Research: Step 2

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.