PROCESS

Fee Proposal

 

To start, ecco negotiates the specific terms of your project and our fees by way of a follow-up meeting and a fee proposal. The time we take to tailor our fee proposal to your particular needs is gratis. We do our best to ensure you are aware of the scope of your project and the cost of our services. The fee proposal is a line-by-line itemization of the phases of your project.

 

Initial Meeting

 

The Initial Meeting, free of charge, is a chance to meet the individuals who will be involved with your project. By the conclusions of the meeting you should be able to answer the following questions:

 

Did you like the designers you met with? Did you receive the kind of reception you were looking for?

Do you care for the samples of work they showed you?

Do you understand the process, costs and time required to complete your project?

Was the firm receptive to your ideas and desires for your project?

Is the firm’s philosophy similar to your own? Does their work reflect their beliefs?

Did they offer insight into the strengths of your ideas or some potential conflicts with building structure, building code issues or budget?

Did the firm offer you a list of their references and contacts? Have you come across any negative reviews of the firm?

Will the firm do your work? This is a good time to discuss the firm’s schedule and whether or not they have the staff to meet the demands of your project.

 

Architectural Fees

 

ecco typically bills on an hourly basis, providing a fee proposal that summarizes the work we would anticipate doing on your project prior to beginning work. Within the industry, architectural fees range from 10% to 12% of the construction cost for new homes and 15% for remodel projects. For many reasons, our firm strongly encourages our clients to involve the architect in the construction process. These include maintaining the design and quality level, opportunities for cost savings and design modifications to improve the project, allowing us to serve as a liaison between client and contractor, and maintaining a smooth and positive process. We typically budget approximately 15% to 20% of our scheduled fee for the construction phase.

 

Because we work on an hourly basis, contracting our services only means we will work on your project as long as you are happy with our services. We have found his makes the initial decision to proceed easier for our clients. Once we have spent some time developing your project and building a working relationship, you will have a better sense of whether we are the right architects to complete the project with you.

 

Why hire an architect?

 

Why hire an architect? ecco design inc will work with you through the complicated but exciting process of designing and building your home. We provide inspiration, guidance, oversight, and an efficient plan for working through this process. Our goal is to help put your dreams on paper and then assist you through the building process to have your dream home built in an efficient, cost effective manner. We believe this should be a fun & inspiring process for all.

 

This is what the American Institute of Architects says about hiring an architect:

(The following text is by The American Institute of Architects, copyright The American Institute of Architects © 2001)

 

“Few people realize how complicated it is to build—that is until they find themselves lost in the maze of design options, building codes, zoning laws, contractors, and so on. No two building projects are exactly alike, so there is no single, clear-cut path to follow.The architect is the one professional who has the education, training, experience, and vision to guide you through the entire design and construction process, from helping you define what you want to build to helping you get the most for your construction dollar.Architects see the big picture. They don't just design four walls and a roof—they create total environments, interiors and exteriors, that satisfy functional needs and are exciting, dynamic spaces in which to work and live.Whether you are remodeling, adding on, or building from scratch, the architect can guide the way. Working with contractors and other construction professionals, architects can help you end up with a well-designed project that meets your needs and works with your budget and time frame.”The architect is available to Solve Problems, Save You Money, and Make Your Life Easier.

 

The Architect Solves Problems

Most building projects start with a want or need. "I need more file space in my office." Or, "We've outgrown our house." But how does that need or want get translated into square feet and three-dimensional space?That is what architects are trained to do—solve problems in creative ways. With their broad knowledge of design and construction, architects can show you alternatives and options you might never think of on your own. Need more room for your growing family? An architect can show you how to enlarge your home so you don't have to move. Not sure how fast your business is going to grow? An architect can design an office that meets your needs today and can be adapted for tomorrow. Have a limited budget? The architect looks for ways to make your project cost effective.

 

The Architect Can Save You Money

The architect's services are a wise investment for the money, not an added cost to your project. Why?

 

Because a well-conceived project can be built more efficiently and economically. Architects plan your project with you. As your ideas evolve, changes can be made on paper—much less expensively than later on when construction is underway. Thorough drawings also make it easier for the contractor to accurately price and build your project.

