This is an outline of procedures and typical project progression for architectural design of residential projects. This is only an outline. Individual projects may vary and fees are subject to change without notice.

Let me introduce myself and NBS residential, my name is Paul Medley, I’m a registered architect in the state of Wisconsin, a member of the American Institute of Architects, award winning residential designer, and head of NBS Residential. Nielsen Building Systems is a design/build company that’s been doing business in Racine since 1983. What design/build means is that in addition to a commercial construction company (not residential construction) we are also an architectural/engineering firm. As a full service A/E firm we can take your ideas for the perfect dream home, develop a specific program, and design a concept that will express your lifestyle. We then produce that design into the professional documented drawings needed for bidding, permits, and construction. We are not a drafting or printing service.

We have all at one time or another gone to a doctor or lawyer for professional help. Doesn’t it make sense to use a professional Architect when considering that building a home is probably the biggest investment you’ll likely make in your lifetime, and the most important decision to your lifestyle for years to come? Designing a house is a process, when done right produces something of beauty. If done wrong can produce a disaster which can cost the client thousands of dollars in field changes as well as an unsatisfactory finish. The process of doing it right is an industry time tested step by step procedure. It’s more than just drafting up lines on paper; it’s the planning of your dream home. Following is an outline of the process and an approximate cost for NBS residential services:

2. Production of the preliminary design. The preliminary design work is done by myself and depending on the complexity of the architectural program takes approximately 10 to 20 billable hours. The drawings produced for the preliminary design stage consist of 1/8" scale floor plan sketch(s), and a front elevation or perspective.
3. The second meeting with the clients is held to present the preliminary design concept. Due to the limited amount that can economically be drawn at this stage, it is imperative that I present the concept in person as I "walk" a client through the home. I touch on and explain design intent, how a room will feel and answer questions. This meeting typically lasts about an hour and the time is recorded for later billing. If the prospective client likes the design and feels that I am compatible with their needs, a retainer of $500 is paid. This amount is applied toward the last invoice. Please note that there will be no design sketches released or copied until a retainer has been paid. This is to protect NBS intellectual property and avoid copyright infringement form unauthorized construction.
4. Once a retainer is paid the preliminary design sketches are copied. The originals and one set are turned over to the client(s) for their review. I typically ask them to take at least a long weekend to review and sleep on the design solution. Keep in mind decisions made today are for a house you’ll be living in for years to come, so it is important not to rush the process.

 

DESIGN DEVELOPMENT PHASE - DD

5. When the client review is completed we can schedule a third meeting to discuss any modifications. If the revisions are minor they can be communicated via phone. While it may seem cost effective to avoid a third meeting that is billable time, if the design changes impact multiple faucets (structure, code, etc.) then elimination of this meeting could be counter productive and ultimate more costly in design quality and fee. I don’t recommend cutting corners with the design process based solely on short term cost savings.
6. Client comments are incorporated into the design. The plans are development at ¼" scale addressing more specific items such as window sizes, soffits, and door swings. All four elevations are drawn, front at ¼", rear and sides at 1/8". Since it’s impossible to second-guess a client and their possible changes, an estimate of time to complete this phase and turn back over drawings is impossible. The ultimate billable time could be very little if there are relatively few changes, yet take much more if they’re complex. Also if the clients need additional sketches to help visualize a space, such as an interior perspective of a room, this to can increase the billable time.
7. A review of the design development drawings. At this point the clients should be looking at specifics. The design solution should be coming into focus. Any and all design issues should be addressed, no matter how small. Once the client is confident with the house a formal approval is given. A compilation of billable time is inventoried and an invoice prepared.

 

CONSTRUCTION DOCUMENTS - CD

8. Once payment of the preliminary and design development phases has been received, production of the construction documents will begin. Construction drawings consist of dimensioned floor plans, noted elevations, wall section(s), roof plan, foundation/basement plan, electrical plans, and cover sheet. All structural elements will be calculated and sized (except prefabed truss components). *You are guaranteed all drawings will meet state and local codes required for building permit. The construction document phase requires the least amount of client interaction yet is probably the most time consuming. It can range from 20 to 40 hours to produce a comprehensive set of architectural drawings. If the client thinks of additional design items after the construction document phase has started a meeting to discuss and evaluate the modifications and an estimate of time to perform changes can be held. Please note simple modifications may impact multiple sheets and could incur a substantial amount of additional time. Therefore, it is desirable to address design considerations during the design phases of the project, as it will save considerable money.

*State of Wisconsin. Any omissions due to insufficient information given to the architect during programming are excluded from permit guarantee.

9. When construction drawings are completed a set is given to the client for a final review. If there are minor corrections then a meeting can be held or items can be discussed via phone. Which ever is the most productive. A request for the desired number of printed sets is established.
10. Within approximately one to five days the drawings will be modified if needed and final sets printed for client or contractor pick up. A finial compilation of billable time for the construction document phase is totaled, the $500 retainer subtracted and an invoice issued.

Finally, what does all this mean in dollars and cents? Since it’s impossible to second guess the extent of time a client may need, especially in regards to design a set fee would have to be based on a worst case scenario. One that would have to be higher to cover an open-ended time frame. While I find most clients are fairly adept at visualizing a concept, the fee would still require padding to cover those projects and persons requiring more attention (time). Therefore it is more cost effective for the client when all work throughout the process is recorded and billed on an hourly rate. This allows the clients to control the final fee. The hourly rates for myself are $60 per hour and $35 per hour for draftsmen. Typically custom homes done through NBS residential have ranged from 80 cents a square foot to $1.10. This translates to roughly $1900 to $2700 for a 2400 square foot home or 1% to 1.35% of the cost for a $200,000 home. Compared to 5% to 10% fees typically enjoyed by other architects, NBS fees are very reasonable.

Regarding quality design, a review of our project history and homes will speak for itself. I am confident most people will respond positively to an architect designed home. Because of that, I only expect a retainer after the client has seen a design of their project. This insures mutual commitment and confidence in our working relationship.

If there are any questions please don’t hesitate to contact me. I would be more than happy to discuss your project with you.

Sincerely,

Paul N Medley, AIA

2000-03-02