Advice With Room Addition And Blueprints

A.W.Davis

Well guys, here I am with another silly question, its been eating away at me for a few days now. I feel I should be more involved with a certain process with a potential HO but I am needing some advice on how to go about it!!! I know theres a few of you out there who specialize in additions so hopefully you can conjur up some advice.

Heres the scenario,
I have a potential future client who is wanting a room addition (huge room addition) the new room addition will be part of the new kitchen/family room/ and guest bathroom. One of the advantages I have is, she is a referal from another happy client of mine.

Now with that being said, I dont do room additions, at least I havent yet, but since the new addition will have the new kitchen and bathroom I feel a sense of responsibility on how everything should go with the remodel.... I have a company who I will subcontract to do the foundation and framing at a great rate and I trust there abilities!!

Long story short
At our first consultation I basically instructed the homeowner to go speak with an architect and engineer about the remodel and have them create the blueprints for the job on how she wants things done, I think that was a slight boo boo on my behalf so heres my question.....should I reschedule and sit down with the homeowner and make the rough drawings and specs then submit all of this to my architect and engineer for the blueprints??

Or should I continue to let her attain all of the drawings, blueprints and everything else.....what would you guys do??!!??

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A.W. Davis Construction Co.
http://www.awdavisconstruction.com/
Your friendly remodeling contractor

Forry

It's ok to go over the sheetss w/ ho and submit them again the arc. for changes.... might be helpful to have the engineering in front of you...

thom

You gave her the responsibility of finding the Architect. He will likely suggest she find someone with experience. He will likely give her a few suggestions including guys who he works with and send him business.

You probably already blew it.

Most builders don't want to lose that control. I always did the plans myself. Those without the ability usually have a designer/architect they work with regularly.

Don't do full working drawings without a contract. Do floorplans and exterior elevations or perspectives or sketches. Don't put in exact dimensions, general room sizes will do. Don't leave behind any drawings without a signed contract. Don't leave behind any drawings without a signed contract. Don't leave behind any drawings without a signed contract.

Oh yea, one more thing, Don't leave behind any drawings without a signed contract.

A.W.Davis

Okay thanks for the advice Forry, if I do that.... is it true at that point there would be no contract just adm. fees for dealing with an engineer and attaining permits for the HO?

Also, how detailed will my drawings of the new addition and existing house floor plan have to be, meaning do I have to include proposed electrical locations, plumbing, strong walls, or does the engineer figure all of that out?

Thanks for the advice

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A.W. Davis Construction Co.
http://www.awdavisconstruction.com/
Your friendly remodeling contractor

Glasshousebltr

I think you called it right AW. Get back back together and get a commitment. Sending the HO to seek out professionals in related fields can appear uninformed, unconnected or worse yet.... inexperienced.

Tell them there's a charge for the engineer and draw up some plans.

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Bob

Glasshousebltr

Plumbing and elec location is going to be between you and code. The SE will draw up loads and fasteners as well as the material for them.

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Bob

A.W.Davis

What was that again......j/k thanks for the advice I am curious though so basically you are saying if she decides to use another contractor take my plans so the other contractor has to do all of the work..makes total sense.....I need a kick in the butt for this, fortunately shes a very nice lady and loved my portfolio so I should be able take a new stab at things. I probably should have researched things before I consulted with her.....ohh well thats part of learning I guess.

Thanks Thom

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A.W. Davis Construction Co.
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A.W.Davis

excellent.....that should be no biggie. I knew I shouldve asked you guys first

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Same Old

Do some research on architects in your area. Find some you like and go talk to them. They are usually very interested in having people deliver more work to their doorstep.

I don't know of any architects that would recommend other contractors to your client. It is very unethical and they know it will be the last time you bring them any work.

A.W.Davis

Thanks Same Old

Is there any kind of advice you all would have,anything you learned in the begining stages of room additions...anything out of the oridinary I should expect?

And once again I appreciate the insight guys, I keep saying it because I mean it!

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A.W. Davis Construction Co.
http://www.awdavisconstruction.com/
Your friendly remodeling contractor

Same Old

Get your floor heights right. Check and recheck your measurements. I have seen way too many height problems from inexperienced contractors. It seems pretty easy to me, but I see it all the time.

Be very careful when trying to line up walls or roof planes with the existing. It is harder than it looks. Often I find it is best to remove this problem in the design. Simply don't design a room addition that continues off a corner, put a jog in it for example.


I've always thought the goal with any addition is to make it appear as if it has always been there. Study the details of the existing house and match them or replace everything. Of course that is weighed against the budget.

WNYcarpenter

My $.02...you're the kitchen expert and most likely the kitchen will cover half the costs of the entire project. I'm sure you have a lot of input as far as cabinet layout, trim details etc... I'd sit down with the client find out what's on the homeowners mind, and agree on a tenative design. Then I bring in your elec. and plumber for a walk through so they can add their insight. Plumbing vents, wiring etc...

I don't see a problem asking the HO to locate the architect of their choice, but insist on meeting with them together. This way you can express your concerns and needs to the architect. Some designers easily convince the HO into ideas they can't afford and ignore behind the scenes issues.

You don't want to deal with three months of the HO saying "well, my architect says we should do it this way."! Often times architects are more concerned with their design than the budget you and the HO agreed on!

Glasshousebltr

Some more advice, skip the architect, go straight to the SE and design it yourself. Too many architects will draw into a corner so fast your momma will try to feed ya with a slingshot. I like to think of architects like Arabs ......They all want to own a 7-eleven ..... but most end up driving a cab.

Bob

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Bob

woodmagman

A good way to stay in the loop at this point is to contact her and ask if you could speak to the who ever is doing the design so that they you can interject what your needs are.........in regards to design. Introduce yourself and let then know that you are the person doing the work. Build a relationship with them aswell. Time well spent.

A.W.Davis

Thanks Bob, that definetely sounds seems like sound advice! What is SE by the way??

I have a few more questions that hopefully you and others might be able to help with if you guys have a moment

1) I will be working on the design and consulting with my engineer, and dealing with the subs on this job prior to the main contract.... I feel thats my time I spent away from my other job in progress and should be collecting administrative fees. So heres my question do you bill the HO weekly for the time you spend working on the drawings and pulling permits, or do you just tell them it will be ***x.xx amount for the administrative services?

I know I have a lot to learn and once again I appreciate the input!!

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A.W. Davis Construction Co.
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A.W.Davis

I called her today....she was very happy to hear that I wanted to design and get everything approved. So the ball is back in my court! I cant wait to post pics when all of this when it starts! She has expensive taste and wants a premium kitchen/remodel

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Same Old

A lot of design/build firms want 10% down for preconstruction services.

woodmagman

Taking a night class in design would cost you what this is going to cost in time, only you get a contract at the end and see invoives in the tens of thousands for seveal months. If you have the ablity and technical skill to make the design calls then chaulk this to experience. In speaking with them get a commitment as said earlier and get it moving.
Make good with a draftsman, and structual engineer and a contract lawyer. Have the lawyer supply you with a generic contract for this type of job.

A.W.Davis

Thanks for the info woodmagman.....I have an appointment with her next week and we are going to discuss everything .....just curious what would the generic contract be useful for....the administrative services?

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Your friendly remodeling contractor

Glasshousebltr

SE = Structural Engineer

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Bob