Design/build vs separate architect

[simpsongal]

I’m doing some preliminary research on architects (will consider yours bhnumbers ) and finding a lot of design build firms.

Anyone have insight into the the pros and cons? I was leaning toward architect bc there’s no easy fix for our house - I can imagine like 4 different approaches. Otoh a design/build might have better insight into the costs of different approaches. We were hoping to do work in phases, which may weigh in favor of an architect too.

We obvs have local codes but we’re on a large lot and I don’t think setbacks and whatnot will be an issue.

Thoughts?

ETA: I reached out to an exterior co. we've used for roofing, etc. to ask if he had a recommendation and he directed me to a design build with whom he has worked often.  I asked our porch contractor too, and he didn't have an architect but suggested if it was relatively straightforward he could handle the project and designs with my input (which he seemed to understand wouldn't work for our stair configuration issue). 

[penguingrrl]

I would personally want a licensed architect as they’re generally going to do a nicer job with the exterior aesthetics. If I were doing it, I would have a separate independent interior designer. My mom is a freelance designer (she went to architecture school but never obtained her license, but has had the requisite training) and has often majorly changed floorplans from what an architect designed because they aren’t necessarily as excellent at knowing how a person/couple/family is likely to use the space and more focused on the engineering challenge and aesthetic. She has several different architects who bring her in early on to do the interior special planning from the beginning and it’s generally a very smooth process.

I wouldn’t assume a one stop shop would be better about knowing the costs. IME working for an architecture firm they were fairly accurate with estimates and put the job out to bid with multiple contractors, which can get a better price.

[munkii]

Design/build firms have their place, but I, personally, would rather hire an architect and a separate contractor. The reason I say this is because if you hire an architect separate from the build firm, that person will act as the owner's advocate. If you hire a design/build, you will either need to trust them that they are keeping you in their interests or hire an independent advocate.

Also, as an interior designer, I agree with penguingrrl that you most definitely need an ID on the project--we specialize in interiors and understand how people live and interact with their environments. Yes, some architects are good at this, but interiors are not their training or specialty.

[aprilsails]

Oh yeah, some architects are so bad at laying out rooms. I’m an electrical engineer and I often get floor plans that leave me scratching my head.

If I was doing an extension (like a sunroom or an extra bedroom over the garage type thing) I would go ahead and do a design build since the process would be faster and the price would probably be equivalent to the cost of architect+ contractor) If this is a major remodel with lots of changes then I would look for a good architect that specializes in residential work (this is where I often see issues, when major architects that usually design for cancer centre are suddenly doing a condo building, that looks awesome, but has the stupidest layouts known to mankind).

The process will definitely take longer, and it will require you to do more shopping around. It can be worth it though.

[stackingtens]

I am the designer for a design build firm, so obviously that influences my opinion. But what we have found, time and again, is that when we are approached with architect-designed plans that were separately contracted, we can almost never build it and have to restart. Unless you have an architect really in touch with construction costs, the homeowners usually end up with plans that far exceed their budget.
We have an architect on staff part time to consult on all necessary projects, which I know is not the case for every DB firm. But I still do all the design work because what I specialize in (and have a similarly advanced degree in) is space planning, layout and aesthetics. Oir architect admittedly doesn't care about how the kitchen turns out. But she cares a lot about rooflines, structural concerns, construction methods. So she and I work together to make sure I'm brainstorming what is possible and then my owner, our estimator (and engineer) is checking in regularly to ensure we are on budget.

But, I think so much of this is regional and depends on what kind of businesses are even available. Design build thrives here, and there are only two interior design firms that you could hire separately... So choices are limited. In our case, we manage everything from the brainstorming to the very last finishing touch, and the budget, and it works for us.

[hbomdiggity]

Honestly, I see “Design build” in the residential world as a trendy term for contractors that want to wing it at the design. It’s one thing when it’s a bathroom model that is purely cosmetic and doesn’t involve any layout changes. It’s “design build” because the contractor will help you “design” the finishes. But if you are looking for actual plan development and design renderings, capabilities are going to vary wildly.

True design build means the entity is a team with an actual design professional and contractor/builder. The benefits are supposed to be that in dealing with a single entity, you are shifting any risk of scope gaps to that entity. Design build is also considered fast track. Comparatively, in design bid build, the owner effectively takes on the design responsibility and associated risk when issues arise during construction.

In our experience, we hired an architect separately. She prepared the plans (actually 3 different options) and then we had some subs give us bids (we were the gc). During that process, one sub (the plumber) recognized some issue with the design relating to venting and helped us figure out the best option and modifications needed. So really, I think it boils down to having a trustworthy contractor on board.

I think design build has its place, but I see it more in commercial than residential.

[L]

There is no education or training requirements to design residential properties. Often a design/build firm is a contractor or draftsman doing the design. Which is perfectly legal but a risk. But licensed Architects, Interior designers and residential designers aren’t necessarily talented either but your chances are better...and they should at least know to take in countless factors with the design & have proven competence/life-safety knowledge. Contractors often design with a check the boxes mentality (like with McMansions) and they’ll in most cases want to maximize their profits...so in a way, it may save your money but it may be a conflict of interest. Guess it depends on vetting who you work with and the scope of your project.

[mrsukyankee]

If we buy a project for our next house, we'd look at a design and build, but only one that has a licensed architect working on the project which is not rare in London.

[simpsongal]

Feb 11, 2019 16:02:37 GMT -5 mrsukyankee said:

If we buy a project for our next house, we'd look at a design and build, but only one that has a licensed architect working on the project which is not rare in London.

this seems to be the case in Northern Virginia too. A friend of mine is a carpenter for a major design build and he estimates the mark up at 20-30%, and they have more work than they can handle. I think one of my concerns with design build is that it will be more expensive. I suppose I’ll just have to set up a bunch of meetings.