Answer: Start by asking for recommendations from friends, relatives, coworkers, or acquaintances who have worked with architects. Your local Chamber of Commerce can provide you with a list of architects that are active in your community. Usually, you’ll only hear about those architects that come with good referrals.

If you know a local contractor or developer, ask for a referral from them. Architects and contractors can often have adversarial relationships. It’s a great sign if you can find an architect who has a good rapport with contractors.

Check to see if the architect is a member of the American Institute of Architects (AIA). To maintain a membership in the AIA, architects agree to a professional code of ethics and also have access to a multitude of professional and technical resources.

Spend some time monitoring Facebook, LinkedIn, Yelp, and Google+. You want to find an architect that is active, current, and engaged.

Answer: Now that you’ve gathered a handful of contacts, call each one. Briefly describe the nature of your project, and ask if they are interested in being considered as a candidate.

As long as you have the time, try to meet with three to five architects or firms. Don’t meet with too many, or the selection process will become even more difficult. Your primary goal is to find that person you feel most comfortable with. Your project deserves an architect that will care for it like it was his or her own. If you find you “click” with that one special architect, please ask if that architect will be designing your project and will be your day-to-day contact. Insist on meeting the person you will be dealing with.

This interview is really a chance for both parties to evaluate each other. Architects are typically just as careful about selecting the right client as owners are about selecting the architect. As an owner, you should come to the table with all the information you know about your project. Be prepared to discuss project goals, time constraints, site information, general space requirements, and budget.

Following the interviews, you should be able to narrow down your choice to two, hopefully, one architect.

Answer: Your primary goal is to find that person you feel comfortable with. You want to work with someone who will listen. Be cautious about those with inflated egos. If the architect is only speaking about how great they are, they’re probably not really listening to you. It’s important that the architect conveys a sense of optimism toward your project.

Although many architects have similarities, most excel at one or two aspects of the profession. Some architects are like politicians and are really great at business development. Other architects are very technical and often reside in the office working out the nuts and bolts of your design. And of course, there’s always that flamboyant architect who is a magnificent designer with big ideals and flashy materials. If in your search you come across an architect that has all of these qualities, hire him right away. This architect exists but is rare.

Answer: This is the time to get it in writing. Your prospective architect should draft up a proposed scope of work. The proposal should start with a summary that reiterates the key elements of your project. Expect the proposal to include the specific services that will be provided (& potentially the services that are specifically excluded), when the architect can start working on your project, schedule and/or major milestone dates, the architect’s compensation, and any special terms and conditions. If the architect puts together a well-written proposal, you should feel a sense of comfort and understanding. If the architect has missed the mark, ask for a revision.

If you’ve requested proposals from multiple architects, do your best to assure you’re comparing apples to apples. Look for inconsistencies between the proposals. Be diligent in comparing the services that have been offered as this could greatly affect the compensation portion of the proposal. This is not the time to accept a handshake agreement. If the architect doesn’t feel a proposal is necessary, that may be a clue that you should continue your search elsewhere.

A well-written proposal and/or contract protects both parties equally.

Answer: Architects can provide a wide range of services beyond just building design. The services you’re looking for need to be tailored to your project’s anticipated need. It’s important for you to ask your architect which of these services he provides, and how much each service costs. It’s likely your architect includes some of these services in the base scope of work while offering most of the other services a la carte.

Services can include items such as:

• Project Feasibility Studies

• Programming

• Master Planning

• Evaluation of Potential Building

• Architectural Design

• Computer Renderings

• Construction Documents

• LEED® Certification

• Cost Estimates

• Fixtures, Furniture, & Equipment Specifications

• Construction Observation

Based on your needs, you may want your architect to manage the project, present your project to local authorities, assist in the selection and hiring of a contractor, review the contractor’s progress on site, or generate as-built drawings following the construction.

Answer: Architect fees can range anywhere from 5% to 20% of the total project cost. The fee is informed by the size of the project, the services provided, and the complexity of the job. At the onset of the project, the construction cost may not be known and an owner may not have yet set their budget. Architects use several metrics to evaluate potential costs, often based on square footage or an estimate of hours required to complete the project.

If the owner is not comfortable with this method but would like design work to proceed, architects may bill by the hour or charge a retainer. Either way, the fee structure should be clear and amenable to both parties.

Fees may be at the high end of the range if the architect is responsible for contracting with sub-consultants, such as specialty engineers.

Architects often invoice monthly for the hours they’ve used or for the balance of completed phases of work. Additional Services, as outlined in the proposal, are often billed at an agreed-upon hourly rate.

Based on the project details, an owner should discuss how each possible billing method (percentage, hourly, or lump sum) may affect the outcome of the design costs. Above all, the most important aspect of the design fee is transparency.

