"The Architect" & Real Estate Development

[developmentcoac]

Those of you who are new to the real estate development business, need to understand what each Design professional contributes to the development team and the specific services they are capable of delivering for you.

Knowing what they do for you ... what you are paying for is vital.

This is part of a series of articles I am writing for you to explain what each profession does in some detail.

The Architect

If any of us were asked what an architect does, most of us would reply, "designs buildings," and you'd be correct. But if you were then asked, what else do they do, most likly you be struggling to give an answer.

An overview description would be:

Architect is trained to interpret and develop your ideas of the building you want to create and transform them into reality.

Whether you are developing a residential building for your own use, may I make a plea, that you don't compare the 'unique' services an architect provides for you, with that of a Draftsman. The difference is like comparing chalk to cheese.

In some countries, draftsmen have set themselves up in business to provide residential designs at a cut price set fee. Without a shadow of doubt the fee will be lower than an architects fee.

But so is what is provided for the fee. An architect provides you with a "unique" design solution to your personal needs. A draftsman draws the work that others have designed.

And that is just the beginning of the difference between these two.

With a draftsman you get a set of plans and maybe a specification - that's it. Now let's find out what an architect does for you.

A building project can be a complex process for the beginner and demands a constant monitoring of cost, time and quality.

To achieve this, the architect, is usually the co-ordinator of all the design consultants and achieves a successful project completion through good communication between all parties including the client and the builder.

An Architect provides a range of services on the basis of a Fee Scale that is usually established by the Institute of Architects of the country in which they work.

An architect can advise you on the following aspects of building:


. Designing and planning
. Selecting a site
. Undertaking feasibility studies
. Managing the building budget
. Selecting and managing the project team
. Designing the interior
. Landscaping the surrounds
. Maintaining the building


An Architect can save you money because:

. They have an in-depth knowledge of the building process and most
economical, efficient to achieve what you want.

. They can plan and manage a project from start to finish helping to avoid
costly mistakes.

. They have the experience to deliver your project on budget and on time.


Architects are experienced in coordinating project teams including builders,
tradespeople, landscape architects, engineers, quantity surveyors and interior designers.

An architect will listen carefully to what you want.

Their designs will consider important things such as site conditions, the sun and views so you get the best design for your budget.

An architect will also prepare technical drawings and specifications for building approvals and for construction of your project.

How do you select an architect:

. Make sure they are a member of your country's Institute of Architects.
. Meet and discuss your project.
. Discuss the range of services you require and if you don't understand the
service, ask for an explanation.
. Ask about the likely fees you will have to pay. At this stage you will not get
a firm fee as the project parametres have not been determined.
. Make sure you feel comfortable and get the responses you want.
. Ask to look at examples of projects they have done and talk to former
clients.

To get in touch with an architect in your area of operation, contact the Institute of Architects in your country, who can then direct you to the Local Chapter of the Institute.

Here are the links to some of the major Institutes:


Royal Australian Institute of Architects www.architecture.com.au/i-cms?page=3939.html

American Institute of Architects www.aia.org/

Royal Institute of British Architects www.architecture.com/go/Architecture/Home.html

Singapore Institute of Architectswww.sia.org.sg/new/

Royal Institute of Architects in Ireland www.riai.ie[/URL

Royal Architectural Institute of Canada [URL=Royal Architectural Institute of Canada]www.raic.org

South African Institute of Architects www.architecture.com/go/Architecture/Reference/Links_1157.html

Hong Kong Institute of Architects www.hkia.net/layout/layout25/layout25.asp?site_id=6000

New Zealand Institute of Architects www.nzia.co.nz/site/section.asp?bid=1&sectionid=1

If your country's Institute of Architects is not listed just go to : www.google.com.au and type in the Search Box; "<your>Institute of Architects"

 

[archizen]

Good article Colm,

Just a couple of quick points:

1. We believe that architects add considerable value to a development project because they have been trained as lateral thinkers - taking into consideration all disciplines of the process, often resulting in a unique solution.

2. Generally, once the scope of the work is established, most architects will offer a lump sum fee.

Regards
ArchiZEN

 

[Michael Yardney]

That's a great summary Colm

I know many clients want to choose architects on price or will go to a cheap drafting service.

