If you’ve never worked with an architect before, it may be tough to know what to expect. But don’t feel alone - many people planning to build a home have never done it before, and for this reason, architects work with lots of first-time home builders. That being said, understanding the process before you begin can help things go far more smoothly down the road, and avoid any unwanted surprises.
Do You Need an Architect?
The first step is to decide whether your project requires an architect. In general terms, you need an architect if you:
Need to submit drawings to your local building authority in order to obtain a permit to perform the work (this is always the case with new construction)
Want help realizing a specific design vision, or need someone to provide a design vision for your project
Some architects specialize in one or the other, so when you’re searching for someone to work with, make sure they align with what you’re looking for, and that they have the qualifications and experience for your specific project.
For example, you do not need to hire a trendy, design-forward firm for a simple, traditional build with standard detailing. While most architects can cater to a range of aesthetic preferences, narrowing your focus is super helpful. Likewise, you shouldn’t hire a firm that specializes in commercial work if you’re looking to build a home. If you plan to restore an old home, look for an architect or firm experienced in renovations. And although you technically need a license to call yourself an architect, many unlicensed designers don’t follow this rule, so make sure that you hire someone able to deliver a stamped drawing set if you require one. (Keep in mind that many small projects don’t require a permit, like minor cosmetic alterations. It’s best to check with your local building department to see if you will require a permit.)
How to Find an Architect
Finding an architect can be especially daunting when it’s not clear where to look. As licensed professionals, architects were historically not allowed to advertise, and to this day they can be somehow hard to locate. If you’re reading this, you’ve obviously found at least one architect! But if we’re not quite the right fit for you, here are a few ways you can track down the best architect for your project:
Look for other houses you love in the general location where you want to build, and find out who built them. This is a great way to discover someone whose design style matches yours.
Ask around your community - word-of-mouth is still one of the top ways architects get new projects, and there’s a decent chance that someone you know either has worked with an architect or knows someone who did. And there’s no person who better understands the process than someone who just went through it.
Ask others in the industry, like real estate agents and builders. Chances are high that their network includes a few architects.
Read local or national design magazines and publications, and look for projects that inspire you.
Search an online database like the AIA firm directory or Houzz.
Once you find your architect, spend some time vetting each other out. You’re entering into a relationship, so it’s important to make sure you can work together successfully over a period of time.
What is an Architect’s Role?
So now you’ve found your architect, but how exactly will they help you achieve your project goals?
An architect is a licensed professional trained in understanding local building codes to ensure the health, safety, and welfare of building inhabitants. A good architect is also an expert problem-solver - he/she is skilled in pulling together all the puzzle pieces that make up a unique design challenge, and fitting them seamlessly together. And he/she is also an expert in doing it all with style - architects are spatial and visual artists, who can not only envision spaces of great function and beauty, but can also produce artistic representations of these spaces to help you see them too. An architect will be your advocate throughout the design process, translating you dreams into a language that builders understand, and negotiating on your behalf to ensure the final product is exactly as you want it.
Architects generally divide their process into 6 distinct steps or project phases. Learning these will help you gain an understanding of what happens once you hire your architect:
Pre-Design
Schematic Design
Design Development
Construction Documents
Bidding and Contract Negotiation
Construction Administration
We will briefly explain the phases here, but if you’d like to understand them in depth, we will be covering them in detail in a future post.
During the first 3 phases, the architect will:
Work closely with you to determine your overall goals and priorities for the project
Familiarize him/herself with the project site and its key characteristics
Create a list of rooms and work out key spatial relationships with your input
Develop a final layout based on your feedback
Flesh out a form for the building and determine where any openings, utilities, mechanical spaces, etc., will go
Work with your structural engineer to develop a structural design, and work with other pertinent consultants to develop and locate plumbing, electrical, and HVAC systems and components
Help select interior and exterior finishes, fixtures, and hardware
At the end of these 3 phases, your design will have taken shape and you will have a clear picture of what your future home will look like. You will have basic drawings and possibly 3D models (if that is part of your agreement), and these tools will help you to visualize the final design.
During the 4th phase, you will likely be a little less involved as the architect works to transform the documents from the previous phases into a complex set of fully detailed and annotated construction drawings and specifications - these documents will tell the contractor exactly how to translate the design into a physical reality. They are the building “blueprints.” During this phase, the architect will also work closely with the structural engineer and any other consultants to incorporate the consultants’ work into the final drawing set.
The 5th phase involves pricing out the job, either with a single preferred builder, or with a number of contractors who submit competing bids. The architect will communicate back and forth with the builders to reduce costs where necessary, answer questions, and clarify any discrepancies, with the goal of obtaining the most accurate pricing that satisfies the client’s construction budget.
Finally, during construction administration, the architect will oversee the construction of the job by performing necessary site visits and answering requests for information from the contractor. This step is critical in ensuring that the final product is as close to the intended design as possible.
What Is Your Role When Working with an Architect?
Be enthusiastic and open! This is your chance to do something unique and specifically catered to you. Do your research before you start working with your architect, know what your non-negotiables are, and make sure you communicate all of your visions and ideas clearly to the architect. Also keep an open mind to his/her ideas. As we mentioned, an architect is a trained professional, artist, and problem-solver. Hear out how he/she thinks your dream home might be improved to better serve your needs. And be open to change - due to budgetary and time constraints, among other outside factors, the design can evolve throughout the process.
Speaking of bugdet, have a clear idea of how much you want to spend from the outset and tell your architect. There are many different costs that go into building a home, including:
The actual cost of construction, which includes your builder’s overhead and fee
Fees for the architect and any consultants, such as geotechnical engineers, structural engineers, etc.
Permit fees
Landscaping costs (these are not typically included in your contractor’s price)
We will cover how to budget for your project in a separate post, and will provide a more comprehensive list of common costs, but always aim to have two numbers in your head:
The budget you share with your architect, which only includes the first point above: how much you want to spend on the actual build and your contractor’s fee
What you want to spend overall, adding together ALL of the associated costs, including the cost to build
Also, try your best to answer questions and make decisions in a timely manner, or designate someone, like an owner’s rep, who can do that for you. Building a home is a costly and time-sensitive endeavor, and slow decision-making can lead to significant project delays and additional costs.
Enjoy the Process!
Planning to build a new home is a daunting undertaking, but as with any big project, try to find joy in the journey as much as possible, because it can also be truly exciting and rewarding in a way that few other things can be - you’re building a custom, functional piece of art that you can live inside, after all!
Working with an architect who truly understands your goals and serves as a partner and advocate in the process can help ensure that the design and constitution of your project is seamless and enjoyable, and that your new home is a thing of both function and great beauty!