Architect Cost Question

[grkmec]

So I am in the early stages of building a detached 2-car garage. Hope to meet with zoning this week to get an idea for how big I can make it given set-backs, etc.

Right now thinking 24-28' wide and somewhere between 40-50' in length. I want this garage to match the look of my main house. Taking the midpoints of the dimensions, I am looking at a 1,170 sq ft rectangular structure. No bathroom, kitchen, living space here....

What should an architect be charging me to draw up these plans? I live in Stamford, CT so don't expect it to be cheap. But please help me dimension what the cost should be. What kind of hourly rate and how many hours of work?

Thanks.

PS. If I greenlight the project, I will definitely post a separate thread with preliminary design and solicit feedback from the brain trust here.

 

[bruincounselor]

I used my local lumberyard guy. We talked and went through several iterations of plan before we settled on a final version. It was only $800 and worth every penny. It also made material orders easy because they speced everything up front. I was the general so YMMV. It turned out great!

 

[Sjfab]

I designed my new house from scratch. Architect charged me $.75 a square foot per foundation size. Not finished

 

[Ironcrow]

I paid 10% of the project cost for the architect. So, $70,000 garage is $7000 for the architect.

 

[yeldogt]

8-12% .....for design and drawings is typical. There are different ways to structure the contract. In my town it's almost impossible to get drawings done any meetings and not be at 4k ... I did a small simple 1 story matching addition to my house and it hit 6k about 10 years ago for a 60k room. My new house is an expensive project .. so i'm actually running at about 7% currently.

A good architect will get you a better building/ project .. and value.

 

[Vintage Veloce]

Depends on what the architect is doing. Drawings only? Engineering? Trusses? Getting the approvals?
Architects here might do all that for 5k+.

 

[pcmeiners]

Find a school with an Architect/Engineering degree. Let it be know you need help, pay a small amount for plans. If need be, you can have a licensed Architect go over the plans.

Also get a materials list including all specs and quantity.

 

[polizei1]

Mine was $1.65/sqft. Revisions were charged hourly after the initial draft. Cost included 6-copies of the blueprints and the PDF files, on the initial draft and each revision.

Considering I paid 1% of the build cost, if you're paying 10%, holy **** you're getting the short end of the stick. Mine was on a full custom house too, not just a garage.

 

[RivennHewn]

Watch out for the cheap “permit set” that has enough to get through the permit process, but not enough detail to actually build from.

Then they charge you big $$$ for every little detail you need to finish.

 

[Slednut]

I was charged a $1 per sq foot, engineering and drawings. It was an addition to my attached garage with living space above. Printed out the large drawings that the city permit dept required. Here's what they looked like. I would think a simple detached garage would be less expensive.

 

[bczygan]

Unless there are special conditions or requirements, and you are doing standard construction on a typical lot, a designer/draftsman will do fine.

You will need a plot plan, floor plan (Showing electrical and HVAC), elevations, building section and maybe roof framing (If not trusses).

I would do that for $500 or so, especially if I had any of the standard details and similar drawings in CAD on my computer. Ready to submit for permits. Cash money off the books.

Find someone who does this regularly in your area.

Bill

 

[glentre]

I used Ryan Moe Designs found on the net. Charged $750 for a complete set of plans for a three car detached garage with living quarters above. He specializes in garages and will design to your ideas and needs and will meet the code requirements of any state. The plans were good for the local authorities and the general contractor with no problems. Did the whole project by email....he is in California and I am in Virginia.

Before using Ryan Moe, I contacted several architects. All were very busy and I would have had to wait several months for my plans. They were also all quite expensive. It's just a garage, not a complicated house after all.

If interested, do a search and check out my build at "30 x 38 Full Circle Garage"

Glen

 

[ard]

Interesting to see the range of prices....

Bczygan nailed it. For a derivative design (copying a few features from the main building); just a simple box, nothing much in the interior, etc, just someone that can draft is fine.

(I might add a Foundation Plan to his list.)

The key in his post that you don't need a professional "architect" for every project that involves a 2x4.

 

[buzzworth]

Be sure you know what you want him to design going in. My designer told me if I hired an architect that I would run out of money before he ran out of ideas.

 

[woodrail]

One word of advice:

Expect to get exactly what you paid for.

 

[2level]

IIRC, my architect charged ~$140/hour, and the structural engineer ~$150/hour. Total cost was about $700 on a ~2,800 s.f. garage. I supplied the plot plan, basic design (graph paper, and 3-D software images), and bought the permits. They figured the wind loads/engineering, foundation and framing requirements, and provided four sets of plans that included elevations, floor plans, sections, stair detail, and foundation plan.

 

[polizei1]

The key in his post that you don't need a professional "architect" for every project that involves a 2x4.

True, but there are always exceptions! While I was drafting my house, I changed the front door. I talked to the builder and he didn't see any issues with it, but I went back to the architect to get a few other things changed as well. Turns out, the door I wanted required a call to the Engineer as the header had to be moved into the truss. Not the end of the world, but can you imagine trying to change a header and frame out in the field, that would have been a nightmare.

