to op:We are considering building an additional room above garage. This would be our first major renovation to the house. I wanted to seek opinions here on how to get started with this. I was about to call a bunch of general contractors to start getting quotes. However, I also read that for larger projects folks here typically hire an architect. I am unsure what the difference is between the two -- does it have to do with managing the general contractor yourself vs the architect? What sort of questions should we ask the vendors? We generally have an idea what we want to do with the space, less so about getting permits, whether what we want is possible or not etc. I always assumed GC would do all of that but maybe that isn't true?
considerations
1
If you talk to a "bunch of general contractors" without building plans and "specs" (large document with details on what is used, etc, that details the visual plans (blueprints). Both are an integral part of a bid and building process., then you will get a variety of bids and ideas and none will be bidding apples for apples (on the same page).
2
The sequence is to see an architect first. Work with the architect to get an idea what you want, what works, what costs more or less, and many things that you don't know to ask. You can pay the architect to have plans and specs drawn up for you. Either preliminary (more rough but enough for an apples to apples bid process with G.C's, or detailed final plans and specs.
Then, either with architects G.C recommendations, or if you plan to do it as your own G.C. "owner builder" (not advised unless you've done it before or are in the industry in a broad and deep way with experience). Fancy G.C.'s websites and reviews are only marginal as anyone can make a nice website nowadays. If the G.C. is a well known reputable licensed G.C. in your area that does additions often, that's great. Be careful what type of work the G.C. is familiar with. You can access the local contractors license center to see who is up to date in licensing and insurance, track record, etc.
3
These are the lst steps to protect yourself. The architect can also handle everything and oversight the G.C.'s etc. This ensures quality, timeliness, and that you are not cheated by a flimsy contract or work, etc. It can be well worth paying an architect for this depending on your budget and risk tolerance.
4
putting an addition on a garage sounds easy but it is highly structural. The garage was not built to hold up a second story and roof. And, the garage roof was not made to be the floor of a second floor, it's trusses. And, the way that the addition is joined to the existing living space is complex. As well as the roof tie ins.
An architect will be sure that the design of the addition integrates into the home design so it looks nice and raises it's value vs looking like .....an add on done on the cheap. So, there's a lot on the visual side.
G.C's are builders. Not designers and not architects. So, that's why the order of things should be this way.
It is far cheaper to make mistakes and changes on paper and specs and concept drawings, than during construction.
5
Get your input with discretion. Those that have gone through the process, the more the better. Those in the industry, Reputable architects, etc.
Compare qualifications. A known reputable architect's bona fides can dwarf a G.C. design built outfit. Like this.
j
dis laimer: zillions of ways to things. This is only one to be helpful to op:
perspective: Design Build Commercial/Res. G.C. decades. (I really liked working with top notch architects and engineers).
Statistics: Posted by Sandtrap — Wed Aug 07, 2024 11:36 am — Replies 4 — Views 126