Architects cost

13 years ago

Hi All,
I'm getting quotes from architects that are all over the map for a project that involves remodelling a 2000 sq ft home with no change to the footprint. It involves reengineering a wall of windows that face the sea to accommodate bigger sliding doors and the construction of an opening at the front of the house to allow pool access. If there are any architects out there could you give me a very basic sketch of what you'd charge for this type of service?
Thanks, AJ

Featured Answer

S. Thomas Kutch

13 years ago

AJ first off you have to determine what level of service you want. Are you looking for just conceptual design sketches, a simple permit set, a "builders level" drawing set or are you looking for a completeand thorough set of design documents (plans, sections, details as needed, finish elevations, material specifications, finish specifications? Are you looking for the Architectect to deal with the permit office? Are you looking for the Architect to handle the bidding, award and contract negoitiations? Are you looking for the Architect to be involved during the constuction phase (i.e. construction administration)?

These are all factors which will determine the design fees. Preliminary and conceptual work is usually done on an hourly rate. Once you have a design and look nailed down, the CD (construction document) phase could run anywhere from 8-12% (it depends on how hungry the Architect is for wor).....for construction administration fees you could find the fees anywhere from 6%-10%.

The truth is fees are dependent on how much service you're asking for and are usually negoitable to some extent. Every project is different. What you want and need would be different from what someone else might need.......I've done projects where I only provided hand drawn conceptual sketches and I've done projects where I had 40 drawings (24"x36") in the set, a bound project manual and specs, provided services from bidding to contract negoitation and awarding and provided daily construction administration services......the conceptual sketches were provided at an hourly rate, the full service project fee came in around 18%.

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Comments (17)

PRO
Hrivnak Associates, LLC
13 years ago
First of all, kudos for calling an architect - you'll save more than what you invest in their fee so ultimately they are free to you. We have saved our clients more than our fee with every project (except one, dammit). That said, be wary of lowball fees - if you think professional fees are expensive, you really don't want to know how expensive it is without them. Fees for a remodeling project can be hourly, a fixed fee or a combination. We usually work hourly during concepts to protect our time and motivate the owner to actually make a decision. If not, the meter is running. Most Owners are reasonably decisive and that phase goes quickly. Then, when we all know the scope, I offer either hourly or a fixed fee - their choice. Rule of thumb: for detailed drawings (no construction phase services - those are additional and hourly), expect to invest plus or minus 8%. Your project is relatively small, so the architect has to do some of the same things regardless of whether it was 2,000 or 10,000 s.f. so the percentage will likely be closer to 8 to 10%. Before the economy tanked, it would be 12% all day.
Sounds like an exciting project. Consider NanaWall for your new, larger opening. Dynamic.
If I can be of further help, let me know.

All the best to you and success on your project!

John Hrivnak, AIA, ,MBA, NCARB, LEED AP
PRO
Custom Home Planning Center
13 years ago
A designer with construction experience may be a better choice at a lower cost. But even I like a client to take a plan and have an architect review them. Getting the design right is a cost saver in any building project. I recommend a client should anticipate a 1.5% ro 5% fee based on the budget. The higher % should include about 20 site visits for input and changes. Remodel are always more expensive than new as you never know what problems you will find behind the walls.
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PRO
Jason Jones
13 years ago
The more complete a set of plans are and the more finishes are specified, the more accurate the bids will be. Some architects are good with budgets, some are not. Talk to clients that have hired these architects. A good one will save you money. A bad one will have contractors hitting you up for extras and incurred costs while details are ironed out. Curious how anyone can know if they saved people money unless two similar houses were built. One with an architect, one without?
PRO
Linda Mayo
13 years ago
Compare apples to apples. Know what the estimates you are getting are giving you. Some architects will draw a decent and simple set of plans for you if that's all you want. They might not include mechanical drawings or details that will help the tradesperson really know what he needs to know to execute the plan, especially if there are uncommon technical aesthetics. Some estimates may cover costs that include job management, inspections, approving payments to the GC. Some may not. Make sure you know what you want the architect to do and that he knows what you expect him to do.
PRO
Jason Jones
13 years ago
Wish I could like that last comment ten times. Well said.
PRO
Custom Home Planning Center
13 years ago
While I agree with most of the above. The % is not out of line for major remodeling, I'd would believe that on new construction, (the bulk of what I do) the max level of service (including lots of client / designer site visits during construction) would go for apx 10% and the general contractor would be 12 -15% where the client is paying all the bills as they occur. (note: Most builders will not consider under 25% if they a responsible for cost overruns, warranty, or any thing that requires them to carry purchases and subs cost on their books)

