Finding an architect/engineer

[MB38]

Hey folks,

After far too many years of planning, I'm ready to pull the trigger on rebuilding my garage. I'm on a fairly standard residential lot in Burbank, CA, which puts me in the Los Angeles money bubble of nonsensical pricing.

I've sorted out just about everything there is to sort out as far as what I want. I know the dimensions, roofline, electrical layout, materials, setbacks, and local code/permitting process. It should be great.

I'm planning on a roughly 20'x40' garage with a shed roof - a design which basically looks like a larger version of platinum overcast's garage.

And yet somehow I end up getting $120-225k quotes to put everything together. It's bananas.

So at this point, it's time to take it completely into my own hands. And for now that means finding an architect/engineer to draw me up some plans that I can take through the permitting process and contractors. Being in CA, there's a bit of earthquake-specific engineering to be done, but it shouldn't be hard. In theory.

How did you guys go about finding somebody to do the work? And how much did your plans/engineering end up running you? I've been striking out left and right.

Thanks! I'm ready to get this thing started.

 

[astroracer]

I did it myself. I designed a few houses back in the early 80's, mine, my sisters and my folks, and they are still standing. These were all done on the board of course.
I am not an architect by profession but I've had enough "learnin" to be dangerous. If you pick up a couple of design books to learn the terms and grab one of the freeware CAD packages you can get it close enough for permits. Use the same size lumber as the books use and get your rafters spec'd by a builder to carry the loads. Probably need an engineered truss to span the 20' but that's easy.
Mark

 

[K'ledgeBldr]

You can certainly do them yourself- the difference between being able to submit them will be the AHJ and their requirements. For instance, if the plans "HAVE TO HAVE" a wet seal- you'll be paying a professional for the drawings. If no seal is required you should theoretically be good to go.

 

[MB38]

Unfortunately I'll definitely need a professional to do it... but I'm honestly ok with that. I'd rather have it done quickly and properly. But the problem I've been running in to is knowing where to start in finding an architect/engineer to draw up the plans who isn't trying to bill me like it's a Beverly Hills mansion.

 

[Voi]

How did you guys go about finding somebody to do the work? And how much did your plans/engineering end up running you? I've been striking out left and right.

In my area all of the major building suppliers have draftsmen on staff that will draw up plans like that and run the numbers for snow loads, etc. Is that not allowed in CA? There are also design firms that mostly employ draftsmen but also have engineers and architects on staff or at least on call. Plans start at around 35 cents per square foot, IIRC. Stamped foundation plans not included in that price but they have people to call to get them.

I've also dealt with a couple of SIP companies when it comes to making drawings and while they weren't designing a foundation they did have people on staff available to make suggestions for our local foundation requirements.

I know next to nothing about foundation requirements in your area but a 20x40 single slope roof structure is about as easy as it gets. As long as your tall eave doesn't get too high I just can't see it being that expensive.

 

[wake74]

I'd agree with the OP on this one, pretty well anything in CA is going to require stamped drawings, due to very specific building code requirements.

I work for a very large international engineering company, and know many folks who have stamps in almost every state in the US, except California. If I recall, getting a CA PE license is much more complicated and requires specific CA exams. It's not a simply comity application like most other states.

Building design and costs in California have little in common with the rest of the country $200 a square is pretty crazy.

 

[My Old Tools]

I would take a good look at stock plans. There are literally thousands of garage and shop plans already done. Pick one of those.

 

[72Anthony]

Forget stock plans or drawing them yourself. As others have said, California has a lot of regulaions to comply with, including strict seismic criteria.

Start with finding an architect that has worked on projects in your city before, so that he is familar with the local requirements, which may varry slightly from town to town. Architects should have a few preferred engineering firms that they work with on a regular basis. I think its best for the architect to sub out the engineering so the architect is the single point of contact and responsible for delivering all the plans. It may cost a little more, but will avoid any 'he said/she said'.

Your biggest challenge may be finding an architect that is willing to design a regular garage and not a Beverly Hills mansion. Just keep asking around, maybe a semi-retired one man shop or a larger firm with some junior architects that have reasonable rates.

 

[314Blues]

I work for a A&E firm. I'm actually about to start taking the exams to get registered as an architect.

Look for the local chapter for your AIA for a list of architects. You'll want one that specializes in residential projects for the best price.

You should expect to pay an architect 8-12% of construction cost. That would include design, construction drawings and assistance with permitting and bidding.

A complete set of construction drawings will greatly help you to get competitive bids.

 

[DougWil]

If I recall, getting a CA PE license is much more complicated and requires specific CA exams. It's not a simply comity application like most other states.

CA just requires an additional 4 hr seismic exam for comity.


On the other hand dealing with all the CA bureaucracy adds a huge layer to the cost of everything, including the engineering.

 

[My Old Tools]

This one is California approved....
http://www.bgsplanco.com/

 

[Git]

I would start by calling a local lumberyard to get a lead on a decent contractor. Then ask the contractor to recommend a decent architect/engineer

I had a similar project some years ago and called Ganahl Lumber - I see they have a location in Pasadena. Worked out great for me and I could not be happier

 

[Onewolf]

snip....

You should expect to pay an architect 8-12% of construction cost. That would include design, construction drawings and assistance with permitting and bidding.

snip....

He's building a simple 800 sq ft shed/box. No way should he pay an architect 8-12% of the cost for something that simple.

As others have suggested, I would look for an engineer that can provide the simple plans/stamps required.

I used Chief Architect Home Designer Essentials software to design our detached garage/workshop which was much more complex than a 20x40 shed. The GC we hired used an engineer that uses the 'Pro' version of the same software to import design and produce the stamped blueprints.

 

[aptdweller]

8-12%? Wow, that really goes to show how different things are, based on where you are. It is a double edged sword - if MB38 does the work himself, 12% could be peanuts.

Finding an architect should be as simple as picking up the yellow pages and calling a few. As I'm sure you are finding, most won't want a small job like this. An engineering firm will be a bit more difficult, though. Given CA requirements, any architect will have at least one firm they are used to dealing with.

 

[James-W]

When I built my garage, I went to a lumberyard about 25 miles away. They have a "division" of their lumberyard that builds trusses. They also have a structural engineer that designs the trusses and the building after you give him the "plans" for what you want to construct. I drew up a simple plan on some drawing paper and then talked with him and explained exactly what I wanted. He then drew up the design of the trusses and of the building and then printed them out for me. The plans were several pages and everything was drawn out in detail. They don't you extra for doing this, it is all part of the deal when you buy all the building materials from them.

When I took the plans to the city for approval, they took about 10 seconds and stamped them approved. They have seen plans from this place before and they know everything on the plans will meet, or exceed, the building code.

Perhaps you have such a place locally where they will work with you on this. If you do, it will save you a lot of time and headaches.

 

[Smoker]

I just went through this maybe a month ago. I had a friend CAD up my design (30 x 30) based on city codes and then paid a PE to run the numbers and stamp the drawings. The Truss vendor took care of the engineering drawings for the attic trusses. The PE cost me $250 as a side job, the truss engineering was part of the cost of the trusses and the CAD friend cost me a favor. Done. Don't over think it.