There are several people and methods that are involved in the design and building process. It is important to select the right team members at an early stage to make your project a success. Each project is different in scope and complexity and therefore each team set up is different as well. This blog is here to guide you in understanding each key player option and the advantages and disadvantages of each.
Scope
To start you must first determine your scope. Whether it be a spec home, addition, renovation or custom home. For the purposes of this blog we will be focusing on single family custom homes.
The Team
The primary team is composed of the home owner, an architect/designer and the building contractor.
Defining the Home owner
All families are unique and key decision-makers as well. Sometimes the mom is the drive behind the project, sometimes a husband and sometimes an Inlaw. Whether it be the primary financer, The individual with the most available time, The most interested or The biggest go-getter I’ve found only One tried and true way to approach this team when designing and building a house. In my experience The team members should be the individuals that will be living in the house; not just one but all. The last thing you want is someone coming in on the tail end and being surprised or disappointed with a decision they will have to live with, especially if it’s a costly one to fix.
Defining the designer / Architect
A designer is a knowledgeable and useful member to have on your team. They typically provide the drawings and specifications for the project and most can guide you through the process from start to finish. A designer may be able to explain various systems, construction types and approaches to designing and building a house. The Owner and designer should have a contract or proposal in place before they start to know what to expect of each other. You can visit an example contract here: https://www.aiacontracts.org/contract-documents/74571-standard-short-form-of-agreement-between-owner-and-architect
A licensed architect is not always required to design your house but for more complex or unique projects that fit your specific needs an architect as well as other potential specialists consultants should be on your team. A licensed architect has received a certified degree, trained under a professional and has taken various required exams. It is best to check local code and covenants to see, at a minimum, what is required.
Defining the Contractor
A building contractor is responsible for ensuring the project is built in completion. They make sure the project is delivered on time and budget, follows local code requirements, supervises workers and provides the appropriate equipment, materials and labor to finish the project. They often work with the building designer to ensure the project is built according to the construction documents.
Project Delivery Methods
There are 4 typical types of project delivery methods to choose from when designing and building your house.
1- Design-bid-build: the owner has the house designed then competitively bids to choose a contractor who builds it for them. In this type the owner gets multiple bids to choose from and are likely to get the lowest price to build.
2- Design-negotiate-build: the owner selects a contractor based on their reputation and negotiates a contract. In this scenario the contractor can be a part of the design process to make sure the project stays on budget.
3- Design-build: the design and building are done under one contract. This entity is then responsible for all aspects of the design and building process so there is no blaming between designer and builder when problems arise.
4- Owner-build: the owner acts as their own builder and sometimes designer. Only individuals with extensive experience should opt for this type as major problems can arise from lack of experience.
Each option has its own advantages and disadvantages when you consider budget, timing, detail, and availability so it is best to choose wisely before the project has started.
Other key team members include realtors, lenders, interior designer, landscaping, plan examiner and further individuals that could play a role in your project.
Realtor
A realtor assists the Owner in buying and selling land. They complete documents to arrange the closing when the property deed is transferred.
Construction Lenders
A lender is a person or entity that lends money to the Owner to purchase land and/or the house. In most cases a home owner will need to put 20% down to receive a construction loan and the land and house are used as security until the loan is paid in full.
Interior Designer
An interior designer focuses on the decor of the interior environment. They advise on materials and finishes to make a home aesthetically pleasing. Sometimes this service can be found within the designers company.
Example Project
It was the second time building for this particular client. They had found a home builder for their last home who provided both the design and building service. As it was their first home they were very comfortable with a more basic design and thought a design-build scenario was fitting. Although the overall project had been a success, they were now considering a more complex house and had less time to do research for a unique design and To do site visits during construction. In order to open up their pool of selection they considered an architect for their second house.
After doing some research they found an architect that fit their more contemporary, unique style and could provide construction Administration as a client representative during construction. The design and building ended up being more detailed and in depth but successful as the architect took on specific roles that the owner was not capable or knowledgeable enough to relay to a builder.
Conclusion
Analyzing and selecting your designing and building team is key to starting a successful project. As with most building projects there may be issues or difficult decisions to make along the way but team members are there to work thru problems and find solutions. Having the right team in place is a great way to complete a project on time and budget and fulfill your dream of building a house that fits your particular vision.