Garage Planning, talking to architect/engineer

[Boneill230]

I have posted on here before regarding the garage that I and trying to plan. If all goes well I would want construction to start in about 2 years. I purchased a design software and pretty much designed what I wanted exactly. The software gives you rough blueprints of the building so I'm assuming I am going to need to speak to an architect/engineer firm to produce printed/stamped blueprint drawings. Obviously going that route is going to be upwards of $500-$1000 I'm assuming (never had to go to an architect before) But going there with a basic design would help I assume. Just not sure how to go about it so anyone who has done it before give me some insite.

I'm in southern NJ across the bridge from Philly pretty much so if anyone has worked with any firms in the area let me know!

 

[OneOfEm]

A: It's possible if not probable that whomever you use will re-do the plans to their own specs using your overall size/look criteria.

B: You'll need to speak with your local permitting office (or research online) to determine your local requirements re: stamped plans.

C. Your cost estimates are low. From what I've read, an architect would be more than a structural engineer. I spoke with a couple local engineers as I was shopping, and they both said that they are routinely hired to do some of the calculations for architects.

I needed stamped plans for my area, even though I'm doing a pole building in a rural area (if it were an agricultural building, not even a permit is required, so again, you have to verify in your area). I ended up hiring the engineer who does the drawings for a somewhat local pole building supplier. I gave him a full set of plans I had done, and he started from scratch. In this case, I think he was able to used pieces of previous plans he's done for the detail portions, so it was relatively easy for him. He charged $1000.

The other two local structural engineers I spoke with were:

"$2500+, but I'll have to look at the work involved to give you specifics."

"You wouldn't be able to afford me for this type of project."

To be fair to engineer #2, he spent about 15 minutes giving me suggestions on where to find an affordable engineer. He said that my type of project is something he'd love to do, just for the change of pace, but he has to pay the bills. He was a very helpful and nice guy.

 

[ard]

Don't assume you need stamped plans. I saw this posted in another thread, but there are two ways to comply with building codes with some building departments: proscriptive (where you build using defined methods and norms- wall heights, thickness, tied down methods, sheathing, rafters, whatever. Versus 'engineered' solution (where because of the unusual configuration the normal designs won't apply.)

A monolithic slab, with standard footings, to support a framed 32x60 ft rectangle with engineered trusses and standard rafter ties and roof sheating may not need a stamp.

Whereas a structure composed of 3 different shapes, part of it two story, a section with a loft, odd rooflines, etc, may require engineering.

Agree with above advice- snoop around on the building deptment website (if they have one) they drop by and chat with them. Don't 'offer' engineering and architect either... See what they say first. It is always either for them to say "yes" to "should I get this engineered?"

GL

 

[steveo1o9]

As stated find out exactly what you need to provide in order to get a building permit don't make any assumptions. Engineering costs will vary based on the size of the firm, a large firm has no time for small projects like this and it won't be lucrative for either party involved. Figure a ball park engineering rate of $150/hr, and most likely they will reproduce your drawings to your specs to remove any liability. If needed find a smaller firm where your project will be "cookie cutter", unless of course its not a standard garage.

 

[yeldogt]

My guess is you will need stamped plans -- especially, if it's in one of the established towns. You may even need a variance .. and NJ's energy efficiency checklist.

I still have two properties in SJ -- with Haddon in the name ..... you can't do anything ... And don't cut a tree .. instant death.

Go ask the code official -- be nice and dumb .. ask for help. I have had good luck hiring retired architects for small jobs .. I ask the code official -- they know them all. You may be a bit optimistic on the 1k ....

 

[Boneill230]

My guess is you will need stamped plans -- especially, if it's in one of the established towns. You may even need a variance .. and NJ's energy efficiency checklist.

I still have two properties in SJ -- with Haddon in the name ..... you can't do anything ... And don't cut a tree .. instant death.

Go ask the code official -- be nice and dumb .. ask for help. I have had good luck hiring retired architects for small jobs .. I ask the code official -- they know them all. You may be a bit optimistic on the 1k ....

Say no more about the "haddon" LOL my parents have lived in one of them for 20 years, rules and taxes are crazy!!! I'm over in west Deptford.

 

[Boneill230]

I appreciate everyone's replies, I will check out what info I can get on the topic on the township website and will be back on here for further questions. As far as basic design it's going to the an attached garage, 35x40 with 16' ceilings. Like I said this probably won't start for another 2 years so if I had to spend 1000-2000 for plans for everything I would t have a huge issue with that. Don't plan on going anywhere soo so I want to make my house the way I want it.
Thanks again!

 

[ddawg16]

I did my own drawings and got an engineer to do the calcs and spec beam sizes. It was about 3 passes. I gave him drawings, he bled all over them and gave me a sheet with construction details.

Make the drawing changes.....he bleeds on it a little more....I make the final changes and he wet stamps it.

$1800.....and that was 10 years ago.
Actual price is usually by the SQ ft.

Be prepared to learn a lot about architectural drawings

 

[gtae07]

Don't assume you need stamped plans. I saw this posted in another thread, but there are two ways to comply with building codes with some building departments: proscriptive (where you build using defined methods and norms- wall heights, thickness, tied down methods, sheathing, rafters, whatever. Versus 'engineered' solution (where because of the unusual configuration the normal designs won't apply.)

A monolithic slab, with standard footings, to support a framed 32x60 ft rectangle with engineered trusses and standard rafter ties and roof sheating may not need a stamp.