 

Because energy efficient buildings can save you money on fuel bills down the road. An architect can design a building to maximize heating from the sun and let in natural light, thus reducing your heating, cooling, and electric bills over time.

 

Because the architect can work with your budget and help you select the appropriate materials and workmanship at a fair price. Architects develop the drawings and specifications to help you get bids for construction that are based on your requirements.

 

Because an architect can help you choose materials and finishes that are durable as well as beautiful, saving on frequent maintenance and replacement costs. Architects work to stay abreast of advances in roofing, brick work, floor tiling, paint finishes, etc. Their familiarity with the full range of materials enables them to suggest the appropriate materials for your project.

 

Because good design sells. A well-designed house has a higher resale value. A well-designed store draws customers. A well-designed work environment attracts employees and increases productivity.

 

The Architect Can Make Your Life Easier

Let's face it, building is a long process that is often messy and disruptive, particularly if you are living or working in the space under construction. The architect you hire looks out for your interests and tries to find ways to make that process go smoothly.If your project requires engineering or other design services, the architect can coordinate this team of experts so you don't have to. The architect sorts out complex building codes and zoning laws. The architect can help you find qualified construction contractors based on your requirements. The architect visits the construction site to help verify that the project is being built according to plans and specifications.

 

 

Selecting a Contractor

 

There are a number of ways to engage a contractor for services. Regardless of the method used, it is critical to select quality. ecco has a short list of contractors who we have worked with repeatedly, and we are happy to provide recommendations for contractors we feel would be a good match for your project. We encourage clients to provide recommendations as well; we are always interested in expanding our pool of quality resources. Before choosing a contractor we have not worked with, we like to interview them, visit their completed projects, and check their references. We strongly encourage clients to do the same.

 

Once a contractor has been chosen, the client and contractor sign a contract, often based on an A.I.A. document, modified as agreed upon by the client and contractor. The architect serves to assist the client in understanding and developing a level of comfort with the contract.

 

Owners can serve as General contractors for their projects. We at ecco have extensive experience with this, both in working with clients, and on our own construction projects. It is a fascinating and challenging process, one that will allow the owner to understand every aspect of their project. While it is certainly possible to save money, it is also very possible to spend more, often in additional time required to complete the work. We do not discourage owners from taking on this challenge, but we do try to share our knowledge of the pitfalls and opportunities before construction begins.

 

Design Development

 

As a project progresses past the conceptual or schematic level, we move into the “Design Development” phase. The sketches and quick models we initially discussed begin to morph into drafted versions, whether freehand or digital, and we begin to give literal size and shape to your dreams. These drawings will eventually be your permit drawings or the drawings contractors will use to bid your project.

 

Because numerous key decisions are made in this phase, it is important that we evaluate the way you live (or the way you hope to live). At this point it is especially important that you review your priorities for your space. This phase sets forth your preferences for every aspect of the design. Rooms are given particular sizes, and we determine the layout of elements within the rooms such as window placement, cabinets, and even finishes. If you feel our renderings do not adequately portray the kind of space you desire, now is the time to let us know.

 

Schematic Design

 

Dreaming...

 

One of the most exciting steps of a project is the “Schematic Design” phase. It is where all involved get to see dreams unfold, to let hopes and vision take shape on a page. In this phase we interpret your needs and wishes described to us in our programming phase, and we use a range of methods to loosely convey the arrangement of rooms and/or style you are seeking. In the past we have presented clients with freehand sketches, sketch models, digital drawings and 3D digital models, to name a few.

 

These sketches are only half of the schematic design phase; discussions with you are the other half. This discussion gives everyone a sense of whether or not we are representing what you are looking for in your project. Discussing the design iterations usually helps one scheme rise above the others. Once we have arrived at the iteration you prefer, we will have a preliminary budget discussion, using industry standard cost per square foot ranges to get a sense if the project ideas we have discussed meet your budget needs. We will also discuss schedule, having now determined a scope for your project. Upon settling on a budget range, schedule and a schematic design, we move to the next phase to firm up the ideas.

