Expert: Richard Taylor, AIA - 1/6/2005

Question
We desperately need more living space, and want to add on to our two-bedroom, one-bath ranch style home.  We don't have a clear idea on where to put the addition, and must make the most economical choices.  I'm confused by all the info out there regarding architects/designers/contracters, etc.  We know we can only afford the bare minimum, and don't know where to start. I feel we need to hire an architect, but am afraid of paying too much since we don't know exactly what we want.  I have heard that some builders work with architects.  My question is what is the least expensive way to go about this?  Should I start with an architect, or focus on finding a good builder first?  How much guidance can we expect from an architect or builder as far as most economical use of space (ie: least expensive addition)?  

Answer
Hi Kim - thanks for your question!

You're facing a common dilemma but you can get great results if you do a little homework.

Start with two books: "Additions: Your guide to planning and remodeling" by Better Homes and Gardens; and "Architectural Plans for Adding on or Remodeling" by Alan Axelrod.  Read those for an overview of the process before you start planning the room or talking to designers or contractors.

Next, sit down and make a detailed honest appraisal of exactly what you are trying to accomplish.  Make a list of the things you hope this project will do - what do you need the space for?  Try to take the emotion out of it and concentrate on what you need to have done.  Keeping the cost down starts with knowing exactly what you need.

This doesn't mean you have to design the addition - in fact, stop thinking about adding on and think only about the problems you want to solve.  For example, instead of saying, "I need a bigger kitchen" say, "We don't have enough room in our kitchen for two cooks" or "there's not enough useful countertop space".  See the difference?  One way states the problem, the other is suggesting a solution.  Start with a clear definition of the problem(s) only.

Now write down how much you have to spend - not how much you hope you can get it done for, but the total amount of money you have for the project including architect's fees, etc.  That's your "total project cost".  You're going to tell your architect and builder that that's it - the bottom of the well.  You expect them to stay within the budget.

Now back to your question.  Architects, designers, and builders are just like everyone else - there are good ones and lousy ones.  Too many people make the mistake of assuming that just because someone's "in the business" that they have your best interests in mind.  That's not always true, and that's where horror stories come from.  You best chance of success will come from thoroughly researching several prospects.  I'm often surprised to learn that my clients never bothered to contact the references they asked for - I'm flattered they trust me, but I wouldn't hire me without checking me out first!  There's just too much money at risk.

Architects/designers and builders will approach an addition project from different perspectives, and it's important that you are comfortable with their motivation before you hire them.  What I mean is this - most (not all!) contractors are motivated to get your project started and finished as quickly as possible.  They want to get paid, above all.  Architects have a tendency to want to fiddle with the design forever, tweaking each detail until the "artwork" is complete - regardless of the cost.  This can leave YOU on the outside - before you know it, your little room addition project is out of control.  And that's what you're concerned about, right?

But there are architects and builders out there who are motivated by the desire to help you accomplish your goals (functional AND financial).  Your job is to find them.  Think of it like dating - you want to establish just enough of a relationship to find out if you want to spend more time with them.  Start by asking around - find projects underway in your area and stop in and ask for the names of the designer and builder.  Ask friends who they've used.  Contact your local AIA chapter and ask for Residential Architect referrals.  Contact your local Home Builders Association (part of the NAHB) and ask for remodeling contractors.

Make a list of tough questions to ask - you'll find out who the "properly-motivated" pros are very quickly.  The other ones won't stick around to answer tough questions.  Get long lists of references and CALL THEM.  Visit completed jobs and current projects and TALK TO THE OWNERS.  Did they meet their cost/time budgets?  Is the work of acceptable quality?  Were they pleasant to work with?

Let's assume you've found the right architect.  Your next job is to clearly define what you expect from him, and what you're expected to pay for his services.  Make sure this is all clearly spelled out in a formal contract.  Since design is an open-ended undertaking (while your budget is fixed), you're going to have your architect proceed in phases.  The first thing he should do is have a heart-to-heart with you about what you want to accomplish, and what you have to spend.  This is where you'll pull out the "homework" I had you do at the beginning of this.

If he's like me, he'll have a lot of questions for you before any drawing work starts.  There's a great story about a $50,000 room addition project that turned into a $2,000 window replacement project because the architect listened carefully to what the owner needed, not what the owner THOUGHT they needed.  Many of our clients come to us thinking they need a big addition when what they really need is to rearrange the space they have.  That's our job - find out what you need and find creative solutions for you.  That should be the attitude of your architect, too.

So phase one is listening.  Phase two is very quick schematic sketches to find out if you're on the same track.  If so, proceed to a more detailed preliminary sketch.  Take that sketch to a few carefully-selected contractors for some preliminary pricing.  If the preliminary numbers are good, you can do the final drawings.  If not, revise the design based on the cost feedback from the builders.  Your architect will be able to help manage this part.

Ultimately, a good residential architect is the best way to go to manage the whole process.  Your job is to find the right one.

Hope this helps!

Richard Taylor, AIA
Richard Taylor Architects, LLC
www.rtastudio.com