Expert: Richard Taylor, AIA - 1/3/2007

Question
I am writing a business plan to obtain a business loan from the Small Business Administration.  I have most of the estimates I need but the cost is escalating because I am building on my own property and having to install a sewer system and a deep well.  I am in a terrific location.  Architecture fees are enormous.  Can you give me advice pertaining to a building. For ex:  Should I absorb the cost of a professional architect?  What material should I use...Brick, block, prefab steel etc.?  I've found someone who can draw me a nice design but he's not licensed.  I was told the architect had to licensed if it's a commercial building.  Any advice?"


Answer
Good Morning Arthur - thanks for your question!

Drawings for commercial projects are required to carry the seal of a licensed Architect.  No way around that one, I'm afraid.  And you can't have an Architect "stamp" someone else's drawings.

What you may not know is that Architectural services can be delivered at different levels of detail.  If you hire an Architect for "full services" you might expect to pay 7-10% of construction cost, but all that service isn't "necessary"(I put that in quotes because I am a firm believer that a good Architect will save you more than his fees during the construction of the project).

You can shift much of the product specification and construction observation services to your contractor and save a lot up front.  You won't have the Architect to look out for you during construction, however.

On a commercial project the Architect is responsible for the health, safety, and welfare of the general public (who will be using your restaurant) and he carries professional liability insurance to back that up.  If you have a problem with the building (code violation, fire, injury to a customer) you'll have no recourse with an unlicensed designer.

My experience has been that "unlicensed" designers end up costing you more or less what you would have paid a professional once the wasted time and mistakes are figured in.  I have heard many a "wish I'd hired you first" story...

Regarding your question about materials, that's what you'll be paying your Architect for - a cost evaluation of different construction types.  I couldn't even guess at a responsible answer to that question here!

Shop around for Architects and ask about the minimum service you need to get the drawings through the building department.  You might get this done a little cheaper than you think.

Hope this helps!

Richard Taylor, AIA
www.rtastudio.com
www.rtaplans.com