Ask Chris

Is my project too small for an architect?

noreply@blogger.com (Chris Doehrmann) — Tue, 18 Jan 2011 17:52:00 +0000

The Monday after a home show always feels like I’ve run a marathon. In actuality I’ve spent three days sitting and walking around a ten by twenty foot booth. But during those three days I listen, answer questions, and explain what architects do. After answering the same questions and explaining the same process hundreds of times, my brain turns to mush!

But one thing I recognize, as I fight my way out of the fog; there is a misconception that exists in the general public. That misconception keeps countless numbers of homeowners from seeking the help they need to change an ordinary addition or renovation project into something extraordinary. It keeps many people from achieving their dreams for their home. The misconception? Architects only work on million dollar homes.

To be fair, there are some architects that won’t talk to you unless you are spending over $500K on your project, but that’s not this architect. I am one of many residential architects who work for all kinds of people, on all kinds of projects, of all different sizes. We work on large projects, but we also work with regular people with ordinary homes who want to do something special and want to make the most out of what they have.

I don’t know how many times someone stopped in my booth, looked at pictures and said, “I’m just getting ideas. My project is too small. You wouldn’t want to work on it.”

I am always amazed when people think I won't work on their project! So I ask them about it.

Is your project important to you?
Do you want to make the most of your construction dollars?
Would you like to avoid making mistakes that you will have to live with as long as you have your home?
Do you value good design?

Most people respond positively to those questions. Most people don’t want to make mistakes if they can help it. Most people want to do something to their home that sets it apart from other homes in their neighborhood. Most people can tell when something has been designed well. But most people don’t have the experience, training, or creativity to develop a design that will give them what they want within the budget they have.

That is why most people can benefit from working with an architect. Many people would like the experience and creativity an architect can bring, but don't believe an architect would work on their 'small' project or only give them the design help they need. Most people believe that an architect will only be involved if they are hired to see the job all the way through construction.

We, like many firms, offer full architectural services. We develop a design, produce construction documents, help bid out the project to contractors, and observe during construction. But we also offer flexible service options. We can provide as little or as much design assistance as our clients need. That can mean providing a design consultation, during which we offer design ideas and advise on what can and can not be done, or working hourly to develop a design concept.

So to dispel the misconception, you don’t have to have a mansion or want to turn your house into one to hire an architect. If you value design, no matter how big or small your project is, there is at least one architect that values working with you!

Smart Downsizing

noreply@blogger.com (Chris Doehrmann) — Mon, 10 Jan 2011 18:50:00 +0000

Your kids have graduated from college and the last of the boomerangs has found a job and finally moved into an apartment of their own. After the celebration is over you may contemplate a radical downsizing so that none of your children will attempt to reenter the womb again. But is this reaction a good idea?

With more children of Baby Boomers coming of age every year there are more and more people looking to trade in their larger family homes for more modest accommodations after the kids are gone. Downsizing may be in order, but the key is to be smart.

Smart downsizing is more than just purging your household of adult children, extra bedrooms, bathrooms, recreation rooms, and the accumulation that comes with 20 to 30 years of child rearing. That is part of it, but planning for a future that includes the lives of extended family members is the ‘smart’ part of downsizing.

The reality of parents raising children and then experiencing a long term empty nest is fading for many Americans. Today’s parents of adult children have to face the real possibility that their children may return home to live, bringing with them grandchildren. According to Pew Research Center, one in ten children in the United States lives with a grandparent.

Not only are more Americans experiencing households that include their grandchildren, an increasing number of elderly parents are living with their children. In 2007 more than 3.6 million parents lived with their adult children and this trend is increasing.

For many Americans the empty nest is short lived and often becomes full with adult children, grandchildren, and elderly parents. The downsized home may now prove to be too small. So how do you downsize in a way that allows for the possibilities that children, grandchildren, and parents may become permanent fixtures in your home? Flexibility is the key. When looking at the possibility of elderly parents moving in, take into account the following considerations.

A main level multi-purpose room that can be used as a bedroom will allow you to provide for an elderly parent without having to make expensive changes to your home in the future.
Wide hallways and doors will improve accessibility.
For multi-level homes, plan stacked closets that are framed with removable floors to allow for a future elevator.
Finishing an apartment over a garage can allow independence with close access to care.

