Selecting a Design Professional

In no particular order, here are some key things to look for as you select an architect for your renovation project. You should decide on the relative priority of these issues before interviewing architects.

• Experience with your project type – Architects that focus on new commercial development may not have the specific expertise to take on a historic renovation.

• References/Portfolio – Get suggestions from people who have been through the process before. Most architects will have a “portfolio” of projects they have participated in – feel free to ask to see it.
• Experience in your location – Different neighborhoods have different historic codes and requirements.
• Cost and budget – As with any service, the lowest cost option is not necessarily the best. Make sure you are comparing apples to apples when considering the services provided by two different firms. Incomplete construction documents can end up costing more in the long run if contractors are not clear on the scope of the project.
• Personality and Working Relationship – Do you get along with the architect? How much involvement do you want in the project?
• Design sensibility – Look at the architect’s previous work and determine if your tastes match the architect’s. How well does the architect listen to what your thoughts and concerns are?
• Is the office in the City – Architects that live and work in the city are more likely to share your commitment to rebuilding that led you to do a rehab in the first place.

Architectural Fees

Fees for professional design services have a huge range. The methods of determining fees usually fall into two main groups: percentage of construction cost and hourly. Architects whose fees are figured as a percentage of construction cost will typically fall in the 5% to 8% range. The problem with this type of fee structure is that there is a small, though not insignificant disincentive for the architect to promote cost effective design solutions. Though the architect will bill progressively through the project, it is unlikely that there will be a "refund" at the end of construction.

The hourly rate structure, however, provides little incentive for the architect to complete the drawings in a timely manner. A good compromise is the "hourly-not-to-exceed" rate structure. The architect estimates the amount of time it will take to complete the drawings and provides the client with a "cap" on the fees. This way the Client has a good sense of how much design will cost, and is still protected from unexpected design fees.

Some architects who have significant experience in renovation projects will bid by the square foot. Such a bid will probably fall in the $1.50 to $3.00 per square foot.

Architectural Design Process

Design services are typically broken down into the following phases: predesign, schematic design, design development, and construction documents. These phases, while somewhat fluid, proceed in a relatively straight line. Larger decisions and issues that affect the project as a whole are dealt with in the initial phases and grow increasingly detailed as it progresses.

Predesign

The predesign phase is where the designer gets an overall picture of the project, both physically (through existing conditions drawings) and conceptually (through program development, schedule and budget). In order to prepare the existing conditions drawings, the designer must measure the building and input the data into a computer drafting program. Few design professionals still work solely by hand. A written "program" outlines the requirements of the project – what spaces will be needed and how they should “feel”, how the building will be used and by whom.

At the end of this phase the designer has a set of drawings in that give an accurate picture of the building as it exists and a program that both parties can refer to throughout the project to assure it is progressing as planned. The program can be (and often is) fine tuned during the schematic design phase without a large effect on the scope of architectural design work.

Schematic Design

The schematic design phase is essentially a translation of the program into drawing format. Ideas and thoughts expressed in the program are put down on paper. Scheduled progress meetings ensure that the project truly represents what the client wants. Generally, the designer prepares sketches to show several potential solutions to the program and the client selects one, combines several, and/or requests specific changes.

It is important that the larger decisions made at this stage are final because backtracking after the design development has started can mean wasted time for both the designer and the client. Also during this phase, the coordination with the appropriate government entities (Plan Review and Cultural Resources if necessary) is initiated to make sure the scheme meets their requirements.

Design Development

Design development is typically the phase where much of the work in the project is done. It is during this phase that the approved schematic design is made to work precisely in the existing building and is entered into AutoCAD or another computer aided drafting program. The issues that are dealt with in this phase include, but are not necessarily limited to:

• structural integrity and engineering

• room finishes
• heating/cooling layouts
• life safety (fire separation, egress, etc.)
• electrical and plumbing layouts
• accessibility (if applicable)
• initial construction details

Construction Documents

Once the design development drawings are approved, the additional required detail is added to become construction documents. A full set of construction documents generally contains floor plans with dimensions, building elevations, details, and sections through the building at a level of specificity required for permits to be issued and work to be bid and performed by contractors.

The construction documents may also contain a “specifications” sheet. The specifications spell out minimum quality requirements for building materials, methods of installation, and certain code requirements that must be followed. For large projects, the specifications are usually written in a separate bound booklet.

By this point, all necessary groups are aware of the project scope and the permits can generally be obtained in a short amount of time.

Additional Services

Architects will also perform a broad range of additional services throughout the renovation process. Some of these include:

• Feasibility Study – Feasibility studies are usually used to give a client options or help establish direction if a client is unsure of what they want or what is possible to achieve with a project. Architects can perform a wide range of studies for clients that include:
  • What will need to be replaced vs. retained in a deteriorated building What options are available for adding on to an existing structure

  • What type and how many residential units can be put into an existing structure
• Tax Credit Applications – Some architects are experienced with the requirements, forms, and processes of application for Historic Rehabilitation Tax Credits.
• Contractor Selection – The process of selecting a contractor is as important as selecting your architect. Architects experienced with rehab work can assist with this process and help ensure that the contractor is properly qualified to build your project.
• Construction Administration – This component of architectural services typically includes site visits to review the progress and quality of work being done. In addition the architect can verify that work is being preformed as indicated and in the Construction Documents.

Construction Documents

The construction documents serve as the primary means of communication between the design professional, plan reviewer, inspectors, and contractors. They consist of a series of drawings and text that describe in detail the work to be performed on your building. The drawing and text are composed on sheets of paper, usually 24" by 36" and bound into "sets" that can be distributed to the people involved in your project. For some types of projects and in some situations, the City of Des Moines requires construction documents to be prepared and stamped by a licensed architect.

There are several types of drawings you are likely to see in a set of construction docs. This drawing set may also be referred to as contract documents or simply "CDs".

Instructions to the contractor and information for the plan reviewer is communicated graphically through the drawings and also through text description. A drawing will have symbols that denote items like toilets, exhaust fans, and electrical outlets. The text descriptions will be organized into "notes," or "keyed notes".

Plans

Plans are used to indicate horizontal relationships. A floor plan shows what your building would look like if you took a large saw and cut through the walls parallel to the floor. Some of the things shown on a floor plan include: walls, window locations, stairways, plumbing fixtures, cabinets and counters, electrical appliances and lights, outlets, and flooring. A demo plan is a special type of floor plan, specific to renovations, that indicates what needs to be removed and what needs to be protected from damage during demolition. A reflected ceiling plan shows the location of all ceiling mounted fixtures and soffits.

Your construction documents may also include a site plan to indicate exterior work such as concrete patios, parking pads, trees, shrubs, and walkways.

Elevations

Elevations are used to indicate vertical relationships. An elevation shows what your building would look like to someone standing directly in front looking straight ahead. An interior elevation is a special kind of drawing that shows cabinet layouts, wall openings, and other features that happen on walls (and therefore don't show up on the floor plans).

Details and Sections

Details and sections are close-up drawings that show exactly how individual elements should be constructed. They include specific instruction such as sizes of bolts, exact dimensions of lumber, and all materials to be used in building a specific portion of the project. Designers who have worked on similar projects to yours will have a better grasp of the details required to give the contractor a good understanding of the work that needs to be performed.

Specifications

The specifications are a text description of minimum performance and building code requirements that must be followed by the contractor. Specifications include information like the minimum compressive strength of concrete, installation of finishes, and other procedural requirements.