What is the first step?
A phone call or e-mail followed by a Pre-Design Consultation. During a Pre-Design Consultation, we discuss your project needs, budget, and schedule. I share a booklet that describes the typical design and construction process and how an architect may help. After this initial meeting, I prepare a brief document tailored to your project. This document includes my perspective on the project’s potential and rough estimates of construction costs. With this brief, you will be better able to decide about next steps and if the project would benefit from my full services. I charge a flat fee for this service. Send an email to sini@studiokamppari.com to set up your consultation.
How much will it cost?
When owners ask “How much will it cost?” giving an accurate answer is not a simple task, especially early in a design process when there are many unknowns. While an architect can provide rough cost projections, accurate cost estimates require detailed drawings of the final design. A cost per square foot calculation can help you to make an initial budget for your project; in 2022, basic house construction costs start at $350 per square foot, custom residential projects are in the $700/SF range, and ultra-high end projects can be double or triple those figures. For remodels, historic project comparisons work better than a cost per square foot estimate and these costs depend heavily on which room you are remodeling, whether you are remodeling an existing space or making an addition.
How much is your design fee?
My work is billed hourly. As an estimate, you can use a percentage of construction costs for design fee; historically these rates have ranged from about 10 to 15 percent for my projects. Many factors — such as project complexity, project location, the desired number of design options and level of deliverables — impact total billed hours. Given the same constraints, smaller projects tend to have a higher percentage of construction cost compared to larger projects.
How long will it take?
There are three components to the timeline: design, permits, and construction. An average custom house on an unencumbered site may take one year from initial consultation to the issuance of building permits, and then a further one year to build, if everything goes to plan.
Simple remodels can be designed in a matter of months and high-end custom homes can take over one year to design. Larger, complex projects may be in design for several years.
Permitting timelines depend on the project type and site conditions. A small residential project may qualify for a fast over the counter permit, while a complex project may require many months for numerous permit reviews.
Construction timelines are hard to predict as they depend on factors such as builder and product availability, weather and existing conditions. A rough rule of thumb is that construction takes roughly as long as the design process, but sometimes it can be much longer
How do I find a builder?
I can help you to find and interview builders. I prefer to involve a builder early on in the design process. The benefit of this approach is two-fold: more accurate cost estimates and securing a spot on the construction schedule. I am happy to recommend builders that I have enjoyed working with the past or to work with a builder that you bring to the team.
How do I get a permit? How long does it take?
One of the main jobs of an architect is to help get all of the required permits for construction. Each jurisdiction has different rules about the types of permits required for the project.
Some design work can overlap with the permitting process, reducing overall project time. A simple permit for an interior remodel can be issued in a few days to weeks. A typical permit for a single family home can take numerous months (16-18 weeks on Bainbridge Island and up to 6 months in Seattle). Complex projects may take even longer (6 to 12 months plus). While the design and permitting process can overlap, construction cannot begin until the building permit has been issued.
Do I need an architect?
It depends. In Washington state, all non-residential buildings and structures over a certain size require an architect’s seal of approval. Certain permits require the stamp of an architect or a structural engineer. In other cases, you may start by gathering information, and then realize you want professional advice. Architects are professional designers that are familiar with building regulations and know how to provide the proper documentation needed for both permitting and construction.
Who is on the team?
The core project team includes the Owner, an Architect, and a Builder.
The design is led by the Architect, and they are responsible for coordinating all of the design consultants on your team. A General Contractors (builder) is responsible for constructing the project, and they work with subcontractors to execute parts of the project. It is common for the owner to have separate contracts with the Builder and the Architect. The Architect acts as the owner’s advocate during construction.
An Architect will help you to find the right team of specialist for your project. The most common consultant on a residential project is a Structural Engineer. Increasingly common is the request for Pre-Construction Services (e.g. detailed cost estimates) from a Builder during design. Here is a list of other consultants that you may want on your project: site surveyor, geotechnical engineer, landscape architect, septic system designer, civil engineer, interior designer, acoustic designer, MEP (Mechanical, Electrical, Plumbing) engineer, lighting designer.
How does the design process work?
Projects have thousands of decisions that must be made. An architect organizes this information and guides you through the process so that decisions are made efficiently. It may be surprising, but determining the basic floor plan and look of a house is just the halfway mark in the design process. A building concept needs to be developed to create a set of instructions for a builder. Specific materials and products need to be compared, studied, and selected. The building structure and systems need to be integrated. All of these details begin to crystallize the project. Cost estimates, schedule projections, plan set reviews and renderings give you the opportunity to evaluate if the design is heading in a desirable direction.
The design process has four phases: Discover, Define, Develop, and Deliver. We start by Discovering insight into the design problem and set up project goals; this is the phase where I love to see all of the inspirational images and materials that you have already gathered for your project. Then we Define the area of focus, project vision and draft preliminary plans. The we Develop potential solutions and start coordinating more detailed plans. Finally we Deliver the solution to the problem and provide all the documentation needed for permitting and construction. The architect’s scope does not end there, but we also help during construction to make sure everything gets built to plan.
In architect’s lingo these phases are called Pre-Design, Schematic Design (SD), Design Development (DD), Construction Documents (CD), and then finally Construction Contract Administration (CCA).