This is where an architect pays off, planning! Probably won't run into any issues on a garage build though, unless you're building it like a house.

 

[raffaelli]

In Stamford you will need a licensed professional to prepare permit level construction drawings. I suggest that you go meet with Zoning with a sketch and your homework done. Basic questions about FAR, setbacks, coverage can be answered by spending a few minutes thumbing through the code, with is online. I do not recommend you sit with Zoning without having done your homework.

It is nearly impossible to accurately answer your question about costs. It will depend greatly on what the scope is. The scope can/will/need to go beyond 'just need a set of drawings'. The value of the use of a design professional is in the production of a set of construction drawings and documents which protect the schedule and project budget and gives you what you want.

 

[ard]

In Stamford you will need a licensed professional to prepare permit level construction drawings..

What kind of license is required to make a drawing in Stamford?

Sounds like a PE/structural engineer to review and approve the drawings isnt adequate, there is some other type of licensing required there for drawing/drafting??

 

[Lelandwelds]

A good architect will get you a better building/ project .. and value.

Depends. My architect bordered on incompetent.

Garages are simple buildings. The local equivelent of Mueller or 84 Lumber can design as part of the quote and take off process. With their software, it is pretty quick.

 

[Platonic Solid]

I also live in CT and was quoted 10% for drawings with materials list. Regardless of how you get the drawings, the plans must be stamped by a CT licensed architect. Out of state architect must meet these CT requirements (link).

 

[reader2580]

I used a designer/draftsman for my first house. He charged $1,500 for the design. It turned out that he also builds houses and ultimately I chose him to build the house. He didn’t charge me for the design work since he built the house, but I certainly paid for it somehow.

It is common here for draftsman to design houses instead of an architect:

 

[raffaelli]

What kind of license is required to make a drawing in Stamford?

Sounds like a PE/structural engineer to review and approve the drawings isnt adequate, there is some other type of licensing required there for drawing/drafting??

Any license to file for permit, PE or Architect. Drawing/drafting, anyone can do. Drafting does not equal designing.

 

[ard]

Any license to file for permit, PE or Architect. Drawing/drafting, anyone can do. Drafting does not equal designing.

I can 'design' even without a license.... just fyi

Stamford building department states:

Note: All of the following require Connecticut architect and/ or engineer raised seal and signature:

Special designs;
Steel beams, flitch plates, trusses;
Glue laminated beams, cathedral ceilings

Seems to state that as long as a PE signs off on those aspects of the design. Or perhaps if the structure uses any of those, they want a sign off.

But their website does not say a 'professional' must conceive, draft, approve AND submit the plans.

Someone else in another thread seems to be birddogging his on plans in Stamford, be interesting to see how that goes for him...

 

[raffaelli]

I can 'design' even without a license.... just fyi

But their website does not say a 'professional' must conceive, draft, approve AND submit the plans.

Partially correct:
Anyone can conceive.
Anyone can draft.
There is a legal requirement that the professional must have , by direct supervision of the construction drawings thereby approving them when they are stamped.
Anyone can file.

 

[yeldogt]

I can 'design' even without a license.... just fyi

Stamford building department states:



Seems to state that as long as a PE signs off on those aspects of the design. Or perhaps if the structure uses any of those, they want a sign off.

But their website does not say a 'professional' must conceive, draft, approve AND submit the plans.

Someone else in another thread seems to be birddogging his on plans in Stamford, be interesting to see how that goes for him...

Not easy to get someone to sign on someone else work.

 

[yeldogt]

I used a designer/draftsman for my first house. He charged $1,500 for the design. It turned out that he also builds houses and ultimately I chose him to build the house. He didn’t charge me for the design work since he built the house, but I certainly paid for it somehow.

It is common here for draftsman to design houses instead of an architect:

That had to be some sort of stock set of planes -- there is simply not enough time in $1500 for any real work.

 

[yeldogt]

Depends. My architect bordered on incompetent.

Garages are simple buildings. The local equivelent of Mueller or 84 Lumber can design as part of the quote and take off process. With their software, it is pretty quick.

Well that's a bad break ... be thankful it was not your surgeon.

In all my years of building I have seen only a few owner driven buildings done w/o an architect.

Most people build ugly garages.

 

[denis4x4]

I've used architects and designers on various projects. Designer/builders are far and away much better to work with than architects based in my experiences. There are a lot of experienced CAD operators that can make set of drawings. The only place you shouldn't go cheap is in the engineering.

 

[bepjrfan]

Is it common to require an architect to design a garage for you? I just got done building my 28x40 garage and the only drawing I was required to have was of the garage location on my lot with easements marked. Did it with a ruler and a piece of printer paper. Garages aren't very complicated buildings...

 

[Radix2]

I can 'design' even without a license.... just fyi

Stamford building department states:



Seems to state that as long as a PE signs off on those aspects of the design. Or perhaps if the structure uses any of those, they want a sign off.

But their website does not say a 'professional' must conceive, draft, approve AND submit the plans.

Someone else in another thread seems to be birddogging his on plans in Stamford, be interesting to see how that goes for him...

