WORKING WITH PROS
Most renovations of old houses require a lot of planning, insight and sensitivity. That's why we recommend getting professional advice – hiring an architect for planning the work and hiring a contractor to carry out the architect's plans. Together, you three will constitute the team that will get the job done.
Choosing a Pro
Choosing the architect and contractor who will work with you to realize your renovation dream is serious business. You are, in effect, choosing business partners as well as design and building professionals. You'll be working together intensely for a period of time. You will have to set priorities together and make tough decisions. Unforeseen difficulties may erode your budget. Because the relationships can be especially demanding, you will want to choose pros with whom you can communicate well and in whom you trust.
After assisting many renovators with projects, the PRC's Operation Comeback staff has some practical advice to offer about how to choose the right partners for your renovation project:
- Ask friends about their experiences with architects and contractors to find out who they recommend. Word-of-mouth is often the best way to find a professional who can satisfy your needs and work within your budget.
- If you see an appealing renovation in progress, look for the pros' signs or stop and ask for the name of the architect and the contractor.
- Check publications that feature renovation stories, like the Times-Picayune's Saturday Real Estate section, New Orleans Magazine, and Gambit Weekly.
- Contact the Home Builders Association (HBA) at 504.837.2700 for a list of members who specialize in renovations rather than new construction.
Once you've assembled a slate of candidates, you are ready to find out more about each in order to make a good choice.
Questions for Prospective Architects
- Does the architect have experience with designing for old buildings? Or does he or she prefer to work on new construction?
- What is the architect's design philosophy?
- What services does the architect offer? A full range of services includes schematic design, working drawings, specification of materials, bidding and negotiations with contractors, and supervision of the construction phase. If you wish to work with the architect on just the preliminary phases of the process, will the architect agree to such an arrangement? The scope of the project may determine the extent of the services you'll need an architect to provide.
- Is the architect knowledgeable about the requirements of city agencies?
- Does the architect charge based on a percentage of the construction costs, on an hourly basis, a flat fee, or a combination?
- Does the architect use the standard AIA contract or another document?
- Is the architect able to show you a portfolio of his or her work as well as supply references you can talk to?
- When will the architect be able to start work on the project? How long will the various phases take?
Questions for Prospective Contractors
- Does the contractor have extensive experience with renovation or does he/she specialize in new construction?
- Does the contractor carry Workmen's Compensation and general liability insurance? What are the limits? Can you be named "additionally insured"?
- Can the candidate supply a list of at least three references for you to call or previous work sites you can visit to evaluate the quality of his/her work? You can find out if the contractor has any outstanding complaints filed against him/her by calling the State Contractors Licensing Board 225.765.2301.
- Does the contractor have both a license from the City of New Orleans (available by fee) and a state general contractor's license (granted upon passing a test)?
- Is the candidate willing to supply credit references from suppliers, such as lumber stores, sheetrock vendors, and others so that you can be confident that he/she is financially solvent?
- Is the contractor comfortable working with architectural drawings and partnering with architects?
- Is your contractor skilled at getting your project through the permitting process?
- Will the contractor be able to adapt to the draw schedule that your lender may dictate?
- When will the contractor be able to start your project? How long does he expect your project to take?
- How many other projects does your contractor have in progress? How often does he/she expect to be on site at your project?
Your Role
As a member of the team that will see your project through to completion, you will have responsibilities to your architect and contractor.
- No more than one person should be the contact with the contractor and architect. If you are doing a project with a partner and your ideas differ, you and your partner should resolve your differences so that the architect and contractor won't get conflicting messages.
- If you notice problems on a site visit, always discuss them with the contractor or architect, rather than with laborers or subs.
- Answer questions and make decisions as quickly as reasonably possible. The rhythm of work can be disrupted if the property owner takes too long to make necessary choices.
- Respect your contractor's word on how long your project will take and resist the urge to try to hurry things up.
- If change orders are necessary, always make sure they are put in writing and a price agreed to in advance of the work being done.
- Be aware that if you ask for change orders, the date of completion of your project will usually be delayed.
Signing a Contract
Run as fast as you can from a contractor who refuses to put an agreement in writing. The contract is indispensable in a renovation project. It protects you and the contractor from miscommunication and spells out in detail what each of you (the owner, the architect, the contractor) is expected to do. It ensures that there are no duplicate efforts and nothing falls through the cracks.
The AIA has developed a contract to use for construction projects that defines what is expected from whom. If you use another document or craft one yourself, make sure it includes all of the following information:
- Parties to the contract, including the contractor's name, address and license number.
- Architectural plans on which the project is based.
- In the absence of architectural plan, as detailed a description as possible of the scope of the work and the materials you expect to be used.
- A statement that all work will be performed in accordance with applicable local codes and regulations.
- Start dates and end dates.
- Total costs.
- A draw or payment schedule.
- A list of services that are not provided in the contract price.
- A description of warranties for workmanship and products.
- A description of how change orders will be handled.