Only yesterday a client boasted how he got plans for his new house for $1,500 from a drafting service rather than pay the architect $10,000 as quoted.

I feel this is false economy.

As you stated, architects can add great value to your project. I'm sure we've all driven past projects where the facade is bland and doesn't catch your eye and there are others where the design stands out and adds tens of thousands in value.

Having said that one of my favourite consultants is a designer (draftsman) not an architect yet his buildings have won multiple awards.

If you are doing a development project, choose an architect who is very familiar with the specific council in which you are developing. Each council has its own ünder the counter"(not written down) policies that you must be familiar with for success.

 

[depreciator]

I have huge admiration for good architects. If I'd known what they did when I left school, I would have studied architecture. Of course, I may not have been any good at it.

I've used an architect 3 times now. I wouldn't think of doing anything significant without one.

The key as Michael and Archizen said lies in the fact that they will provide a 'unique' solution. That's what I like - I don't want to walk into another house and see exactly what's in my house.

Of course, there are good architects and lousy ones. Good architects will put you in touch with past clients and have a portfolio of work (often a slide show) for you to view.

The architect/client relationship is an intimate one, too. Essentially you are trusting them to interpret a brief and create something amazing. You need to pick an architect you get on with. Remember that money is involved, which will inevitable complicate things. And tempers will get frayed when the project runs behind schedule (as many do).

Most people throw up their arms in horror at the price of an architect, but they don't understand how to factor that price into the project. Let's say you have a budget of $150K for a major PPOR reno. Don't add the architect fee to this. Tell the architect that the total budget for the project is $150K and his fee has to come out of that. Simple.

It's also possible to break down the fees. The first time I used an architect I paid him for the concept. Then I paid him to get the design through council, and they were a tough council - Leichhardt, Sydney.

I did all the building work myself over a period of years (something everyone must do once). Whenever I needed the architect to do some detail drawings, I would pay him an hourly fee.

Given I have no formal trade skills, the result was great (see link below). I put that down to the unique design. The problem is that the house is now a rental property and I fear I'll never be able to bring myself to sell it.

http://oak.arch.utas.edu.au/projects/aus/406/brun.html

I'm now building a kitchen in my current PPOR. I used an architect for this, too. When I'm finished (and it will take a while), I'll post some photos and detail the costs.

Scott

 

[chook]

I'm sorry to say I had a bad experience with an architect. I used an architect that was promoted as being a specialist architect for the owner builder. I gave him instructions but the plans kept coming back wrong and I found out that he just passed the job onto a draftsman and the architect was not communicating my instructions correctly to the draftsman. His fee doubled and there was disagreement about why the plans were no good - his argument was that I did not like anything - my argument was that I knew exactly what I wanted but my instructions were not being followed (due to the lack of communication with the draftsman). I got to the point where I was sick of it, so took the plans which were just ordinary plans - not with extra detail for the owner builder as promoted and just paid him off to end it. Needless to say, my opinion of architects has been coloured by this experience and I will never use one again.

 

[depreciator]

I had a dud accountant once - briefly. But that didn't turn me off using accountants. It just made me more careful in selecting them.

In every profession and every trade there are good practitioners and bad ones.

 

[monoply]

Architects are good at drawing things, which are not practical to build. They draw them, then the poor old builder has to try and make it work, even if its not practical.

No architects for me.

 

[see_change]

I think it depends on what you're doing.

If you are doing a standard 3 Bedroom in the suburbs, then half a day walking around exhibition homes homes and a good draftsman will get you a good result.

If your building is in a " unique location " or involves renovating a difficult property then an architect or someone else with good lateral skills is well worthwhile the money. Our current PPOR needs a major " functional realignment " to make it work well. I knew there would be a solution but after living there for about a year we hadn't worked out the best way to do it ( was busy buying in rocky , so it wasn't a major priority ).

We ended up getting in someone who is trained as an " Interior Decorator ", but does alot more than that who we have used before. Ten minutes after tell me to be quiet ... he came up with the solution which is very simple, more effective than what we were thinking of, and probably cheaper.

See Change

 

[depreciator]

Yes Monopoly, let's let 'poor old builders' shape our built environment.

