I'd say architect, mainly because of the challenges. Even without challenges, I like the idea of working with an architect first. Calling on a builder after you've fleshed through ideas will help you start homing in on what the addition will be like under cost restraints and other parameters.

Vallo, very good question. Depending on ego, I'd say...Me! Seriously, I've read several responses from other contractors here on Houzz on many different topics and I'm confident they are as, or more competent as any architect ( no offense intended architects ) Something to consider. Most contractors will consult with you, free of charge. Some architects will do the same and some have a consultation fee. With that said, any well established Architect or Contractor in your area can consult with you, walk the piece of property, point you in the proper direction to your local city/county planning department. That help?

I would definitely contact an architect first, but one well versed in construction. I have found many architects are not real knowledgable in construction techniques. A contractor will have a better understanding of construction, but limited in creativity and options. So finding an architect who has both abilities is your best bet particularily for renovations. Let us know if we can help and try to enjoy the process.

Well said Norwood ;)

Easy there ironwood. I guess you didn't read my post. Thought I mentioned something about an architect-contractor. If it makes you feel better, how about a contractor who is also an architect. I didn't mention anything about degrees, but I do have them both. In construction and architecture and about 20 years experience to go with it because a degree (s) without experience is worthless. The point of my post was to give this person a first step approach and hopefully they get it, not to offend a contactor(myself).

I'd do two things.

One, get an architect who is creative and knowledgible in construction and likely costs. Here in Annapolis we have many properties that are "difficult " sites (steep slopes, impervious area restrictions (we just can't slap down building/pavement willy nilly being next to the Chesapeake Bay. We have to have water soaked up by ground), narrow lots, neighbors viewsheds, etc. Get one who can come out to your house and sit down in a 5 or 6 hour design session and work with you to come up with a probable solution. I do these all the time, sometimes for whole houses and they work great. I call them "design charrettes"

And two, get a builder on board from the start. Sure, you'll be having a negotiated price in lieu of a competitive bidding process but here's the reasons for that:

-In a custom home project/addition a large part of the equation in picking a contractor is the "connection" and the "feel" you have for him. The client isn't buying a car and his relationship with the salesman lasts oh, maybe an hour before driving off the lot. He's building a house and the relationship will last months. So that relationship better be good irrespective of any "bid" number.

-In a custom home project/addition, no matter how complete the plans are, there will be numerous changes after a contractor is selected and the building starts. ALL of these will be negotiated. I've had houses where 50% of the price is renegotiated after work starts (Gee, what will more interior trim cost? Gee, we like Hardiplank,. what will that be? Gee, I like Marvin windows. What will that upgrade be?) Again, the client has to feel good about his guy in a negotiated environment so why not cross that bridge in design?

-If a builder is there during design, costs have a higher profile. As an architect I think I have a fairly good handle on costs having regularly built houses for myself, the last one completed three years ago but another set of eyes on things during design is always a help.

For difficult/challenging sites, your average "design/build" contractor probably isn't going to have the ability to creatively explore all avenues of thought in arriving at a solution. Just like I don't have the ability to handle the building of a more than semi complicated structure. No one can be everything to everybody despite the phrase"design/build" being painted on the side of a truck.

Homeowner weighing in here:
For our small addition (on a historic home that had to pass a strict architectural review board), we hired an architect first to draw up the plans, then the GC (recommended by the architect, but who also was one of three who bid on the project), and they both consulted with a structural engineer about reinforcing a structural wall we were removing. We are very pleased with the final results of this team effort.

Norwood, sorry to snap back on you, but there have been some recent posts that pretty much throw contractors under the bus...posts by architects. I have great respect for and value the architect's vision and creativity...most I have worked with think the same of me. So no offense intended, my goal is to create team effort and mutual respect...not a problem for you since you wear both hats!

How do you start? First decide what you want this addition to do. Makes your list of what you want, need and why you are adding the addition. If you do your homework first and are prepared you will have a better handle on who you need. Get references and referrals- not everyone is good at doing everything. If you are needing plumbing in addition to structural and electrical you need someone that can guide you through the whole process. A contractor can give you advice on architects, builders, engineers etc. You want something that goes with the current home. Nothing is worse than an addition that does not fit the style or size of a what exists. So be prepared and asks lots of questions so the process is as smooth as possible. Anyone who watched home improvement shows sees what happens when you are not prepared. Have fun! I'm not a pro, just a homeowner....find someone you trust as mentioned above by feeny.

Its my opinion / experience that there are far more General Contractors out there who prefer to work with a particular Architect compared to Architects who have their favorite GC. As a contractor, its really frustrating to try and communicate with a Architect who has washed their hand of the entire project one they've handed off the drawings to the homeowner. This is a addition not new construction. You'll be living in the house. Find a contractor who, will respect your privacy ( yes, this is possible during a remodel / addition ) you can hand your house keys off to, give the garage door code to, move your car when needed, trust around your children & wife / husband , etc...

