Payment strategy to builders

We have all heard horror stories about the builder who takes a deposit and never does the work and never shows up again. This is usually preventable. 

It starts with vetting. It may seem obvious, but research your builder. Not a little. Research A LOT. Really try to unearth who this person and company is. Start with checking basic licensing with the Secretary of State to ensure they are licensed and bonded. You can search by name and company. Next check the department of labor and industries. This is where they list any previous safety infractions that were violated. Next dig deeper and look into the personal assets of the builder to see if there are any judgements or liens against them. This can be done by researching public records at the county recorder’s office. This is usually all online. All these things will disclose the accountability of the builder. Sure, do the obvious and check the website for examples of previous work and ask for referrals. Here you are sure to see prefiltered examples of the builder’s best work they have ever done. This is the best you can expect to get for your project. Lastly, do a bit of social network research on this person. Before hiring them on the biggest expense you will ever have, it makes sense to know everything you can.

Now you are equipped to interview your builder before deciding to hire them. This gives you and the builder a chance to discuss the information you found, and this is for you to decide if they pass your smell test. You will be working together on the biggest investment you’ll ever make for over a year likely. Make sure you LIKE this person. 

Next it’s time to lay the ground rules for how you will be working together. This gets complicated because most homeowners have never had to negotiate with a builder before, and the builder surely has some established protocols they use and prefer (because it benefits them). There is a lot about the construction process that most people are just not familiar with, so relying on your architect (and maybe an attorney) is crucial in reviewing the contractor’s contract and also laying out the ground rules on HOW you require them to bid your project. You do not want to be in a situation where your project is almost done except for a few unfinished (or improperly finished) areas and the builder is requiring you to pay for them - or even worse: you already paid for them. There are some typical checks and balances that you need to be aware of that your architect can help setup at the start of the project. 

Similar to dining out at a restaurant, you don’t pay for your meal (and service) first. No, first you get the service, THEN you DECIDE how much it was worth. This is somewhat similar to construction. There is a menu of items that need purchased and assembled, and there is a price tag for each. This menu is your bid and construction contract. The more detailed the bid, the more you will understand what you are ordering and should be getting. For example, there should be a line item for drywalling. The builder should not bill you for that until you have received it. This means the materials need to be ordered, delivered, and on site (stored properly according to manufacturer instructions). And it needs to be properly installed according to manufacturer’s instructions AND contract drawings prepared by the architect. If it is not done accordingly, you should not be entitled to pay for all of it. Similar to a restaurant, you have the opportunity to accept your meal to ensure it is what you ordered before you eat it and pay for it. In construction it is similar, but to keep things fair for the builder, they should be able to bill you in increments - usually monthly - for the items completed based on a percentage of completion. Again, this is where your architect comes in handy. The architect is a third party who is very versed in what is supposed to be built, how it is supposed to be successfully constructed, and has a thorough understanding of the contract language on typical construction documents.

Your builder should submit an “application for payment” to the architect every month for review. On this payment application, they should list out the items that appeared on their bid that you expected to pay. On each line item, they should list a good faith percentage of completion. Your architect should have a walkthrough with you and the builder to review the work to ensure those percentages reflect the actual work completed, so your builder can be paid for their successful efforts. Any work that is not completed according to the contract drawings should not be paid for until it is completed properly. Your architect will request you withhold certain portions of any payments that still require more work, and the architect will explain this to the builder. This often involves faulty workmanship, so a creative strategy will be needed to get things back on track. The architect is the best party to oversee this since the homeowner is typically not aware of faulty workmanship, and the builder has a financial incentive to build things cheap and fast to get their payment faster. This results in corners being cut that you hear about so often. Having a portion of the payment withheld will provide incentive for you and your architect to motivate the builder to complete any loose ends and to discuss a strategy to do it.

Establishing this protocol early in the build (like before it starts), is important to create a transparent working relationship and to clearly communicate that you expect to pay for the work that is completed according to your plans - and nothing more. 

Most of the builders out there are good, but the few bad ones make a bad name for everyone unfortunately. The good builders own up to their own mistakes usually, and they correct them without being asked. Developing a good working relationship with your builder is key to ensure mutual respect in how you work together and pay one another when there are gray areas.  

Some builders will require payment for portions of work up front. This is called a retainer. This is perfectly normal and acceptable IF executed properly. This retainer effectively guarantees that the homeowner will not stiff the builder. The builder will withdraw money from that retainer as the work is successfully completed or just hold it until the end of the project to protect themselves if a client decides not to pay an invoice. Before you pay a retainer for work not yet completed, be sure you trust your builder, be sure the terms of payment and refund of the retainer are 100% clear, and be sure the retainer amount is not exceedingly large. It really only needs to cover the operating expense of the builder, so they can pay their overhead and crew and purchase the needed materials while waiting for the next progress payment. Anything more than that is questionable.

Below are photos of a project where the builder did not complete the work according to the drawings or ordinary construction protocols. These items were found during construction, and the builder was held accountable for fixing them. Again, these are photos of new construction that a builder called “complete,” and the builder tried to make the client pay for this shoddy work.

