Any architects out there?

System

seems like a whole lot of miscommunication here!
if you are being charged by the hour why would you pay upfront, you've got no idea how long is going to be spent on it!
if you change the materials from a planning approval you will have to change the planning approval.

Building regs drawings are not tender drawings or construction drawings, building regulations are a tick box exercise so it's likely he is using a some standard specs/notes etc to get through building regs - but we've really got no idea what has been agreed, only what you believe is agreed, is the purpose of the drawings to be able to get accurate prices from or to satisy the building regs? (what does your written agreement with the architect say?)
We always advise clients to have a structural engineer involved in any project, whilst I can spec lintels and roof joists etc, my pii doesn't cover me for doing structural calculations so all drawings are noted as requiring structural engineer sign off.
The appointment document should set out a complaints/dispute resolution procedure and/or a termination procedure...

Kiran

Is your existing house piled foundations?

With regards the roof design, you can't design it until you know what loads are going to be imposed. By this I mean concrete roof tiles weigh more than epdm. Also you say slightly sloping so this rules out tiles and potentially slate as the weather would drive under your roof covering. In its most simplistic form an epdm roof doesn't need a structural design, it can be worked up from first principals using the TRADA tables. The upshot of this is none of the advice above or drawings done by your architect matter if you don't know what it is that you want or have not had the correct discussions with your architect. I apologise if this sounds harsh but you wouldn't engage the services of a cosmetic surgeon without discussing what you wanted the final outcome to be.

Furts

I suspect the hourly fee is because the Architect has weighed up the client. The work is all an unknown so can it be priced? Fundamentals have not been decided, expectations are changing, Planning Permission and attached conditions are regarded as insignificant, trust is non existant, and respect for the Architect is rated at back stabbing and cynical.

Regardless, the Architect has attended OP for a meeting. There goes perhaps 4 hours. OP wants another meeting now, there goes another 4 hours. £480 spent, £120 left. What does OP hope to achieve with that £120?


I am still not convinced that a piled foundation is necessary. Overall that is just a small part of the overall chaos. Perhaps OP will reflect on those opinions posted then sit back and do a reality check?

Beenie

This is not an open-ended brief. He said it would take x hours to produce CAD drawings, and y hours to do the building regs work. This is how the payment was worked out. We have paid £800 so far, and a balance to be paid of £400+ when the remainder of the work is done (that is, when the build. inspr. is involved).

Our current house is not piled. However, the new build will be sitting on metres of clay, and we cannot have an extension built that will move independently of the main house. Hence the piling. This area is full of piling companies; it's very common as I said earlier.

Without going back over the comments, whoever said there has been miscommunication is probably correct. We thought we were getting plans that a builder could use for tender, and the architect has provided bits and bobs for the building inspector.

choille

Structural Engineers carry insurance so if the roof blows off in a gale then it's covered.

A decent builder - a DECENT builder - not one who reckons that all drawings done professionally are rubbish & better to do it his way as he knows best - should be able to price a job with the drawings you have. They should have a fee for a rough quote. best get a couple of quotes at least.

Doozergirl

choille wrote: »

Structural Engineers carry insurance so if the roof blows off in a gale then it's covered.

A decent builder - a DECENT builder - not one who reckons that all drawings done professionally are rubbish & better to do it his way as he knows best - should be able to price a job with the drawings you have. They should have a fee for a rough quote. best get a couple of quotes at least.

I've never met a builder who thought that all drawings done professionally were rubbish. It's always helpful to know what you're building.

The OP, at the beginning, said it was a simple single storey extension. It isn't. The OP also wants construction drawings, not BR drawings and seems to have misunderstood what they entail. No "DECENT" builder will quote for piling, zinc roofing etc without a properly detailed specification.

Furts

choille wrote: »

Structural Engineers carry insurance so if the roof blows off in a gale then it's covered.

A decent builder - a DECENT builder - not one who reckons that all drawings done professionally are rubbish & better to do it his way as he knows best - should be able to price a job with the drawings you have. They should have a fee for a rough quote. best get a couple of quotes at least.

Piled foundations, reinforced concrete pile caps, reinforced concrete ground beams, reinforced ground floor slab, no design for the roof, no idea on the roof covering, no details on pitch, vallies, connections, drainage .. the list goes on. No builder can quote against this. There is also specialist pricing- for example the groundworks - outside a small jobbing builder's everyday expertise. Which is exactly what OP has found. OP cannot get a quote without first performing their duties as a Client.


I would not be involved in an Architectural capacity but neither would I be involved in a builders' capacity. Builders are not a FOC estimating service to guide Clients through budgeting, design and details.


Yes OP has paid £800 to get CAD drawings but then deduct the initial meeting, and the next, and the next and ... say no more.


The original designer was a "friend" who has now pulled out. A detailed design has not been done yet a Structural Engineer has designed expensive, complex groundworks. It all sounds odd to me.

Beenie

Given that this a website dedicated to helping people and moneysaving, what would be your advice (as people 'in the trade') to someone like me? Forget that my project has started up, but what would you advise if another poster were to be in a similar position?

I got the initial plans drawn, I got PP based on these plans, the details of roof materials were to be decided later, I asked builders to give a budget quote. Three have done so with the proviso that an accurate costing can only be done with a detailed plan. That's what I thought I was getting for my money. At which stage did I go wrong?

As I keep saying, this is all a puzzle to me. One friend uses the same builder every time, does a sketch plan himself, and just gets on with building. He then invites the BR inspector round at critical stages. Someone else saw a conservatory they liked and asked the builder to do the same for them. No plans, no PP needed. Everyone seems to do something different.
By the way, I really appreciate people's input here; it is helping me form a better idea of how we should have started initially, but we are where we are.

Kiran

Doozergirl wrote: »

I've never met a builder who thought that all drawings done professionally were rubbish. It's always helpful to know what you're building.

The OP, at the beginning, said it was a simple single storey extension. It isn't. The OP also wants construction drawings, not BR drawings and seems to have misunderstood what they entail. No "DECENT" builder will quote for piling, zinc roofing etc without a properly detailed specification.

This exactly right. OP I'm not trying to pick fault but since you asked how you could have done it differently I'll add my 2 pence worth.

Firstly you create a brief, this doesn't require drawings although they are useful. From this you look at the elements which would be non standard big ticket items, zinc roofs, curtain walling, cladding, and internally finishes or bespoke items. Do your independent research on these including budget prices. From there you are better informed to instruct an architect or technician as to what you want shown on your plans which you can then issue for tender pricing.

I'm with Furts on the pilling genuinely being required. It's a gut feeling but if it was my money I would be making sure it definitely couldn't be designed out before instructing a pilling contractor.

As for the roof, as I said earlier you don't need a bespoke design for a flat roof regardless of the finished surface. What you probably need to look at with the zinc option is the detailing for accurate prices. Epdm is much simpler but you are not gaining the aesthetics so it's a discussion you should have preferably had early stages with your designer when working up your brief.

ComicGeek

Beenie wrote: »

The PP was given on the basis of a zinc roof BUT a couple of builders have suggested that as the roof won't be seen, we can save money by going for another material.

Well, they are probably builders who aren't comfortable with zinc. Don't forget that it's your risk, not theirs, if you're not building in accordance with your PP. Might not be the cost saving you're hoping for.

Are there any pre-commencement conditions requiring submission of final materials? From your other posts you state zinc/EPDM/slates as options, but if zinc is on the PP then how can it be?