Step 4:
Practicalities
Determine your budget. Determine your time line.
 Where will you be living during design phase?
Where will you be living during construction phase?
 
 The sooner you understand how much money you will be spending and the details about your living conditions during construction, the happier you will be about your project. Getting the practical issues tied up will allow you to enjoy the process and together with your architect work on the design decisions which will make your project a success.
 
The question of how much your project will cost should be attacked from at least two sides. You, the client, know what you can afford and how flexible that number is. As your architect begins to understand your priorities, she will have an idea of what cost will be involved to reach your goal. However, no one can give you and accurate number on square footage alone or even a program. Cost accuracy will increase as more information gets drawn in black and white on accurate drawings. Numbers (costs) thrown out by contractors, designers, salesmen before detailed drawings are done, are almost meaningless. Be prepared to see cost overruns, extras etc. if your numbers are promised at too early a stage. If pressed to estimate cost ahead of drawings, I will always over-estimate. I have lost jobs this way, but would prefer that to seeing clients disappointed when they dive into projects they cannot afford. That said … the creative Architect will help you to refine you desires so that you can afford the solution.
 
Attempting to live in your home during a major renovation may actually cost you money. Discuss this option with your contractor. Most contractors will give you a lower price if they know they can work unhampered by the schedules and needs of clients living in the home. In order to have your project ready for your summer, start early. If you can, give yourself, your architect and your contractor the luxury of time. Without a doubt, your project will benefit from adequate time.

Without being restricted by an existing structure, or even by budget, discuss with your Architect the dreams you have for your finished project. Don’t hold back or assume you can’t have the things you want. It will be your Architect’s job to find a way to meet those expectations and to help you to eliminate or combine wishes if necessary.
Below is a list of useful questions to help you to consider your priorities:

• Do you need separate space for guests? Are any of your guests likely to be physically impaired or elderly?
• Do you need any specialized work spaces or outbuildings?
•              Describe and qualify appliances or fixtures would you like in your

Living Spaces:
Kitchen:
Bedrooms:
Bathrooms:
Corridors:
Storage:
Outdoors spaces:

•              What will be the most important spaces or features in your home?
• What are the most important features of your property?
• What specialty rooms do you desire?
•              Within the spectrum of very traditional design and very modern design, where do you see your house?
•              Do you imagine some rooms being very open or being very private? Which ones?
• How do you imagine the connection between the interior and exterior spaces?
•              What is the furniture you will use like? Traditional? Modern? Eclectic?
• What kind of heat would you like? Are you interested in a passive solar solution, a pellet stove, geothermal heat or another “green” option?
• What kind of cooling and dehumidification system do you want?
• Are you interested in locally sourcing the products that go into your home?
• Do you have animals?
• Do you want garage space? For how many cars? Storage for bikes or boats?
• Are you particularly sensitive to any man made or natural products?
•               List any problem areas of previous homes?

Step 2:
Existing Conditions survey
Analyze the Existing building and / or site.

This step is one of the most important to the process of completing a successful project however; it is the step that many of my clients want to skip over in an effort to save money. Whether you have an existing building or an empty site, a good and thorough investigation of the property will lead you to the right design path. When this portion of the work is not done completely, at the project’s start, it is often the case that subsequent problems arise and added costs are incurred. A superior Architect will spend significant time at the site whether it is an existing building to be renovated or an unbuilt site. The list below represents the kind of things that should be part of a useful survey.

A.    Existing conditions drawings:  Your Architect should accurately draw the entire existing building. Time that is spent doing this survey is also valuable design time. Ideas and opportunities will present themselves so it is best that the person, who will be designing your project, also does the existing conditions documents. Eventually existing conditions drawings will be a necessary part of the permit set. These drawings should minimally include.
•       Plans of each level
•       All exterior elevations
•       A section through the structure noting vertical dimensions
•       Notes on existing structure
•       Notes on trim details and sizes 

B.    Photographs and movie clips: These are a great reference when your designer is away from the site and are an essential part of an existing conditions survey.
•       Photos of exterior and interior
•       Structural conditions
•       Mechanical equipment
•       Existing lighting and heat units
•       Woodwork details 