If you’d like to learn more about our design process, visit www.josharch.com/process, and if you’d like to get us started on your project with a feasibility report, please visit www.josharch.com/help

scuffed metal column wrap and gap in siding 

new deck and new column, but nowhere near being straight

unfinished drywall work

Poor quality cabinetry

poor quality cabinetry

major gaps in construction

door not installed with a plumb frame

door not installed with a plumb frame (see the uneven door hardware)

door not installed with a plumb frame

huge gap under door

Scratched metal detail and cut too short. No caulking

poorly fitted metal detail

Missing metal flashing due to poor construction sequencing

broken siding and rough cutting

More broken siding

no caulking on outdoor electrical fixture

vent not attached (my 2-year old pointed at this and said “uh oh”)

No grout or baseboard

poorly fitting panels, poor caulking, and rough cuts

Only part of the door trim painted on right side

Poorly fitted gasket/weatherstripping  

missing siding 

Huge gap in siding

Rough cut siding and poorly fitted (this is what you see while walking to main entry) 

that’s not pretty (again, this is a new house!)

custom blackened steel hardware, but installed off center

completely unsafe stair stringer attachment (the builder just threw in the towel on this one). Each is hanging by a nail. 

Two Design Schedule Paths

There’s two scheduling approaches Josh Architects uses to complete design services: 1. The fast way or 2. The cost effective way.

In the fast method, the client has a stronger desire to move forward quickly than a desire to save on the cost of design and construction fees. In the cost effective method, the client has a stronger desire to save on the costs of designing and building (which causes the process to take a bit longer). Let’s examine the benefits of both methods.

Both methods start out the same. The client gives the architect the design goals, and we use this criteria to design the basic concept. We review that concept with the client to get feedback that we use to modify and enhance the drawings as needed. This is where things branch off in one direction or the other.

1. the Fast Way

In the fast method, we continue to add more and more detail to the drawings, so we may quickly move into the permit process. While we are waiting for permit approval from the building department, we continue to develop the plans with more detail (not knowing if the building department will approve the project exactly as designed). This includes full structural calculations, surveys, designing the trim work, cabinetry, specifying finishes, grout color, grout sealer, etc. The goal is to have all the decisions finalized by the time the building department issues their approval to begin construction. This includes the cost to coordinate with an engineer to calculate the structural requirements and also soliciting bids from builders to have a construction contract in place, so the project is “shovel-ready” by the time the permit is approved. In working within this method, we move quickly and have less opportunity to modify the plans to keep construction cost in check. There is limited feedback from builders in this shorter timeline, so the final construction cost remains an unknown until the permit is pretty much approved. The danger with this method is that the permit may be approved, but the builder’s bid may be over the client’s budget. This means additional expenses would be incurred by the client to redesign the project if it is over the budget. Also, the permit may need to be revised to reflect the change in the scope of work which also has an additional cost. If the budget is not all that important, this faster method is the way to go, but this is not an option for many people.

2. The Cost Effective Way

In the more cost-effective method, the architects take baby steps. We design the bare minimum, then we get rough estimates from builders. This is called a ROM estimate (Rough Order of Magnitude). Since the drawings are very basic (without any detail or specifications), the builders make a lot of assumptions for all the ambiguities in the plans. This results in an estimate that can vary quite a bit, but it gives the client and design team an idea if the construction cost will be in the right ballpark. If it’s not in the right ballpark, not much design time was wasted in getting to that point since the drawings were only minimally developed. These incomplete plans can next be further updated to include feedback from the builder to keep the project close to the expected budget. These iterations can go back and forth several cycles to continue to get pricing feedback without developing the plans too far down a wrong path. Once the plans are within the right ballpark for construction cost, then they are developed further to include structural engineering (which is another cost), so they may be submitted to the building department for permit review. While the building department reviews the plans, we wait in this slower method until the they approve the plans and possibly stipulate any additional items that may need to be included during construction (like fire sprinklers or structural changes, for example). In the event the building department requires some additional items that would cause the construction cost to go over the budget, the client can pull out at any time. The plans have not yet been fully developed at this time to include the specifications and additional design details, so there is minimal time wasted on the design fees by this point in the process. If the permitted plans do not require any additional construction cost and the project is still within budget, the client can elect to continue to proceed with the design process to include the detailed design work, specifications of materials, selection of windows, etc.

Summary

Each client has different goals, and we are happy to work in each method. Design is a bit of a chicken-and-egg process since a builder can really only provide an estimate on the things that have already been designed. So we have to take a leap at some point and design something for a builder to bid on. We have to guess at what will be likely to fit within the budget. We can take a giant leap and do all the designing at once to speed things up, or we can take many baby steps by designing a little at a time to get more frequent feedback from builders to inform the further development of the drawings. It all depends on the client’s desire to save time or to save money.

If you’d like to learn more about our design process, visit www.josharch.com/process, and if you’d like to get us started on your project with a feasibility report, please visit www.josharch.com/help

Jobsite Sketches

The most valuable work I do for my projects is on a jobsite with a pencil. There’s a lot of work that happens before construction begins, but the jobsite is where the most important work for the architect happens. As the builder interprets the original drawings, my guidance on site keeps the construction according to plan. Without my guidance, construction deviates from the plan 100% of the time. Since there’s an inherent disconnect between a drawing and the choreography of what a builder is supposed to build, the drawings could never be fully articulated to the builder. It requires careful, methodical explanation every step of the way to ensure the build matches the plan. Some call it “hand-holding,” but I call it “collaboration.” I give the builder more credit than most since I understand the plans are just a starting point that require practical explanation during construction. This service is called construction administration (CA) which is defined really well in the American Institute of Architects contract B201 section 2.6 http://aiad8.prod.acquia-sites.com/sites/default/files/2017-10/B201_2017.sample.pdf. Some “CA” results in revised CAD drawings, and some results in sketches on plywood on the jobsite.

