YOU MAY HAVE BEEN thinking about that house addition for some time now and you’re ready to get started. But where do you start? Unless you are involved in the construction trade you may have no idea. If this is your first construction project then you probably are feeling a little overwhelmed. Perhaps you’ve heard horror stories: You’ll be living with a mess… the contractor never finishes on time, or within budget… subs never show-up when they’re suppose to… unexpected cost overruns, or worse, a general contractor who goes bankrupt right in the middle of the project and never comes back. All these nightmares are possible (and The Seip Group has seen it all). But they are all avoidable if you approach your project with the right sequence of events and obtain a little guidance before you start.
Step 1: Check with Local Officials
There is no point spending time and money if your project doesn’t meet current local ordinances. Every residential property is governed by front, rear and side setback requirements — meaning you cannot encroach beyond that line. You can obtain a variance but that process takes time, costs money, and has no guarantees. A quick call to your building department will get your answer. Often times your local government has its zoning requirements and ordinances accessible on its website, but The Seip Group most frequently finds that locating this information online is, at best, frustrating.
Step 2: Finding a General Contractor
The Seip Group is an architectural firm. We work with homeowners and contractors all the time. We are frequently asked, “how much is this construction going to cost?” Our answer is, “never ask an architecture about cost.” We have a general sense, usually based upon a “square foot” estimate, but we’re not out in the field every day working with labor costs and fluctuations in material costs. So we recommend that while you might have a relationship with an architect you trust, that you begin talking to several contractors. Contractors can easily give you an estimate even without drawings. We say “estimate” because your selected finishes will ultimately drive your project cost up or down. At least you will have a good idea about whether the cost you had in mind is “in the ballpark.”
But how do you go about finding a qualified contractor? A good place to start is by asking an architect — if you already have one in mind. We know who are the most reputable ones because we work with them. Neighbors and friends are a good source. If they had a good experience with a contractor chances are excellent you will as well. Your building department will be only mildly helpful in this process. They cannot recommend someone, for obvious reasons. But they might have a list of “certified” contractors who have worked under their jurisdiction previously that they will share with you. This will at least tell you that they are familiar with the company. Of course, in states that require contractors to take state conducted examinations and become licensed, you can check names (often online) against any reports of misconduct or loss of license. Once you find a contractor you like and trust, don’t sign a contract of obligation until you can hand him a complete set of architectural plans upon which to base a firm price.
Step 3: Hiring an Architect
Most architects think that they should be hired at the beginning of the process. The Seip Group disagrees. We know of too many homeowners who are the not so proud owners of complete sets of construction documents through which they were astonished to learn from their contractor that their project would cost far more than the allotted budget. Our firm has worked with clients who want to build multi-million dollar houses, and we’ve worked with clients who want to add a simple kitchen addition. What we’re learned is that every client — no matter how much money they have for their project — every client has a budget. Even the two million dollar waterfront house has a budget. Our article entitled “Find a Local Architect” gives the information you need to find and retain a competent architect. So, in this article we want to give you enough information to get you started on the right path. A good place to start is with a friend or family member who can refer an architect. You can search the internet but that leads to a lengthy process of comparisons that takes time. The American Institute of Architects (AIA) will have a list of licensed architects in your area. But bear in mind that relying exclusively on the list will eliminate other qualified architects who choose not to be members of the AIA. Your contractor also probably has a favorite architect he likes to use. An established relationship between contractor and architect could prove to be very important. Which brings us to our final recommendation.
Step 4: Building Your Addition
Once you have signed contracts with your contractor and architect you’re ready to begin the process of design. It’s a good idea to have your contractor present, at least at your early design meetings with your architect. A contractor can provide valuable input to design in the area of cost. You never want the contractor leading the design process, but his input regarding cost is important. For example, a design concept you really like might be achievable by constructing it another way that can save time and material, thus saving you money. Often, there are unforeseen issues which arise “in the field” when a wall is opened up… something that raises concern from the contractor. This is where there is the most potential for cost increases. Your contractor will likely bring it to your attention, but you should also insist that the architect is brought on-board and given this information — especially if it is a structural issue.
Building inspectors are an essential part of the construction process. No forward process can occur until the inspector approves that phase of construction. Here is where you need to know your contractor and architect are working as a team. On occasion an inspector might require a contractor to undo something he has constructed because it doesn’t meet code requirements. This probably just cost your contractor some money in wasted time and materials. An unscrupulous contractor might want to shift the blame on the architect in order to convince you that the cost ought not to be borne by him. Stay close to the construction process. Know what is being accomplished from day to day, and expect your contractor to give you a verbal estimate at the beginning of each week of what he is planning to accomplish.