architect for prewar reno

I just recommended the person below on another thread (so apologies if I sound like a shill - I'm not - just a happy client).

David Ling does terrific work, and really knows the NYC codes and requirements inside and out as well as how to work with historical buildings or those buildings in areas designated as historical requiring additional expertise. He understands what co-op boards require and expect. Also, he works with contractors who deliver on time - and on budget.

http://www.davidlingarchitect.com/index.php/dwell/

Very good and reasonable- Martin Safren, AIA- (718) 949-2244

would highly recommend ageloff and assoc. small firm that charges by the hour so you see what you are being billed for and no hidden cost with recommending material or adding on any extras. most importantly the contractor that we used through ageloff was amazing (leonidas interiors). we just finished a major renovation with this firm and there was not one issue. good luck

Poundridger,

I would try Gary Eisner at BuiltinStudio, http://builtinstudio.com. Very easy to work with

Regardless of who you pick you should insist on these:

1. Option to ask for mutiple bids from architect and GCs subs.
2. Option to bring in your own sub with no overheard payment to the GC. You can agree ahead to pay a small fee for the GC to coordinate scheduling with your subs.
4. The achitect's fee may not be reduced since their design work doesn't change, but you can try.

You can save $$$ if you get these stipulated in your contract. I saved 25-30% this way and got better quality and newer, better stuff.

GC's and subs work together in groups so you never really know what the real deal is.

I'm using these guys on a second project in a prewar co-op now:

www.andrewfranz.com

I can't say enough good things them. They're great, particularly if you want to be a little hands off. I don't have time to micromanage the GC or find my own subs, but definitely admit you can shave some bucks as a result. Our apt came out phenomenal, no regrets. Second project kicked off last week!

If you're using an architect just for the new-floors regulation, you might want to seek clarification on just what "new floors" really means. It certainly doesn't mean taking up linoleum and replacing with a similar product that is more floor-covering than flooring ... floating, glue-down, etc. I hope.

Similarly, if the building disallows outright any through-wall venting, there's no need to even go there.

ieb,can you clarify about the multiple bids from architect and subs? Are you saying I should hire a GC but ask for the option to replace his subs if I find others that are cheaper? How might that affect the architect's fee?

Yes, just as you stated.

The architect's fee is somewhat different as thier work is design based so, as an expample, take kitchens where the cabinets and placement of appliances will be specified by the architect. So in this case it not dependant on if the GC does the work or if it's done by another sub that you brought in. So you can see that the architects fee probably based as percentage of cost will not be affected, that is the percentage won't, but of course if the subs cost is substancially lower than the GC so the percentage stays the same but the amount due will be less.

Example: If architect's fee is 15% and the GC's fee is 15%, and your sub is $10,000, less than the GC for a particular item you have saved $13,000. Do this a few times and the savings can be very substancial.

Sorry, the savings are a great deal more than that. Since the sub's work, $20,000. is not subject to any overhead payment to the GC and the item in question cost $30,000 from the GC and $20,000 from your sub your savings will be 14,500. (your sub saves you $10,000, GC gets no overheard on the $20,000 ($3,000), and basis for architect is reduced by $1500).

Before you start getting involved with hiring subcontractors, you first must identify your total budget for the project. Within this budget, you will account for the architect, the asbestos inspector (you will be required to submit an ACP-5 with the DOB) associated filing fees, construction, and items to be supplied by the owner. Asbestos and filing are flat fees amounting to a few thousand on top of the design. My firm calculates the design fee using both time and a percentage of construction to determine the appropriate cost. The design fee is established and will not change unless the scope of the project grows requiring additional construction documents.

The contractor, as stated, charges anywhere from 15% to 25% to cover a number of items referred to as profit, overhead, general conditions, or site requirements. Half of the fee may be associated to the contractors cost to execute the project, while the other half goes into the GC's pocket. Most of my clients pursue the GC route to minimize the number of accountable parties and to streamline construction. For example, if you hire the electrician privately and he damages a wall painted by the contractor, it'll be an uphill battle to have the GC absorb the full repair cost within contract. This scenario may be applied to plumbers, tile installers, etc.

I'd be happy to speak with you in greater detail about the design and cost estimating process if you're interested. Please feel free to email info@hirshsondesign.com. Best of luck!

poundridger, I'm not saying that it's as easy as looking the other way and holding your nose and it was difficult at times but the savings in my case added up to >$200K. I obtained references from the subs that i hired and was satisfied as to their workmanship before they did any work.

In fact, the only subs that we had problems with were a couple that were specified by the GC or architect.

All permits and inspections are still the domain of the architect and GC, you are only substituting on a per line basis.

Maybe, I'm more involved with detail than most but if you are taking the time to start a thread on this board asking those questions you can do it to.

ieb,

What is the point of hiring the GC at all? Why not just go and hire all your own subs? You would save a fortune, no?

Hi Poundridger,

I would be interested in speaking with you further regarding your potential project. My office's work focuses mainly on residential renovations in the New York City area. We have completed quite a few gut renovations in prewar apartments including two that are currently under construction. Please visit our website to view samples of work.

www.studiolabdesign.com

Best,
Matt
mhm@studiolabdesign.com

P05 - What I get from your comment and tone of your previous posts is that yor're not someone that I would do business with. Good Luck.

ieb,

I sometimes have the same problem, it is very difficult to determine someone's tone through emails and message boards.

I am trying to get an understanding of your posts. My point is if you are wiling to go out and find your own subs then why do you need a GC?

There are many problems that can come up if a person brings in people that the contractor has not worked with. I can see things going terribly wrong causing delay after delay. What if something does go wrong, who is to blame, who's responsibility is it?

Understand, I mean no disrespect to you, just trying to figure out the pro's and cons of your post

I some experience with this and I find that the subs that the GC or architect brings in may be based more on thier relationships and continuing business as well as "pocket discounts" and that as a consumer it always pays to shop around. That goes for the selection of GC and architect as well as ability on a per line basis to bring in unrelated sub. Of course, that means that thier work is not covered under the GC's warranty and they have to provide their own insurance certs, etc. At the same time, having the overall project under the domain of the architect and GC team ensures that the project has all the adaquate protections.

I found without exception better pricing, workmanship, and on time performance on the subs that I hired. Like I said above I can't recommend this approach for everyone but it worked quite well for me.

ieb,

I can appreciate what you are saying but I think your case might be the exception. The consumer should always "shop around" for the architect and GC.

It took me many years to find all the trades I needed that perform the way I want. The same goes for all my resources such as plumbing and tile supplies. Years and years. Now that I have my team in place if I need something to get done it will get done when I want and how I want. I have control where as if the client hired separate trades what control do I have? I am the person hired to be in control. That's what I mean by hiring a gc at all.

If you ended up hiring better subs then the gc then I would say you hired the wrong gc

I'm with Primer on this one. You may have gotten lucky but your method sounds like a recipe for disaster!