The Design Builder's Blog

10 Ways Some Architects Do A Disservice To Contractors and Home Owners

If you have been a contractor any length of time you have probably had negative experiences trying to work with architects.   You have probably also witnessed the frustration, disappointment and financial challenges some architects cause for home owners due to their methods of doing business and how they do design development.   Keep in mind I purposely said “some architects”.   Just as there are good and bad contractors, there are good and bad architects. I have personally worked with a handful of great architects.

I know I am taking a risk here and that I will definitely get some passionate comments from architects.   That said, below I offer 10 ways I think many architects do a disservice to contractors and home owners.  Feel free to offer additional reasons and or to dispute my list.   All opinions are welcome, as long as you are respectful and appropriate when doing so.

1. The architect either invites multiple contractors to bid on the project or gives the homeowner the names of 5 (or more) contractors to bid on the project, essentially setting up an auction.  So 5 contractors and all their subs do free estimates for the chance to be the lowest bidder (biggest loser).  Then when the home owner actually buys from a contractor they are the ones paying for all the free estimates that contractor did for the people who did not buy.  I think it would be interesting to hear the reaction home owners might have if they knew they were paying for other home owners’ free estimates.
2. Do you know any architects who have estimating training and or experience? Many architects say they can and will design to a budget and or quote square foot costs to their clients that are unrealistic.   Then if the contractor bids come in over budget many architects will blame all the contractors for being over-priced.   These same architects then even have the nerve to charge the home owner to redesign the project to get it closer to the original budget.  Why do home owners put up with being treated that way?  
3. Many architects create multiple designs and plan sets for the same project, most of which ever get built from because they do not take into account all of the related considerations (Budget/cost, zoning, soils, incomplete plans/specifications…). When this happens often times the home owner spends so much money on the unusable designs that they have to then scale back the project budget.  Unfortunately the home owner pays for it all the wasted services and contractors waste their and their sub contractors’ time doing multiple estimates, typically all for free. 
4. Some architects charge contractors a referral fee for introducing them to the client, but tell the contractor they don't want the client to know about it.  In my opinion this is not ethical.   I have no problem with the referral fee as long as the contractor is OK with it.  But hiding it from the client is deceptive because now the cost of the referral is a cost of the project, and, in essence, the architect is asking the contractor to lie about it.   I don’t think contractors need to volunteer the information.  But, if asked about it by the client, or if it’s a cost plus contract, I think the contractor needs to be honest.  For T&M contractors, letting the home owner know that their markup on costs has to help cover the cost of the architect’s referral fee could help justify the markup percentage.
5. The architect provides incomplete and or conflicting plans.  This one creates big challenges for the homeowner as well as the contractor.   If the contractor points out the missing details he can be accused of throwing the architect under the bus and probably won’t get the job.  On the other hand if the items are missed or ignored when the contractor provides a price the missed items become change orders and the home owner has to pay the additional cost.
6. Many architects take the plans too far before knowing if the customer can actually afford the project and or if the project can actually be built.  I think this is one of the worst things architects do to their customers.   Wouldn’t it make sense to make sure the there are no zoning issues and that the project and or the scope are realistic before spending the client’s money to bring the plans from concept to ready to apply for permit?
7. Some architects require the contractor sign the AIA contract.   That contract essentially says once under contract the contractor has to eat any additional costs to meet building code requirements even if the plans and or the design don’t meet code.  Shouldn't a licensed architect be responsible to design to code and be responsible to their clients for the additional costs of what they missed?
8. Not allowing the contractor to meet the home owner before providing a bid.   I’m really not sure why architects do this.   Why refer a contractor to the project but then not allow both the home owner and the contractor the opportunity to meet and make sure there is a good fit and that the budget is realistic before asking the contractor to invest a lot of his and his trade partner’s time assembling an estimate?  I think this may have to do with number 2 above.   The architect has no idea what the project will really cost and doesn’t want to risk that the contractor will help the home owner figure that out.  If contractors allow this to happen and still submit a bid, shame on them!
9. They over-design the project past the agreed budget without providing realistic insight about the additional costs.   Again, assuming the architect agreed to design to a budget, refer to number 2 above.   If the home owner asks for things and or the architect suggests things that will blow the agreed budget, shouldn’t the architect make the true price difference clear to the home owner first and ask if they will commit to increasing their budget before expanding the design and collecting bids from contractors?
10. The architect specifies products he has no experience with.    This one has caused many contractors a lot of money and or lost sleep; including me!  Often the products can be difficult to procure, may be new and have not yet been proven to serve their intended purpose long term, and or may be way outside the client’s budget.  By doing this the architect often creates financial hardships for the contractor and the home owner, and can cause serious project failure and or warranty problems that typically fall back on the contractor, not the architect.

