On-line Architect

[SgtHawkUSMC]

Thoughts on this one guys? He's an on-line architect. He has a good looking site and seems legit. Price in line with what others pay for a similar product?


"Following is our design process and flat-fee quote for your project:

1) We would send you a contract/proposal describing our services, pricing, etc.

2) If you agree to the terms of the proposal, use the link included in the proposal to make a payment and we would begin.

3) We will draw the preliminary design and email it to you.

4) Send us your comments and/or changes on the preliminary plan.

5) If there are any changes, we would send you a revised plan for you to review

(Steps 4-6 would continue until the design is exactly as you want it).

6) Once the design is complete, we would finalize the construction plans based on your local building codes.

You can view a sample set of construction drawings at...

The construction drawings would be emailed to you as a PDF file that you could use to make unlimited copies at a local printshop. If you prefer for us to send you printed sets, let us know how many and we’ll give you a price for that.

The flat-fee price for this project would be $750. When you’re ready to begin, please send me your full name and the project address so we can send you our proposal/ contract."

 

[capww8]

Assuming he’s licensed in your state, and able to stamp for submittal to AHJ?

Any provision for handling rfi’s from Contractor, or comments from the review process (this feels like a lot to expect for $750)

What’s the scope of the project? Any engineering required, if so, how are those charges / scope handled?

 

[964haus]

I feel you could bypass the architect and go with a drafter to get what you need. In my mind the value an architect brings to a project is useful to ideas creation, discussion, iterations, and options that really doesn't work on-line. It's a face to face sort of profession.
I work with architects all day and have used them personally on a number of projects. All my projects have benefitted from an architect's input, so will always use one where I want them to help draw out ideas, etc.

Seems like you're looking for someone to draw up plans for city review and approval and wouldn't necessarily need an architect. my 2 cents.

 

[Pluribus]

Maybe?

One of the biggest things I think you lose with an online architect is the site evaluation and designing the building for the site. A huge benefit of a local architect is the onsite meeting where you can go over approaches, views to and from the building, and other considerations.

While the price is certainly attractive, how much back and forth during design do you get? How much contractor interaction to iron out issues do you get?

Another scary thing is determining if the person/business is legit. Not sure how one researches that.

 

[Stuart in MN]

Doesn't seem like you'd get a lot out of them for $750. A regular architect is going to have an hourly rate of at least $100/hr to $200/hr (or possibly much more) depending on location, so for $750 that would be less than one day. They'd hardly have time to do a sketch, let alone prepare a complete set of plans.

 

[pmiranda]

Something else you're missing with an online-only architect: no eyes on the building site. Even if they only show up a few times, it's always good to have someone that knows what you want to look things over. The contractors aren't really motivated to stop work or redo something that isn't right. An architect is working for you and your goals. Of course, an on-site architect is probably going to charge more, so if you just care about complying with requirements for the minimum cost, the online one will do fine. Even just doing the drawings they will make sure you don't accidentally put a staircase too close to a door, or other small mistakes that are easy to plan for but hard to fix later.

 

[VM Builders]

Sometimes it's better to meet people in person. especially to meet at the site.

 

[SgtHawkUSMC]

You guys make some excellent points. The price is obviously what's attracting me to someone on line. I had called a local on Monday and no call back yet. No thanks. Like mentioned, this is just for the permit application process and some extra help for me as I'm doing the actual building other than the cement work. Sounds like the $750 is fair for what he's doing.
Ideally I'd have someone on site. You're right about that. If this were a house, I'd definitely go that route. This is a pretty simple stick built garage with very few tricky parts. I've already mapped out where exactly I want the garage to go with stakes and the cement guy is a pro. He usually does commercial work, but because it turned out we grew up in the same area etc., he's going to help me out and do this one for me.

 

[Bigblockyeti]

I love the idea after looking at plans online, send them a rough sketch and let'em run with it. I would want to at minimum triple check everything was accepted by the local AHJ. What does it include?