Remember much of a fee is based on time required to mind read the clients desires and transfer that information into specifics. Therefore you are in a better position to negotiate a price if you have spent your own time defining what it is you want. The image book you put together on Houzz is a great tool for that process. Make sure you show it to any prospective designer or architects.
PRO
Linda Mayo
13 years ago
I've never heard of a builder getting 25%.
10%-15% is normal where I come from. Allowances, contingencies and warranty are provided for in the contract. They pay subs.
PRO
Cancork Floor Inc.
13 years ago
I've seen the 25% happen in major centres in Canada - this is normal if the contractor HAS to pay upfront for the materials and subcontractors. If the clients "pay as you play" then that percentage goes down. The more risk a contractor takes on your behalf, the more % you will pay in the end!

Just like CC companies. The higher the risk you are to THEM the higher the rate of interest you will pay!
PRO
Jason Jones
13 years ago
If I am working cost plus and billing the client regularly, I build in overhead expenses into the hourly rates and mark up materials and subs 10%. If I am paying for materials and subs out of pocket and working based on a payment schedule I would say 25% is normal mark up across the board
Architectrunnerguy
13 years ago
Ingrained woodworking....kinda getting away from architects fees and builder fees are more then worthy of it's own discussion but I don't understand, is the 10% all of your fee (outside the hourly rate stuff) or do you mark up subs and materials 10% and then charge an additional fee (the "plus" part) on top of that?

I'm asking because I generally get a builder lined up during the design phase and when we go cost/plus (which I more often than not recommend for custom work because there's so many changes) the client sees all the straight invoices from the lumber company, framers etc. and then the GC adds his plus part to that, usually in the neighborhood of 20%-30% depending on project size, quality and complexity.
PRO
Jason Jones
13 years ago
I make my own hourly rate cover overhead and payroll and a little profit. then I mark up subs 10% and materials 10%. Managing subs is billed hourly.

If its a bid I add it all together and mark up 25%. Bidding is tight here in NY
PRO
Custom Home Planning Center
13 years ago
I've had discussions with banks pre crash and they told me out right if a builder was not making 25% on a job they would not fund the construction loan. During the last few years I've had trouble getting the banks to do construction loans with 35% cash and a buyer on the other end. In the last 8 months the banks has gone back to the normal 20% down and in the last 2 months has opened the window for lot financing at 20%. So times are improving here in VA.
PRO
Jason Jones
13 years ago
Getting back to architect costs, I don't think I realized that the services vary from a basic set to a complete set with specifications, etc. I think it would behoove any client not to have a thorough set of plans designed and full specs produced. Even collecting and evaluating the bids would be a valuable service for the client. It would probably pay for itself.
PRO
Custom Home Planning Center
13 years ago
On starting the min. is to have a functional space lay out of rooms and general sizes and an acceptance of the cost per square foot in the area to be built, divided by the clients budget exclusive of land. If that doesn't shock the client too much, then it onward toward a great design at a resonable price.
PRO
Hrivnak Associates, LLC
13 years ago
Ak, confused yet? What service level should you require? First and foremost a licensed architect. Huge difference in training and required competencies. Second, someone you can trust - gut check better than their best references. Third. The more detail you get, the better the pricing. Forth, let your architect loose a bit to expand your design vocabulary. It's still your choice. Fifth, be a participant in the process - it's a blast! Have kids? Involve them, too. Again, your architect leverages everything else. Have fun with it.
PRO
Custom Home Planning Center
13 years ago
Note: architects who can make a living at residential design are few and far between, most of the clients are past to jr. architects who while they have the book training, lack the field experience to avoid the pitfalls and realities of the real world,Other wise I agree with Hrivnaks other points. It is why I recommend design/built firms as an employment location for architects, if they want to make a living only doing home design.

Architects cost

S. Thomas Kutch

Comments (17)

Hrivnak Associates, LLC

Custom Home Planning Center

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Jason Jones

Linda Mayo

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