It is easier to deal with adult children and grandchildren moving in, but it is important to consider providing space that will give a sense of independence. Finishing a basement into a stand alone apartment can provide a living experience that is financially beneficial for returning children and give them the independence they need.

Perhaps your only downsizing concern is to provide for when your children and their families come for a visit. Smart downsizing also comes into play. Consider a bunkhouse over the garage for grandchildren. It is a great opportunity for cousins to bond and reduces the amount of noise for the rest of the family.

Whether you are building new, buying, or staying put and renovating, take a long term view of your needs. As your parents age or children begin to have families of their own, some level of stress is associated with staying under one roof again. But with a little planning you can help to minimize the stress and enhance the joy being together.

Renovate or Move?

noreply@blogger.com (Chris Doehrmann) — Wed, 29 Dec 2010 16:16:00 +0000

With 25,000 homes for sale in the Twin Cities area the question of whether you should move or renovate your existing home should be a simple one to answer. Surely the perfect home exists! But if you are considering renovating your home and choose to buy instead, then you also have a home to sell. Congratulations! You have just joined the ranks of 25,000 other home owners who are also trying to sell their homes!

That was the situation in which a couple we recently talked to found themselves. As newlyweds they bought the perfect home in the perfect neighborhood not too far from work and great schools. After a few years and a growing family they soon found that their home, that was just right in the beginning, was quickly becoming too small. So they searched for another perfect house in their perfect neighborhood and found one. However, they realized that in order to move they would first have to sell their house and that proved to be a more difficult proposition. Since they loved their house, neighborhood, and schools and the down turn in the economy didn’t impact them, they decided to renovate.

Perhaps you are in a similar situation, wondering if you should move or renovate. How do you make that decision? How do you know what you can do to your home and how much it will cost?

Here are a few steps that you can take to help determine the best option for you.

Understand your motivation. What is driving you to change your living situation? Is it just the house or is it your location, lot, neighborhood, or schools. If you like where you live but your house doesn’t work anymore, it may be best to consider renovating. If the driving factor is not the house itself but the location, then it may be best to move.

Create a home renovation plan. If you are going to investigate renovating, the first step is to determine how you want to live in your home. This may be challenging to do on your own. People typically have difficulty seeing past how they currently live in their home. But that is what architects are for! A qualified home renovation architect can help you see beyond your home’s limitations and give you a vision for its possibilities. We usually start the process with a Design Consultation to develop a concept for how you want to live in your home.

Determine the cost. Once you have the design concept you can have a local contractor give you a construction budget estimate. Most contractors are more than willing to give you that kind of information in hopes of getting the project if you decide to move ahead.

Obtain a market analysis. Have your realtor perform a market analysis on your existing home and on what the value of your home would be after the renovation is complete. These are not appraisals but will serve as an evaluation of your home’s current and possible future market value if renovated.

Compare your home’s potential with existing houses on the market. To help you decide if it makes sense to renovate, compare your house’s current market value plus the construction budget estimate to the price of a home that has everything that you want in it. Also include in the purchase price of the new home all the associated selling, moving, and purchasing expenses.

If you can find an existing home that meets your needs, is in the location you want, the purchase price plus selling and moving expenses is less than your house's current market value plus the construction budget estimate, AND you can sell your existing home, then the best option may be to move. But if any of these conditions don’t apply then your best option is to renovate.

Estimate how long you plan to live in your home if you renovate.  If you can see yourself living in this home after it is renovated for more than ten years then comparing your house's value after a renovation project to other houses currently on the market may not be as important to you.

Although this process may seem lengthy, working with the right people it can be accomplished in just a few weeks. If this process takes you to the decision to renovate, even though there is still more work to do, you can be confident that the time, money, and effort you put into it will be worth it in the end.

Not Out in the Cold

noreply@blogger.com (Chris Doehrmann) — Fri, 17 Dec 2010 22:20:00 +0000

Who would think that 24 inches of fluffy white stuff would have such wide reaching ramifications? But it has. Our recent snowfall has placed its own mark on the home improvement industry. Previously scheduled to cover the field where Vikings play, the 2011 Minneapolis Home & Landscape Expo has been left without a home.

