Working with architects and other design professionals

Sunset, June, 2000 by Barbara Boughton

Phases and fees: The architectural model

The phases of the work and the fee structure will vary according to the project and the type of design professional you hire. As an example, here's what to expect with an architect. The estimated percentages indicate the amount of time generally allocated to each phase, and a proportional amount of the architect's fee.

* Deciding what to build: 5-10 percent

The first thing you'll do after selecting an architect is to meet with him or her to talk in detail about what you want to build. Be as specific as you can during this meeting: Bring magazine pictures of what you want, as well as a list of desired features. Think about how you live your life. Will your kitchen be an entertainment center or a place just for morning coffee? Do you want to wake up with the sun in your face or a view of your shaded garden? It's important to have an idea of how much money you want to spend. Take notes during this meeting so there are no misunderstandings later.

* Preparing rough sketches: 10-15 percent

The architect will develop floor plans and elevations, and sometimes will have a preliminary consultation with the city building department or an engineer. At this point you'll need to decide if you want to include other professionals in your project, such as landscape designers, interior designers, furniture designers, or lighting specialists. Some cities require a preliminary review of the plans at this point to decide if the design is appropriate for the neighborhood.

* Design development: 15-25 percent

After developing your design, the architect will add more detail to the drawings, including exact dimensions for the floor plan, as well as materials and colors for finishes. It's easy to get bogged down at this phase because suddenly many decisions must be made.

The architect may also ask a contractor to provide a cost estimate for construction. Because budgeting is so complicated on building projects, you may find that preselecting a contractor--then bringing him or her in at this early stage--results in a more cost-effective design.

Unfortunately, many homeowners get into trouble when they hit the design development phase. It's often easy to go way over budget when you're planning all the features and finishes for your dream home. "Designing a home is a high-stakes game," says Edward Kaplan, AIA, of Kaplan Architects in San Francisco. "That's why it's important to do constant reality checks when it comes to pricing."

* Construction documents: 40 percent

The architect prepares working drawings that establish in detail the requirements for the entire project, including electrical and mechanical systems. An application for the building permit is usually submitted after this phase.

* Finding a contractor and inspecting his or her work: 20 percent

If you haven't already selected a contractor, an architect can ask several contractors to put in bids on the project. However, the architect doesn't select the contractor; it's ultimately the homeowner's choice. Once the contractor is selected, the architect will act as the client's agent. He or she will observe the construction during regular--usually weekly--site visits. The architect will review the contractor's request for payment and make a final listing of items to be completed or corrected by the contractor.