C.    Environmental study: For existing buildings and empty sites
•       Sun penetration into building or site
•       Roof angles of existing building
•       Light and breeze opportunities
•       Vegetation specimens worth saving or for which cutting is restricted by Conservation Commission
•       View opportunities
•       Traffic and noise and privacy issues
•       Slope opportunities or restrictions
•       Septic location and restrictions    

D.     Structural assessment of existing structures to be renovated: Architect                   accompanied by a structural engineer.
·       Location, condition and adequacy of bearing
·       Depth, condition and adequacy of members
·       Consideration of structure in plans to bring insulation up to code
·       Determine which walls can be easily removed
·       Determine where windows can be easily added or enlarged

E.      Valuable asset list: Determine what is worth saving from existing structures on the site.
•       Note size and quantity of doors, trim, windows etc. that are worth the effort of saving.
•       Consider condition of existing flooring, plaster, paneling etc.
•       Note any valuable cabinetry, lighting fixtures, radiators, and plumbing fixtures (Restoring these things will probably not save money but may be worth the effort if they are unusual or very special in some way.)

 Tune in for the next article about Programming.

                       

                        

You are looking to buy a house.
You are living in a home that needs repair.
You've been informed that your home is in the "flood zone".
You would like to upgrade your home.
You would like to add a porch or deck to your home.
You would like to add space to your home.
You would like to "finish" previously unfinished space in your home.
You would like to increase the energy efficiency of your home.
You would like to build a new home or tear down a cottage and replace it with an energy efficient home. 

Though most of these things should inspire excitement and anticipation, for most they appear as, at best, a cumbersome chore or, at worst, a threat to retirement funds saved so diligently. When time, care and knowledgeable imagination are applied, all of these situations can be enjoyable, life enhancing and can add value to your home.

Step 1:
Find out as much as possible about regulations affecting the property.

The very beginning is the best time to hire an Architect. And, as an Architect, in most cases, I will recommend immediately that you hire a Site Engineer. Having a professional involved right from the start will help you to assess whether your initial desires will make sense in the long run. The right professional will help you to learn about the restrictions and opportunities your property may have. You may save time and money by assessing your needs given added information right up front. You do not need a builder yet. Before your project is well defined, a builder will not be able to give you useful cost estimates. If you know and like a good builder, he/she will most likely recommend that you start by contacting an Architect.
That said; you as a property owner, or even as a potential property owner, have access to much of the information you need. Any legwork (actually Internet research) you care to do will be useful. Keep in mind that the Site Engineer you hire will need to verify this information and is experienced at finding it quickly.

A.      Most town assessors have websites which will let you easily access information about your home as well as other homes in your area.

• Look up the assessed value of the house in which you are interested (not the total property value, but that of the building). 
  
• Check for any open building permits if you are new to the property. 
  
• Note the number of bedrooms that the town understands you to have. Compare this number to your Title V report if you have one. Sometimes the information is incorrect or incomplete, but it will give you a starting point.
  

B.      Interactive GIS maps, also usually available through your town website, will give you a heads up on information about your location. Depending on the extent of your project, the information you find here will need to be verified by a Site Engineer, but it will help you to know what questions to ask. Below is just some of the information that, if applicable, should be on a good Site Plan. As you see this is much more detailed information than you will find on the "plot plan" done by your lending institution.

• Within what zoning district does the property lay? What are the dimensional restrictions of that zone? 
  
• Within what flood zone does the property lay? What are the requirements of that zone?
  
• What is the elevation (relative to sea level) of the land and of the existing house? What is the elevation of the first floor?
  
• Do all the buildings on the site appear to lie within its boundaries? Is the house within the required setbacks.
• Does the site lie within the “wind debris zone” (within one mile if the coast)?
• Is there a utility or water access right of way on the property?  
  
• Is the property in a Historic District?
  
• Is the property within the jurisdiction of Conservation Commission? 
  
• What is the lot size? What is the street frontage? What is the current lot coverage by building?
  

Armed with knowledge about your property you will be able to confidently speak to your architect about your needs and in turn, he / she will be able to foresee any roadblocks due to your property location that you may encounter.
My next blog will talk about the researching existing conditions of a home to be renovated and analyzing a site.