| Most
renovations of old houses require a lot of planning,insight and
sensitivity. That's why we recommend getting professional advice
by hiring an architect for planning the work and a contractor to
carry out the architect's plans. Together, you three will constitute
the team that will get the job done.
Choosing
a Pro
Choosing the
architect and contractor who will work with you to realize your
renovation dream is serious business.You are, in effect, choosing
business partners as well as design and building professionals.
You will be working together intensely for a period of
time. You will have to set priorities together and make tough decisions.
Unforeseen difficulties may erode your budget. Because the relationships
can be especially demanding, you will want to choose pros with whom
you can communicate well and in whom you can trust.
Below is some
practical advice about how to choose the right partners for your
renovation project:
- Ask friends
about their experiences with architects and contractors to find
out who they recommend. Word-of-mouth is often the best way to
find a professional who can satisfy your needs and work within
your budget.
- If you see
an appealing renovation in progress, look for the pros' signs
or stop and ask for the name of the architect and the contractor.
- Check publications
that feature renovation stories.
-
Contact Historic Denver for a list of companies that specialize
in renovations rather than new construction.
Once you've
assembled a slate of candidates, you are ready to find out more
about each in order to make a good choice. Asking the following
questions should help:
Questions
for Prospective Architects
- Does the
architect have experience with designing for old buildings? Or
does he/she prefer to work on new construction?
- What is
the architect ’s design philosophy?
- What services
does the architect offer? A full range of services include schematic
design, working drawings, specification of materials, bidding
and negotiations with contractors, and supervision of the construction
phase. If you wish to work with the architect on just the preliminary
phases of the process, will the architect agree to such an agreement?
The scope of the project may determine the extent of services
you'll need an architect to provide.
- Is the
architect knowledgeable about the requirements of the city agencies?
- Does the
architect charge based on a percentage of the construction costs,
on an hourly basis, a flat fee, or a combination?
- Does the
architect use the standard AIA contract or another document?
- Is the
architect able to show you a portfolio of his or her work as well
as supply references you can talk to?
- When will
the architect be able to start work on the project? How long will
the various phases take?
Questions for
Prospective Contractors
- Does the
contractor have extensive experience with renovation or does he/she
specialize in new construction?
- Does the
contractor carry Workmen's Compensation and general liability
insurance? What are the limits? Can you be
named "additionally insured"?
- Can the
candidate supply a list of at least three references for you to
call or previous work sites you can visit to evaluate the quality
of his/her work?
- Does the
contractor have a license?
- Is the candidate
willing to supply credit references from suppliers, such as lumber
stores, sheetrock vendors, and others so that you can be confident
that he/she is financially solvent?
- Is the contractor
comfortable working with architectural drawings and partnering
with architects?
- Is your
contractor skilled at getting your project through the permitting
process?
- Will the
contractor be able to adapt the draw schedule that your lender
may dictate?
- When will
the contractor be able to start your project? How long does he
expect your project to take?
- How many
other projects does your contractor have in progress? How often
does he/she expect to be on site at your project?
Your
Role
As the team
member that will see your project through to completion, you will
have responsibilities to your architect and
contractor:
- No more
than one person should be the contact with the contractor and
architect.
- If you
notice problems on a site visit, always discuss them with the
contractor or architect, rather than with laborers or subs.
- Answer
questions and make decisions as quickly as reasonably possible.
The rhythm of work can be disrupted if the property owner takes
too long to make necessary choices.
- Resist the
urge to hurry things along.
- If change
orders are necessary, always make sure they are put in writing
and a price agreed to in advance of the work being done.
- Be aware
that if you ask for change orders, the date of the completion
of your project will usually be delayed.
Signing
a Contract
Run as fast
as you can from a contractor who refuses to put an agreement in
writing. The contract is indispensable in a renovation project.
It protects you and the contractor from miscommunication and spells
out in detail what each of you (the owner, the architect, and the
contractor) is expected to do. It ensures that there are no duplicate
efforts and nothing falls through the cracks.
The American
Institute of Architects (AIA) has developed a contract to use for
construction projects that defines what is expected from whom. If
you use another document or craft one yourself, make sure it includes
all of the following information:
- Parties
to the contract, including the contractor's name, address and
license number.
- Architectural
plans on which the project is based.
- In the absence
of an architectural plan, as detailed a description as possible
of the scope of the work and the materials you expect to be used.
- A statement
that all work will be performed in accordance with applicable
local codes and regulations.
- Start dates
and end dates.
- Total costs.
- A draw
or payment schedule.
- A list
of services that are not provided in the contract price.
- A description
of warranties for workmanship and products.
- A description
of how change orders will be handled.
Provided
by The Preservation Resource Center of
New Orleans www.prcno.org
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