Does anyone think an actor reads a script for the first time when they perform? No! The actor studies it relentlessly and asks questions. The script is a very loose narrative that gets explained to the actor by the writer over coffee, it gets practiced and modified over rehearsals, and it gets fine-tuned once everyone understands the performer’s talents, nuances, and shortcomings. It is simply not possible to write the script to include all this interpretation on the first draft. It must be performed and modified.

This is exactly what happens during construction. The builder reads the “script” and starts building. As the different trades begin to integrate their scopes of work, it is absolutely essential that the architect is available to interject with guidance on how to interpret the original drawings to make best use of the resources and talents of the builders as the building begins to take shape (and before it takes the wrong shape). This is analogous to a director during a rehearsal telling the actor to say the words from the script louder, with more emphasis, while stomping a foot on the floor - all while the technicians setup the lighting and microphones to adapt the best way of recording these actions.

Please understand this: THERE IS A LOT OF EXPLAINING THAT MUST HAPPEN DURING CONSTRUCTION.

I’ll be frank here. It pisses me of when builders or clients believe they should be able to just use the drawings (produced for the sole intent of getting a permit) to actually build a building without the architect’s involvement. This is completely absurd. It pisses me off because I’m witnessing a client wasting every dollar they have paid me, and I have wasted every minute of my time in working on a client’s behalf. Without the architect’s frequent oversight during construction, the project suffers at the expense of the client 100% of the time. Every single thing that gets built without architect oversight, gets built wrong. This is a heavy statement, but it is true. It is a fact from 18 years of experience. If it’s not 100% correct, it’s wrong. And a simple interjection on-site from an architect like “that plywood needs to overlap this part because...” quite easily fixes everything, and it can become 100% correct. Or a builder may consider it "right" because that's the way he or she wanted to build it, BUT that may not have been the way it was planned, drawn, and approved.

Much of this explaining happens on a jobsite while I explain the concept to the builders and sketch the idea on the floor, or the wall, or whatever surface they are trying to build. These sketches bring it all together using language a particular craftsman understands, and builds upon his or her particular talents. These sketches explain how to get out of the current situation and move onto the next one while getting the intended result without spending any more time or money. In fact, these sketches often will save time and money when done at the right time (which proves frequent involvement from the architect is valuable). 

Here’s a collection of some of my sketches that are priceless in conveying a concept to a builder. They initiate that “light bulb moment” where the builder finally “gets it,” so they can spend the next 100 hours building something the way it was planned in the drawings - not the way they think it’s supposed to be, or the way they did it last time, or the way that makes them the highest profit.

If you’d like to learn more about our design process, visit www.josharch.com/process, and if you’d like to get us started on your project with a feasibility report, please visit www.josharch.com/help

Rogue builders

During construction  clients commonly ask me, “Why would I need the help of an architect during construction? Can’t the builder just build from your plans?” 

This does not work, and the following photographs prove it.  These photographs show what can happen when a builder refuses to involve an architect during the construction process. This builder believed he did not need the oversight and guidance that the architect provides. Had the architect been invited to review the work regularly during construction, these problems would have been avoided. There are also additional problems not depicted in these photos of inadequate structural framing issues that are causing the house to move. This builder believes his work is high-end, high quality construction. This is not true, and consequently he is currently involved in a lawsuit to repair the work to be compliant with the requirements of the approved contract drawings. I believe these photographs speak for themselves. (Remember, this is a NEW house.)

Rough siding cut with no reglet

While trying to fix an improperly installed balcony, the builder damaged the siding. Two wrongs don't make a right.

Poor tolerances

This was a custom sized steel balcony. It could have been built to the exact dimensions needed. The builder did not send the as-built dimensions to the architect to enable the fabricator's shop drawings to be verified. Consequently, a stack of washers had to be used to fill the gap. Even worse, there is nothing behind those washers except for 1/4" thick siding. The bolt is supposed to go into solid wood blocking. That blocking was not installed behind the siding, and this balcony, siding, weather barrier, and plywood substrate will need removed and replaced, so the balcony may be properly installed.

Careless craftsmanship

Again, two wrongs don't make a right. In fixing one area, the builder cut the siding (poorly), and re-installed it. A new piece of siding should have been installed here. Or at least he could have put a reglet reveal to attempt to match the rest of the house and disguise his shitty work. (Pardon my language - I'm getting fired up while writing this). THIS IS AT THE FRONT DOOR TO A NEW MILLION DOLLAR HOUSE! IT'S THE FIRST THING YOU SEE!

Poor craftsmanship

Another result of the previous photo. 

Non-level stair treads

The builder installed the bracket improperly, and the stair tread ended up non-level, in both directions. At least he noticed it and tried to fix it. The fix was to add a shim (which is fine), but it prevented him from easily putting in the bolt needed to secure the tread in place. So he just didn't add the necessary bolt, and now the stair is quasi-safe (if there is such a thing).

Wrong concrete finish

Do you notice the sheen on the bottom tread? I do. That tread is not brushed concrete as specified like the rest of them. They were specified to be brushed concrete for safety. The builder dropped a concrete tread, it broke, and he ordered the wrong type of replacement. This happens. We all make mistakes, but two wrongs don't make a right. When you walk up these stairs, you can feel the grip of the brushed treads, and you expect it. On the bottom tread, you also expect the friction, but it's not there. Someone will slip someday.

