Expert: Ted Barnhill (Principal, Design45 LLC) - 12/4/2009

Question
QUESTION: Ted, thanks in advance. I volunteer on this site also.

After two years unable to sell a small Cape-Cod-style home in south Minneapolis, we're going to start the process of adding on. This could ultimately mean about 600 feet, ground level, push the whole back of the house about 8 feet out plus add a living room maybe 18x18. (The attached garage would most likely have to come later, but be incorporated into the original plan.)

I have been considering this for a few years, and have the basic plan all worked out--we know what we want to do.

Unfortunately the Internet and Yellow Pages give me way too many choices. And I'm a newbie.

What is the best way to begin this process? Do I need to select a general contractor first, or should I start with an architect?

Any advice on how to select a contractor an/or architect? Just start making calls? Like I said, there seems to be too much information out there to even get a handle on making this first decision. There's got to be a way to narrow down the field before I start.

If you can recommend any contractors or achitects who have done work on the 1.5-story houses in the Nokomis area I'd love to hear them.

Pat

ANSWER: Hi Pat,

There are many ways to approach such a project, and each client and project has unique needs.  You can begin by working with a general contractor, a design/build-type contractor, or a designer.

In my opinion, most projects can benefit from the talents of a good residential designer or architect.  While design fees typically range from 5-15% of construction cost for your project, this is not necessarily an added cost.  A professionally-designed home, in addition to being beautiful, is often more efficient and garners higher resale value.  By planning your addition in the most cost-effective and functional way, your designer may reduce costs throughout your home's life-cycle - both upfront construction costs (with a possibly smaller footprint or efficient structural scheme) and operational costs (energy costs & maintenance).  Your designer will explain the design process, and the ways in which you can engage contractors in the process; normally this is at the completion of the plans (as a competitive bid phase) but can also be much earlier in the process.

On the other hand, some clients do not work with a designer at all.  If your plan is simple and resolved, and your budget limited, you may choose to work directly with a builder.  Your builder may hire a drafter or designer to draw permit plans, or they may provide this service themselves.  Some contractors advertise themselves as design/build firms, with in-house designers.  In my experience, the quality of design offered in this way varies widely, from outstanding to pretty awful.  In all cases, be sure to look at examples of their previous work (both design and construction) and talk to previous clients.

As for narrowing the field of options within one of these categories, it is always a good idea to ask your friends and family for personal references.  The American Institute of Building Design (www.aibd.org) and American Institute of Architects (www.aia-mn.org) maintain online directories that may provide some options to consider.  If you'd like to contact me privately, I can provide specific recommendations - see our website at www.designfortyfive.com for my phone and email contact information.  I also live in the Nokomis neighborhood, and would be glad to share my experiences.

Best of luck with your addition,
Ted Barnhill

---------- FOLLOW-UP ----------

QUESTION: Thank you Ted. I hope to give you a call soon. It is important to me that the project is a logical and consistent addition to a 1928 Cape Cod and not some cardboard box slapped onto the backside of my house.

I have one more, rather complicated question:

Our hope is to have plans drawn up and a contractor selected by the end of summer 2010. Our best-case is we sell the house without making any changes. But if we cannot, we'll plan to remain where we are, maybe permanently, and I want to start the project by October 1 2010.

So, approximately how much will it cost for a designer to draw up plans that may never get used?  

And what are the odds of having a contractor put up with waiting until the last minute to know whether they have a job or not? (Or, at what point in time would I need to pull the trigger to get started on October 1?)

And finally, in your experience, what is the approximate cost or cost range for a design/build of a 600-foot one-level addition, with a full kitchen remodel? There are, of course, 100 other little details, but I honestly have no idea what I'm up against. $50K? $100K? $250K? An estimate to the nearest $25K would suffice.

Thanks again for your quick and thoughtful repsonse.

Pat

Answer
Pat,

I would suggest that you budget about $200 per finished square foot for your project.  It is often possible to build with high quality and some nice details for less (perhaps $150/sf) if you are careful, though many clients opt for more built-ins and nicer finishes, putting them at $250/sf or more.  In other words, without knowing anything more specific about your needs, I'd start with $120K and adjust the budget up or down during design.

Your specific questions on schedule and design fees will depend on exactly what you are trying to achieve.  It is possible to do an intensive schematic design process in just a few weeks, then complete design details after construction has begun.  This minimizes the amount of "up front" design work that is required, in the event you end up moving.  This is often what is meant by "design-build" in a commercial context, and may work for you.

On the other hand, a typical "full" design process is:
1. Designer works with owner to complete construction documents, with most design decisions made (down to cabinetry, lighting, etc.).  
2. Competitive fixed bids between contractors are obtained based on plans and specifications.
3. Contractor is selected and work commences shortly thereafter (within perhaps 2-4 weeks).

For a project of your size, this full process might take 3-4 months.  This process would require more time and design cost up front, but often results in the most well-resolved project with the most competitive price.

Your questions on costs and timelines are good questions to ask potential contractors and designers, as each will have their own procedures.  For example, some designers work on a flat fee (or percentage) basis, while others bill hourly with (or sometimes without) a "not-to-exceed" cap.

Please give me a call if you'd like to discuss your project in more detail.

Best Regards,
Ted Barnhill
Design 45, LLC