So, that’s my list. 

I have more but I think that’s enough to get the conversation going. 

By the way, if you are a contractor or a home owner reading this, there is a better way.  True Design/Build Contractors use a process that can eliminate every one of the challenges listed above.  Check out this article titled The Advantages of Design/Build for Remodeling Clients for more on why Design/Build might be a better way to go for many contractors, home owners and even for architects.  

Designer or Decorator – Know and Manage the Difference

 Guest Blogger: Reva Kussmaul, owner of Remodel411.  Reva began her practice as a remodeling coach in 1998.  Reva believes that remodeling should be a 50/50 relationship and if it wasn’t cultivated as such - nightmares can occur.  According to Reva, those nightmares are typically caused by a gap in communication and it could come from either side.  For Reva it became quite obvious that someone who knew about and cared about both sides was a missing piece to the puzzle of remodeling nightmares.   So, she decided that both homeowners and contractors could use a coach when it came to their relationship - the remodeling relationship that is.  In this guest blog Reva talks about the difference between an designer and a decorator.  Check out her book: Remodel 411: Secrets to a Successful Remodeling Relationship

COMMUNICATE TO CREATE AN AMAZING REMODELING EXPERIENCE

IT’S ALL ABOUT THE TEAM-WORK!

Contractors & Homeowners:  There is a distinct difference between someone who chooses pretty things for the home (see the definition for decorator below) and someone who knows what choosing pretty as well as designing for the building/installation of pretty is (see definition of designer below).

Designer:  A person who plans the form, look, or workings of something before its being made or built; a creator, planner, inventor; maker, architect, builder.

Decorator:  A person who decorates, in particular a person whose job is to decorate the interior of someone's home, by choosing colors, carpets and furnishings.

Many decorators call themselves designers and they are far from it

I’ve worked with them, so I know.  Now, I’m not making them wrong for what they do, I’m saying how they define themselves is incorrect.

Perhaps it’s easier to sell one’s services if called a designer as opposed to a decorator - maybe more money can be charged?!  However, there is a very important difference.  When a decorator, who sometimes has no true knowledge about building, has a plan B with possible change orders for “unforeseens”, etc.; the project suffers UNLESS they have consulted with the contractor and are willing to refer to their expertise.  Then, we have what is called “a team” and an experience is created.

Design/Builders can offer the full service option

This is also part of the remodeling relationship I write about in Remodel 411: Secrets to a Successful Remodeling Relationship. My advice to homeowners - choose a design-build firm that is full-service and if you feel a need to have someone help you decorate with pretty, simply ask if their company is staffed for that service as well.  Save yourself time, money as well as emotional fall-out.  In the long run, this is what will create a great remodeling relationship.

My suggestion to design/build firms is to have a decorator either on staff or one you’ve built a good relationship with available to you, that is willing to work in conjunction with the designer and/or contractor as far as the pretty aspect of such things as tile lay-out, mirror and sconce placement goes.  This is where creating a team comes into play.  When all parties are able to communicate clearly with one another and work together everyone wins.  That’s the whole point - everyone does what they’re good at, has a good time and works together so more business is forth-coming.

It’s about clear communication and teamwork

A great team, which includes quality craftsmanship, is what creates a win/win experience for all involved. It’s not about anyone being right or wrong, it’s about creating an amazing experience.

Should You Add Design/Build to Your Company Name?

Naming or renaming your building or remodeling company is an important decision. Many business owners may not realize this significance or the long-term impacts this decision can have. Many things can and should be considered before committing to a business name, far more than can be covered in this blog post. The purpose of this blog post is to focus only on what architects and other design professionals may think about your business if you add the words Design/Build to the business name.

I suggest that you don’t look at this information as an architect-bashing session or as a complete guide for making your own decision. Concerns expressed here are based on real experiences shared by contractors. Use what is being shared as a start toward qualifying what you should consider. Then, Design/Build your business’ name.

Will architects be willing to work with you?

If they find the words “Design/Build” in your company name, many architects and design professional may be hesitant to work for you as your employee or as a sub contractor.  Depending on their belief system, education, or what I call their “reality”, there could be several obstacles to their willingness to work for or partner with you. Here are a few:

• They may be challenged if no longer the one in control of the design process, the construction methods and the client.
• Removing the bidding process may send shivers down their spines.
• Not putting their name, but rather your company’s name, on the plans may feel completely unacceptable.
• Not being the guardian or protector for the homeowner and the homeowner’s money may feel completely unacceptable.