Door threshold problem

This door threshold does not extend beyond the side of the building and leaves the weather resistant barrier exposed. This is the front door! This is what you see upon entering a million dollar house. There should have been trim to cover that area, and the door threshold should have projected beyond it for positive drainage onto the perforated grating on the balcony. Also, the builder left the blue tape for the homeowner to remove.

Threshold craftsmanship problems

This is the threshold at the main entry of a million dollar house. It was not protected during construction or securely installed. Notice the gaps between the interior and exterior. Every aspect of this is rough.

No weatherstripping at door

This is the front door. It has a high-tech ventilation system to enable air, dust, insects, rodents, and evil spirits to enter without a problem. 

Mis-cut tile

The tile was improperly cut, and now the mortar is exposed at the front entry. (Also the extra bumpout of drywall was not supposed to be there at all. The door was supposed to abut directly against the wall. The builder re-built this two times and still got it wrong.)

Scuffed column wrap

This metal column wrap at the front entry is scuffed. This happens. Construction is a messy job, and things get bumped. Perhaps try doing a paint touch up, or protect this vulnerable area at the front door, or even better - remove and replace this $50 piece.

Inadequate caulking and careless craftsmanship

This is a photo from a home in the war-torn region of Aleppo. No, this is a new home in Seattle. This connection between a window flashing and metal column wrap is not only scuffed up, but it is also not filled with caulking. The builder tried to fill it with caulking but failed. This is careless. This will leak. The framing behind these parts will get wet, rot, and potentially develop mold, mildew, and fail.

Rainwater catchment debacle

The building code requires rainwater to be caught on the property and dispersed slowly on site instead of just being directed into the sewer system. There are calculations for how much water needs to be contained. The builder did not consult with the architect on what type of catchment system to install. He just showed up with this flimsy steel box resting a few inches under ground. Besides it looking bad, it also covered the basement windows. After the architect explained that any overflowing water would seep into the basement windows, he cut openings in the steel to enable any overflow water to flow out of the container. This defeated the purpose of having the container at all. The container was required to be over two feet deep to contain the required volume of rainwater. Now that he cut the openings in this eyesore, it only holds a few inches of water. Communication is key. This should have started with a deeper hole (and shoring as needed), shop drawing approval from the architect of the steel fabricator's plans, and accountability for the outcome. This builder simply did not care, and now there is a flimsy, useless container in a hole in the ground that obstructs the side yard.

Gaps in siding

The metal siding is not touching the rest of the siding. This leaves the weather resistant barrier and wood furring strip exposed. This will rot, deteriorate, and cause more significant problems.

Missing siding

The siding was supposed to be installed in this area to cover the roof to wall connection. Also, that thin strip of vertical siding was supposed to be a wood column.

Door casing not properly attached

This liner in the door casing is not properly attached. This is an easy fix, but a builder needs a basic level of craftsmanship to notice it and accountability to followup on it.

Incorrect siding pattern

The joints in the siding pattern were supposed to be centered on the garage door. They are off-center. You can also see the wobble in the door casing on the right side of the door.

Water and electricity don't mix

According to the manufacturer's instructions, caulking is supposed to be installed here to fill the void. Water will get into this junction box and short out the circuit. This can cause a spark and a fire.

Rough craftsmanship

The edges of this siding are cut quite poorly. A sharp saw blade (intended for this material) and a straight cutting edge easily prevents these problems. The bottom of this siding panel is also flaring out which indicates it was not properly attached.

Improperly attached vent

This exhaust vent is not attached to the wall. This should be fastened with screws, caulked to prevent moisture (and insect intrusion), and a cover should be installed (to prevent rodent intrusion).

Poor workmanship

I'm not sure what to say here. This is a thin piece of siding. It is flimsy to work with, and it broke when nailing. This is tough to deal with, but it can be dealt with. This could have either been pre-drilled before nailed, or it could have been spackled prior to painting. Neither was done, and this will be an area where water leaks in, the siding gets saturated, and it will eventually fall off.

Broken siding

The builder likely dropped the siding panel when installing it or removed a nail and chipped the panel. Either way, this is someone's new house, it is a reflection of a builder's craft, and it should have been replaced. The nail pops also indicate a lack of craftsmanship.

Incorrect trim

The contract drawings stipulated a mitered wood corner condition. This enabled a seamless wood box. Instead the builder did not want to take the time to miter the corners, so he covered them with a blaring white plastic trim piece. It took a substantial amount of convincing to get the builder to paint it black to at least match the windows. He painted it blue. Sigh. The builder never credited the owner for this change in scope.

Misaligned door hardware

Notice how much higher the right door hardware is than the left? This door takes quite a bit of effort to close properly. It has the character of a hundred-year-old house, but this house is less than a hundred days old. This is the result of the builder framing the structure of the house incorrectly. Consequently, the house is moving, and this has brought this door out of alignment. The hardware has been adjusted several times, but it cannot be resolved. This area of the house will need to be reframed. Yes, all the siding and finish materials need removed, and the house needs rebuilt in this area. The problem goes beyond a misaligned door. The seismic support structure was inadequately constructed, and this is a safety hazard. The builder did not follow the plans, and he did not follow the fixes offered by the structural engineer after the problem was discovered during inspection. The builder "faked" the installation of certain hardware to pass an inspection, but the lateral structural system was not properly installed. It was later discovered that the builder did not know how to read drawings, and he had too much ego to ask for help.