Norwood, you are a rare, 2in1 breed. Few and far between

Vallo, yep, you opened a can of worms ;)

Agreed, an architect would provide you with an overall vision, where a builder can help build the structure the architect has designed.

While there may be more GC's out there who prefer to work with a particular architect than the reverse, I would not trust anyone else to choose either an architect or interior designer for me. Those choices involve matching a professional's design aesthetic with my personal taste, and I am not willing to relegate that decision to others. Choosing a GC involves finding someone who is experienced, knowledgeable, meticulous and reliable, and that is easier to find out from another professional who has worked with the GC before. Just my homeowner's two cents.

Hi Vallo,

Great comments by the others so far, and imo, you should start with an architect or design-build company. Whomever you choose, it is critical that they have *built* multiple projects like yours, not just designed them. The chances for greater cost-overruns are substantially increased on projects like yours, so if you end up selecting an architect instead of a design-build company, insist on a GC being involved in the early development stages to create *realistic* budgets as the design is developed. It will be very, very frustrating to fall in love with a design you can't afford, not to mention a huge waste of your time.

The GC should be someone with whom the architect has a good, long-term relationship. You would be paying the GC for this budgeting service, but it will be one of the best investments you will make in the project. This design-budgeting development process is one of the benefits of using a design-build company, but it should not be the determining factor for your selection of course.

Also, I urge you to thoroughly research the best ways to interview designers, architects and builders etc, as there are many other factors that should weigh-in on your final decision.

-Steve

In my typical contrary opinion, I say your first move should be to develop the "RFP" for your project. While RFP (Request for Proposal) or maybe "mission statement" isn't probably the best description, it gives you an idea of the type of info you need to decide.

Be prepared to describe the technical challenges of the site, the desired look and feel of the project, list the must-haves, the major wants, as well as the undesirable and the unacceptable options. Also, provide any information you have have about the site such as a copy of the property survey and the original blueprints, if you are lucky enough to have them. I would provide a couple of inspiration photos and also a couple of "no way Jose" photos along with a short analysis of why you chose the photos. You could just use bullet points like "all flash, no class" or "casual parties all summer". Think of it as a marketing document or a resume for your project.

Then, after you've decided what you want, start looking for the people you would like to work with you on this project. Drive around your area and look for projects that catch your eye and get the names of contractors and architects. If you don't see the owners, you should be able to get the info you want from building permits for those properties. The local government might give you the info directly but if not, file a Freedom of Information Act request as all that info is usually posted at the property while the project is proceeding.

As always, if someone you contact declines, politely ask them if there is someone else they would recommend who might be a better fit for your needs. Ask enough people and the same names will surface repeatedly

@Vallo, if you state that you may have property lot challenges, you may want to first contact your cities building permit department to look at your lot and find out if and how much you can improve on your property before getting anything else started so you know if there will be any restrictions. After that, to show my bias in this discussion, find a Architect/Contractor dual professional. I know that personally my degree in Architectural Design and 20 years in building trade and last 15 years as a design/build contractor, that having someone who both designs and builds the project makes for a smooth build. Especially when something unforeseen arises there is minimal downtime to rectify the problem and come up to a solution, no phone tag, arranging meetings, explaining issues etc. etc. If there are none in your area, I agree with above comment to find a team you feel comfortable with and a Architect and GC that have a professional relationship and can work together to provide you the homeowner with what you desire.

nFormal design, I think you are twisting his words. Read it again! "Problem solving and creativity aren't handed out WITH degrees. NOTHING mentioned about DEGREES being handed out. Just because somebody worked extremely hard for that degree, does not mean that person left school, with even an ounce of problem solving and creativity.

Irritating! But anyway, Ironwood is a big boy, he can stick up for himself

First, go to city hall and see what the rules and regulations are. Get copies of all your house's existing permits. Go at a slow time and talk to the people there about lot line surveys, setbacks, hillside regulations, drainage rules, amount of land that can be covered by a house on your lot, and so forth. When you do consult a professional, interview the local ones, not the ones from the next town over because you want people who build in your neighborhood. Hire someone who works in your price range: if it is $100,000, then don't hire the million-dollar guys.

"Just because somebody worked extremely hard for that degree, does not mean that person left school, with even an ounce of problem solving and creativity."

Well said Yarbro!

Same with "experience". Some people simply count walking through the same office door for 10 years as "experience" but in that 10 years haven't learned anything.

I am a firm believer in a group effort. You wouldn’t want your surgeon to come in and get started without the anesthesiologist being there to help get things started. What you need to make sure of is that you get a contractor and an architect (or draftsman) that have worked together before so the two of them can both lend their expertise together at the same time. It will save you lots of time and aggravation if they work together throughout the process.

@DB Klain "I am a firm believer in a group effort" Hear, hear!! See my post seven down from the top!

@Most Everyone. There is way to much marginalizing on these discussions. If you've been working in an industry for 10 years...regardless, you learned something. I managed a store with the biggest potheads that took nothing seriously, and by the time they left, they knew quite a bit about the gear they were selling due to exposure. If you are around something long enough, you will learn something.

