back yard changes

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steps going into woods toward creek at 1018

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Langston Deep Bowl Fire Pit, 30"

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GIRSH DEVELOPMENT INC

I just responded to a similar posted question. Here was my response: Both methods have significant advantages and disadvantages which are way too long to discuss on this board. But here are some of the basics. Design-build gets you working with the builder from the onset. That is a very good process since the builder can be very influential with the final product to your advantage. However, this method also, typically, locks in you to working with that builder, before you know the final cost of the home. Having the plans designed by the architect first, allows you the flexibility to shop around using the plans for apples to apples comparison. This shopping process can help you decide which builder is right for you and potentially you will end up with a higher value (produce/service to price ratio) since you have several builders competing. However, since the architect is not a builder s/he may not have the projects financial interest at the forefront and the actual house can be designed to be more expensive to build. If you can find a builder you want to work with, based on all the various criteria, and have them either perform a design build contract with you , or at least sit in with the architect (even if you have to pay them for their time before a contract is signed) that would be optimal. Otherwise, you can always have the plans ready for bidding and once you decide on a builder be flexible enough to revise those plans if the builder gives you worthy feedback. No matter what you do, hire a good local real estate attorney to review the contract with the builder!!! Don't skimp out on this step!! Best of luck and success with your project.

Reply to: I just responded to a similar posted question. Here was my response: Both methods have significant advantages and disadvantages which are way too long to discuss on this board. But here are some of the basics. Design-build gets you working with the builder from the onset. That is a very good process since the builder can be very influential with the final product to your advantage. However, this method also, typically, locks in you to working with that builder, before you know the final cost of the home. Having the plans designed by the architect first, allows you the flexibility to shop around using the plans for apples to apples comparison. This shopping process can help you decide which builder is right for you and potentially you will end up with a higher value (produce/service to price ratio) since you have several builders competing. However, since the architect is not a builder s/he may not have the projects financial interest at the forefront and the actual house can be designed to be more expensive to build. If you can find a builder you want to work with, based on all the various criteria, and have them either perform a design build contract with you , or at least sit in with the architect (even if you have to pay them for their time before a contract is signed) that would be optimal. Otherwise, you can always have the plans ready for bidding and once you decide on a builder be flexible enough to revise those plans if the builder gives you worthy feedback. No matter what you do, hire a good local real estate attorney to review the contract with the builder!!! Don't skimp out on this step!! Best of luck and success with your project.

Comment

Brickwood Builders, Inc.

Just want to comment on something that Girsh brings up and is important. Several times a year we see plans that are significantly out of line with the clients budget - not a little bit but 2 or 3 times the budget. If you decide on an architect for the design, I wouldo encourage you to have the builder involoved to assist with cost Info. Find a person or a team of people that work well with you and that you feel like you can trust.

Reply to: Just want to comment on something that Girsh brings up and is important. Several times a year we see plans that are significantly out of line with the clients budget - not a little bit but 2 or 3 times the budget. If you decide on an architect for the design, I wouldo encourage you to have the builder involoved to assist with cost Info. Find a person or a team of people that work well with you and that you feel like you can trust.

Comment

GTG Builders

We also face this question with clients everyday. The brief answer is that details are your friend and anyone telling you $140k or $200k should be able to provide you a scope of work with that price. As a builder I would be Leary of design/ build firms for large projects. Smaller projects they can be great. D/B companies have been frowned upon by many states as their is a lack of checks and balances for the client. My suggestion: find builder or architect or D/B firm that will create a scope document and are ok with you shopping it too 2 other contractors. Everyone should guarantee their cost to be complete and require no additional costs to finish the job, unless specified in the contract. good luck

Reply to: We also face this question with clients everyday. The brief answer is that details are your friend and anyone telling you $140k or $200k should be able to provide you a scope of work with that price. As a builder I would be Leary of design/ build firms for large projects. Smaller projects they can be great. D/B companies have been frowned upon by many states as their is a lack of checks and balances for the client. My suggestion: find builder or architect or D/B firm that will create a scope document and are ok with you shopping it too 2 other contractors. Everyone should guarantee their cost to be complete and require no additional costs to finish the job, unless specified in the contract. good luck

Comment

S. Thomas Kutch

The biggest difference is the limitations. You're confined to the products the DB contractor has in his showroom. What if they don't have the cabinets you really want? Add. What if they don't have the tile you really want? Add. Windows, doors, trim, countertops.....you name it.........anything they don't have is going to be an add. And we haven't even begun to discuss the "hidden" issues........... As both an Architectural Designer / Project Manager and GC, I can tell you, my vote every time would be a Design - Bid process. I've known and worked with some excellent DB Contractors and for some projects it's an excellent method. But I don't think anything can beat a completely detailed and designed package (translation: finishes, equipment, materials, etc.,, etc.) that is bid out for the following reasons: 1. There are no unanswered items. Everyone is bidding the same thing. Materials, quality, fixtures, finishes, equipment, etc., etc.. 2. A competent and knowledgeable designer (Architect or RD) will be able to investigate existing conditions that will be involved in the renovation and the new work that could have major impacts on the cost Ii.e. deficient structure, soils, plumbing, electrical service, etc., etc.). 3. You're right......this is a major investment, why would you limit yourself with somebody else's idea of products (in their showroom) that make up good design. For tract homes that's fine.......but do you really want a tract home finish?

Reply to: The biggest difference is the limitations. You're confined to the products the DB contractor has in his showroom. What if they don't have the cabinets you really want? Add. What if they don't have the tile you really want? Add. Windows, doors, trim, countertops.....you name it.........anything they don't have is going to be an add. And we haven't even begun to discuss the "hidden" issues........... As both an Architectural Designer / Project Manager and GC, I can tell you, my vote every time would be a Design - Bid process. I've known and worked with some excellent DB Contractors and for some projects it's an excellent method. But I don't think anything can beat a completely detailed and designed package (translation: finishes, equipment, materials, etc.,, etc.) that is bid out for the following reasons: 1. There are no unanswered items. Everyone is bidding the same thing. Materials, quality, fixtures, finishes, equipment, etc., etc.. 2. A competent and knowledgeable designer (Architect or RD) will be able to investigate existing conditions that will be involved in the renovation and the new work that could have major impacts on the cost Ii.e. deficient structure, soils, plumbing, electrical service, etc., etc.). 3. You're right......this is a major investment, why would you limit yourself with somebody else's idea of products (in their showroom) that make up good design. For tract homes that's fine.......but do you really want a tract home finish?

Discussion

susqmama

Design/Build Firm vs. Architect and bid it out

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