Misaligned double door

This is the same problem as the previous photo. Notice the left door is lower and bulging inward. You may also notice the floor sloping downward to the right. This is a result of the improperly framed structure of the house.

Misaligned double door

This is the top of the door from the previous image. Notice the right door is higher. 

Unsquare door opening

The framing of this door was built out of square and/or has moved since the house was not built according to the structural framing plans. Notice how the bottom hinge is buried inside the drywall and the top hinge is completely outside of the drywall. Either the wall is tilted or the door is tilted. This should not happen in a new house. (This is the same problem as the previous photo).

Out of square

Which is angled - the cabinet or the wall? The angled caulk joint shows the top portion of the white cabinet is not touching the wall. I would not be surprised if the wall was built at an angle.

Poor quality cabinets

These are the high-quality custom cabinets that the builder insisted he would build in-house instead of subbing out for a cheaper lower quality alternative. The toekick was installed without care and left unfinished. It turns out the builder did not build these cabinets and did sub them out to a cheap manufacturer. The builder marked up the price of the cabinets by over 400%.

Poor quality cabinets

This is the same problem as the previous photo. The trim is also inconsistent with the previous photo.

Rough backsplash transition at window sill

This is where a backsplash meets a window sill. A tiled sill was requested here, but instead, the builder left the drywall in rough condition without any trim over the mortar.

Beam patch problem

This was a very long and very expensive beam. It had to be shipped on a train from Canada. Wood has irregularities, and that is ok. This builder patched a chip with white filler. It would have been better to leave it unpatched or to match colors. It would have been best to protect the beam during construction to prevent the chipping altogether.

Misaligned bracket

This was a custom fabricated bracket to attach a very cool (and expensive) wood column to a wood beam. The builder did not get approval of the fabricator's shop drawings from the architect. The bracket was also installed too far to the right. A tape measure would have been an effective tool in getting this installed on center. A torpedo level could have also helped install it straight, so it is not leaning to the right.

Stair stringer problem

This stair stringer was not supposed to project at an angle to the floor. It was designed to be cut vertically at the bottom of the stair. This is a tripping hazard and looks bad.

Stair stringer problem

Same issue as previous photo.

Poor stair craftsmanship

Stairs are difficult to build. There are a lot of custom parts and pieces that need careful attention - especially at the main sculptural stair at the dramatic entry to a custom home. The shop drawings for the railings were not given to the architect for approval. The holes for the screws were not filled (and they should not have been there anyway). The stain from the column leaked onto the stair tread. The stair stringer has chips. The landing is not scribed (or filled) against the column. This is a messy display of craftsmanship from a builder who claims he only does high-end custom work.

Flooring gaps

The flooring was not cut tight to the column. We requested the builder to fill it. He did it! Victory. I would expect the builder would want to do this without being asked though.

Scuffs and gaps

Here is a scuff on the metal column wrap and a gap between it and the siding. The column wrap was supposed to cover the siding gap. The weather resistant barrier is exposed, and water will leak into this area. This will cause further, more severe issues.

Misaligned column wrap

Is this column wrapped attached straight? Nope. Whats that extra hole in the decking? This is possibly acceptable in a low quality build, but that was not the case here.

Misaligned column wrap

Is this one straight? Nope. 0 for 2.

Misaligned column wrap

Is this one straight? Nope. 0 for 3. Reminder - this is new construction. There were no existing conditions to work around that would require compromise.

As you can see from these photos, it makes sense to have frequent oversight during construction. Commonly, clients attempt to save on design fees by not involving the architect during construction because they believe it is an extraneous expense. With oversight during construction, we can prevent these problems and spot them before they become bigger ones. We also come up with friendly solutions (compromises) that work for everyone's agenda. In some situations, rework is necessary, and credits back to the client are required. A solid team between a builder, architect, and client is essential to keep the communication open, so effective and efficient decisions may be made in real-time. Fixes after the fact are messy, expensive, and difficult. The builder who built the items shown here is now involved in litigation and is being held responsible for the items that he built below the standard of care that is ordinary for the industry and for items that are not built according to the drawings. This builder was negligent in seeking guidance and approvals during construction to enable a good outcome. Thorough vetting of builders is also important. In busy construction climates, lower quality builders seem to emerge since the good ones are busy, and the cost of everything is going up. Taking a step back and evaluating all possible avenues is certainly worthwhile. In this situation, the client will end up being compensated for the builder's negligence, but nothing will ever compensate for the stress and added time that this causes.

If you’d like to learn more about our design process, visit www.josharch.com/process, and if you’d like to get us started on your project with a feasibility report, please visit www.josharch.com/help

SMALL Projects with BIG expectations

As an architect, I get requests all the time from friends, family, previous clients, etc to help them out with their little remodel, addition, or feasibility to see if they should pursue a possible project. Since I love designing things and seeing them get built, I'm always happy to help where I can. I've done some really cool small projects in the past, and it's also enlightening to see projects that can be built quickly instead of a couple year turnaround. 