Again, were those people GOOD at their job...nope, but they weren't total idiots either. Private Pyle (in Full Metal Jacket) wasn't a great Marine, couldn't do much, but he sure could break down, assemble and shoot a rifle. So, again, he learned something.

First off... Teamwork! Nuff said

@ nNFORMAL design, I'm also here networking ( also learning & entertainment ) and its commendable that you are defending your trade and degree. Its nice that WE can jump in on a discussion from time to time and announce all our accomplishments and hardships we went through to get them. I'm glad you survived the teasing from the law and engineering students and the sleep deprivation.

Regarding the pretty pictures and the chapel... those structures come to fruition? You get a frantic phone call saying, "guess what!". Did you have to scramble and redesign a portion of the structure because a solution was needed ASAP! and without having to demolish several thousands, if not millions of dollars of structure that was already standing. Did a structural problem halfway through the project affect a major portion of the architectural theme?

You experienced these scenarios in school? The creativity and problem solving you learned make these situations a breeze to deal with?

Nonsense! Give me a break!

I worked commercial. The owner of that company hired many project managers with degrees in that field. Fresh, right out of the U of W. Degrees in the job shack, and experience in the field

Tilt up building. I was pounding out concrete forms on the slab, forming wall panels. When you drive a sharp nail close to the end of a 2X6, it often splits. A simple technique is to place the head of the nail on something solid ( the 2X6 ) and tap the point of the nail with your hammer, therefore lessening the sharpness of the nail. Drive the nail and the 2X6 won't split.

One day, a Degree was standing over my shoulder watching me do this and he told me I was hitting the wrong end of the nail. I politely explained the technique and the reason for it.

A guy with a degree in construction management that does not know how to drive a nail. Let me say that again ( and read it slow ) A guy with a 4 year degree in construction management that does not know how to drive a nail.

Again, I applaud you for posting your resume and taking advantage of the situation when it arises. This thread was the perfect forum for that.

Back to work, my coffee break is over

I am a Design / Build professional. Let me know if I can help you! I provide architectural and builder services.

Always, always, always start with an architect. You as the homeowner want to own the plans. You want control through the entire process and that control starts with the ability to bid out the job. If your contractor produces the drawings or pays to have the drawings done he owns the plans. You will not have the right to bid or build with another contractor.

Wow ...really always always hire an architech first. Let me assure the architects among you that after 40 plus years in this business I have brought way more work to architects and engineers than they have ever brought me. We build high end resedential projects and clients often seek us out through referrals but as a good builder I believe in team work with a philosophy like Ironwood and prefer to use specialists in the form of engineers, architects, designers etc to make sure we have covered the bases and served our clients best interests first. I also share some of the same frustrations as Yaroboro feeling abandoned by other professionals once the check is cashed. As a GC we get to stay for the whole game until the final buzzer so as a homeowner you really want to make sure you have a great relationship with your GC and work through them to find a good architect the GC trusts and knows they can work with. A good GC brings all the tools including the expertise of other professionals to the job and sticks it out to a successful completion.

@MHA Home Service. Agree with the team work philosophy as I think we all have said. It is also pretty funny how each profession says why others should hire our profession first. We all have strengths and weaknesses.

@vallo. Just to clarify one thing, if the client pays an architect for C.A. (construction administration), then the architect is there through the final buzzer as well. The term "punch list" is typically used. That means the architect goes through the house and finds what either is done poorly or with disregard to design intent. Unfortunately, the client usually doesn't want to pay for this service, and the architect is forced to wash his/her hands of the project or do the work free of charge.

One of my mentors, Jack Hawkins (awesome work) in Reno, told me a story when he was starting out. The client came to him and said that they couldn't afford to finish paying him to continue the C.A. (two visits a week). It was one of his first major projects, so he continued to do it free of charge because he wanted it to be done right. After they relieved him of his duties, they went out of the scope of the project and on their own paid $8,000 for a bathtub for their master bathroom. To put it mildly, Jack was miffed and after that he will stop on the job when the money runs out.

@nFORMAL design. Point well taken. I'll delete my comment. I crossed the line and I apologize

@Yarbro...thanks so much. I actually amended our other post. As I said, those are true experiences that we had. We weren't trying to say anyone in particular on here said/did that type of thing.

As I mentioned on another discussion, I think we should do less posturing and debating/arguing among the professions and help each other out to get work.

I'm no expert, but I'm sure hiring an architect would open up a lot of doors. A builder can probably do the job if you asked them. However, if you want to get a list of ideas and customize the addition a little bit you could try an architect. We are in a similar predicament, but it's for my whole house, rather than just an addition. http://www.3dvisionstudios.com/residential-exteriors/ 

I know I'm a few years late on this one, but want to pipe in to suggest that they should be contacted at the same time. As a designer, I request to have a contractor meet with us for the first 30 minutes of any initial consultation to discuss any issues that may arise in the development of the design and to ensure that we are looking at a realistic budget. Contractors/Builders and Designers/Architects should be on the same team, so including all of us at once is ideal.