#510 - PHASING PROJECTS AND STARTING BEFORE THE ARCHITECT IS HIRED
SUMMARY
This week, David and Marina of FAME Architecture & Design answer common client questions: Can my construction project be phased? Can I start my project before the architect is hired? The two discuss how much of the project needs to be designed, misconceptions and common mistakes in phased projects, starting a project before hiring an architect, what to do before signing an architect, client consultation calls, why architects’ fees vary, customer service, and vetting architects & clients. Enjoy!
TIMESTAMPS
(00:00) Working on phased projects.
“Phasing is totally doable, but it requires more collaborative conversations to happen much earlier than in a typical project. In a normal project, even when the GC or engineer isn't on board as early as we'd like, we still know roughly how the project will go. With a phased project, especially if the phased work is physically overlapped, more nuanced conversations with the GC and engineer about things like beam sizes, foundation sizes, whether the GC can get the equipment to the phase two area at the right time, and how to deal with those junctions, become critical. It's a conversation about large-scale decisions driven by the practical details of construction methods… It's really possible to define the scope of the phases unless you have those three players involved from the beginning.” (03:21)
(05:58) How much of a phased project needs to be designed?
“Clients don’t realize that when you phase a project, you’re basically doing two projects. You do phase one, then a few years later, you do phase two. You have to be very careful when deciding to phase a project, because getting through phase one is great, but doing it again is another level of commitment. Some clients never do the second phase because they're tired and overwhelmed by phase one. So the first question to ask yourself is, ‘Why do I need to phase this project? Do I want to go through construction again in two, three, or five years? What would that look like? Will I have to move out of my house? Can I work from home while construction is happening? How long will it take?’ Those are all valid questions to ask your architect when deciding whether phasing is the right approach.” (10:04)
(13:27) Misconceptions about phasing projects.
(20:12) Common mistakes when phasing projects.
“Rushing to make decisions in the design process is probably one of the top three mistakes I see clients make. It's human nature to want answers and not be floating in this ambiguous abyss of 'it could be this, it could be that’, but that's the space we [architects] live in. As professionals, we're fairly calm during the initial meetings, despite there being a universe of unknowns, because we know we'll get there, even if the path isn't clear yet. For people who haven't done this before, it's different. They're thinking, “Wait, if we do that, does that mean this?” They want to figure it all out immediately, and we have to tell them this is going to be a series of conversations. Until we have all the information we need, no decision will be made. As a client, you have to accept that there will be periods where things are up in the air… You have to let the professionals take the necessary time to gather the required information before making a decision, instead of trying to force one for your own peace of mind.” (21:44)
(27:51) Architects need to be good listeners.
(32:08) What to do before signing an architect.
“There shouldn’t be any serious design proposals made before the architect is on board. The architect is the one who looks at everything – your program, your budget, your goals, and who you are as a person – together, then develop the first solution, knowing there will be several iterations to come. It's a bad idea to have the GC or civil engineer say, “Oh, you should build here.” That's not their job. While they're experts in their fields, they see the project through a keyhole. I wouldn't take any early design ideas from them too seriously because what makes a solution good is interconnected to other factors. It happens all the time, though. Clients start making design decisions [before the architect is hired]. ” (35:52)
(39:40) Financing a project.
“One of the first questions clients should ask before hiring an architect is, “How much is this going to cost?” You want to make sure the budget you have is realistic for what you're trying to do. There's a lot of misinformation out there. The price can range from almost nothing to millions. There isn't a standard metric that everyone follows. Pricing depends on the locality, the real estate market, and what people charge in that area. There's no universal chart everyone uses.” (41:47)
(45:11) Client consultation calls.
(56:03) Why architects' fees vary.
“Another classic client mistake is choosing an architect based on the lowest proposal. They think, “Well, there's a $30,000 difference, so I'll go with the cheaper one and save $30,000.” But the real question is, what are you saving that $30,000 from? If the proposal is cheaper, it's usually because certain services aren't being provided. You're often better off paying your architect that “extra” $30,000 to make sure everything is resolved before construction starts, and then saving far more during construction. The problem is that clients don't have a construction cost estimate yet, so they don't know where savings can actually be made. The first number they see is the architect's fee, and that's what they base their decision on. That price difference can easily come back later as change orders or additional services because something wasn't included in the drawings. Eventually, someone still has to do that work, and you'll likely end up paying that same $30,000, or more, after the project is already underway.” (56:04)
(01:04:27) Customer service.
“A lot of architects see themselves as artists to the point where they think customer service is beneath them. But customer service is one of the most important aspects of being an architect because projects last a long time, they're incredibly complicated, and they're deeply personal, especially with houses. Some architects are talented, creative designers, but don't have much practical experience… they haven't developed the methods of working, coordinating, communicating, and managing a project that all contribute to good customer service. But without those skills, you don't really function as an architect. Being a great “building designer” doesn't automatically make you a great architect. There's a high chance the project won't even happen if all you bring to the table is design talent and not the service needed to deliver it.” (01:04:56)
(01:08:11) Vetting architects & clients.