Although small projects are small, they are not necessarily small from a business perspective. To get to a point where the designing can actually begin, it is necessary to go through the same few steps on most all projects - regardless of the size of them. Measuring the existing building and drawing it takes the same amount of time (and expense) for a small addition as it would for a large one. It is important (and required by the building dept) to document the existing parts of a building instead of only drawing the proposed work to it. We do this work of documenting very strategically. We do not measure each and every little thing when we first start a project. This would not be prudent. At the beginning of a project, nobody really knows what the design solution will be, so it is not time well spent to measure everything in a building with 100% accuracy. In addition to taking photos and carefully filing them, we generally go around and measure the length of every door, window, and wall as quickly as possible within about an inch of accuracy. This does not account for existing walls that are not built straight, existing construction that deviates from standard practice assumptions, and any extreme level of detail which we know we will focus on anyway much later in the process IF the client decides to actually do the project. Many projects never move forward for a myriad of reasons, so it makes a ton of sense to only get a rough idea of the existing conditions and not spend too much time drawing them until everyone is certain the project will move forward. The main point here is this phase of the work to measure and draw the existing building takes the same amount of time for all projects - whether its a big project or small one, so the economy of scale gets out of whack when you proportion that time over the actual design time of a small project.

Another area where small projects share the same (large) expense as large projects is with surveys and geotechnical reports if required. In many projects, even small ones, the building department will require a survey to be completed by a licensed surveyor to document the location of the property lines, the location of the building in proximity to those property lines, and even the trees and slope of the ground. The cost of a survey or geotechnical report is the same for a small project and a large one. Consequently, this is another expense that causes the overall design fees of a small project to be out of proportion with a larger one. Even if you’re building a shed, the building department still needs to know how close to the property line it is and what percentage of the property will be covered including the shed, house, and any other items.

The process of applying for a permit is another expense that is the same for a small project and a large one. We need to fill out all the same forms, do all the same calculations, and monitor the progress of the building department's processes whether it’s a big project or small one. Again, the economy of scale is lost here when doing small projects. For some small projects, there are some abbreviated processes the building department puts into place, but this really only saves wait time and not necessarily the production time of participating in the process.

Bidding is another phase that takes architects the same amount of time on large and small projects. Once we complete our plans, we send them out to builders to get bids with specific instructions on how to provide the bid for the project. The coordination here takes the same time investment on all projects. On larger projects, a builder may have more questions, but this is somewhat negligible. Most of the questions relate to the existing building and not necessarily the proposed new parts of the project. Again, the economy of scale is lost here on small projects. It is faster, however, for a builder to provide a bid on a smaller project. The coordination time for the architect doesn’t change though.

Construction administration is the final phase that shares many of the same expenses between small projects and large projects. Sure, there are more items to review on large projects, but the time spent getting to/from a meeting, setting up a meeting, filing the notes/photos, etc are all the same time invested whether the project is large or small. (The state of Washington standard acknowledges time spent traveling 50 miles to a project site is considered a legitimate billable expense, and there is even a standard in place for longer travel.)

In conclusion, the time spent designing is really what architects get hired to do, but there's a lot of effort and due diligence required to get to that point. On a small project, there's a small amount of designing relative to the amount of other required tasks to be completed. On a large project, these other tasks get shadowed by a much more robust amount of actual design time.

When comparing the cost of design fees to the cost of construction, these facts result in a much higher percentage of design fees for a small project when compared to a large one. It is also widely accepted that renovation projects are more complicated than new construction projects and therefor have a higher fee. The state of Washington standard acknowledges that design fees for remodels carry an additional 3% of the overall cost of construction. Additionally, it is recognized that residential design work is the most complicated project type. Yes, designing homes is more complicated than schools, hospital, stadiums, and museums. Residential architecture is the brain surgery of the industry. There is simply much more detail that needs to go into a residence than is necessary in other more open and repetitive types of buildings. This website summarizes architectural fees and complexity of project types from recognized government agencies and trade organizations: http://architecturalfees.com/project-complexity/ . You will see that it is common for custom residential remodel design fees to be around 20% of the total construction cost for smaller projects, and the percentage goes down proportionally as the cost of construction gets higher.

Over the past 18 years in the architecture field, I have had 4 clients get upset with my service. They all had one thing in common: they were small projects, so they did not want to engage in the full scope of architectural services to save money (despite my warnings). When the full scope of architectural services cannot be completed, an architect cannot protect the clients' interests. Although design fees may seem high relative to the construction cost of a small project, the intention of design services is to ensure construction goes according to plan. Mess-ups in construction are much more costly than the cost of preventing them with thorough design services. Design fees are well worth the investment. Here are some additional resources that substantiate these figures:

State of Washington Guide

Washington Post

Architectural Fees Website

Royal Architectural Institute of Canada (Published by American Institute of Architects - see page 11 TIER 7, and page 30 which defines custom residential as being in the most complex tier.)

Curbed.com  

Home Advisor (scroll down to "How Much Do Architects Charge as a Percentage of a Project?")

If you’d like to learn more about our design process, visit www.josharch.com/process, and if you’d like to get us started on your project with a feasibility report, please visit www.josharch.com/help

Design Is (Educated) Trial and Error

Automobile designers come up with an idea, build it, test it, redesign it, build It again, and repeat until it's as perfect as possible. It is really a form of trial and error. Architects don't get that opportunity. We design it, and it gets built only once. We only get one chance to make it right.

Doing something abstract or cutting edge comes with risk. If we do something that hasn't been done before, we don't really know if it's going to work. We think it will. We have reasons to do it. We analyze the idea as much as possible. But, at some point, we just have to take the plunge and build new ideas and adapt as we go. This requires commitment from the architect, builder, and client to attempt innovative ideas. The client must trust their team will perform successfully based on their previous track record of ingenuity. 