I would want:

1. PE stamp
   materials list
   heat loss calculations
   breakdown for HVAC, plumbing, insulation, electrical & cabinets/fixtures

This shouldn't be too hard to accomplish with a good program and a plan that wasn't overly complicated. Having a contractor you're comfortable with visit the site would be very valuable.

 

[SgtHawkUSMC]

I love the idea after looking at plans online, send them a rough sketch and let'em run with it. I would want to at minimum triple check everything was accepted by the local AHJ. What does it include?

I would want:

1. PE stamp
   materials list
   heat loss calculations
   breakdown for HVAC, plumbing, insulation, electrical & cabinets/fixtures

This shouldn't be too hard to accomplish with a good program and a plan that wasn't overly complicated. Having a contractor you're comfortable with visit the site would be very valuable.

What's a PE stamp? The rest of your list is included which will be a big help. After my phone call with the Bldg Insp I'm sure this will more than suffice for anything permit related.

 

[Bigblockyeti]

What's a PE stamp? The rest of your list is included which will be a big help. After my phone call with the Bldg Insp I'm sure this will more than suffice for anything permit related.

Professional Engineer stamp. If the AHJ is questioning any detail or doesn't think it's to code for whatever reason the PE stamp supersedes code.

 

[Bigblockyeti]

Just to clarify, as I didn't see it anywhere else in this thread, is this a full house or a simple garage that you're building? The $750 price seems ok for a garage but a really good deal for a full house.

 

[SgtHawkUSMC]

Thanks. This is a 40x50 Gambrel garage.

 

[SgtHawkUSMC]

This is how the contract is written up. Seems pretty reasonable.

This is a contract between -------------------- and the Client listed above to provide design and construction
drawings for the following project:
Project Scope: Design and construction plans for a garage based on information emailed to RMHD from the Client.
Project Phases: This project is to be divided into 2 phases:
Phase One, Preliminary Design: The purpose of phase one is to provide a preliminary plan based on the project scope and the clients requirements.
----- will provide to the Client PDF files showing basic floor plans and exterior images to convey the design to the Client. It is the Clients responsibility to give
feedback to ----------- so the appropriate modifications and redesign, if necessary, can be made. During this phase, ------- will provide to the Client unlimited
variations of the design as needed as long as the project scope does not change.
Phase Two, Construction Drawings: Once the Client has approved the design, -------- will begin to prepare the construction drawings for the project.
The construction drawings include:
• List of applicable codes and design loads: Based on the project location along with required wind, snow and seismic design loads.
• Notes and general specifications describing typical construction techniques, building methods and descriptions. ------- does not provide specifics with
regard to finish materials (e.g. paint color, type of carpet, brand of appliances etc.).
• Front perspective showing a line-drawn 3d view of the building.
• Foundation plan showing the slab, posts, stemwalls, footings, etc.
• Floor plans showing the layout of each floor with all applicable notes and dimensions.
• Framing Plans showing the framing for each floor/ceiling and roof. On some plans, these may be included on the floor plans. Plans with engineered
trusses will have the roof framing noted on the floor and/or roof plans and the truss manufacturer shall provide detailed truss plans.
• Exterior elevations of the front, rear and sides of the building showing roof lines, exterior details and basic finishes.
• Sections and details showing the construction of a typical exterior wall, a cross section through the building at a strategic point (or individual wall
sections), and miscellaneous framing and construction details.
• Wall Bracing Plan showing the location of wind and seismic(where required) bracing as required by code. This may be shown on the main floor plan.
Additional services are calculated at a rate of $75/ hour. Any client-requested changes to the plans during or after phase two may be considered an additional
service. If the building department requires any changes to the drawings as issued, it will not be considered an additional service and ------ will make
those changes for no additional fee. Any additional drawings or details not listed above or included in the construction drawings as originally issued may be
considered an additional service.
The plans will be drawn to comply with all relevant prescriptive requirements of the current edition of the “Virginia Residential Code” as adopted for the project
address. Any items that can not comply with the prescriptive requirements of that code or if the local building official in charge of reviewing the plans requires that
the plans are signed & sealed by a registered design professional, that is beyond the scope of --------- services and is to be provided by the Client at the Client's
expense. If requested, --------- will provide CAD files to the client for that purpose for no additional charge. If --------- is required to modify the plans after the
beginning of phase two as a result of an update to the building code or change of the building location, additional services may be required.
The construction drawings will be emailed to the Client as a PDF file that the client may use to make unlimited copies for this project.

