Ultimate Guide To Finding The Right Architecture Firm

1. How To Search For An Architecture Firm

With an architecture firm, you are hiring licensed professionals, or architects, trained in the art and science of building design and construction. This team of architects will plan, design and oversee the complex task for constructing a building. During this process, they consider not only the space and design of the home, but also the safety and accessibility, function, construction materials, aesthetics, costs and schedule. Their role is to develop your ideas and turn them into your reality. They are also ethically bound by codes of conduct, so you can trust them to abide by all the local laws and regulations.

According to the American Institute of Architects (AIA) there are currently around 100,000 licensed architects in the United States. The industry is very diverse with lots of niches that an architect can specialize in.

“Licensed professionals trained in the art and science of the design and construction of buildings and structures that primarily provide shelter. An architect will create the overall aesthetic and look of buildings and structures, but the design of a building involves far more than its appearance. Buildings also must be functional, safe, and economical and must suit the specific needs of the people who use them. Most importantly, they must be built with the public’s health, safety and welfare in mind.” – The National Council of Architectural Registration Boards (NCARB)

Meanwhile, a designer or draftsperson is unlicensed. They may know a lot about designing buildings but it is illegal for them to provide architectural services. Hiring a designer or draftsperson to design your house is equivalent to having a paralegal represent you in court, or an intern perform your surgery. Architects must pass the Registration Exams just like lawyers have to pass the Bar Exam or doctors the Medical Boards.

Professional organizations such as your city or country’s local architectural institutions are great sources to find an architecture firm. Another common way is through word of mouth. For referrals, just ask family, friends and/or professional colleagues. Websites like houzz.com are a popular place to search for an architecture firm because you can narrow the search results by style or geographic location. Web searches using keywords with style and location can also yield results, for example “modern residential architecture cambridge ma”.

2. Review Their Portfolio

Be sure to visit the websites of your candidates and look through their previous projects. Does their work inspire you? Would you be thrilled to live in one of the houses they designed? Think twice about contracting an architecture firm with a traditional style to build your modern home. You’ll want to consider those candidates that have the capability to perform the required services and have a history of completing similar projects. So spend some time thinking about what kind of architecture you like and find examples. These examples facilitate discussions and the creative process with your architecture team.

3. What Are Their Values?

Every firm has, or should have, a set of core values that drives their design and operations. Sometimes these are stated explicitly on their websites or by their founders but sometimes you may have to ask the architecture firm directly. A firm should know their purpose and work with people who share these beliefs as well. If the firm’s core values resonate with you, that should be a good indicator of whether they are the right match for your and your project.

At Aamodt / Plumb we have 4 core values that drive everything we do. They are Space Not Form, Less But Better, Offer Empathy and Wholistic Thinking. The first letter of each of these together spell the word SLOW, which is our shorthand for a thoughtful, considered approach to design and our practice.

4. Do Your Homework

Once you have found a few candidates whose work you like, give them a call and start a conversation. But before you call, gather your thoughts and key information about your project. Here is a list of things you should know before you call:

• Square Footage: How much space do you want to build or renovate?
• Budget: How much money is available for this project?
• Price Point: Is this a budget project ($300/sf) or a luxury project ($600+/sf)?
• Schedule: When do you want or need the project completed?

5. Understand the Architecture Firm’s Design Process

How will the architecture firm approach your project? Does the architect have a process that is clear and logical? Have them walk you through it and ask questions about anything you don’t understand. If you are designing a new home, ask them about their experience with zoning and regulatory issues specific to your area. How do they incorporate environmentally responsible design into their work? Check their references. Even though the architect might have an attractive portfolio and good references you will still want to make sure their design process and approach is right for you and your project.

Aamodt / Plumb has a step by step design process structured over a series of meetings with a particular theme: Big Picture, Space, Light and Form, Look and Feel, How it Works, Selections.

The themes progress from general to specific as we work together to develop the design. Next we move into documentation and construction. Each of these steps is laid out in our illustrated game board that you can find below.

6. Meet The Architects

Make an appointment to meet the people you will be working with at the architecture firm either at their office, for lunch or at the site. You are entering into an important relationship and a face-to-face meeting will help you decide if you will have a productive rapport with your architect. Being able to communicate freely and openly is vital to the success of your project. You should share a clear understanding of the goals with your architect and feel completely comfortable asking questions. Be sure to find out if your primary contact will be with one of the partners themselves or with the project architect working under them.

At Aamodt / Plumb we are a highly collaborative team of architects, interior designers and builders and our clients get to know many of us as their project unfolds. An Associate and Designer is assigned to each project and our clients work directly with them, in addition to Mette and Andrew, throughout the entire duration of design and construction.

7. Defining Basic Services

Architects’ Basic Services are defined by the AIA and are commonly included in any architecture firm’s proposal. However, before Basic Services begin you may need help from an architect to you formulate a clear project brief. This phase is called Pre-Design, Feasibility Study or Needs Analysis. This is the first and most important step. It is the foundation upon which the rest of the project is built. An architect will guide you through a process to determine your goals and priorities, the constraints and opportunities of your site and the feasibility of your timeline and budget. Avoid rushing right into Schematic Design without completing this phase, as this can be very costly down the line.

