Recommendation for Design Firm/Architect to help with planning, but not to complete job?

[Anonymous]

We just took out a Heloc to hopefully renovate our 1980s townhome. We’re working on a budget, but I would really like to get an expert’s advice on what can and can’t be done, as well how to get maximum impact on our budget (e.g, telling us whether walls are load bearing and would be a PITA to remove, help with how to redesign our galley kitchen for maximum space, etc). I do not, however, want to use an architect/design firm to do the actual work (because we can’t afford it…lol). Does this kind of service exist? I would like to use whatever plans/blueprints we come up with to serve as the general contractor and find people to do the work for the design outlined. If anyone has done this, do you have any recommendations in the DMV? We’re in NOVA. Also, any ballpark ideas of how much a service like this would cost?

[Anonymous]

A general contractor is your best bet. Have al few come out and talk through what you want to do. They won’t draw you plans but will give you a rough idea of cost and feasibility. Also, go see similar units and what they have done. You don’t need to reinvent the wheel.

Stuff like how to redesign a kitchen you can do yourself—read Houzz, do research, talk to a kitchen designer. You don’t need those details now.

The more YOU know what you want, the better pros will be able to help you.

[Anonymous]

This is what architects do. Then once you have the plans, you find a contractor. The architect may or may not stay involved based on your contract. You don’t have to do anything at all with the plans if you don’t want.

A design/build firm just has both things in the same company. But if you really wanted to use a design/build firm for some reason, you might be able to separate the two phases.

[Anonymous]

Anonymous wrote:This is what architects do. Then once you have the plans, you find a contractor. The architect may or may not stay involved based on your contract. You don’t have to do anything at all with the plans if you don’t want.

A design/build firm just has both things in the same company. But if you really wanted to use a design/build firm for some reason, you might be able to separate the two phases.

An architect won't tell her what things will cost. They are notoriously bad at cost estimates and cost containment. They will draw up a plan (for a cost) that might or might not be feasible. For an 1980s townhouse renovation, a good GC will be able to give good guidance.

[Anonymous]

Anonymous wrote:A general contractor is your best bet. Have al few come out and talk through what you want to do. They won’t draw you plans but will give you a rough idea of cost and feasibility. Also, go see similar units and what they have done. You don’t need to reinvent the wheel.

Stuff like how to redesign a kitchen you can do yourself—read Houzz, do research, talk to a kitchen designer. You don’t need those details now.

The more YOU know what you want, the better pros will be able to help you.

I agree with most of this, especially for a townhouse because your options are fairly limited (not a bad thing!) and it's easy to see what other people have already done with the same space. Start making lists of features you want and sketching out floorplans. If you are on a tight budget, try not to move any plumbing, especially drains.

While I agree that a contractor could give general advice on cost and feasibility, good luck getting one to come spend an hour with you right now. You can try it, especially if you know somebody already, but it's going to be a long process to get people out there to walk around and nod. Personally if I could not sketch what I wanted myself, or if I knew I'd need drawings for the county, I would just hire an architect for a flat fee.

Where in NOVA are you? You want an architect based in your county (familiarity with zoning and permits) and ideally within a few miles of your house (more likely to take your small job if it isn't a hassle).

[Anonymous]

Anonymous wrote:

Anonymous wrote:This is what architects do. Then once you have the plans, you find a contractor. The architect may or may not stay involved based on your contract. You don’t have to do anything at all with the plans if you don’t want.

A design/build firm just has both things in the same company. But if you really wanted to use a design/build firm for some reason, you might be able to separate the two phases.

An architect won't tell her what things will cost. They are notoriously bad at cost estimates and cost containment. They will draw up a plan (for a cost) that might or might not be feasible. For an 1980s townhouse renovation, a good GC will be able to give good guidance.

OP wants plans ready for permits though.

[Anonymous]

Anonymous wrote:A general contractor is your best bet. Have al few come out and talk through what you want to do. They won’t draw you plans but will give you a rough idea of cost and feasibility. Also, go see similar units and what they have done. You don’t need to reinvent the wheel.

Stuff like how to redesign a kitchen you can do yourself—read Houzz, do research, talk to a kitchen designer. You don’t need those details now.

The more YOU know what you want, the better pros will be able to help you.

I would hire an architect. The architect is better at planning, and can put the plans out for bid at the end. They can also be your advocate during the build out.

And if there is a dispute between you and the GC, the architect is indispensable.

[Anonymous]

You're still going to need drawings to submit for the building permit so you will have to pay either an architect or the builder you hire for that scope of work. Your money is much better spent with the architect who will more thoughtfully produce the drawings that you need.

[Anonymous]

Op here; thank you everyone for the helpful advice.

It sounds like there is a split between whether to hire a GC or architect. I’m leaning more towards an architect only because: 1) I wanted to serve as our own GC and hire out subcontractors to do the various work needed to be done to save money; and 2) I have a pretty clear idea of what I want to be done, but I don’t know if it’s feasible and if so, will there be a significant cost to do so (which I guess this also is a reason for hiring a GG?). I’m fairly handy and have handled smaller scale renovations, so I don’t necessarily need hand holding, but I do need to someone to tell me whether what I want “works” (e.g., I have already designed a kitchen using ikea software; now I need someone to tell me whether the kitchen layout makes sense for how I use my kitchen, as well as tell me whether the design is possible because it involves the removal of a wall). I’m assuming the work will need permits. With this in mind, is there a clear path for type of professional I should hire? And the estimated cost?

Oh, for the person who asked, I’m in Fairfax County.

[Anonymous]

Anonymous wrote:Op here; thank you everyone for the helpful advice.

It sounds like there is a split between whether to hire a GC or architect. I’m leaning more towards an architect only because: 1) I wanted to serve as our own GC and hire out subcontractors to do the various work needed to be done to save money; and 2) I have a pretty clear idea of what I want to be done, but I don’t know if it’s feasible and if so, will there be a significant cost to do so (which I guess this also is a reason for hiring a GG?). I’m fairly handy and have handled smaller scale renovations, so I don’t necessarily need hand holding, but I do need to someone to tell me whether what I want “works” (e.g., I have already designed a kitchen using ikea software; now I need someone to tell me whether the kitchen layout makes sense for how I use my kitchen, as well as tell me whether the design is possible because it involves the removal of a wall). I’m assuming the work will need permits. With this in mind, is there a clear path for type of professional I should hire? And the estimated cost?

Oh, for the person who asked, I’m in Fairfax County.

You should look at the Fairfax County permit website, or call them, to see whether you actually need drawings. There is interior work that requires permits (electrical, plumbing) but not an architectural drawing.

I had a reasonably good experience with Clint Asmar at Phoenix Home Services, they redid my master bath some years ago. I believe they could do some of the design services you're talking about. I can also recommend architect Carolyn Ubben, if you want to give her a call and see if she's interested. Not sure what she would charge for a small job like this.

FYI, I did an Ikea kitchen in my townhouse and I think they're great, but a lot of GCs won't touch them. You probably will need to DIY the Ikea cabinets or hire a handyman.
Also FYI, I was my own GC for the basement + bath remodel of that same TH and, honestly, never again. There are all kinds of logistical issues like how to take delivery of heavy materials (tile, plumbing) that at minimum needed a truck and garage.

Good luck.

[Anonymous]

We used Carolyn Ubben.
https://ubbenarchitect.squarespace.com/