 

[dcg9381]

"Architect" is a loaded term. To me, it means "designer" and perhaps "drafter".
The way we build houses here, an architects plan gets broken into engineering elements which have nothing to do with what the architect has designed....
The foundation gets engineered separately, based on site conditions, and soil samples.
The framing plan, truss plan, roof plan - these are often done by companies that provide materials are are based off the architects plans, but this is where the engineering (and usually the associated stamp) is....

There is no real way an "architect" can give you material costs or decent cost projections - it's way too variable depending on geography. What you can get is a darn good design for a structure - and that's worth something - it's usually the first step.

 

[964haus]

^^hmmmmm

Must be different in the US but up here in Canada (eh) one can't be an "architect". There are strict rules around using that designation, and a registered architect has insurance, etc. and if someone is using that designation without being registered, they can be sued.

An architect definitely coordinates subs (structural, mechanical, etc.) as there is no jack-of-every-trade that does design, costing, construction, detailing, etc. Elements may get designed separately, but they must be coordinated with the architect (who stamps the drawings) to ensure everything works together - the more complex the project, the bigger the design team. An architect will also work with a contractor to determine pricing (up here you don't need to be an architect to design homes, for example, and they can be done by a 'designer').

Sounds like a completely different profession up here to what you're describing.

m.

 

[wake74]

^^hmmmmm

Must be different in the US but up here in Canada (eh) one can't be an "architect". There are strict rules around using that designation, and a registered architect has insurance, etc. and if someone is using that designation without being registered, they can be sued.

Sounds like a completely different profession up here to what you're describing.

m.

Not any different in the states. Every state that I am familiar with forbids the use of the title, Architect or Engineer by anyone not licensed to practice Architecture or Engineering in that state. Most states even forbid the proposing on work as an Engineer for instance unless you are licensed in that state.

Practicing Engineering or Architecture without a license is no different than practicing Medicine without a license (well, I suspect the penalties are much different). Each states has an individual licensing board that governs that states law. With a few exceptions (like California) it is relatively easy to get licensed in multiple states (through comity) after your first one. California, not so much.

Practicing "design" work is a whole different animal.

I once looked into getting a PE license for a project i was managing in Ontario. It was a difficult process if I recall, as I think I had to show X number of years of engineering experience in Canada under a licensed Canadian Engineer. I didn't move forward with it. It was odd though in that I could easily get a work permit in Canada, as I was considered a licensed Professional in the US. We ended up using a local firm for the design work. My passport is apparently now flagged as having previously held a Work Permit, as I attended a one day meeting years later in Canada and got pulled into the "back room" for additional questioning on my intentions.

 

[SgtHawkUSMC]

Thanks guys. Architect was my word. I'd say designer then...

 

[964haus]

Thanks guys. Architect was my word. I'd say designer then...

 

[Bolson32]

I honestly went through this whole thing just a couple of days ago. I had a hell of a time finding a local "architect" that actually wanted to do the designs and call me back.

I'm in the process of adding a 3rd stall and it's like pulling teeth to get something like that done. I bought my house as a higher-end flip back in august and they actually hired an architect/designer to redesign the whole place. It wasn't just a carpet and painting flip. Luckily they left the plans so I called the firm that did those and the guy was actually excited to work with me. That's running about $1250 and they already have most of the measurements etc. I haven't gotten the plans yet but just from our conversations, he's making suggestions that I hadn't even thought about so I'm thinking it'll be worth it.

