Design/build process - how does it really work?

12 years ago

I'm contemplating an addition to my house, and I'm a bit lost as to how to start things up. I have done other remodeling in the past, and that seemed simple - come up with idea, discuss with contractor and adjust, get plans & permits, do work. But with this addition, I am thinking I need more help. It will be two stories, and require a little bit of excavation and retaining walls. Not hugely complex, but not something I want to have a builder do the plans for without an architect. I need design work - so I have been hunting for a design/build approach. It seems to me that having the same firm responsible for both parts might have some big advantages - less ambiguity about interpreting the plans, no need to also hire the designing architect to come back and supervise, etc. The one-stop accountability is very appealing. I have talked with a couple of firms, and discussed what I want in some detail. Each one gave me a (sort of) quote - and one is twice as much as the other. The higher price one seems pretty firm. The cheaper one says that the price will depend on the plans - but I have to go all the way through detailed planning and a $10k expenditure to get the "real" price. He says I'll own the plans and can do whatever I want with them. So, am I supposed to commit to getting plans done, only to possibly not like the final bid and need to go out to bid with other builders? How is that any different than just hiring an architect up front and then looking for builders after planning?

The higher priced one is $200,000+ for a two story, 800 sq ft total addition. No plumbing, no super fancy finishes, it's just a dining room (upstairs) and an outdoor room (bottom floor). Does that seem pretty darned high, or is it me?

I feel like I don't understand how design/build is supposed to work. I'd love to get wisdom from someone who understands this. I'm in Los Angeles, if that matters.

Thanks so much if you can help me get my expectations in the right place!

Sort by:Oldest

Comments (6)

User
12 years ago
good luck with your project

This post was edited by Renovator8 on Sun, Mar 23, 14 at 8:38
snoonyb
12 years ago
Are the retaining walls a part of the addition or necessary to achieve correct yard drainage?
Related Professionals
Albany Home Remodeling · Springfield Home Remodeling · Middletown Home Remodeling · Show Low Home Remodeling · Pueblo Home Remodeling · Fort Collins Home Remodeling · Anchorage Home Remodeling · Hays Kitchen Remodelers · Dayton Kitchen Remodelers · Lewiston Kitchen Remodelers · Cleveland Kitchen Remodelers · San Angelo Kitchen Remodelers · New Orleans Bathroom Remodelers · Bangor Bathroom Remodelers · Edison Bathroom Remodelers
rwiegand
12 years ago
Trying to find both design and build skill, competency, and cost effectiveness in one company really limits your choices--it's hard enough to find a good architect and a good builder separately.

I've found a good balance is to use the architect to create the conceptual design and solve the problems of making the space work for your needs and then use a builder who can make construction drawings from the design and actually build the thing. (This may be a function of having an architect who is wonderful at solving the major problems and creating beautiful and livable spaces, but who is not so hot on covering all the details or designing details that are cost efficient to build and a builder who is pretty much the opposite.)

We pay the architect for his design work and for any additional time we need him for when issues come up in construction, but do not ask him to oversee the construction process, something I'm comfortable doing. Both guys get to do the part of the process they like and are good at and it seems to work out pretty well.
Marmot3
Original Author
12 years ago
snoonyb - the retaining walls will need to go where the foundation footings are, so I'd consider it part of the addition. Can't really do it without the walls

This post was edited by Marmot3 on Thu, Mar 20, 14 at 15:41
snoonyb
12 years ago
While R8 gave you a reasonably comprehensive overview, you should establish a fiscally reasonable bench that you'll be comfortable with and seek estimates based upon that.

You may fins the you are overreaching in size and need to make some adjustments.

Part of the 10K quote for the plans are a " well, you already have 10K invested."

I would also look for a competent draftsman, because I don't see more than 5-6K for the plans, eng. and plan check..
User
12 years ago
good luck with your project

This post was edited by Renovator8 on Sun, Mar 23, 14 at 8:39