32 questions related to
custom home building design
answered by Wayne Short, Professional Building Designer
Poteau, Oklahoma
1 What is a Professional Building Designer?
A. A Professional Building Designer (PBD) is one who possesses the artistic skill, talent, and comprehensive knowledge of construction and design required to interpret a client's generalized description of a building; design and draw easily understood sketches, layouts, and perspectives; offer professional advice and recommendations based on familiarity with the building trades; and has the ability to prepare complete working blueprints, details and specifications suitable for construction.
2 What services are provided by a Professional Building Designer?
A. Several services are available, including consultation regarding your attitudes and preferences on architectural styles, construction methods, and, to a large extent, even decorating. From this consultation, the Professional Building Designer will prepare preliminary drawings of the house, making recommendations as to location on the building site; then prepare a site plan, complete working drawings and specifications.
A Professional Building Designer can also prepare and publish bid invitations for construction; accept, interpret, and explain bid proposals to the client (with the Designer's recommendations); aid in the selection of a builder or contractor; and make on-site inspections to determine compliance with the working drawings and recognized quality standards, thus protecting the client's interest. Additional services may include recommending or obtaining other professional services required, such as surveying, soil testing, structural engineering, etc.
3 Do all Architects, Designers, and PBD's provide the same services?
A. No. Unfortunately, there is no standard terminology describing the various services offered. Consequently, "full," "complete," "professional," etc., mean different things to different architects and designers. Always ask to see a list of services offered -- and get an explanation of the importance of each service. Even the term "working drawings" can mean vastly different things to different architects or designers.
4 Fees of Designers vary considerably. Why is that?
A. One reason is that the type and level of work varies between designers; however, the main reason is simply the value a designer places on his own work. As the noted economist, John Ruskin, said, "It is unwise to pay too much, but it is worse to pay too little. When you pay too much, you lose a little money -- that is all! When you pay too little, you sometimes lose everything, because the thing you bought is incapable of doing the thing it was bought to do. The law of business balance prohibits paying a little and getting a lot -- it can't be done! If you deal with the lowest bidder, it is well to add something for the risk you run, and if you do that, you will have enough for something better." This advice is especially true in home design and home construction.
5 How long have you been designing?
A. In 1961 I began designing homes, full time, for a major homebuilding firm in San Jose, California. In 1965 I opened my own offices in Tulsa, Oklahoma. In addition to hundreds of homes, I have designed and prepared building plans for duplexes, apartments, restaurants, office buildings, shopping centers, school and hospital additions, churches, manufacturing plants, motels, and other special purpose buildings. Projects have been designed for construction in twelve states.
6 Do you specialize in any particular type of home?
A. Yes. By preference, I spend more time on upper middle class luxury and executive style homes. However, not all of my designs are large and expensive. I have designed homes from 500 square feet to 12,000 square feet. Primarily, I design to suit my client, providing as much livability as space will allow, and innovation that relates to the price range.
7 Can I help design my own home?
A. Certainly there are things about your home that you will want "your way." Your input is welcome and even necessary for the Designer to create the atmosphere you'll feel comfortable living in. Remember, however, when it comes to the technical aspect of design, most clients are far from qualified for this portion of the job. Design includes much more than is generally understood. The shape and arrangement of the rooms is only one simple aspect of design. Room arrangement will affect not only the exterior and roof design, but even the foundation and structural requirements as well. Only an assiduous study of the entire design, including layout, function, traffic, code restrictions, structure, aesthetics, acoustics, orientation, mechanical, electrical, heating, ventilating, air conditions, and availability of materials, will produce an ideal result.
8 How can I be absolutely sure you will understand what I want?
A. In describing anything, there is always a chance for misunderstanding. Even after I've sketched what I believe you're describing, there's still a chance you may not be able to fully visualize the finished product. Remember that one of the Professional Designer's jobs is communication: first to hear what you "mean" and then to translate that into a drawing or sketch that will enable you to determine its compliance with your original idea.
9 What if our opinion disagrees with the Designer's?
A. My obligation, as a Professional Building Designer, is to advise and inform you, to the best of my ability, concerning design, aesthetics, mechanics, structural soundness, resaleability, etc. Concerning appearance and room layout, it is your home and I feel you have a right to have it done as you wish -- even if I disagree.
10 How long will it take to design and draw my home?
A. The average time is between three and twelve weeks. Scheduling and actually starting your job depends on the projects ahead of you. Basic plans can sometimes be drawn in two to three weeks. Occasionally the starting schedule will be four to six months away, so -- start planning as early as possible.
11 Do I need to have my property (lot or acreage) before you start design?
A. Preferably, yes. The nicer homes are those designed to fit not only your lifestyle, but the surrounding environment and terrain as well, taking into consideration the sun, wind, elements of rain and snow, as well as a consideration of view.
12 Do you need to look at my property?
A. Examining your property is, in some cases, every bit as important as learning about your lifestyle and other design requirements.
13 Should we have a soil test made?
A. A test to determine the bearing value of the soil is strongly recommended. Different soil conditions require different types of footings. The opinion of a qualified engineer can save thousands of dollars in repair work.
