AboutPaul S. Brown, AIA Expertise How to work with an Architect. What to expect for design fees. What services are normally
included; what are not included? How do I find an Architect in my area? Why do I need an
Architect? How to be clear about your space needs. Why time must be managed properly.
Experience 24 years involvement in the practice of Architecture, including some teaching experience. Most of my work has been within the employment of various firms, but I have also done some small-scale projects on my own.
Particular interests include Environmental Design, "Green" Design, and Appropriate Technologies. LEED (TM) Accredited Professional.
I have some specific experience with Historic Preservation, Medical Facilities, Commercial Interiors, and Public School projects.
Education: Bachelor of Environmental Design Degree (Architecture), 1978, Miami University in Ohio. I am registered to practice professionally in the states of Massachusetts and Maine.
Question My wife and I are in the process of opening a patio style take-out restaurant (southern cooking). After a lot of trials and errors we are finally at the point of hiring a GC.
We got the final plans back from the architect. We bought a prefab metal building. The architect did the interior design and everything associated with the turnkey project.
This is all totally new to me as far as the hiring of a GC. I have several GC's lined up for bidding on the project. Two of the GC's actually own a restaurant. My architect advise me not to just 'give' the plans to too many GC's without a sure way of getting them back. I just paid $12000.00 to have these plans done and future plans are to franchise the business.
Can you please advise me from this point as to how I should proceed? My loan officer at the bank told me I should pay a GC anywhere from 5% to 10% of the cost of the entire project. Is this what I should expect the GC fee to be? I thought about hiring someone to oversee the bidding process. My budget is very tight at this point due to some unforeseen cost. I put the process on hold for now b/c I don't want to screw this up. But time is of the essence 'so to speak'. I've been working on this for 2+ years. I have nearly $40,000 of my personal money into it already.
I've written to 'allexperts' quite a few times and you guys have been a Godsend. You guys have helped me so much and I want to thank you in advance. I really, really appreciate your advice.
Answer Hi AClyde:
The bidding process is something that your architect can help with. Of course, you would have to pay for the architects time to administer bidding. If you were happy with your architect during design, then my recommendation would be to extend the architect's services to include both bidding administration, and also construction administration. It sounds like you have good instincts, but do not have much experience with construction. There is no substitute for the experience of construction administration, which is what your architect can provide.
Yes, the fee of about 6% for the G.C. is about right. But be careful, there are many different ways of calculating these fees. Be sure you understand what the GCs basic services line items are that included in the fee, and what is not included.
If you don't want bidders to keep the plans after the bidding; then you should demand a high deposit at the time they pick up the plans; and only return the plan deposit to them when they return the plans to you, after the bid. Again, this is something your architect can assist with; collecting the deposits, holding them, and distributing the plans.
Good luck; I hope it goes well for you.
- PB