Will they refer you to their own clients?

Assuming your business is still willing to bid, if they see the words “Design/Build”, will an architect or designer refer you to their clients? Other legitimate concerns could include:

• Will you embarrass them if their plans are incomplete or not quite buildable? 
• Will you start offering value-added construction options or product alternatives directly to the client without first consulting them?
• Will they be afraid you will steal the design process away from them,
• Will you expose mistakes in the plans or overlooked zoning issues due to your own acquired expertise?

Read more of Shawn's thoughts about adding Design/Build to your business name.

Design Options for Design/Builders: Partnering for Design

Design/Build has caused a major role reversal.  In most Design/Build situations, the contractor is now choosing the designer, after the project or design retainer has been sold!   Finding a design professional who will work in this new role can be a challenge, but if the relationship is built for mutual benefit, all parties win, including the homeowner.

Typically, the hardest part about subbing is finding a good sub worth partnering with. High quality standards being a given, a good sub also complements your team and meets all the legal and insurance coverage requirements. The same will be true if you subcontract the design work for Design/Build projects. There are plenty of design professionals out there, but how many are working as subs, better yet work as project partners with general contractors?  

Agree to Agree

If you truly want to partner with a design professional on a subcontracted basis, start with the guidelines of the relationship. Contractors and design professionals can both have strong personalities and have been observed on occasion to let ego compromise the project or relationship. Working out what each expects of the other and how the relationship will work before partnering on a project will help avoid some of the disappointments typical to a blind date.

Topics to consider might include the ability to design within a budget, incorporating construction methods already familiar to the contractor’s team, who will pay to fix the plans if mistakes are discovered, and who will cover the errors and omissions insurance coverage in case of design failure.

Take Time to Establish and Evolve Your Design/Build Partnership

Consider a lunch meeting together with your designer to discuss expectations and workout any kinks before meeting with any clients. Blind dates may be fine if you have no expectations for a long lasting relationship, but don’t lose a client by double dating with a stranger.

Fortunately, in a true Design/Build setting, the contractor and designer are together at every meeting with the client. This provides a great way for both to observe and monitor the dynamics of the meeting and the contractor/designer relationship. Be sure to include time (maybe another lunch meeting) for a debriefing discussion right after leaving the design meeting to work out any issues and or confirm what worked well.  Doing so can help both of you advance and improve your process and your working relationship.

Successful Design/Build doesn’t happen by accident!

Read this previous blog post about doing design in-house

Be sure your business is ready when the market improves!  If you are looking for better results from your Design/Build business contact Shawn today.  

Design Options for Design/Builders: In-House Design

Design/Build contractors have come to realize the need for and importance of design as it relates to getting and producing the construction of a project. Typically, there are two options for getting the design done; In-house or out-sourced.  This article will discuss in-house design.  In my next blog I will discuss partnering with others to get the design work done.

The Designer Must be Qualified To Do The Job

Not all contractors or homeowners have creative design skills, but most can tell a good design from a bad one.  A drive through your local area may provide a few good examples of projects where the contractor completed the design, but perhaps should have stuck just to the build part.  The project could have met the client’s needs for space or function, but the end result may have been a T-1-11 box added onto a Victorian gem.

The first consideration before offering in-house design services should be an assessment of the designer’s skills and qualifications.  Depending on the type of projects you do or the design expectations of your clients, do you have the experience and skills on staff to complete the required designs and drawings?  Also, consider the legal requirements for the design or designer in the market area you work to be sure your designer and or your business can even offer such services.

In-House Design Considerations

If you are currently doing your design work in-house, or plan to, consider the following before it’s too late:

• Do you have the time in your schedule to add or keep up with the demand for design, particularly if your business or volume grows?
• If you bring a designer on staff, will you have enough work to keep him/her busy and productive?  If not, what other skills do they have or what other skills does your business need that this person could bring with them?
• Are you limiting your client’s projects and design desires to your in-house capabilities and experience?  Will that be a problem?
• What will happen if you or your only designer is injured or otherwise unavailable to do the design work?
• If you do not have a professional designation, what will you do if your prospect or client wants the prestige of a professional architect, or the project requires structural engineering? 
• Even if you plan to do the design work in house, should you find an additional resource or two as back-up to get the design work you need done when you needed it?

If any of the above could affect you or your business in a negative way, partnering with others may be the answer.  Watch for my next blog for some insight on partnering with others to get the design done.