Design/Build vs. Architect, and My Ideal

There are basically two ways in which residential remodeling projects are designed and built.

The “traditional” way is for a homeowner to hire an architect or designer, who then prepares some initial design schemes, costs them, and then assists the homeowner in either negotiating with a contractor to build the project, or in preparing a detailed set of drawings and specifications which can be given to multiple contractors to bid.

For some architects, this is where their involvement in the project ends. Others continue on, acting as the homeowner’s agent; approving payment requests, answering contractor’s questions throughout the duration of the project. Still others help the homeowners to select finishes, paint colors, countertops, etc.

Fees for this range of services (at least for the projects I’ve worked on) can range anywhere from 8% to 18% of the total cost of the job. That is to say that, if the contract price were, let’s say $150,000, the architect’s fee could range from $13-27k additional to that.

Design build, as an alternative, places the responsibility for design and construction with one company. The design/build process typically done in two phases, the first of which is where the homeowner will hire the design/build firm to do an initial “feasibility study”, in which a few rough design concepts are explored, and some costs assigned to them. Fees for this initial phase are generally between 1%-3% of the expected construction budget, depending on the scope of work.

The second phase takes the design and costing to completion, and allows the contractor to give a fixed price to the owner to build the project. Ideally, by this time, all product selections have been made, and the plans and specifications are as complete as those generated by an architect to issue to bidders. Fees for this final phase are generally between 8%-12%, depending on how involved the contractor is in finish coordination, product selections, etc.

Over the years, I have worked with both scenarios, and have had good (and not so good) experiences with both. Either way can work fine and there are advantages and disadvantages to both. Here are a few:


Potential advantages to working with an architect:

-Architects have a design sense that results from specialized training (and innate ability, if we’re honest), and an aesthetic sense that, frankly, many contractors lack (at least those who attempt to do design work themselves.) When the obvious solutions don’t pan out, an architect can really shine.

-They provide valuable advice to owners who may not fully understand the processes of construction.

-They can often help the owner feel less intimidated about holding their contractor to expectations of quality or timeliness by acting as the “bad cop”. Some contractors really get their backs up at this but, handled well, it is nothing more than checks and balances, and acting as an honest broker.

-Being more removed from the budget, they are able to explore design options that, under hard constraints, might not have occurred to them. These options are sometimes more expensive, sometimes not, but can often make for a truly successful and economical design.


Potential disadvantages to working with an architect:

-You have to factor the cost of design into your overall budget, and, for smaller projects, it just might not be affordable. This is true of design/build as well, but architect's fees, in my experience, tend to be higher.

-Architects, to generalize, are about as skilled at pricing their designs as contractors are in doing design work……not very. As a result, their budget predictions are often wildly off the mark. Many architects will try to get preliminary pricing early on, before proceeding too far, but contractors (myself included) grow weary of putting in uncompensated hours pricing scheme after scheme for project after project, only to see the project go to bid in the end…..or not get built at all.

-Depending on their experience level, some architects may not have a firm idea of how houses actually go together. This can lead to design solutions that look great, but are a true bitch to build.

-Issues of class still persist, where the architect can sometimes be perceived as above the builder, resulting in attitude problems all the way around.


Potential advantages to design/build:

-Fees, in total are generally lower than those of architects, and include the planning time necessary to fully explore cost options.

-Budget overruns happen less frequently, since the design and planning teams are constantly in touch……..in other words, the left hand knows what the right is doing.

-Design to construction issues are fewer, since the designers and project planners actually speak to one another as equal partners.

-Timing of design to construction is often quicker, as the preliminary design routine of “preliminary designs….pricing….Oh my god, that's waaaay too expensive...back to the drawing board” is avoided. Also avoided is the bidding process.


Potential disadvantages to design/build:

-Unless your design/build firm has architects on staff, or partners with an experienced architect, the resulting design may be pretty ordinary to downright ugly………however well it fits your need for more space. Many design/build companies have variations of their own square peg that they try to pound into every hole, square or not. A 14'x20' family room addition with a palladian window in the center, and vinyl siding might fit in Gaithersburg, but not likely in Chevy Chase.

-Creative design, working within the walls of an existing home, making those little “jewel box” details…..again, depending on your design/builder, you might be disappointed.

-There is an absence of the checks and balances that exist with the traditional, three legged stool of architect, contractor and owner. Assuming you have checked everyone’s references (including the architect’s, if you go that route), you should not have a problem. There is something to be said though, for having a third party “on your side”; someone who can raise issues of quality, site cleanliness….whatever, and achieve results.



Obviously, the above list is not exhaustive, and opportunities for success or failure abound in each. So, what do I prefer? What’s my dream scenario? I can’t say that either is better than the other, but I’ll lay out what I believe to be a good way to work.

One thing that is true about architects is that they get paid for the work they produce. The sketches they draw, the plans they prepare….all of those are paid for. Rightly so, in my view. How about the contractor?