The collapse of the Metrodome may provide for some entertaining video and rekindled interest in a new Vikings' stadium, but it leaves event organizers scrambling. Perhaps mirroring the supply rich housing market, a home has been found. The Expo has been relocated to the Minneapolis Convention Center and will be held for only one weekend, January 14-16.

Although I've become fond of walking the field where the greats have played, I'm glad event organizers had the good sense to move indoors rather than follow the Vikings to their temporary home.

Is building smaller a matter of preference or a benefit to all?

noreply@blogger.com (Chris Doehrmann) — Tue, 14 Dec 2010 19:16:00 +0000

A reader recently asked if the not so big concept is just a preference or is it a real benefit to everyone who is planning to build a home. For those not familiar with this concept, it is described by author and architect Sarah Susanka in her book, The Not So Big House. "Not So Big doesn't mean small. It means not as big as you thought you needed. But as a rule of thumb, a Not So Big House is approximately a third smaller than your original goal but about the same price as your original budget. The magic is that although the house is smaller in square footage, it actually feels much bigger."

This design concept doesn’t mean you are spending less. In fact you could actually end up spending more. It means that you are building less space and spending more on design and detailing.

As with any term that becomes widely used, its meaning can vary. So the first question we ask someone who is interested in the not so big concept is what does that mean to them. One client came to me with a desire to build using this concept. They wanted to build smaller but kept adding space to the project. They still wanted what they wanted and even added a master closet the size of a bedroom. What they really wanted was a home that was designed for the way that they lived and didn’t include any more space than necessary.

Others may want to build smaller because they want to spend less, but they may not know how much they need to build to get what they want. After talking with an architect they have a better sense of how big they have to build to get what they want, but it may not fit their budget.

When designing a home there are three spheres that constrain the design of any project: budget, size, and quality of finish. Each one of these will influence the design. The not so big concept grows the quality sphere and shrinks the size. In turn the amount of design required increases. If your budget is fixed then the other two spheres will have to be adjusted in order to meet your goals. If you want what you want in size and quality then you may have to grow your budget. An architect can’t make what you want cost less but they can help you manipulate the design, quality, and size in order to maintain your budget and reach your goals for your home.

So getting back to our reader’s question, is the not so big concept a personal preference or a benefit to all who build, I would say – Yes. Building smaller and spending more on detailing and quality is a personal preference and not for everyone. But the concept benefits all in that it provides a spring board to talk about priorities and how the design process includes the three spheres of influence: budget, quality and size. Finding a balance influences the outcome of the design and allows the owner to best achieve their goals.

It is a little like the story of Goldie Locks & The Three Bears. What might be right for one may be too small or too big for another. The important thing is to develop a design that is just right for you.

How do I know if I can build what I want?

noreply@blogger.com (Chris Doehrmann) — Mon, 06 Dec 2010 22:18:00 +0000

Given enough time and money you can build anything! But a wise man counts the cost before he embarks on any endeavor. So a better question might be, when and how do I determine the cost?

While most people have no problem talking about what they want, many are reluctant to discuss budget. Perhaps this discomfort is caused by a genuine lack of knowledge of actual construction costs. But it might also be caused by fear; a fear that if you are honest with your budget, your actual costs will exceed what you want to spend. It might be counter-intuitive, but in my experience, that is the exact opposite of reality. Without an expressed budget at the outset of a project, actual costs will most likely exceed your expectations.

So when and how do I determine a construction budget? Many people find an architect after buying a piece of land or closing on a home they hope to renovate. Often they walk away from a meeting with an architect disappointed because they didn’t have a realistic construction budget and are now not sure what they can do. The answer to when to determine a construction budget is before you buy. Many architects will meet at no charge to discuss your project and help you determine if your scope will fit your budget. A little time spent up front can save you from a world of heart ache and financial pain.

You can also determine a construction budget by taking the amount of square footage that you intend to build or renovate and multiply it by an average cost per square foot. A good starting range for per square foot construction costs is $150 to $200. Costs can end up higher depending on finishes, level of detailing, and location, but these figures will get you in the ball park.

This year I worked with two different couples that involved me in their project at two different points with two very different outcomes. The first couple was looking for a lot on which to build or a house to buy and renovate. They knew how much they could spend and asked me to help them with their decision making process. We looked at one vacant lot and two possible renovations and developed design concepts for each. After evaluating both for cost and design, they made their decision with realistic information and were successful because of it.

