Renovating new home: architect/project manager vs. contract builder

jonnytekno

Hi

I have just purchased a new home which needs extensive renovation, remodelling and a loft conversion. We will move in on completion but then intend to move into rented for 6 months to get this done.

I have done this before but not on this scale and all in one go, so we used different builders to do small bits at different times.

When we were looking to buy I got a couple of local building/home renovation firms to give loose quotes
. These companies seem good and reputable and offer the kind of service where they do absolutely everything from start to finish and have their own architects.

I am wondering if this is the way to go vs. hiring my own architect and then getting detailed quotes based on those plans - or even using a project manager as well and getting them to use subcontractors.

I feel like I want to get to a level of fine detail in the quotes they give but don't understand how th ey can do that without architect plans.

I am literally just starting to think about this so looking for advice for anyone who has been through it.

Thanks

anselld

I would get detailed plans drawn up and approved by architects, then use the plans as the basis of quotation(s) by building companies.

In my experience I would not use an Architect to run the job. Their skill is design, not project management.

G_M

There are three questions here:

1) whether to get architect to draw up design
Since the contract with the builder, and he price, are dependant on the design, this is fundamental. Time and again one here's of people who constantly 'add in' things they want during the build process because th original design spec was not detailed enough. Builder then adds new costs, so the original 'reasonable' quote starts going through the roof.

You could use the builder's own architects, but I'd be happier using an independant.

2) project management
The builder should PM, calling in specialist plumbers/sparkies etc as required, to complete the build as per spec

3) Control /oversight
If your spec/contract is sufficiently detailed you could rely on the builder to follow it, and rely also on the council Building Control inspector to check fundamentals. Also rely on your own overseeing.

For greater control, use an independant expert (eg the architect or a surveyor) to check the builder is doing it properly not cutting corners.
This is useful for payment too. Your contract should specify at what stage of work each installment of payment in arrears is due. With no overseeer, I guarantee you'll be getting pressure from the builder for payments. With an independant overseer, he'll mnage that process and only authorise each payment when he's checked that the build process has successfully completed the relevant stage

But of course, the more managemnt you buy in, the greater the cost, so much depends on your budget, and you level of confidence in yourself, and the builder....

martinsurrey

Cant agree with GM more.

Which ever route you go though, if the planning isnt up to spec you'll pay for it later.

Everything should be detailed, from wiring, to light switches to radiator sizes, to skirting board dimentions, and once this detailed spec is quoted by the builder DONT change it!

all to often the price to move a radiator mid build will cost more than putting 5 rads in on the original quote as the builder is looking to recoupe any overspends (or pad out over optimistic quotes).

ognum

I would go for getting very detailed plans for planning and building regs drawn up using a structural engineer if needed.

Depending on what you plan to do I would usually go for a good builder over an architect for the building work.

I have use d an architect on two occasions on builds, the first time the architect was useless, was too busy and each job was done more quickly than he thought so he didn't really get to manage anything and the result was poor.

On the second occasion the architect who drew a complicated house extension managed the build and he was superb. It would have been hard for someone else to interpret the vision (sounds pompous I know) would have been difficult.

For a bog standard build get a really good builder, go and look at the work he has done, talk to his clients, inspect the finished projects. If he's good he will be happy for you to do so.

benjus

If you use a building surveyor to oversee the project they can also handle the tender process to get quotes, and will probably have a view on which local building companies will do a good job.

teneighty

I pretty much agree with what has already been said but just wanted to add a new dimension.

Firstly for architect read architectural designer. That could be an architectural technician, building surveyor etc. etc. They will be cheaper and probably have better technical knowledge. Just make sure they are professional with membership of the relevant professional institution so they will be regulated and have the necessary insurance.

Secondly, in my very biased opinion, a detailed set of construction drawings should pay for themselves in the quality, accuracy and competitiveness of the quotes you receive. Bad or basic drawings lead to uncertainty and ambiguity, builders tend to add extra costs into their quote to cover this.

If you are not confident to manage the project yourself then paying the designer to do it can again pay for itself. In my experience builders love to find extra work or try to charge extra for "unforseen" items. A good professional should be able to identfy any spurious claims and certainly be able to spot any bluff that the builder may try to employ on an otherwise inexperienced homeowner.

jonnytekno

Thanks for all the responses! I have found a couple of local architects with very relevant examples on their sites so will be going down that route

teneighty

jonnytekno wrote: »

Thanks for all the responses! I have found a couple of local architects with very relevant examples on their sites so will be going down that route

Sorry if this sounds like teaching my grandmother to suck eggs but please do not choose your designer on the strength of a glossy website. I tend to follow the rule that the more money a small firm has to throw at glossy marketing the worse the service they provide.

Personal recommendation would always be my first choice. If that doesn't work try looking at the local council online planning register and check out the names of the "agents" for similar projects in the neighbourhood. You should quickly get an idea of who the major players are locally. Obviously you still need to carry out due diligence to make sure the designer is up to scratch as volume of work is no guarantee of quality.

DRP

agree.

have a look at who people in your area are using for similar projects (should all be on local council planning website). You could even knock on their doors to get their opinions.

jonnytekno

Thanks - I am only using websites to locate potential architects.