14 How important is the consultation phase of your services?
A. Actually, I think this may be the most important phase of all. All your friends will have opinions about what you should build, and every magazine is filled with new products and ideas. It's at this point that an objective opinion, based on years of experience, can be the most helpful to you.
15 How important are working drawings?
A. The working drawings, which generally include the specifications, are necessary in order for the contractor and all the sub-contractors to fully understand what has been designed. It would be impossible to adequately describe with words or contract only, what can be illustrated by the use of technical or "working" drawings.
16 Do we really need all those details?
A. In certain cases, no, since detailing things which are commonly understood by the trades may even cause the project to cost extra. Be aware, however, that items drawn without detail are subject to individual interpretation. If this happens, you have no recourse, no matter how dissatisfied you may be with the results. Proper detailing will save money, time, and temper.
17 Can we do without written specifications?
A. Again, there is risk of being misunderstood, spending extra, and slowing down the project, where no specifications are provided. However, some projects will require only minimum specifications. In short, anything subject to being misunderstood, or built incorrectly, should be either drawn, detailed, or specified. The objective is to keep it simple -- but clearly understood.
18 How can I know if the building contractor is building according to the plans?
A. This is generally done through a series of inspections provided by the Building Designer. An owner may sometimes provide this service for himself, if he is thoroughly familiar with construction processes and blueprint reading. If you're not familiar, it's advisable to have the inspections made by a professional. After each inspection, a written report will be made available to you, the owner.
19 With all the services you provide, do I even need the Building Contractor?
A. Yes. The process of designing, detailing, and even making inspections, still does not replace the need for a Building Contractor or other professional contract administration. For helpful information on selecting a builder, click on "Finding & Hiring the Right Builder". It is important to note that having a general contractor does not eliminate the need for compliance inspections.
20 Will professionally designed plans eliminate all the problems of building?
A. No, I wish I could say it would. However, the purpose of professional plans is to minimize these problems and to improve the communication between the owner and the builder, and between the builder and the sub-contractors. "A picture is worth a thousand words" really applies here.
21 How can we be sure that we're not overlooking something?
A. To help avoid this possibility, I have developed and copyrighted a series of special Requirement Analyses which I use. In addition, the preliminary design stage will serve as a springboard to foster refinements and additional ideas -- prior to beginning the construction drawings.
22 My wife (or husband) and I differ concerning design. Can you help us?
A. Yes. In many instances, there is not so much a difference of opinion as there is a lack of ability to convey ideas. As long as your preferences are not diametrically opposed, I can usually offer solutions that are a suitable compromise.
23 Is a Custom designed home more difficult to re-sell?
A. A professionally designed custom home will generally sell easier and for more money than a similar home designed by the owner. For this reason, an owner will be well-advised to employ the services of a professional in which he can place confidence, rather than attempting to describe to a non-professional designer, draftsman, or builder exactly how he thinks the house should be drawn. (See #7.)
24 Will our design be sold to others later?
A. Generally, no, for a number of reasons. Many clients prefer their home design to be exclusive and one-of-a-kind. Discounted plans and builder plans are subject to being resold. (See #30.)
25 How are your fees determined?
A. Basically, fees are determined a the beginning of the job, based on estimated construction cost amount. Items such as swimming pools, tennis courts, greenhouses, etc., do not increase my fee unless designing is required. Concurrently, doing part of the construction work yourself does not reduce the fee, in that it does not reduce the amount of time or detail required in preparing drawings.
26 Can we be sure we will stay within our budget?
A. Only if you are realistic to begin with. Initially, a building is estimated based on its size and style. Several factors, while seemingly insignificant, can push the price up. Rough estimates can be made, but only when the construction bids are finalized will the exact price be known. Even if it requires a bit of compromise, it is usually best to design with a budget margin of 20% or more.
27 Will the fee increase if the project cost increases over the original estimate?
A. Generally, no -- unless the increased cost has also increased the actual design or drawing time. Naturally, additional work substantially over the original contract estimate is subject to additional fees, according to the contract.
28 After contracting for your services, what if we decide we don't need (or want) the entire package?
A. A service termination agreement can be made based on the portion of work which has already been completed, the work currently underway, and the time allocated for completion. We can also do a "Preliminary Study" only, prior to beginning any actual working drawings.
29 Are design fees negotiable?
A. Yes, based on reason. The amount of detail required for a project may vary and is sometimes determined by the client's needs. Some projects require only basic specifications, and others require a minimum amount of inspection. Other factors considered are scheduling and completion date requirements.
30 Can design fees be paid out over a period of time?
A. Yes. Regular payment method allows payments to be made in several increments proportional to the amount of work completed. Other payment schedules can also be arranged to suit your requirements.
31 Will there be anything left for me to do?
A. Oh, Yes! Naturally, there are still some tasks which will require your involvement, such as arranging for financing, insurance and utilities. Also, final decorating choices will need to be made. But, the design-related decisions will have been finalized with the Designer's help.
32 What does it cost just to come in and talk to you about my project?
A. We make no charge for the initial consultation. An appointment is required.
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