Architect or Contractor?
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Architect or Design/BUild Firm?
Dec 2012
Small space (250sf) - design/build or architect?
I would like to convert a free-standing 250sf art studio into livable space for my elderly mother. I plan to do the work with permits, so need someone who is familiar with permitting in Albany. I'm looking for suggestions about (1) whether to go with a design/build firm or architect + contractor, (2) recommendations of local people who have experience and success with designing micro-apartment-type spaces, and (3) ballpark figures for expenses.
Here are the parameters. The space is in the back of a free-standing garage and was converted with permits. Right now the space has finished walls, hardwood floor, electricity and running water, but would need to hook up to main house sewer line and we would have to figure what to do about heating (i.e. maybe should run a gas line). The cooking and living areas would be in the main 250sf space, but the bathroom could project into the garage. I will want a built-in twin-sized loft bed and a full-sized murphy bed.
**Very important: I need someone who has a history of sticking to budget. I can't embark on this project and then learn that it will cost significantly more than the original estimate. If you are a design-build firm or architect yourself, can you send links to your portfolio -- particular design work for small spaces?
It was almost 6 years ago, but we used More Than a Carpenter (based in El Cerrito) for a significant home remodel. They did good work, were pleasant to work with, and were mindful of our needs and concerns (around pets/children/etc.). They stuck quite well to budget. Good luck and enjoy!
Hi, I'm a Realtor and believe in architects. I see so many homes that have no sense, design in a cheap way but I do have a great contractor who is creative and resourceful with lots of experience and very competitive prices. It is easy to work with him and make decisions his name is Piotr Krasnowski (510) 333-1566 www.pkremodeling.com I use him myself fro closet, bathroon,windows and small projects as well. All my neighbors have been using him and are very happy. Good luck! Mariedda
Start with architect Susi Stadler (stadlerarch [at] sbcglobal.net), who specializes in planning for small spaces AND senior housing. She's local, near Ashby BART. Check out the 'Apartment A' project on her website: http://www.stadlerarch.com/ . . Good luck! SP
You might want to talk to Laura Natkins. She is an architect who has done apartment building designs as well as residential projects. I have seen her portfolio. She is talented. I'm amazed to see how she transformed a small space into multi functional living space. Hope she can help you as well. Her number (415) 519-4302. Email: laura [at] natkinsarchitect.com Lan
2001
We are remodeling our kitchen on a TIGHT budget. Yet we want to do it right, e.g., with best use of the space and quality construction. Should we hire an architect (most expensive), a certified kitchen designer (about $2000, I'm told, but may want to sell you what their showroom sells), or let our contractor draw the designs? The main consideration is that we have an awkward space that we would like redesigned, which will involve moving a bearing wall. So do we need an architect for that? The second consideration is time: we have small children and though I am willing to do all the shopping for cabinets, fixtures, etc., myself, perhaps we would be better served spending money on someone who will help us narrow our choices (not really our contractor's bailiwick). But money, money, money is the bottom line, which is why we keep going in circles. Can someone help? -Celia
Representing all three categories, I'm an Architect, Contractor and kitchen designer (as well as a parent), I thought I'd respond. Normally any of the three choices would be acceptable, however, you mentioned a bearing wall, which in your case eliminates the kitchen designer and about half of the contractors. So choose a contractor who isn't afraid of the structural issues. A fourth option is to let Home Depot or Ikea design your kitchen, it's luck of the draw there, but some of their designers know there product well and hey, it's free!
A good contractor is certainly better than a bad architect, and that goes for a kitchen designer as well. That said, both the contractor and the kitchen designer usually aren't looking at the whole picture and may miss opportunities for improvement. Further a good architect can save you money, you can spend a lot of money in a kitchen without even uttering a german word (think appliances) and a bit of guidance there can go a long way. You might consider hiring an architect as a consultant for a few hours and then passing their ideas onto your contractor.
Daniel
I have redone 2 kitchens in the past 5 years. Both were total redesigns. With the first I worked with Home Depot. They have good and mediocre kitchen designers. I had a pretty good one. They work hard and have a very decent selection of cabinets. It was all very smooth. The second kitchen was with General Appliance and was truly a nightmare. The kitchen designer was unfamiliar with the cabinets, had terrible ideas, and was very difficult to work with. The order was 9 weeks (yes, 9) late -- which meant an extra nine weeks without a kitchen. They never corrected several problems and were hostile to work with. If I do another kitchen I will surely go back to home depot. Good luck.
2000
Hello Barbara, if you have a good contractor, you don't really need an architect. We used Alan Triguero for our house and in many instances, his ideas were better than our Architects, we could have saved a bundle just going with him. Good luck.
From: Alexandra
You don't necessarily need an architect for a simple basement remodel. A conscientious contractor that you trust can make recommendations, work from your sketches if you know basically what you want, get the building permit for you, and get the work done. An architect could help more by optimizing the layout of the space in ways you may not have thought of; considering details, material options, etc. more than most contractors would to give you the nicest job; possibly bringing the construction cost down by working out the design carefully up front; and giving you clear construction drawings that you can then get competitive bids on from different contractors, which might also bring the construction cost down. If you go without an architect, it's harder to get the best price and the best quality in the construction, because you don't know how the contractor is going to handle all the details, exactly what materials and products they're expecting to use, etc., without a detailed construction drawing. If you care a lot about the details, an architect's design can help you make the choices that matter most to you and get the most for your money, and the architect can also act as an advocate for you when you're getting bids from contractors and during construction. If it's a straightforward job and you're not that picky about exactly how it's done, working with a good contractor should be fine. An architect's fee would about 8%-16% of the construction cost, depending on the complexity of the design, and how much of the architect's involvement you wanted during construction. If you work directly with a contractor, make sure you are clear about exactly what their price includes.
Hi a reputable contractor will tell you if you need a designer )doesn’t have to be an architect) or an engineer.
You don't necessarily need to hire an architect. Any decent Contractor should be able to determine which walls (if any) are load-bearing and will need structural engineering. If you go with a bigger outfit for the contractor they might already have engineers they work with for situations like that.
I recommend talking to my kitchen designer, Lisa Cannelora of Cucina di Cannelora. She'll know what you need and be able to provide plans to use with a contractor. Look at her website: cucinadicannelora.com. She did an amazing job in my weird kitchen.
Please use an architect!! We used a "design-build" contractor to add our second story, then 12 years later used an architect (plus contractor, of course) to remodel our kitchen and a portion of our downstairs. While we have been generally happy with our upstairs, using an architect downstairs highlighted for me just how much better our upstairs could have been had we had an architect who is trained to design, not just to build. Although contractors are, as you say, "familiar" with kitchen remodeling, what architects excel at is use of space, and the money you will spend on that is both a very small fraction of the overall price, and well worth the priceless result. Our architect spent hours with us on maximizing use of space and did several plan revisions to efficiently use every inch of our Rockridge bungalow. Remember, you're not going to want to go back and do it again (as I now wish I could with our upstairs). Feel free to contact me offline if you'd like our architect's info - we are beyond thrilled with the result.