The second couple purchased a piece of land but didn’t have a realistic idea of what it would cost to build the home they wanted. Then they looked for an architect. With their excitement dashed, they now have fewer options. They own a piece of land but will have to build less or spend more.

Unfortunately, the second couple is much more common than the first. As an architect, one of my jobs is to give my clients the information they need to make the decisions that are right for them. Sometimes that information is not pleasant to receive. However, a design you love but can not afford does not improve your quality of life and will remain in the realm of dreams rather than making its way to reality.

Considering the cost first will provide you the best possibility of making your dreams for home come true.

Is it time to build?

noreply@blogger.com (Chris Doehrmann) — Thu, 02 Dec 2010 21:31:00 +0000

As a residential architect, people often ask what types of projects interest my clients as an indicator of the overall economy. With record number of home foreclosures and short sales, most assume any movement in the residential architecture business would be in the area of additions and renovations. However, that assumption has proven false. In a housing market that has been at its lowest in decades, interest in custom designed homes is out pacing that of additions and renovations.

Surprised? Is it really a good time to build a custom designed home? Perhaps it is, depending on what you are looking for.

Looking at the housing market at the end of 2010, home sales remain relatively low and generally there are more homes for sale than buyers. If price is your number one concern, you should have no problem finding a home without building. So do that!

But what if you can’t find the home you want where you want to live? Or what if you have been waiting your whole life to build your dream home? Then you are a custom home buyer. For you it doesn’t matter how many homes are on the market or how low the price of an existing house is because none of those houses are right for you. The question for you is this. Is now the right time to build a custom designed home?

If your personal financial situation has afforded you the ability to take advantage of opportunities that currently exist, then YES. Now is the time.

Land costs are lower now than they have been in years. City lots and acreages are selling at less than half of what they were listed at three years ago. Construction costs remain very competitive and interests rates are at all time lows. If you have the desire and financial ability to build a new home, there may not be a better time.

The economy and specifically the housing market will not remain in a slump forever. With every downturn there is an upswing. The upswing in the housing market will bring an increased demand for new homes and vacant land resulting in increased prices and interest rates. Suppliers are also predicting that when the upswing begins product costs will increase significantly due to the lack of current inventory.

It doesn’t mean you can’t wait and see what the future will bring. In fact that is what most of us do. We catch the wave just as it makes its way to shore. However, you may be sitting on the greatest building opportunity of your lifetime.

Remember building a custom home takes time. You have to find the land to provide a setting, the architect to paint the perfect vision, and the right builder to give that vision life. Plan now to see where you want to be, starting early enough to get there. It’s a lot like surfing. You have to see the wave coming and start paddling before it gets to you. Otherwise you just might miss the greatest ride of your life!

Is a house a home or an investment?

noreply@blogger.com (Chris Doehrmann) — Mon, 29 Nov 2010 19:42:00 +0000

Recently I reviewed the latest data on the rate of return for money spent on remodeling projects and began to wonder when we started to think of our homes as investments? Growing up in the 60’s I don’t remember my parents talking about the current market value of our house. In fact, if they did it was because property taxes were increasing. They never planned to sell, so current market value wasn’t something they contemplated.

As home values steadily increased from the 60’s through the 90’s and people were able to sell their homes making incredible profits, our attitudes began to change. Houses no longer were homes but investments. People no longer lived in the same house for a lifetime; they moved to bigger and better. Investing in housing was a sure way to beat inflation and safer than the stock market. Then when you were ready to retire you could downsize and have a nice little nest egg.

Don’t get me wrong the value of houses is important and most of our wealth has been tied to our homes. But when things get turned upside down it is a good time to rethink our views and ask some good questions. Should we primarily consider our houses as homes or investments? Am I making this housing decision based on its potential economic return or how it will impact my current quality of life? Is this housing decision temporary or could I see myself living this way for the rest of my life?

I recently designed a remodeling project for a family that had been holding off because of uncertainties in the economy. The downturn in the economy hadn’t made an impact on them, but was this a good housing decision? They weren’t sure they would be able to recover the money they put into their home. As their children grew, they waited. Now they wish they would have done the work earlier so they could have enjoyed the changes in their home.

