Architect, draftsman, engineer, carpenter or what?

[riptides]

I live in Virginia.

So I am trying to understand who I need, and why. We have a farm house we are interested in "remodeling". Basically
"re-doing" an addition that is attached to the original 1900 structure. The floorplan layout would remain somewhat the same, we would move some bathrooms around. We know what we want in a layout, but structure wise, we need to make it right.

Who do I start with?

Some architects don't give out their plans anymore, and want to do the whole project. So I need one?

Can a draftsman call an engineer to look at the project for structure support issues?

Can an engineer give me hints or specs that a draftsman can blueprint?

Who do I start with?

-Mike Z. /forums/images/graemlins/grin.gif

 

[jim_wilson]

Maybe more detail is needed but your project does not really sound that complicated. A couple of years ago I ripped the roof off of my ranch style house and added another floor onto to it to make it into a Cape style house. All I needed to get the building permit was a decent set of drawings (which I did myself) that showed the framing details and basic structural details.
Wood frame house construction is pretty straightforward in my opinion and with a little research about framing techniques you could probably do all the plans yourself if you are so inclined. I have an acquaintance who has spent thousands of dollars on house plans and engineering drawings for a house they were going to build - when that plan fell thru I loaned him a number of books and he ended up drawing out his own plans and pretty much building the house himself.

 

[EddieWalker]

If I understand this, you're looking for somebody to tell you what you need to do in order to build it correctly.

Since your asking, I'm asuming that you're not familiar with building techniques yourself. Are you planning on doing the work yourself or hiring a contractor?

First step is to know what you want. This sounds simple, but in reality, it's the hardest part of any remodel or build. The owner wants more room, or a diferent layout, but isn't sure about how to do so.

Any competent contractor could design it for you so it will pass code and withstand Mother Nature. Call several to get advice and discuss your project. Always call at least three with five being better. A good saleman will get the job, but he might not be reliable, or the right person for you.

Then you need to know how you want it to look. Get some magazines and start a collection of pictures. Have what you like on hand to show your builder. If I know what you want before I start, I can do it quickly and efficiently. If I start building and you decide you want something different, it will cost you ALLOT more money.

My problem with archetects and designers is that most are out of touch with the realities of actually building something. If they draw it, and know it's possible to build, the expect it to be done. They will sell "there" idea to the home owner, who expects the builder to be able to do it. Problems arrise when the builder has to figure out how to accomplish the task, and what to charge.

Custom, creative and unusual will cost "LOTS" of money.

Hope I made sence and didn't ramble too much. /forums/images/graemlins/smile.gif
Eddie

 

[johnday]

rip; I'm kind of biased, since I'm a carpenter/builder [semiretired] that is. But Eddie gave you some reaal good advice. Ask around, lots of good carpenters don't advertise. They should ask what you plan on using the addition for, and listen and not just hear your answer. Not all carpenters look like the pretty boys on TV, including myself. So you may be in for a little culture shock. You also have to listen to what he/she is saying also. For a small job like your talking, I would expect a free estimate, that's what I do. Also ask him about his schedule. He should be able to produce some sort of references too. Further, if your not comfortable with him, he's not for you, or you for him. Lastly, let him do his job. I'm not saying not to ask questions about why he does this or that, I always try to educate the owner about the building process, but PLEASE don't say, that's not the way Uncle Roy built his garage back in '63.

O.K., I'm done, and good luck. Let us know how it works out. /forums/images/graemlins/grin.gif

 

[em14]

Having seen many of the contractors in operation in that area I would be sure and get references from all in the process... be it contractor, architect, Engineer or designer. You need to sit down and write up, just list, the things you want done. I would then pay a call on the building/permit office to find out about the building permit process. I don't know about Fauquier County, but Fairfax County had a decent building permit requirements web page, but you may decide you would like to talk to them. After you have done that, then, at least you will know what is required. There was such a building boom going on up there that finding good craftsmen may not be real easy yet they are available. I have a friend in Fairfax that got a small and, quite good company, to remodel their house. They did the design, plans and permits as well as the remodeling work. The workmanship is outstanding but the completion has taken over a year. It's those small details they need to complete and get the final inspection. There is very little left to be completed yet it has been over year waiting for the finish so the final inspection can be called for. This firm was highly recomended by all the references and they did good work just seems hard to get to the end.
Leo

 

[beenthere]

Four years ago, we added an addition on to our home, and I was in a similar position (had some skills in carpentry, etc. but wanted something that I could just 'help' go together.

Found a local builder who worked with a local architect, and talked to them both. The architect drew the plans around my ideas, and the builder modified them a bit around his experience. Wound up with a 720 sqft great room added on that is half again as big as the original house.