Basic Services include the following phases:

• Schematic Design: Establish the conceptual design, scale and relationship among spaces.
• Design Development: Refine the design and prepare plans, elevations, building sections and typical details.
• Contract Documents: Prepare detailed working drawings and specifications for construction.
• Bidding and Negotiation: Solicit bids from contractors and negotiate the contract for construction.
• Contract Administration: Observe construction to assure the project is built according to the drawings and specifications.

8. Digital Modeling: The New Standard

Architects understand how two-dimensional elevations and floor plans translate into actual buildings but their clients may have difficulty visualizing the end result. Because of this, the use of digital modeling is the standard today and is a powerful tool for designing and visualizing spaces from both the inside and outside of a structure. Sophisticated modeling software, called Building Information Modeling (BIM), allows the architect to virtually build your home before any work begins. This allows advanced coordination and integration of all the systems, like mechanical and structural, and tracking and scheduling of components. It also allows you to visualize every room. Digital modeling takes much of the fear and risk out of the design and construction process. It is essential to find an architecture firm that uses digital modeling throughout the design process.

9. Estimating Construction Costs

When you first start the design process, it is difficult, if not impossible to accurately determine the final construction cost. So communication is key to understanding initial estimates and final costs.

There are also no bargains in construction. In general, you get what you pay for, if you are working with reputable people. And by the way, don’t trust what you see on HGTV. All of their numbers are made up to boost ratings.

Construction Costs are defined as the labor, material and markup required to build a building. These are the “hard costs.” Aamodt / Plumb’s projects generally cost between $300 – $1,500 per square foot for hard costs. The huge spread has to do with complexity and level of detail. The more custom a house is, the more expensive.

You may also want to download our free guide, the Modern House Cost Report, that gives you cost ranges for a 3,000 square foot house at three price points.

10. Figuring Out Architectural Fees

Design fees are a part of “soft costs” and are in addition to hard costs. Soft costs include all architectural and engineering fees, permitting, approvals and testing. They generally add up to between 25-35% of the total project budget.

The most common ways architecture firms calculate their fees is in one of three ways: percentage of construction, hourly, fixed fee.

Custom homes are considered the most complex building type, even above hospitals and theaters. Therefore the fees for custom residential are higher than any other specialty. To get an idea of what the percentage might be you can check out architecturalfees.com, an excellent independent resource provided for the public. Architecture firms typically charge between 10 and 20 percent of the cost of construction for residential projects, depending on the services they provide.

Aamodt / Plumb bases our architectural fees on a percentage of construction cost because we have found this to be the best representation of the value we bring to a project. Construction cost is an indicator of quality and complexity and our level of involvement rises proportionally.

The architecture firm will also charge for other project related reimbursable expenses, marked up for overhead and profit. For a more detailed discussion see this article on Reimbursable Expenses.

Here is a list of typical reimbursable expenses:

• Sub-Consultants, including but not limited to Structural, Civil, Mechanical, Landscape, Geotech
• Printing, Reproduction and Postage
• Travel Expenses
• Testing, Inspections and Fees
• Site Survey

11. Choosing The Project Delivery Method

Typically after the design and documentation is done the owner hires a contractor to build the house in a method called Design-Bid-Build, where the architecture firm and the builder act as two separate entities. The architecture firm will design the building and then help you bid it out to several contractors. An experienced architecture firm should have a list of contractors they have worked with in the past and would recommend specifically for your project. Hiring a contractor for pre-construction services during the design phase is helpful for getting detailed cost estimates along the way to ensure your design ideas won’t add up to more than you can afford. Any delay in the project could result in additional costs. Even if you already have a contractor in mind, it’s industry standard to always get multiple bids on the construction of your project. This will also give you better leverage at the bargaining table.

Another project delivery method called (Architect Led) Design Build is gaining in popularity and it’s our preferred method. In this method, there is just one contract that covers the entire project, integrating the thought of the design with the craft of the building. Whereas in Design-Bid-Build, the owner has two separate contracts with the architecture firm and the builder. Since the architecture firm and the builder don’t have a contract with each other, there is no way to set the ground rules of how the relationship will work. And while the owner may get the impression that they are getting the best possible construction cost under Design-Bid-Build, the costs could go up later if, for example, the builder misses some of the scope of the design. All in all, the Architect Led Design Build method leads to greater speed, less risks and higher quality outcomes.

12. The Next Step In Hiring An Architecture Firm

It bears mentioning that there will always be other issues to address for your particular project. Each project is unique and the requirements differ based on a multitude of factors. But with the steps explained in this guide, you now have the critical information you’ll need to help you hire the architecture firm that will ensure that your project is a success.

If you are in the process of looking for an architecture firm for your project, let’s talk. We can help you wade through the necessary requirements and make sure you aren’t overlooking a crucial factor that could hurt your project.

Lastly….

To have an enjoyable experience creating your custom home, choosing the right architecture firm is crucial. We hope these tips will help you choose when undertaking such an important investment.

You can download all of this information in our free pdf booklet How To Hire An Architect.