Good architects understand how things are built. Good builders like to stretch themselves and occasionally build things a bit more intersting. Thank God.

Sea_change, I agree with what you said but:

If you are doing a standard 3 Bedroom in the suburbs, then half a day walking around exhibition homes homes and a good draftsman will get you a good result.

This will result in a standard 3 bedroom home like every other one in the street. If someone is going to go to the trouble and expense of building a house, I can't understand why they would not want to make it a bit different from everything around it? Different doesn't have to cost more.

This whole thread is about opinions - there's no right or wrong. I'm just on a personal crusade to make the built environment a bit more interesting. And yes, I accept that 'interesting' to me may not be interesting to everyone.

Scott

 

[depreciator]

Me again.

Just on the practical vs impractical architect argument.

That reno I did (link in a previous post) was designed by an architect who knew I would be building it ALL, that I had no trade skills, and that I'm a tightarse.

The most prominent element is off the shelf hoop pine plywood i.e. cheap and readily available.

 

[Aceyducey]

I have not visited many buildings designed by an architect that meet all the commonsense requirements for a livable or workable structure within the local environment of that structure.

I've often wondered whether architecture has gotten too far away from it's roots.

Let's go back to the Roman model where if a building collapses the architect is put to death. We could extend this a little to cater for inconvenience as well!

That will sort the good ones from the bad ones quickly enough.

Cheers,

Aceyducey

 

[lizzie]

i love it acey. we currently live in a architect designed house - two years old when we moved in - and, although it is a lovely house, i still scratch my head aboout a few odd things.

there is no basin in the powder room - so you have to go down the hallway to the main bathroom to wash your hands. defeats the purpose of the third bathroom really

off the master bedroom upstairs is a large balcony-like area with water views, but no access unless one climbs thru the waist height windows (which i do every christmas to put up the lights).

there is a ledge on the far wall halfway up a large and open stairwell - a great dead fly catcher and impossible to clean except with the extension reach on the vacuum cleaner while tottering over the landing banister.

the two front bedrooms on the middle layer look out onto sunny courtyards - again, no access from these rooms (full length windows, no door). to get to the courtyards you have to go downstairs to the back of the house and work your way up again around the outside of the house - a pain in the (&$%* when the plants are thirsty.

... and a few other minor items that make me wonder how practical the architect was - maybe he should have had his wife look at the plans!

anyhow - we are slowing fixing the above, one item at a time. i also wonder why people spend hundreds of thousands building the house, and then use crap paint ... next major project, entire repaint inside and out.

lizzie

 

[see_change]

This will result in a standard 3 bedroom home like every other one in the street. If someone is going to go to the trouble and expense of building a house, I can't understand why they would not want to make it a bit different from everything around it? Different doesn't have to cost more.

Scott

Depends on what you want. Where we lived in Pymble , an Architect built his dream house. I assumed that he'd done it the way that he did because it would be cheaper, but apparently not.

If it was built on a headland on the Northern beaches it would look stunning , but where it was it just looked out of place. All the locals shook their heads and refer to it as " the Beach house ". While it may be a great "statement " , I'd have a guess that as an investment , the upmarket project house we built about six houses away will last better with time. The vast majority of people would not be interested in buying " the Beach House ".

I remember seeing one house that won the " Vogue house of the year " in the mid 70's. Had to have been one of the most impractical houses I've seen. It was being sold for " Land Value ".

See Change

 

[Les]

G'day Seech,

I remember seeing one house that won the " Vogue house of the year " in the mid 70's. Had to have been one of the most impractical houses I've seen. It was being sold for " Land Value ".

Sounds like the Leyland P76 to me What WAS the codename for the house design?

 

[see_change]

Not sure what the design was called. Maybe Dogs breakfast ....

The Add in the Paper said it was the Vogue house of the year. They just forgot to mention which year....

I'm sure it had architectural merit and may well have had important design break throughs. It may even have been Heritage Listed

See Change

 

[Lplate]

So often an argument turns on the word 'good'. A 'good' REA. A 'good' builder. A 'good' architect. Etc

It's OK if you're always working with builders and architects (or REAs for that matter) and can sort the wheat from the chaff, but it can be a very expensive lesson in contract management and dispute resolution for the 'newbie' if he/she gets the selection (of the professional) wrong.