This is why I find architecture so interesting. I get the opportunity to design enourmous, custom, functional sculptures for people to live in, and I get to explain how to build them to great builders. I do this all while knowing the things we are doing have not exactly been done before. We are working together to figure it out with the information and conditions available to us at that moment. It's rewarding to be part of great teams that take great pride in their work. When working with builders who are less confident, less passionate, or some combination of the two, they tend to want to build it the way they did it last time. This works when you WANT it to be exactly the way it was last time, BUT living in inspiring spaces requires innovation, so there’s some variation in our surroundings. This variation actually responds to the surroundings when the architect is truly in tune with the limitations and opportunities within any given place. We innovate to come up with the best solution for the specific scenario. No two projects are ever the same. I can confidently say this after designing hundreds of buildings. 

This innovation ranges from designing an innovative space, to pushing the boundaries to how much glass and little structure you can have, to figuring out how to insulate a wall to the maximum extent possible, and even things like figuring out how to waterproof intricate and difficult intersections between different materials.  

These challenges are very fun to envision, and they are even more rewarding to see them get built and utilized to the extent it was intended. It's so rewarding because we work so hard and only get one chance.  

If you’d like to learn more about our design process, visit www.josharch.com/process, and if you’d like to get us started on your project with a feasibility report, please visit www.josharch.com/help

Architecture of Cornwall, England

Finding inspiration can come from many sources: people, places, or things. As an architect, I get most of my inspiration from observing places and exploring different ways of doing the things I already do. This is why I regularly plan trips to areas different from Seattle where I work and live. 

Most recently I visited Cornwall which is a region in the southwest of England. It is typical of most European cities that have had to adapt its ancient infrastructure to modern technologies. As I toured through restored castles, I notice things like: how they get electrical wires to be concealed throughout walls that are built of 3' thick stone or rock. 

Not only are they retrofitting older structures, but they also have different ways of doing new things too. For example, electrical wiring and receptacles are much more advanced. Each new outlet has a switch on it. This enables you to keep things plugged in while not in use while also cutting off the electrical power to prevent "ghost loads," which is electricity that is still wasted while things are plugged in but not turned on. This accounts for up to 10% of residential electricity used. This gives us the opportunity to save power, money, and resources. This also increases safety from children playing with outlets and from power surges. This doesn't add any additional difficulty for the wiring of the outlet. 

At the kitchen, there are "kill" switches for the appliances (with labels). This allows you to totally turn off an electric oven. This keeps us safer and prevents fires. The switch is illuminated in red when the oven power is on. When finished using the oven, it was obvious to turn off the oven and to also cut off its power. This provides an extra layer of safety. 

The switches and outlets are generally just cooler too. They have many more options and finishes than the standard two choices the USA has. 

Energy conservation doesn't end with the electrical. It is also evident when looking at any newer window. The double paned glass has a much bigger space between the two panes. It's about double the standard in the USA. This reduces the amount of heat that can be transferred through the glass. This has a negligible cost difference and has no affect on the appearance. It makes no sense to me why this is not a required standard in the USA. The window manufacturers do not make their window frames to accommodate a thicker glass unit, so it will take some time before they adapt. If our energy code becomes more stringent, then the manufacturers will adapt. 

Another cool feature about the European windows is that many of the new ones have a built-in vent. It's kind of ironic. Old windows were inefficient and drafty, so they unwillingly let fresh air leak in. Newer windows are very efficient and therefor not drafty. Since we still need the flow of fresh air to keep our indoor environment from becoming stagnant and moldy, the Europeans have incorporated pop-out vent strips in their window frames to allow the windows to maintain their important thermal efficiency while also allowing a trickle of fresh air to come in and out when desired. This little innovation helps prevent newer buildings from becoming too air tight which has become a problem with our newer envelope air-sealing products consisting of advanced caulking and weather barrier wraps. 

The use of cedar was another thing I was glad to see. Cedar, in its natural weathered state, was commonly used as a decking and siding material. It looks and works great. Cornwall has the same climate as Seattle except a little rainier. Builders always complain about the maintenance wood requires, but I think this is false. Wood only requires maintenance if you want it to look new. If you are ok with the look of weathered wood, then it requires no maintenance. Cedar is a native species to Seattle, so it should be used in its natural state. 

Working with native material in the natural setting is a common theme throughout Europe and also evident in Cornwall. One notable village was Polperro which was built before than the 1300's! Many of the original structures are still in tact. Nestled along the banks of a small cove between two rocky, tree-covered hills, this fishing settlement was built to contour the topography of the area and has a similar appearance to Venice, Italy - but replace the canals with a river. They even have a stone jetty with an operable wood gate that can close off the port during foul weather. The homes are built from the rock that is indigenous to the area and covered with cement. The roofs and trims are also built with native tree species. They stagger around the port, along the river, and up the hillsides bearing upon natural subterranean rock. The natural setting and materials surely have stood the test of time and add to the charm of this beautiful village. (Also, the Crumplehorn Pub was an amazing site with its authentic posts and beams from hundreds of years ago and ales naturally cooled in its cellar.)

Another notable feature of this area is its pristine farmlands outside the villages. Somehow an island as small as England, but with a huge population, has not given in to urban sprawl. The villages remain dense and walkable, and the areas outside the towns are uncompromised farmlands. Each town tends to have a "car park" where visitors can leave their car while walking around and enjoying the local pubs, shops, and other attractions. This promotes a healthier way of life. Walking around town, no car, no pollution, and more density all equates to less "stuff." The people who live in these areas seem to be more thoughtful in the things they choose to own and have more of a focus on experiences over possessions. This way of life enhances person-to-person contact contributing to the sense of community and creates the synergy that is lacking in suburbs with homes spread apart.

