An overview of the Architectural Process

What steps do you take when you add to a house? What is the process of getting a custom home built? How much will it cost? How long will it take? These are questions that I'm frequently presented with by owners. The road to completing a project winds around many bends, but it all starts with an initial idea. To illustrate the process, I'll take a theoretical project from idea to move in.

The Smith family has an older house located in a neighborhood that the family loves. They don't want to move. They are, however, running out of room in their 3 bedroom home. They would like to add a 2nd story to their house that doesn't look like a 2nd story addition. The new spaces should blend in with the existing structure. The new spaces should also be very up to date, including more generous ceilings and a more open floor plan.

During our first meeting I try to find out all I can about their ideal vision of this addition. The Smiths have been thinking about this for a long time, and they have a lot to say. As they are telling me what they need, I'm thinking about how to accomplish it. I'm developing my own vision of what they want. We discuss the overall process of the addition, a contract is drawn up, and we get to work.

Research

Prior to any drawing at all, the first step to developing a design is to know your parameters. We do research with the governing agency to determine aspects of the project such as set backs, height limitation, lot coverage, parking and many others. The Smiths at this point have also told me a budget that they want to work with. I, in turn, will tell them what I think the project will cost, based on a square footage assumption. They also will tell me their time frame. While this is harder to estimate, I tell them how much time a project like theirs has taken in the past.

To locate the house on the property, I usually request a survey. The importance of this document cannot be understated. A survey will give the legal description of the property, as well as any easements and restrictions. It places the existing house on the site and documents existing setbacks. From this document the plot plan will be developed.

Depending on the setting, a soils and geology report will also be requested. Most governing agencies will want this report for review. The report will indicate the bearing value of the soil, the geologic structure and history, as well as recommendations for footings.

I've had many projects where I donÕt need a survey or a soils report. My experience, however, is that in the long run all parties benefit from the information these documents give, and in some cases, are specifically required by the plan checker.

Schematic Design

The first stage of designing a remodel starts with the as-built plans. We measure the existing house both inside and outside, noting all wall, door and window locations, as well as ceiling heights. Existing materials are documented; mechanical equipment is located, quirky construction details are noted.

We next draw up the plans using our CAD software. For Schematic Design, it is especially important to have the existing floor plan, and it is this document that we start with. I usually have two or three new plans that I develop. Many times a certain plan will appeal to the owners because of something that I wasnÕt aware of. It is all part of the process of coming to a common ground on the design. The plan also starts taking form in elevation and in section.

I usually have a sketch or two of what the addition will look like. Many times I will develop this on the computer in 3D. IÕve found that owners respond much better to pictures than to plans, and better yet to models over pictures!

Because of this, a model is made with the new design. We like to use foam core, which is a Styrofoam center backed with white paper. It cuts and glues easily, and can be taken apart and put back together.

Design Development

When the plan is finalized, we start the development of these ideas. Here is where finishes, appliances, fixtures and equipment get brought into the design. Decisions such as the kind of appliance, or flooring, or wall material are addressed. Further research is done on availability and pricing of certain items. At this point, the owner will often want to know how much the designed house is going to cost, not just from my estimate but also from someone who would build the house. A contractor is brought in to give a "ball park" number on what they see. They can't give a "hard" number until they see the plans in full detail, but often this estimate is a check to see that what is being proposed is not way out of line with the initial budget.

A structural engineer is brought in at this point, along with any other required consultants. I've had remodels that entail the services of mechanical engineers, lighting specialists, audio/visual consultants, landscape architects as well as interior designers.

As I mentioned with the survey and soils report, there are many functions I can perform as a licensed architect without the need of consultants. That being said, the project always benefits from the added recommendations of these affiliated professionals.

Construction Documents

The full set of plans; both structural and architectural are finalized in this stage. The Construction Documents are what the builder will follow in building the addition. The structural plans will describe the size and orientation of structural members, the size and depth of footings, the location of shear walls and all structural details. The architectural plans now have keynotes, dimensions, and specifications on all the rooms and finishes. If a finish or fixture has not been chosen, I'll specify that the choice is "By Owner" or I'll call out a medium grade equivalent.

Permits and Bidding

The full set is then delivered to the building department. There a plan checker goes through the set to make sure it is in compliance with all current building codes. This is often a lengthy process, as multiple agencies have to approve the plan. It is not uncommon to have approval from Planning, Flood Hazard, Grading, Fire, Health Department, Public Works and others.

After fees are paid to the governing agencies and all corrections have been made, the set is now ready for approval. Usually the contractor will go "pull" the set. He is required to show his State license along with proof of Workers Compensation insurance.

IÕve often joked that there should be a recording of the sound when the stamp hits the page. You could play this sound as motivation, as the permitting process is arduous. The approval of the plans is a milestone in the project, and reflects a lot of hard work and diligence by the parties involved.

At this point, I sit down with the owner and map out a bidding strategy. I usually suggest getting three contractors to bid on the work. Each contractor brings something special to the project. There are many ways to bid a project, and many questions come up. We usually meet with the contractors and then give them bidding instructions. They take a number of sets of the plans and have them bid by their sub-contractors. After about two weeks, they will present the bid. The lowest bid does not always get the job. There is a lot more than just the price that the owners are looking for. Recommendations, track history and chemistry are all important in choosing a contractor.

Finally, the contractor is chosen and the contract is signed. The eventful day of demolition is coming soon!

Construction Observation

The final phase of the architects work is in observing the construction of the building. Some architects end their services after the permit is pulled. I've found that it is critical, especially in remodel work, to be with the project through move in. The entire set of plans is drawn on the best estimate of existing conditions. There are, however, many unexpected conditions that spring up during the course of construction. I like to make myself available to help work out the field condition, as often if left up to the sub-contractor, a work around that has nothing to do with the design but everything to do with completion is put in. There is always a solution to the field condition; it often just needs some creative attention.

Details addressing a field condition are delivered to the contractor as they come up. Site visits are made on a bi-weekly basis, sometimes more frequently during critical stages. The owner is kept abreast of the construction as they wait for the project to be completed. Finally, after what seems like an eternity, but on the average runs about 8 months, they move back in. Although the cost varies from region to region, a nicely appointed remodel can cost about $225 per square foot. Once again, this is dependent on many factors, but for the example IÕm using (based in southern California) this has been the rate.

It is an expensive and time consuming undertaking! That being said, almost all clients are very happy with the end result. They have the house they wanted in the area they wanted. I move on, knowing that the next project will be unique and have design parameters all its own. I love the variety of what I do, and it is very satisfying to see someoneÕs dream come to fruition.