 

Site Analysis

 

A thorough site analysis involves investigating, measuring and documenting your site to identify and maximize opportunities for views or natural amenities. We want to know what you love about your site or existing home. We
include a study of Code and Zoning, where we investigate the opportunities and parameters of your site. Every site is subject to ordinances, regulations, or limitations. It is our job to navigate these code and zoning related nuances by working with your city or municipality.

 

This phase helps us to anticipate the types of services required in the later phases of your project. Many projects are required to submit a Site Survey to the City. Some projects require a Soils Report to establish the condition of the site. For homes located on steep slopes there can be regulations and documentation of areas of concern. It is our duty to understand the full nature of your site; we will advise you on the entities and documents your site will require.

Programming

 

Interpreting your goals...

 

As we document the existing conditions to see if your project is feasible, we also interpret your wishes and ideas through programming, a process that allows us to provide a framework for your goals and hopes. We want to know your likes and dislikes, your needs, your thoughts and wishes, your pet peeves, your personality or aesthetic sense, and why you desire to be in new space. We like to know if there are any particular elements that will drive any part of the project, such as a dedicated room for a special hobby or a type of system or material you want to incorporate. We welcome all the information we can get, and we welcome any media you use to represent your visions for your home, including photos, magazine clippings, napkin sketches, design ideas, you name it. After reviewing what you bring to the table, we complete a brief Programming Questionnaire. When we combine your ideas and responses to our questionnaire with our design expertise, we create a cohesive concept of your project. Our clients have found that, due to programming, they are able to enjoy their new space(s) in ways that exceeded their initial expectations.

 

Document Existing Conditions

 

Next we gather extensive information about your project that will help us best shape your project as we progress through the design phases. This phase is more formally known in our office as the “Documenting Existing Conditions” phase; it serves as backbone to the Schematic Design Phase. We find out about your building and site requirements and, in the event of a remodel or addition, we measure and document the area of your home or site that will be impacted. We even measure and document special pieces of furniture or art, if it suits the project. At the conclusion of this phase we provide you with computer-generated drawings, called “as-builts,” that fully describe your existing home to the best of our ability.

 

Permitting

 

A building permit is a valuable certificate. Most municipalities, for a variety of reasons, are increasing the documentation required to receive a building permit. Though single-family projects are one of the simpler permits to obtain, getting any permit does add time and expense to the process. With some 40 years of combined experience in residential design in a number of neighborhoods and cities across Washington, we feel confident we have the expertise to efficiently navigate the demands of each municipality’s requirements. It is important to note that time and fee requirements vary. For most projects review time can last up to several months. Fees required by the City are a factor of construction cost, often determined by the municipality, with a sliding scale. We typically estimate 3% to 5% of construction cost for building permit fees.

Construction Documents

 

Construction Documents consist of final drawings and specifications for your project. The drawings are detailed and are used to permit and build your project. The specifications are used to document product, finish, and quality level decisions that have been made for your project. It is a consensus in the industry that the better the contract documents, that is, the more detailed and descriptive they are of your project, the more successful the project will be in the end.

 

A complete set of drawings demands the project team of owner, architect and contractor thoroughly resolve all design and construction issues prior to beginning the construction process. This initial investment by the client in a quality set of documents saves money and time throughout the project, and makes the building process a much more enjoyable one for everyone.

 

Project Phases

 

This is intended to be a short overview of the design and construction process. Please feel free to contact us if you have any questions, concerns or need more information. Thank you for taking the time to learn more about ecco and our design process.

 

Contact us to discuss whether we are the right architecture firm for you job.

Construction Administration

 

Construction can be a nerve-wracking, uncertain phase. That is why ecco encourages all clients to involve our firm in construction administration services. Having a great deal of experience with the process, we can assist in keeping the project on budget, on time, and maintaining the design intent. Ideally we would attend regularly scheduled meetings, and provide action items and meeting minutes documenting the project status. The architect’s responsibility is that of a liaison between owner and contractor – we are a neutral party in disputes, in the process of cost negotiation, and in interpreting the construction documents. Often in residential work, the project is very personal to the owner, and the area of work may be occupied by both owner and contractor. It has been our experience that having a third party to assist in the details of construction allows for a much more positive relationship between owner and contractor. So, whether it is assisting in design modifications in the field, resolving tricky details, assisting in price negotiations or any other of the multitude of issues that arise, we can be there to help.