Answer: An experienced architect should be able to discuss with you the benefits of Design/Bid/Build vs. Design/Build. In a Design/Bid/Build project delivery method, the design is fully produced, bid out to multiple contractors, then the project is constructed. In Design/Build, a contractor is brought in as part of the team during the design phase, then continues with the construction. Choosing the delivery method is entirely up to the owner. If you have a contractor involved during design, he can assist with cost controls. If you decide to go with a Design/Bid/Build project delivery method, it is suggested you plan to include at least one cost estimate during design.

Answer: Some jurisdictions actually require the architect to be included during the construction phase. Regardless, it is highly recommended that the owner retain an architect during this phase of the project. Acting as the owner’s agent, the architect provides periodic site observations to assure the contractor is following the general intent of the plans and specifications. Included with these services, the architect will typically answer any questions that arise and will become an asset in helping to avoid delays.

Architect’s additional construction services may include:

• Preparation of additional detailed drawings,

• Approval of contractor’s requests for progress payments,

• Approval of any changes to the plans,

• Preparation of any required change orders,

• Negotiating who should pay for disputed change orders, and/or

• Resolving any issues stemming from ambiguity in the plans or specs.

Answer: Ultimately, this is all about what makes you more comfortable. There are many pros and cons to each, however, the largest impact is communication.

Working with a larger firm, you’ll likely be dealing with multiple staff. Throughout the duration of your project, it is very possible that the larger firm will juggle staffing to accommodate the needs of new projects. There’s a likelihood that project information does not reach all team members.

Working with a small firm, the principal is directly involved with each and every project and is the primary decision maker. You can feel confident that the person you speak to, and meet with, is the person actually working on your project.

Answer: In the architect selection process, by far the most difficult part is finding an architect with whom you have chemistry. If you feel the architect is right for your project, it’s best to discuss this with the architect. The architect could revise his fee or reduce the proposed scope to align with your budget. Maybe there are services included in the proposal that, if removed, will not affect the success of your project. Travel is expensive. Maybe you reduce the number of meetings or identify some of the in-person meetings to teleconference.

In the end, it’s possible that your budget needs to grow. The right architect is adept at finding value through efficient and effective planning.

Answer: In most cases, the "permit set" and "builder's set" is the same thing. 

A "permit set" is a minimal set of drawings required by the local jurisdiction in order to obtain a construction permit.  The set typically includes floor plans, elevations, sections, and a site plan. Being a smaller and less detailed set of information, these drawings take less time for the architect to complete thereby costing the owner less in architectural fees.   It typically does not include anything over and above what is required for a permit. A "permit set" would be without items such as specifications, details, schedules, lighting layouts, or any additional design work (such as fireplace design, built-ins, cabinetry, railings, special stair conditions, interior elevations, tile layouts, etc..).  The permit set of drawings leaves a large majority of final materials selections and detailing to the builder and/or client to complete following permit submittal.  

Full construction documents include all information necessary to receive a permit and for the builder to price and build the project.  This includes all the information included in the permit set of drawings as well as full specifications, all interior elevations, cabinetry design, floor layouts, built-in design and detailing, trim packages, lighting layouts, and all detailing.  The full set of architectural drawings requires much more time than a permit set of drawings and therefore costs significantly more.  

We typically recommend a set of architectural drawings somewhere in between a standard permit set of drawings and full architectural set. These drawings would include all the information found in the permit set of drawings as well as additional design for key elements such as fireplaces, railings, built-ins, etc, specified interior elevations showing design features and cabinetry layout, ceiling and lighting layout, additional detailing of key features in the project and more detailed product specifications.  This level of information is usually adequate for the builder to provide accurate cost estimates without spending excessive time on details and design work that could very well be revised or eliminated at a later date due to budget.

Answer: B.I.M. or Building Information Modeling is a process and tool for generating a full 3-dimensional representation (model) of a facility within a virtual platform. Architects and engineers use this model to understand and coordinate building components.  After the facility is built, the owner can retain the B.I.M. model for use in their facility management and future projects.  There are potential benefits to your design project if using B.I.M., but there are also related costs that might be unnecessary.  Not all projects are necessarily good candidates for B.I.M.  It's best to discuss the pros and cons with your architect.  He or she will be able to assist you in selecting the proper platform for your particular project. 

Answer: Generally speaking, a permit is required for any project which intends to construct, enlarge, alter repair, move, demolish, change the occupancy, or any modification to electrical, mechanical, or plumbing systems.  There are specific exemptions that could apply to your project and thus you should discuss Building permits with your Architect during the design phase.  To obtain a permit, the applicant must complete a form which can be obtained by your local Building Department.  Typically, in addition to the properly completed form, the Building Department will require Construction Documents signed and sealed by your Architect.