With many experiences with contractors and various project delivery methods, one recent small project in particular clarified the architect's and contractor's separate roles to me.
I was contacted by general contractor about a potential project in Oakland, a nearby city. We had completed several projects together, but this one would be different. Like many of my clients, this project was driven by a growing young family that needed more space. They had hired a local architect for a home remodel and addition, and obtained a construction cost from the contractor when plans were complete. Although the design was nice and responded to the homeowners desires, the cost was way over the homeowners budget! Unfortunately this is a common occurrence, and some people would say this is the exact reason a contractor should be involved early in the project. And I agree, with important limitations. Over the next 6 months, the contractor and homeowner's jointly developed a plan that was within budget.
I agreed to take the project with preconditions imposed by the contractor and homeowner: The homeowners had just spent considerable time and money working with an architect to design something they couldn't afford, and just wanted to get the project done at this point. My role would be to complete building permit drawings from this preliminary design, coordinate with the structural engineer, and as specifically requested, 'not suggest any other designs, or redesign what had so far been done by the contractor'. It is useful to know the contractor had completed most course work towards an architectural degree and markets himself as a contractor with design skills.
The existing rectangular home was sited on a lot which sloped down from the street. Looking south there were oblique views of San Francisco Bay and the Golden Gate Bridge from the upper floor bedrooms and a covered porch. On the north side was an ugly 3 1/2 story apartment building that overlooked the homeowners rear yard.
The proposed remodel/addition was within the existing building footprint below the existing home, but would require a new foundation. A basement laundry and bedroom at the lower level would converted and remodeled into two new bedrooms. A new bathroom, closet and laundry would be constructed within a crawlspace area. An upper floor porch would be enclosed to create an eating area off an existing kitchen, and the upper floor bedroom would be converted into a family room, expanded into the porch, with new windows to slightly improve the view. A new internal stair would connect the two floors.
The main difference between the new design and previous architect's design was the architect in order to create more square feet, extended the lower floor addition well into the grade, requiring a large amount of earth removal and 60 feet of retaining walls. The contractor pulled the addition back to a more modest size to avoid the extent of grading and retaining walls, and eliminated a kitchen remodel.
After starting the project, I discovered zoning information the homeowner and contractor were unaware of, and the previous architect was ignorant of or ignored. The rear yard setback was 15 feet, which allowed a 20 foot deep addition off the back of the home. The homeowner's needs for a family room and new master bedroom could have easily been met with a two story addition off the back of the home. There would be no need for earth removal, retaining walls or new foundations below the existing home. An existing basement and upper floor bedroom could have remained, saving those remodel costs and substantially increasing the floor area and number of bedrooms. A family room extending from the existing kitchen would have shielded the rear yard from the adjacent apartment and provided privacy, with south facing windows and a deck with a spectacular view towards the bay. A rear yard addition would have been less expensive to build than an under-fill addition. But a two story addition would require design review approval before filing for a building permit, and if pursued at this point, would have delayed construction for 3 months.
As I completed the permit and construction drawings for this project, I experienced a deep and troubling sadness. The unimaginative and bare essential quality of the planned addition was all the more apparent in light of it's potential. The homeowners were spending a life's savings constructing the addition. I was able to make some small improvements to the plans and needed to make other changes to comply with building codes, but did not tell the homeowner about the missed opportunity. The homeowner himself did not want any more design suggestions, and the contractor needed this project permitted soon to keep his work crew busy. If I had discussed this new design with the homeowners, would they have pursued it?
The contractor had spent 6 months working on a plan part time with the homeowner's, and this would have been more than enough time to complete a design and obtain City of Oakland design review approval. Unfortunately the homeowner engaged a contractor for design, and the built project reflects the contractor's needs as well as the homeowners. I will have to admit that architects can meet their artistic need for self expression while designing buildings, but usually there is not a profit motive.
In the end, the unknowing homeowner was completely satisfied with the finished project. The remodeled bedroom and new family room provided needed space. The contractor made a profit and was happy, but maybe less so after I mentioned the design possibility. I was paid well for my small part, but money is not my only consideration. I felt like a drafting service used in some legal but criminal activity, or an accomplice in enabling the contractors unqualified 'need to design'. I'm not sure what made me feel worse, but do not wish to repeat the experience.
So when do you select a contractor, and how and when do you work with him?
- If a contractor is any way involved in the design of your project, most will design the easiest or most expedient project to build which meets your minimal needs, while expecting payment of your complete budgeted amount.
- Do not divulge to your project budget contractor, or at least not before you have his bid on final construction drawings. Many contractors envision a project budget as two numbers: The cost to build and the profit.
- If you accept a contractors preliminary plan or project concept for a disclosed budget, every plan improvement, fixture, feature or finish that you want to add will be viewed as subtracting from the contractors profit.
- Although some contractors have creative abilities, you usually do not want to engage their imagination on larger design issues, as profit considerations are intertwined with project costs and design. Contractors need to have profit as their foremost concern or else they would not stay in business.
- In order to obtain the best project for your budget, contact an architect first and get bids on completed drawings. Although most architects consider all members of a construction project fairly, he/she will be your agent and look out for your best interests in selecting consultants and contractors. Experienced architects will also check the contractor's work and approve payments.
- To design up to a fixed budget, obtain preliminary cost estimates from qualified contractors from schematic architectural plans, before the architect and structural engineer starts construction drawings. Most contractors are happy to provide preliminary estimates for the chance to work on the project later. For very large projects, the architect can engage a construction estimator.