It essentially broke down to $500 design fee, $750 drafting fee. YMMV but I do get the impression that he has visited my house multiple times in the past and has a really good feel for how it will look best. If you just want to slap up a pole shed and be done with it, that's one thing. But I do feel like at a certain price point you gain a lot from curb appeal and matching the existing buildings, etc.

 

[jdsac]

Why do you need an architect? 2x6 studs on 16" centers, concrete done to local specs & the truss companys engineered drawings + wiring to code = done. Maybe use a draftman to draw it up, but at the plan check phase to get your permit, they will flag anything that isn't right. Why make it harder than it has to be?

 

[Stuart in MN]

Why do you need an architect?

Rules vary depending on where you live, some places require drawings from an architect.

 

[SgtHawkUSMC]

Why do you need an architect? 2x6 studs on 16" centers, concrete done to local specs & the truss companys engineered drawings + wiring to code = done. Maybe use a draftman to draw it up, but at the plan check phase to get your permit, they will flag anything that isn't right. Why make it harder than it has to be?

It's not actually an architect. Yes, I definitely could build this all out without plans, but at every turn I've had someone asking me for plans. Cement guy, Building Inspector etc. I figured this would help out in the long run. Relatively cheap insurance.

 

[yeldogt]

I honestly went through this whole thing just a couple of days ago. I had a hell of a time finding a local "architect" that actually wanted to do the designs and call me back.

I'm in the process of adding a 3rd stall and it's like pulling teeth to get something like that done. I bought my house as a higher-end flip back in august and they actually hired an architect/designer to redesign the whole place. It wasn't just a carpet and painting flip. Luckily they left the plans so I called the firm that did those and the guy was actually excited to work with me. That's running about $1250 and they already have most of the measurements etc. I haven't gotten the plans yet but just from our conversations, he's making suggestions that I hadn't even thought about so I'm thinking it'll be worth it.

It essentially broke down to $500 design fee, $750 drafting fee. YMMV but I do get the impression that he has visited my house multiple times in the past and has a really good feel for how it will look best. If you just want to slap up a pole shed and be done with it, that's one thing. But I do feel like at a certain price point you gain a lot from curb appeal and matching the existing buildings, etc.

Having done many projects over the years -- it's something that I just do from the start -- hire a pro. People start out on projects with the idea of trying to save money .. so any "upfront" cost is just ... wasted money.

Hear this all the time -- I can do that. Again -- do what? Build SF ... sure .. built nice SF ... most often not.

Trying to get a small job done is indeed difficult. That's why I always suggest asking the local code official if there are any retired architects working in the area .. they are a great way to go as they are interested in smaller projects. In most parts of the country you need drawings .. why not get someone in on the project from the beginning .... all too often they pull people in late and just want the drawings down and miss out on the design.

Look around most neighborhoods and see how additions are done -- boxes added to boxes. You can always tell .... I learned a long time ago that good design adds value .. and a good architect has ideas that you don't think of.

When I was doing rehabs years ago I always had an architect run though the properties -- even though I was typically picking the same type of house/ property for my projects -- they always had good ideas. That's not to say that a builder/ contractor can't have some good ideas ... but, they tend to be more white bread .. stale white bread.

I did a small one story addition to a large cape of mine a couple years ago -- 16' x 21' ... think I paid the local guy a bit over 4k. The drawings would have been $2500 anyway ... he gave me some great ideas. Did some pen drawings -- for details. For a few k in added material costs I got a perfect little addition that looks proper ... the addition was around 50k. So what ... 10% more? I will get that back and more on resale.

A larger firm often can't take on these small projects -- it's just too expensive for them. Think the firm for my current project has a 10k minimum -- so that's not going to work for most small stuff.