I stuck to the prescriptive guide (WFCM 120MPH supplement) and didn't need stamped plans. The city's inspection guide on the city website specifically stated this was an option.

When I submitted my plans for the building permit they just looked it over and approved it, and attached a sheet with the big common things they look for (slab/footer dimensions and anchor bolts).

Of course, the inspector then tried to argue that my footers weren't wide enough, despite meeting IRC, wind code, city inspection guide dimensions, and the sheet the inspection department provided...

 

[ptgarcia]

I get calls every week from people such as yourself looking for a surveyor or engineer for projects such as yours and I have to turn them down every time. I would have to charge them way too much for me to not lose my ***. My advice to you is try to fit what you want within local standards (your local jurisdiction will be able to provide you with those) so you don't have to hire a professional engineer/surveyor/architect. Sounds terrible, I know, but we are too busy and cost too much for the typical home owner.

 

[barnee]

I did exactly as you are doing. Fully designed my garage in sketchup and gave it to an architect to provide stamped drawings (local small firm that does additions, etc).

Cost was $8,000 for the Architect, $900 for the structural Engineer, and $2,600 for the Civil Engineer to prepare the site plans/erosion control.

My County requires a lot of items such as energy code analysis, wind bracing design, geotechnical reports for the foundations etc. plus I wanted a detailed set of drawings to obtain uniform quotes.

Even if your municipality doesn't require much, I think if you get an architect involved you are easily looking at $5,000 plus.

 

[driftpin]

Five thousand dollars for an architect would be cheap. I paid that for just architect's fees, no P.E., no soil tests/bores/analysis/report, wind load calculations, structural analysis, etc; all of-which are required in Florida. It was a plan for a CBS garage, 296 sq. ft. The year was 2009.

Good luck with your pricing.

 

[Boneill230]

I was unaware of that kind of cost lol. But what you all are saying is if the plans don't need to be stamped I can design the entire thing myself? I thought when it came to building design/drawings you had to go through an architect so that's where my original question came from. I currently have the home designer suite program. Pretty much designed the current house and built the garage off of it and that's where I'm getting my design from. I will be checking with the Township but would it be a good decision to speak to a building engineer to figure out footing sizes, roof trusses, etc?

 

[Boneill230]

To add to my post, I went on the Township Website to try and find the code and this is what
Pursuant to authority of P.L. 1975, c. 217,2 the model code of the Building Officials and Code Administration International, Inc., known as the "BOCA Basic Building Code/1975," including all subsequent revisions and amendments thereto, is hereby adopted by reference as the building Subcode subject to the modifications stated within the regulations (Article 19, Section B) promulgated by the Commissioner of the New Jersey Department of Community Affairs.

is the BOCA a standard building code I can follow anywhere?

I am in the process of looking at the township ordinances as well

 

[Homerr]

Some jurisdictions allow for a homeowner to draw their own plans. Some will even provide some prescriptive details to follow for the structure.

A trip to the building department counter is always well worth it. - get someone there to show you the ropes. It's their job.

 

[gsebast1]

May I ask which software you used to design your building? Was it easy to learn?

Thank you.

 

[rayra]

I was unaware of that kind of cost lol. But what you all are saying is if the plans don't need to be stamped I can design the entire thing myself? I thought when it came to building design/drawings you had to go through an architect so that's where my original question came from. I currently have the home designer suite program. Pretty much designed the current house and built the garage off of it and that's where I'm getting my design from. I will be checking with the Township but would it be a good decision to speak to a building engineer to figure out footing sizes, roof trusses, etc?

heh. You're in New Jersey. I'm sure your regulatory environment is going to be severe and very expensive to comply with. You should start your research wtih your local building code / code enforcement office. They'll likely give you a list of requirements and permit costs that will break your spirit. But best of luck anyway.

 

[barnee]

Towns can be odd. While I had to prepare detailed stamped drawings, my neighbor built a 24 by 28 single story garage and only had to submit the roof truss stamped drawings and a sketch. The difference between his and mine is that I had a second floor (structural and wind load design), was conditioning it (energy design), and was slightly larger (triggering site plans and sediment and erosion design), had problem soils via the county soils map (triggering geotechnical study). He got his permit in one day and It took me 6 months to get mine.

As everyone has said, take your design to your building department and see what your permit requirements are for what you are building. Your either going to be very happy or very depressed.

 

[glentre]

After taking the time to design my garage on SketchUp, I first went the architect route, thinking that was my only option. One gave me a budget figure of $3k for plans but couldn't do it for several months. All others were not interested in such a small project.

I got on the internet and found a very reasonably priced draftsman who came up with a good set of drawings after a number of email exchanges. $750.00 from Ryan Moe Home Design if I remember correctly. His drawings were to national BOCA standards and quite complete and detailed. No architect stamp was required in my area so long as the drawings met code.

I'm sure there are competent draftsmen in your area who could quickly and easily furnish you with drawings if your local authority allows this.

Glen

 

[yeldogt]

Just looked .... I did a 16 x 24 single story "A" frame bump out 10 years ago. Looks like the local retired guy charged me $3200. My building department would not let me do a mono pour -- so I had to do a block foundation and slab. I had to provided separate stamped foundation plan and stamped cathedral roof structure. As well as the normal design plans showing the structure and the lot / setbacks.

I did not need a variance .. nor did I need a soil permit. The above costs do not include normal permits cost.


My current build has architect costs over 100k ... and about 20k worth of soil BS. And it has a well and septic. Another 7k for the roof consultant and 15k for the landscape work .... it's unbelievable what it costs.