Architect Cost Question

[Toomanytools?]

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.

That seems high, if it's just a stick framed building to match your current house and it's garage not living space. The only thing is the height 22' that might need some engineering. Still I think you could get plans under $2000, find someone that does it on the side as a retired architect.

 

[Stuart in MN]

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.

What state or country do you live in? Fees will be a lot different in New York City or San Francisco, compared to a small town in Oklahoma.

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.

Without knowing where the poster lives, it's impossible to say if they need an architect or not.

 

[Jlbc212]

Most building codes provide sufficient information to design residential structures and garages. Consequently many localities do not require stamped plans for residential structures and garages. Many years ago I designed houses, garages and additions part-time. There were times when I consulted with a structural engineer for things that were not specifically covered in the building code. I added their fee onto the cost of my charge. I use to charge by the page, $100/page and that was over twenty years ago. An average house required a minimum of five pages of drawings, specifically a front and side elevation, a foundation plan, first and maybe second floor plans and at least one cross section with construction details.

It irks me today with construction licensing requirements that an electrician can get a permit to wire a house with a one page application simply listing the size of the electrical service, a plumber can get a permit to plumb a house with a one page application listing the number of fixtures, but a licensed builder needs to submit detailed plans showing every minute construction detail.

 

[Miss the Pontiacs]

I paid $400 after all it is just a garage. No electrical or heating info. It was done by a draftsman technician who had worked for an architecture firm.
This is what I received.

 

[jetnow1]

My sister was quoted 8000 for plans for a simple 22 by 22 addition. I drew up simple plans for the building dept., got the permit and built it without the detailed plans. Only hiccup was the plumber and electrician did not have detailed plans to work from so I had to coordinate/communicate with them to get what we wanted. When I built my garage I drew basic plans on a sheet of graph paper and listed what lumber sizes I was using, was enough for the permit, though I had to have a survey with the location marked. Many times your building dept. will work with you on what you need if you are
respectful and ask, they are so used to people treating them like the enemy they often
enjoy helping.

 

[AMFJ]

Thanks everyone. Stamped plans are not required, a draftsman is fine. The reason I spoke with an architect is because I live in a historic district that has specific rules for doing anything to your house--anything at all. I have to get through the neighborhood association first and then through the landmarks commission. The neighborhood association isn't an HOA per se, but more of self appointed group of individuals who look after the historic district. If you don't get their approval first, they will show up at the landmarks commission and oppose your project. Landmark Commission is unlikely to approve any project they oppose. I was hoping an architect who had some experience in doing work in that area would make the process easier, but that price seems so incredibly high that I can't justify using them.

I'm used to dealing with governmental boards, so I will involve them earlier than I would have with the architect to help the draftsman get it close on the first drawing.

 

[yeldogt]

Thanks everyone. Stamped plans are not required, a draftsman is fine. The reason I spoke with an architect is because I live in a historic district that has specific rules for doing anything to your house--anything at all. I have to get through the neighborhood association first and then through the landmarks commission. The neighborhood association isn't an HOA per se, but more of self appointed group of individuals who look after the historic district. If you don't get their approval first, they will show up at the landmarks commission and oppose your project. Landmark Commission is unlikely to approve any project they oppose. I was hoping an architect who had some experience in doing work in that area would make the process easier, but that price seems so incredibly high that I can't justify using them.

I'm used to dealing with governmental boards, so I will involve them earlier than I would have with the architect to help the draftsman get it close on the first drawing.

I'm surprised -- most places that have gone so far as to have "historic districts" are in location that also have requirements for stamped plans.

I have previously and am currently building in an historic district -- needing both HARB and township approvals. Plus all the typical building requirements. It's been my experience that a good architect provides value .. and using the proper one gets you a better looking building. They don't come cheap -- it's a question of what you want in the end .. not what can be built.

Small projects cost more as a percentage -- the beginnings are the same as an expensive one. 10 percent of a project under 100k is not a surprise. It's also time consuming to have them show up at meetings ... that's why they exclude them. Township boards seem to excite in keeping expensive help on the clock.

Its always best to fully understand what is needed to get all the approvals -- you don't want the parts to cost as much as what it would have had you paid upfront

 

[fiataccompli]

I spent about $1.75/SF on an architect who is a friend & charged $100/hr to help us conceptualize & get a set of plans good enough for a building permit & for a truss company to design trusses. Because we were trying to put what is in essence an industrial type building in a residential setting, blended in as much as possible, we (really, I deferred to the boss so I wouldn't have to sleep in the garage) decided to hire an architect. He did a nice job of making it appear slightly smaller than it is & matching aesthetic. I modified the associated grading plan, but I'm a civil engineer so I was comfortable with that. If we had a simpler, more box-like garage plan and a setting where the garage is not so "in your face" for our house, I doubt we would have hired an architect. My friend the architect offered to work hourly for the concept & approvable/bid-able plans or to be the site architect for a % of the total cost. I opted for the former and hired a builder for 90% of the garage construction, a grading contractor for the massive associated yard/site work & 5% of the garage & I'm hiring the other 5% on the garage myself or DIY. There are fleeting times when the concept of the entire process being in the project management hands of an architect or a contractor sounds quite desirable.

 

[billspit]

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

Did that include any site visits during construction?

 

[Will S.]

When I built my detached garage (1744'), county didn't require anything more than a drawing I did on graph paper, and the truss company's drawings and spec sheet on the trusses.

When I built a commercial office building the county required complete full sets of stamped (sealed) blueprints. Since I designed the building's exterior look, I really didn't want to pay an architect fee of more than 10% the cost of the completed project, so I went to a professional engineer, and asked him. For less than $2k I got exactly what the architect was going to charge 10 times that amount, and the county had no problem with professional engineer's stamp/seal.

 

[yeldogt]

Architects design .. if you don't need or want .. drop down to a professional engineer .. or even draftsman (a dwindling number).

There is no point in hiring an architect if you want a shoe box with a roof.

 

[fiataccompli]

That’s pretty much it. I would love to have been able to build a nice, big shoe box with a roof, but no dice.