You might be surprised to know how many hours it takes to fully price a remodeling project. A kitchen might take 6-8 hours to price and write up a proposal, whereas a good sized addition or whole house remodel might take 60-80 hours, between site visits with subcontractors, a client meeting or two, number crunching and writing it all up. It’s a lot of work and, unlike architects, we seldom get paid for it. Somehow, it is expected that those uncompensated hours are just “the cost of doing business”.

As a contractor, I don’t have an MA in Architecture (a BA in Political Science, actually). Nor do I have a license that is very difficult to obtain. What I do have is many years of experience….of seeing what works and what doesn’t….of what I need to be aware of when dealing with a house in a particular part of town, or of a particular age….of what soil I’m sure to encounter when I dig footings near Rock Creek Park….of who still makes that oddball style of trim….of whether brand “x” is a piece of junk. In short, I know A LOT about houses and remodeling them.

So, I suppose my ideal would be where I am paid for the work I put into planning a project, just as the architect is paid for designing it. Whether that is design/ build or not doesn’t really matter to me, though at least in design/build I am getting paid to do that. I am also making money (hopefully) on the construction itself.

Bottom line? When each person’s expertise and contribution to the whole is recognized, valued and appreciated, and where each is trusted, things are off to a good start.

On being fussy

One of the more respected sub-categories of carpentry is the fitting out of yacht interiors. Every square inch needs to count and, because your nose is never more than a foot or two away from anything, it needs to look good.....better than average.

We don't fit out yachts, but it seems that, no matter the size of the project, we're always accounting for every fraction, and building to levels of precision that sometimes drive me nuts.

I work alot with my architect friend, Amy, and I swear, she must have boatbuilders in her blood somewhere. Every project we work on together comes down to "Can you skootch that over like....an eighth of an inch?" or "Can we shoehorn a laundry chute in under the Master Bath shower seat?" or "Are those cabinets centered?" Sometimes I feel like I need to get out my micrometer. I mean "EQ" means E bloody Q!", doesn't it?

It might just be a perception though. Is there a line between picky and anal? I'm sure there is, and it's a fine one to be sure. I'd describe myself as anal, and I know I've crossed over it more times than I can count! I can't speak for my friend Amy (and if I did, she'd hammer me!), but I think that, if pressed, she MIGHT admit to crossing it as well from time to time.

For whatever frustrations there are in being so meticulous though, the rewards are in peace of mind granted to those of us with borderline OCD. Nobody else will ever know that those cabinets that are supposed to be centered between two windows are, if you were to take out a tape, a half an inch off. But I will. And it....will....drive....me....crazy. I suppose it would bother Amy as well.

And so my architect passes it to me, and I, in turn, push those that work for me to deliver something that is better than good........something that is, as Amy puts it "crisp". It's hard to define, but we know it when we see it.

The other day though, I was doing a small job by myself; digging a couple of pier footings and pouring a few bags of concrete. Digging and pouring precisely, to be sure.......but I got to leave the micrometer in the truck. I have to say that sometimes, that suits me just fine!

Signs of Recovery?

I'll offer my take on why I think things might be getting a little better. Firstly, the phone has been ringing a bit more than in the past year or so, which is good news. Given the equity situation many people are in, and the resulting difficulty in getting project financing, people are finding it tougher to do the project they really want to do, and are taking alot more time to select their contractor. They ARE calling though, which tells me that there is interest........if not ability to pay!

The second reason is sort of funny, in a way. You wouldn't think that you could gauge the state of the economy by how poorly some of your subcontractors or vendors are performing. Experiences on both of my ongoing projects though, have got me to thinking.

It's almost axiomatic that, in my business, you're going to be let down by a sub or vendor at some point. When the economy was burning hot, it sometimes took awhile for vendors to get quotes to me, or to schedule subs on some of my jobs. As much as I feel this way as a contractor, it's almost certain that clients felt that frustration as well.

When things got slow, it was suddenly MUCH easier to get your folks to pay attention to you! "Want me there tomorrow......no problem, Mike!" Hell, sometimes I'd have quotes in my e-mail inbox not a half hour after I had requested them. I had visions of people sitting around like the Maytag repairman.....just....waiting....for....something....to....do.

On my recent projects though, I 've been having......issues, though. Rough-ins that took a week and a half were taking three and a half. An HVAC system install that should have taken three weeks is clocking in at something like nine or ten. What the hell is going on?

So, my theory. I think that a number of companies let people go when things slowed down, and also chased down any leads that came their way. Now, it seems a lot of those leads are turning into jobs, but people are reluctant to hire back those they let go, lest this all be some big mirage. As a result, many vendors & subs; having taken on all this work with the idea that "I'll get it done.......somehow." are now over extended and unable to keep anyone happy (least of all ME!)

They put in a few hours at my job and a few hours at the other guy's, hoping to get it all done on time and not tick any one person off TOO badly. For my part, I get to needle and cajole, and hopefully get them to pass that screwing on to someone else. Sometimes it works and sometimes it doesn't, but it certainly has me committed to building a "deeper bench" as they say in the sporting world.

So, in the end, it seems like me being frustrated with non-performing subs and vendors is a sign that maybe we're turning a corner.

I sure hope so!