I don't know how it is in other areas, but here, all engineered materials like glulams,trusses,etc. come with design drawings included.

So if you come in with basic construction drawings from a designer or architect, the truss, lvl, ijoist, glulam, etc company will produce a detailed roof drawing showing all trusses, a floor drawing showing all floor ijoists,beams, etc. it is no extra work for them, after all, they need to generate the drawings and lists for the trusses to be constructed and engineered framing to be packaged.

Unless you have some particular issue outside of the norm associated with framing ( for example a special foundation), I can't see where any engineering costs should be needed.... certainly not on a typical garage/man cave set up.

 

[ky-mike]

I paid $340 for plans for a simple design 30x40 with gables on ends and on the porch side here in KY.

 

[ard]

I think there are a few take-aways:

1. There is a range of costs for architects, AND a range of the services provided. They can provide a design and engineered set of plans, OR they can provide an ongoing consultative service during all phases of the project and even acting as a project manager.

The owner can decide what THEY need.

2. You don't know what you don't know. There are times when an architect or designer can take your idea of what you want and create something that meets your needs while also being aesthetically unique, or pleasing or just tying into the exsiting structures. (So I agree with yeldogt about many garages...)

3. As with many many building projects - no strike that- LIFE projects, one must know your own needs and desires (and budgets) to decide what is best for you.

I have designed and drafted building plans for permit approvals, quite a few times. I feel very comfortable taking an idea, placing it on paper, and creating a set of 'instrucitons' that will result in the building I want. Yet.... I am planning a two large projects that will be in the same view as my home. I will involve a designer or architect for this projects. Not because I 'have' to, not because the county insists on stamped plans, not because a GC wants one- becuase I think they can bring some unique perspective and value to me.

 

[AMFJ]

Sorry for bumping an old thread, but was wondering if anyone had seen a dramatic increase in architect fees in the last two years. I was just quoted $7500 for a 24x24x22 detached garage. Drawings and plans. Basic box--1 floor. Additional if I wanted them to appear before any boards on my behalf to get the drawings approved.

 

[ard]

Sorry for bumping an old thread, but was wondering if anyone had seen a dramatic increase in architect fees in the last two years. I was just quoted $7500 for a 24x24x22 detached garage. Drawings and plans. Basic box--1 floor. Additional if I wanted them to appear before any boards on my behalf to get the drawings approved.

Maybe find 'not an architect'?

Like a 'designer' or a 'draftsman'.

$7500 for this is a sweet job...if you can get the client to bite.

 

[SGKent]

there is a building boom going on in the USA now under the new economy vs the 1% growth economy of the last administration. Add to that the push to raise the minimum wages in this country to $15 an hour - which pushes wages up all across the job spectrum. I got a quote recently to replace an AC compressor now while it is available (about 80% of its expected life is used up) rather than the whole system in 5 years when I sell. The HVAC shop, whom I have known almost 30 years, isn't even interested in the work unless they can make double what used to be their rates 3 years ago. There is so much work that people in demand are raising their profit. It is the consequence of a strong economy, and it will get worse over time. Your choices are to use a seasoned pro who will charge more, or find a millennial who is starting out and charges less. You'll get a better price from someone starting out but you will lose some expertise. The good news is that if you do that you will help someone get their career going.

 

[AMFJ]

^that was what I was expecting when it came to finding a builder and the related tradesman, but for some reason I did not think that would apply so far up the supply chain to get to architects.

I guess I should be grateful that the City hasn't raised all of their fees.

 

[b-boy]

Can you buy a set of plans online? There are probably existing plans for what you're looking to build, unless you have a heliport on the roof or something.

https://www.thegarageplanshop.com/garage-plans.php

 

[DetachedGarage]

Sorry for bumping an old thread, but was wondering if anyone had seen a dramatic increase in architect fees in the last two years. I was just quoted $7500 for a 24x24x22 detached garage. Drawings and plans. Basic box--1 floor. Additional if I wanted them to appear before any boards on my behalf to get the drawings approved.

WOW!!! I have a few friends in the business and there are really four main methods of fees.

1. Percentage based: Usually 8-12% depending on complexity and cost of the build.
So if your 24x24x22 garage is quoted to $75,000.00 then $7,500 is somewhat realistic at a 10% fee. Keep in mind they are not the GC in this case either. You would either have to hire that out or do it your self still.

2. By the square foot (plus hourly for changes and meeting appearances): More common for detached garages usually in the $1.00 - $4.00 range depending on complexity.
So for your 24x24 even at the highest $4.00 per sqft. you would be looking at $2,300 plus any changes or meeting appearances

3. Flat rate (plus changes): Similar to the sqft. pricing, but could be agreed upon to a certain amount of changes and meeting appearances, and then change fees beyond that scope.

4. Design/Build: Baked into your the price of the garage and they are also the GC. Most of these places will not let you take their designs and go somewhere else.

Good luck!

 

[Commendatore]

For a simple structure like a detached garage you don't need an architect. And as you've just found, you don't want one either.

In most places, an AIA is not required for residential plans and a "designer" will be much cheaper. After that, fees for engineering may come into play but will be more reasonable.