The development that does occur in these areas also tends to be more thoughtful. The modern architecture is a bit more striking. Although the modern materials do not "fit" within the context of the medieval materials, it is more iconic than a lot of the modern boxes being built in the USA. The problem with the traditional English architecture we normally envisions is it is extremely cost-prohibitive in terms of labor. Those castles are beautiful with their carefully carved stonework, but those took hundreds of years to build and had much lower standards for working conditions. Today, we treat our craftsmen with more respect, we have lower taxation, and this leads to less prominent architecture. To build at this level with today's labor and code regulations would be simply too intense for even the wealthiest clients to justify. This, in part, contributes to the alternative of using modern building materials that contrast the medieval construction methods and materials. As a result, it is important to design modern structures that are equally as striking as their older counterparts.

If you’d like to learn more about our design process, visit www.josharch.com/process, and if you’d like to get us started on your project with a feasibility report, please visit www.josharch.com/help

It Ain't Easy Being a Builder

Since I have experience building just about everything, I can commiserate with builders as an architect. They have a TOUGH job. They have to actually build the stuff architects draw with a level of craftsmanship our clients will accept. As an architect, I only have to draw lines on a paper. Sure those lines can be complicated to figure out at times, but we get to sit at a heated, dry, cozy desk and draw those lines while a builder has to be out on a cold, muddy, rainy jobsite trying to figure out how to properly build those lines that architects drew.

Most of the time, the lines architects draw are not even completely figured out yet, and the builder still has to figure out how to build them properly. We also prefer to empower the builder to offer input on these items where appropriate since the person building the project is the one who truly knows best when it comes to methods of construction to achieve the design intent. It's also not possible to completely figure out how something should be built during the design phase since all of the concealed existing conditions, client decisions, code interpretations from the building department, pricing from the builder, and exact specifations are unknown at the time the plans are drawn. Much of that is left to be discovered during construction, and the architect and builder are left to figure it out at that time. All too often, the builder expects the architect to know these things ahead of time (a year in advance) when the plans were drawn. 

Since it's impossible to foresee all these conditions, the builder gets stuck reacting to the as-built conditions and trying to incorporate the intent of the drawings as closely as possible. This is rather difficult because the builder rarely knows the design intent. How could the builder? The architect invented it with the client's feedback over months and months of meetings, iterations, changes, and more changes. It's a moving target, and the builder is the only one who eventually holds the target in one place and takes a "shot" hoping the thing they build aligns with their interpretation of the design intent ambiguously portrayed in the drawings.

The best builders don't take long shots at moving targets. They understand the architect knows the big goal, so they take baby steps and ask lots of questions and provide further clarification to the architect about existing as-built conditions to get more feedback which only moves the target closer and makes it easier to hit it. The bad builders are the ones who don't ask questions and just build something. This is like closing your eyes and shooting at a target hoping you will hit it. This is a guess at the client's goals. There's a low likelihood of guessing right, so the failure rate is high. It's best to take the time to ask, get approvals, and build exactly what the client actually wants on the first try. (Ask where the target is before shooting at it).

Once builders get the appropriate feedback, they have even more challenges. They need to order materials and hope they are not discontinued from a year earlier when they were specified. They also hope the materials are not on backorder and can be delivered on time. They also need to make sure their staff is available to work when the materials are delivered to keep the project moving forward (and to prevent their business from remaining stagnant).  They also hope the weather cooperates. The right moisture level, temperature, and sunlight can be critical factors in installing many products. Builders also need to make sure they have the appropriate tools, the right sized drill bit, the battery charger for their drill, a long enough extension cord, the tube of caulk, etc. The absence of any one of these things throws everything off, requires a Home Depot run, and pushes progress behind.

The builder also needs to ensure they are being paid on time, so they can afford to buy all these materials on the client's behalf. Getting paid is also reliant on the quality of the workmanship. This is the hardest part. If there's one scratch, one misalignment, one wrong color selection, one thing the client doesn't accept, the client won't pay. This puts a lot of pressure on the builder to build exactly what the client wants.

Good craftsmanship is not easy. It takes tons of patience, dedication, time, and focus to pull off a perfectly built project. Most of the materials builders work with are expensive. One wrong cut or chipped corner has a huge financial impact.

The best builders out there take so much pride in their work, and this is why I have so much respect for them. It's a hard job, and they are the final step in bringing a client's dream into reality. It all rests on the builder's shoulders. 

I'm sure you know some builders. Take the time to encourage them. Let them know you appreciate their dedication, their backbreaking effort, their patience, and their sleepless nights planning for the next day on the job. They dig holes for you. They walk on slippery dangerous roofs for you. Think about it...You're sitting in a room right now. Who made that wall so flat? Who prevented water from leaking through that window? Who attached every single one of those floor boards together? Who cut that drywall, hung it, plastered the seams, sanded it, plastered it again, sanded it again, primed it, painted it, and painted it again? Someone did all of those steps for your enjoyment. Please thank your builders. They built the world we live in.  

If you’d like to learn more about our design process, visit www.josharch.com/process, and if you’d like to get us started on your project with a feasibility report, please visit www.josharch.com/help