Approaches towards building an ADU
Architecture and construction can be complex processes, and it's essential to have someone experienced to help you navigate the challenges with minimal issues. The right guidance can provide peace of mind and allow you to enjoy the journey, rather than be overwhelmed by it.
Engaging a qualified Architect
Depending on the size of your project, you have the option of hiring either a licensed Architect or a draftsman/designer to prepare the necessary documentation for permitting and construction. However, it's important to note that there are significant differences in terms of design quality, project delivery timeline, and cost between hiring an Architect versus a designer or draftsman.
Who should I hire for the Project??
Designer/Draftsman:
A designer or draftsman is typically trained as a technical person who will draft plans based on your (or an Architect’s direction). Once the drawings are completed, they must be reviewed and stamped by a licensed Architect or a Civil Engineer before being submitted to the city for permitting. In most cases, the draftsman will request a Civil Engineer, as many Architects are unwilling to stamp drawings they did not oversee. Often, the Engineer will take this on as a side job and provides the stamp with no review or feedback. The primary advantage of this approach is cost—it is frequently less than half the cost of hiring a licensed Architect, and sometimes even more economical. However, there are several notable disadvantages. Due to limited experience and expertise, a designer/draftsman may lack the foresight and coordination needed for the project. Additionally, because they do not have full control over this entire process—relying instead on third-party professionals for plan approval— even minor tasks can become drawn out due to miscommunication or repeated revisions. This back-and-forth can lead to substantial delays—sometimes lasting several months or even years. In some cases, the designer may abandon the project entirely, leaving the property owner with incomplete work and additional costs..
Something important to consider - Upfront Cost vs. Overrun Cost:
Whichever option you choose, it’s important to understand the distinction between upfront cost and overrun cost. While the lower upfront cost of hiring a designer/draftsman may seem appealing, the potential for project delays can result in significant overruns. These include lost rental income and increase operational costs caused by prolonged permitting and construction timelines. Another consideration is design efficiency. Without the expertise of a licensed Architect, owners may not achieve the most effective or aesthetically refined design solution. This can lead to unnecessary construction elements or inefficiencies that could have been avoided during the early design phase—resulting in added expenses during construction.
2. Inviting Builders to bid based on completed construction documents
This approach involves soliciting bids from contractors using a finalized set of Construction Documents prepared by the Architect. It ensures a competitive and consistent bidding process, as all contractors will be pricing the same scope of work. Everything shown in the documents should be included in the base bid, which helps minimize confusion and reduces the risk of disputes during construction. Any scope of work not explicitly shown in the documents would be considered outside the base bid and may be negotiated separately between the Owner and the Contractor as an additional cost. Please note that our firm does not offer construction services for projects of this size. However, I would be happy to provide a few contractor recommendations, if needed.
3. Next step - initial site visit:
If you are interested in moving forward with us, the next step would be to schedule an initial site visit. Site visit fees are dependent on the location, and average around $500. This meeting will give us the opportunity to walk the site together and discuss your project in detail, including any questions or concerns you may have. Following the site visit, a comprehensive proposal will be created, which will outline the detailed scope of work along with the associated fees.