Developing a good working relationship with your architect and builder will help you overcome these challenges.

While much work is done in advance to learn the facts about your project, the property, and the parameters by which your project can be designed and constructed, sometimes there are unexpected or unforeseen conditions that are only revealed during demolition or construction.  Some examples that we have encountered in previous projects include unacceptable soil materials, underground tanks or piping, structural damage, and insect damage.  At the onset of the project discussion, we recommend to all owners that they leave extra room in their budget to cover the cost of resolving such problems.  The amount of the construction contingency can vary due to the size, complexity, and known facts about the project; however, a reasonable construction contingency is between 5 and 10 percent of the total cost of construction.

When preparing your preliminary budget, it is prudent to also include a design contingency which would cover the cost of any changes you make to the design after construction has commenced.  Sometimes, a great idea comes along later in the process or a need may change–it is better to have anticipated such a cost in the preliminary budget than to have to pass on such a great idea or change of need or mind. 

Please remember and understand that changes occuring after construction has commenced are often costlier because of scheduling and possible re-work by your builder and architect; however, in most cases you are doing this project once and you want to get it right and to your liking. 

With thorough planning of your preliminary budget to include both a construction and design contingency, you will be more prepared to resolve the unknowns that can occur during the design and construction process.

In New England, buildings are often moved.  There are a variety of variables that need to be considered when moving a building and contacting a professional building mover is the first step. Some of our past clients have advertised “a free building” in the local newspaper; in these cases, the cost of the building move is borne by the person acquiring the building.  Depending on the size of the building, this process can take the same amount of time as conventional demolition.

Deconstruction is the act of disassembling a building into its parts.  Non-profit organizations, such as Building Materials Resouce Center, exist to divert good quality building materials from landfills and help low income homeowners maintain their homes affordably.  Our experience on past projects with deconstruction has been positive.  The process does require additional time, but properly accounted for in the overall construction schedule, it does save you money on disposal fees and can earn you valuable tax deductions.

Once the building is deconstructed and the materials are stockpiled neatly on the job site, a pick up service is often available, where the materials are taken away for re-sale.  In the case of BMRC, listed above, the materials are sold at low prices to the public and considerable discounts to low- and moderate-income customers.  Back at the job site, a carcass of what was once a building remains after it has been deconstructed as not all the building materials can be re-used.

The demolition equipment now arrives on the site, but the pile of construction debris does not go directly to the local landfill.  Companies such as S&J Exco  haul the debris to processing facilities, which recycle the material into usable, pliable products for consumers–recycling as much of the used building materials as possible.

The demolition alternatives described here can also help your project attain LEED points if you are pursuing LEED certification from the US Green Building Council.

Considering these alternatives may save you money and at the same time, may help another individual in need and further reduce the amount of construction debris that is directed to our local landfills every year.

1. Select a Builder in a similar manner that you select an Architect. 

Be methodical and ask questions.  It is an equally important selection and it will have a direct impact on your project and the process. 

There is no right or wrong time to select a builder.  Some of our projects come to us with a builder and we utilize the builder’s input during the process to help our Clients with their decision making.  This approach is especially helpful with projects on tight construction budgets.  In other projects, the builder is selected after the final design drawings are complete.  This approach allows you to interview builders and request estimates at the same time while knowing that everyone is including the same information in their cost estimate.

2. Communicate your goals clearly.   

Whether you are speaking with your architect or your builder; be clear about what you are trying to achieve with your building project.  It is not reasonable to expect that a building project will heal a marriage, friendship, or company; it won’t.  It is reasonable to expect that a building project will provide you with the additional office/living space that you need when you tell your architect and your builder that you have outgrown your space. 

3. Keep your goals and your construction budget in line.

It is important to remember that having ‘champagne taste on a beer budget’ may lead to disappointment and contention.  Be realistic about your goals and your construction budget.  This Budget Worksheet  is a good start and your architect or builder can help you complete it in advance. 

4. Be prepared to make decisions.

Almost always, there is more than one way to achieve your goal.  When presented with a variety of options, ask questions.  If you need more information to make a decision, ask for it.  If you need more time to think about the options that have been presented, take it.  However, be sure to communicate that you need some time to decide which option you prefer.  Open communication and timely decisions expedite the design and construction process.

This process and your project may require a lot of your time, effort and resources, but properly managed it can result in a successful working relationship with an architect & a builder.

According to the Board of Building Regulations & Standards, the eighth edition of the building code is different from previous Massachusetts editions in several aspects.

• The eighth edition is comprised of the 2009 IBC and a set of specific Massachusetts amendments.  Unlike previous editions, amendments are not incorporated into this version of the code, rather, they are provided as a separate amendment package.  The manner in which the new code is published is similar to other New England states that adopt the international building and publish a set of specific amendments.
• The eighth edition specifically recognizes the 2009 International Existing Building Code (IEBC) with separate Massachusetts amendments. Therefore, the 2009 IEBC replaces the unique Chapter 34 of earlier editions. 
• The eighth edition also recognizes other 2009 International Codes, including:

• The International Energy Conservation Code,
• The International Mechanical Code, and
• Certain sections of The International Fire Code.

The new, eighth edition will soon be available at the Secretary of State’s Bookstore located in the State House @ the intersection of Beacon and Park Streets in Boston; across from the Boston Common.  It will also be available on line @ http://www.sec.state.ma.us/spr/spridx.htm.     

No immediate action is required of Building Owners and Tenants due to these changes; however,  Due Diligence, Strategic Real Estate Planning and Development, and Budgeting for existing and new buildings should acknowledge upcoming requirements.

Once you have identified three architects, learn more about them by visiting their website or talking to people who may have worked with them in the past.  Contact the architects directly to determine if their skill set is appropriate for your project.  If geography allows, schedule a time to meet with the architect in person.  The location of the meeting can vary by project, but in most cases, we find that meeting at the project site is the most valuable to the process as it allows you to explain what you are trying to accomplish. 

Explain your goals and ask the architect questions–ask about how they might approach your project and if they have worked on similar projects; ask to review samples of their work, either in photographs or through a tour (if the facilities are open to the public); ask about their professional credentials and whether or not the architect is licensed; ask about what services will be provided and how the architect is compensated.  At some point during the meeting, typically at the conclusion, the architect will offer to prepare a proposal for you to review and approve.  The proposal does not include design work; rather it is an outline of what, when, and how the architect will complete the work.  This will be the basis of your agreeement with the architect if you select them.

Keep in mind, while you want to select the most qualified architect, you also want to select an architect with whom you are comfortable as you will be interacting frequently over the course of the design.  Your architect serves as your advocate throughout your project; take the time to select an architect who will serve you properly.

“The built & physical environment shapes our daily lives; let’s fill it with wonder.”

~Excerpt from Archit8 mission statement