It is easy to say that newbies should talk with others for recommendations on suitable (ie 'good') professionals, however relatively few people get more than one house built in their lifetimes. 'Referees' are usually chosen by the subject professional. Owners are often unwilling to discuss the negatives of their construction.

This is why I maintain that the best risk management is to buy ready built or choose a flat site and get a project builder to build one of his/her designs with no, or very little, variation.

When you get down to it, landscaping and minor cosmetic change can set a project house apart from the rest.

If a newbie intends to go ahead with a professional, get an up-front quote and schedule of fees in writing. Ask for all stages of architect support to be discussed and estimated. Go and look at some that were built and ask for specifics on cost of building and architect's fees (commonly necessary to extend past the design stage)

Not casting any aspersions at architects in particular but you need to be sure your professionals are willing and able to work together. Architectural designs do not always suit builders methods and materials commonly used.

Having said all that, there are some splendid architect designed beach houses on Qld's North Coast. Cost a bomb though, wish I could afford one.


2C worth.;
LPlate

 

[juzz]

I'd like to add a few things.

Architects are consultants,

Sometimes they are good for the purpose you want, sometimes they
are not. Each one & company has specific skills & experience.
(Ask for a capability statement from each or CV)
You need to know whether they will fit your specific criteria & requirments.
& constantly monitor them in relation to it & performance/costs.

Sometimes you yourself may acquire new skills or contacts
& not need everything that they provide.

Make sure you know exactly/specifically what you want them to do.
And have a scope of works/signed contractual agreement/ and agreement
for variations.

Hope this helps with the thread.


Justin

 

[depreciator]

We're in completely subjective territory here, but it's interesting - I like swimming against the tide at times and I'm sure doing it in this string. A couple of comments on the posts over night:

Yes, an architect designed house would look out of place in a sea of project homes. So where does the fault lie? In the blandness of the project homes, or the uniqueness of the architect designed home?

'Good' architects tend to attract builders who are interested in doing work that is a bit different and challenging. Similarly, there are electricians and plumbers who like working on interesting designs.

'Good' architects aren't self indulgent. Young ones who are cutting their teeth and trying to make a name for themselves definitely can be.

Agreed, the vast majority of people won't be interested in buying the Pymble 'Beach House'. But a minority may pay a premium. It's a moot point because the thing isn't for sale. It is interesting the premium people pay for Burley Griffin, Gruzman, Seidler houses etc in the suburbs.

I imagine Vogue magazine in the 70s handed out awards for the colour of the curtains and scatter cushions.

I don't think landscaping and minor cosmetic changes can really set a project home apart.

As for the 'risk management' comment, when I walk down to Circular Quay in Syney at lunchtimes and look across at the Opera House, I'm glad someone thought the risk was worth it.

And when I walk into my early 90s renovated Sydney IP, I'm glad I took the risk.

But yes, before people start posting examples of crook buildings (like Blues Point Tower) I acknowledge there are some lamentable architect designed building around the place. At least they're a talking point.

Scott

 

[tubs]

Hi guys

We used an architect for a house we will be building (got a bit delayed when a baby came along!). However, the designs are fantastic and you can really see the difference. My in-laws used a draftsman for an admittedly smaller house, but it is very plain and simple, even though they think that the architect is ripping us off. I definitely dont agree. Having said that, one of the best new homes (an award winner) we have seen was designed by a draftsman, but he was employed by a reputable local builder. I guess he has just gone on with it and worked to improve.

I guess the difference is 3-4 years at uni compared with a 6 month drafting course.

Tubs

 

[juzz]

Tubs,

Many consultants fields & disciplines can overlap in skillsets.
Drafting is just that a skill.
There are architectural drafspersons,
Mechanical/structural/civil engineering draftspeople all with
levels of experience and skills in there relevant field
that can overlap. ie This means some Architectural Drafties
can do much of what an Architect can because of their experience
and skillset. Sometimes they may be so good at the skill you require,
that you don't even need the Architect.

Relevant experience (& obviously specific adequate education/training)
at the particular skill you require in my opinion is much more critical.

Justin