Category / Working With an Architect

by Nicole Lakra, AIA

What Should You Expect When Interviewing an Architect?

When interviewing an architect, you should come prepared to ask questions and answer questions. Here are a few questions you can have ready.
The owner’s questions:

  • “What is the process from initiating your architectural services through the completion of construction? Tell me about each milestone and help me understand the responsibilities and timeline.” If you have never worked with an architect this is the most important question you can ask in your interview. Architects typically have 5 distinct phases of work: Pre-design, Schematic Design, Design Development, Construction Documents, Bidding & Negotiation, and Construction Administration. An experienced architect can break down these milestones in a way that allows you to understand what their responsibility will be and the time it will take.
  • “What are the actual deliverables you will provide? What will I be paying for?” This is linked to the milestones discussed previously. At Ex Nihilo Architecture, we include a list of deliverables inside of our proposal to clearly establish expectations. For example, among many things, the Schematic Design Package includes a Conceptual Site Plan. In the Design Development Package, that Site Plan becomes more defined. The most developed Site Plan will be delivered with the Construction Documents Package and that drawing will be stamped “For Permit” by a Civil Engineer.
  • “If I were to hire you, how do you participate in the design, the production of the construction drawings, and the process of construction?” Knowing who would be working on your project is beneficial. Is the architect going to sketch a floor plan and send it off to their in-house drafter; or, will the architect be intimately involved in every step of the process?
  • “Tell me a little about your experience. Have you completed projects with a similar size, scope, nature, or style?” Although this question is the most obvious, this is probably the least important question because licensed architects are trained to be versatile. We translate work experience from one project to another. For example, let’s say an architect has experience in townhomes. Does that mean they are not able to provide you with a wonderful master suite addition to your existing home? Of course not! The real experience of designing townhomes translates very well to home additions. You are still dealing with the same code, scale, and essential desire to satisfy the person living in the space. Likewise, an architect can have commercial work experience in retail developments. That experience translates well into designing an office building. Again, we are working with the same code and still aiming at pleasing the user. The architect you want, the one that has the greatest ability to give you the most unique and customized building, will be the architect who is kept on her toes. The enemy of creativity is repetition. A diverse portfolio will benefit you, as the Owner, the most.

When interviewing an architect, you are the client are also being interviewed. Be ready to answer questions like the following.
The architect’s questions:

  • “What are your project goals?” In most cases, potential clients will reply with, “the budget!” That is a given. Outside of keeping your project under budget, think about what you really value. Maybe you want a mountain home that is extremely quiet and warm with low energy costs. …Maybe you want a multi-generational home. …Maybe you want an office building where every occupant’s workstation has a connection to the outdoors with an operable window or a view. …Maybe you need a warehouse where access to inventory is extremely efficient for forklifts.
  • “What is your all-in budget?” This includes any land development, construction costs, professional fees, and permitting fees. Architects have to ask because they need to thoroughly understand the scope of work.
  • “What is your project timeline?” If your timeline is not realistic, your architect can address this based on their availability and their understanding of the time it will take for construction.
  • “How will this work be funded?” Yes, it is personal. Sorry. Architects need to know that the work they are about to take on can be funded. There is no way to avoid it.
  • “Are you speaking to any other architects? If so, how many?” It is no surprise that you would be considering multiple architects for your project. But, knowing how many architects you are talking to is important.
  • “Have you worked with other architects or designers before? If so, how did that work out?” Is this your first time? Your architect will probably be more helpful in letting you know what to expect. If this is not your first time, the architect will ask this to get to know you better. What worked? What did not work? What would you have changed from that previous project?
  • “What if the work costs more than you expect? How will that be handled?” Architects do not control construction costs and knowing how you handle these critical moments is invaluable. Will the project have to stop or will you be interested in a Value Engineering effort to reduce costs?
  • “Who will be making the design decisions?” Architects often want to know who they will be working with before a project begins. Knowing if you have to get approval from one or two people is a completely different experience than getting approval from a committee. Committees take more time and it has to be accounted for in the work hours.
  • “How did you hear about me?” This is just super helpful for architects to know.
by Nicole Lakra, AIA

What are the Costs for New Construction?

Here is a summary of the costs you should expect around a new construction project:

Professional Service Fees (typically 10-12% of construction costs)

Architectural Work Geotechnical Engineer Civil Engineer Structural Engineer Mechanical Engineer Electrical Engineer Plumbing Engineer Landscape Designer (optional) Interior Designer (optional)

Permitting Fees

The amount is usually determined by the authority having jurisdiction. Usually a percentage of construction costs.

Financing Costs

Inspection Fees

The amount is determined by the authority having jurisdiction and the engineer you have hired.

Land and Real Estate Costs

Constructions Costs

Construction Labor Construction Materials Contractor’s Equipment Utilities Contractor’s Overhead Contractor’s Profit Fixtures, Furnishings and Equipment

Insurance

Property Insurance Liability Insurance

Move-In Costs

by Nicole Lakra, AIA

How Does Hiring an Architect Work?

I hesitate to write this post. It feels a bit obvious. However, there are many people who are not in this industry who might feel a bit more confident reaching out to an architect knowing they have read this. So, for those people, I write this.

Step 1: You have a question about a possible project.
Step 2: Make initial contact with the possible architect. This can me made through email, the architect’s website or over the phone.
Step 3: Have a telephone conversation and arrange a meet. Ask for references if they are not on the Architect’s website.
Step 4: Inquire references about the architect you are meeting.
Step 5: Meet the architect to converse about the project. The architect may also ask at this point how the client intends on paying for the design fees and construction. There is no obligation or commitment at this meeting. The possible client is only obligated to see if working with this architect is a good fit. The client should request a proposal from the architect at the end of the meeting if the architect seems like a good fit.
Step 6: Upon the client’s request, the architect will then generate a proposal for the client. This could take 1-3 days.
Step 7: The client will decide if they want to accept the proposal and then return it to the architect.
Step 8: After the proposal is accepted, most architects go a step further to generate a contract. The contract can include terms of service, a description of the scope of services, services that are considered additional and indemnity clauses. Along with this signed contract, the client will be asked for a retainer. The retainer is applied to the bill for the first phase of work or to the last billing at the end of the project. Every firm is different, but the amount of the retainer is usually between $1000 and 10% of the proposed services. A 10% retainer is necessary in my practice to initiate the Discovery phase and is applied immediately to that work. A retainer is necessary for architects because we invest significant time developing proposals and contracts before any client commits. The architect will also often have to turn down other work to take on your project and this requires the architect to know that the client has “skin in the game.” Once this contract is signed and the retainer is accepted by the architect, get ready, your project is “a go.”

Until next time!