I helped the three carpenters and could watch every step of the process. Turned out great all around.

 

[bandit67]

First of all, you probably should start asking around for references for a couple of local builder/carpenters that specialize in remodel jobs. After talking with them, hopefully you will find one that gives you a good gut feeling, and shows you some of his work. Once you've located a potential builder, he should be able to give you the name of an Architect (or two) that he has worked with on numerous occasions in the past, and that can help out with your project. Getting the name of an Architect from a builder often times ensures you are getting one that knows what really goes on out in the field and has decent knowledge of construction.

For your reference, an Architect is one who has gone through Architecture school, put in their required time working in Architectural firms as part of the licensing requirements, and passed the licensing exam. There are also plenty of "intern Architects" that have done all but taken the licensing exam, and are competent enough to help you out (at a substantial savings over what a licensed Architect will cost you).

Unfortunately, based on my experience, many "draftsmen" that have struck out on their own are not as competent as "intern Architects" in both their design abilities or their ability to put together a good set of permit drawings, so the cost savings of a draftsman can often times end up not materializing.

Many engineers do not really do Architectural design, and although are extremely competent structural designers, won't help much in laying out the spaces you want. My advice is do not rely solely on a Structural Engineer and a draftsman to do your design.

An Architect or good Designer can help to point out many design issues that you probably won't even think about until it's too late. Many folks get by just fine without an Architect on smaller projects, but those folks are able to put together a decent set of plans themselves. If you are not comfortable with putting a design together yourself, you should hire an Architect or an Intern Architect, or be sure to find a very competent draftsman that will put together a good permit set. You do not want to submit a sub-par set of drawings to the building department - they can make your life very difficult if you get on their bad side.

Make a lot of phone calls and meet with potential builders, draftsmen, designers, etc. if you cannot get references from friends or family. Don't take the design process too lightly - remember, you're the one who's got to live in the finished product day in and day out. You don't want to be kicking yourself every day for mistakes that could have been avoided if you hired the right consultant, and you certainly don't want your wife griping to you about your new addition for years to come. /forums/images/graemlins/crazy.gif

Good luck with your project.

 

[riptides]

Thanks all for the consultations!

We have had numerous contractors come out, most have been unimpressive. Some have not even returned information promised, etc. etc.

I am working with one now, on another remodeling project, not the original farm house, they are interested in doing the farm house, but would require plans. Thus my question.

We would like to formalize the process, so we have some architects coming by that hopefully will give us plans that a builder can run with.

My concern is removing the old addition and tying the new addition on to the farm house, in a way that will be safe, be legal, and be visually appealing. I am concerned about the basic foundation integration between the farm house and the addition. The farm house sits on stones.

I am "familiar" with building, but a man has got to know his limitations. /forums/images/graemlins/grin.gif

Thanks all.
-Mike Z. /forums/images/graemlins/grin.gif

 

[renz]

I'm a project manager in residential construction, so I guess that means I'm half as smart as an architect and half as smart as a good contractor! /forums/images/graemlins/smirk.gif So beware of my advice...

I'm only going to comment on code issues. The new code went into effect last September, and I've found even very experienced subs who are unfamiliar with its details. Wind zones are a start, requiring different levels of structural stength depending on your location. Adding on to existing structures has some requirements to meet the new code. Usually it's not a big issue, but it should be addressed. Requirements and enforcement vary a lot from one jurisdiction to another, depending on your building department. For example, I'm trying to get my new garage approved in a hurricane zone, and the level of plans detail that my town is requesting is discouraging to say the least. They happen to be right up on the new code, and they expect me to prove that I'm up on it too. I respect that, it's just a whole lot of design work.

Put simply, an engineer/architect's stamped drawings end the town's questions before they start, while a civilian's drawings lead to lots and lots of proof required for approval.

 

[bellweather]

It takes all of the above.

As others have stated, a good place to start is by understanding your needs and desires. create a list and prioritize...there will be some things you need and some that would be nice to have. Know the difference. Establish a budget (you will exceed it before you’re through).

Then work with a reputable architect, preferably someone who has worked locally. A good architect will solve your problems with creativity and may even find ways to save you money. If there are any structural issues, the architect will consult the appropriate engineer. A good builder/carpenter/craftsperson is not the same thing as a planner, but they are the ones who will ultimately bring the architect's vision (and yours) to life. It is the craftsman’s fine work that you will notice and appreciate more and more over time. A good idea poorly executed is just as bad as a beautifully crafted, but unimaginative idea. It takes both. And none of it is any good if it doesn’t fulfill your needs.

Hey there are volumes about this stuff, and much of it is on the web. Start researching…the more you know, the better the chances of success with your project. Enjoy the journey, and photograph the whole process.