estimate pricing. This is a good check point in the process to ensure that the design and budget are aligned. Since all design is finalized during the Construction Documentation Phase, only these drawings are suitable for final pricing, permit submission, and the construction of your project. Whether you request bids from several contractors or negotiate a contract with just one, finding a competent contractor that you feel comfortable with is imperative. We can help you with recommendations if needed.

BIDDING + CONTRACTOR SELECTION  We provide bidding phase services to assist homeowners through the contractor selection process. Services include creating a list of potential contractors, preparing and distributing pricing documents, coordinating pre-bid meetings, fielding contractor questions, and reviewing bids from the contractors with the homeowner.

Do you have a project you would like to discuss with us? Please fill out our CONTACT FORM.