I also talked with a growing family who would like to sell their home and move to a larger house, but the market is preventing that. They like their location, but need more space and have decided to add on so they can live the way the want to now rather than wait for the market to improve.

Are these smart decisions? The fact is that statistically most remodeling projects don’t pay off financially. However, if you view your house primarily as a home and secondarily as an investment, you can choose to build wisely, balancing your family’s needs with your financial goals. Working with a qualified architect can help you maximize your remodeling dollar.

But if you are primarily looking at your house as an investment, might I suggest buying gold and burying it in the basement!

Unofficial Housing Market Indicator

noreply@blogger.com (Chris Doehrmann) — Sat, 20 Nov 2010 22:12:00 +0000

To look at the attendance at the 2010 Midwest Home Show one would have to assume one of two things. Either it is a nasty fall day in which case folks are in search for a place to spend their day inside or consumer confidence regarding home improvements is up.

For the last twenty years I've spent several weekends in the spring and fall talking with people at home shows. In the good old days when the Minneapolis Convention Center was only three domes and the spring Home and Garden Show was the only ticket in town, the aisles would consist of a single mass of slow moving people. As an exhibitor you didn't dare step out of your booth for fear that the crowd would sweep you away in their push to get down the next aisle.

With the expansion of the Convention Center, the explosion of local home improvement shows, the downcast housing market, and a limping economy, to say that the crowds have thinned out would be an understatement! There have been days when the show could be re-purposed as a bowling venue without having any concern for human legs being mistaken for pins!

But perhaps we are starting to see a change. This year the show has been surprisingly busy. And the topic of conversation from those who venture in to talk with an architect? New homes, additions and renovations, conversion of lake homes into retirement homes; you name it I've heard it.

So does this mean that the housing market is on the mend? Is the economy really starting to recover? Or are people just plain tired of waiting around for things to improve to do what they want to do? Not sure. I'm no market analyst, but from my point of view, there seems to be something stirring in the air.

But then again it could just be the weather. It is a balmy 21 degrees outside!

How do I choose an architect?

noreply@blogger.com (Chris Doehrmann) — Thu, 18 Nov 2010 03:29:00 +0000

When choosing an architect it is important to look at their experience, the kind of work they do, their services and fee structure. But one thing that most people don't consider when selecting an architect is the X-factor, the personal connection.

Designing a home is a very personal experience. Not only will you spend a great deal of time with your architect, you will also share the intimate details your life: how you eat, sleep, entertain, relax, and play. Yes, your architect needs to know those things to make sure your home is designed to help you live the way you want. So add some questions like these to your architectural selection criteria. Does he relate to me? Can he communicate? Does he listen? Does he hear what I am saying? Will I enjoy working with him?

So where do you start? The American Institute of Architects website, http://www.aia.org/, lists the profiles of member firms in your area. This will give you a general idea of firm size and how much of their work is residential. It will also have a link to their website which is a great place to see their work, approach, and the services they offer. After you narrow it down to those that interest you, it is time to set up an interview.

If you don't want to search the web, you can talk to architects at a home show. Home shows are a great opportunity to investigate all kinds of construction products, contractors, and architects. You will be able to talk with different architects, see examples of their work, and discuss the fees and services they provide, all under one roof. More importantly, it gives you an opportunity to gage the X-factor and see on a personal level if they are the right architect for you.

All architects are not the same and we don't always offer the same services or fee structures. After you have determined that a particular architect does the quality of work and has experience in the kind of project you are planning, it is time to discuss specific fees and services. Some architects have a one-size-fits-all approach while others offer more flexibility. It is important to understand the differences to determine the best choice for your priorities.

Hourly fees are good for small projects or a starting point if you aren't really sure what it is you want to do. It can allow you to develop a design concept and get ball park cost estimates before you go through the entire design process. Percentage of construction cost fees can allow you to enter into a contract without determining the scope of the project in advance, but the fees are tied to actual construction cost. With this option you may not know how much you are spending on architectural fees until you get to the end of your project. Fixed fees for a specific scope of work can give you peace of mind that the fees will not go up if the process takes more time or if you select more expensive finishes.

When talking to architects about their services you should discuss your priorities and be realistic about your expectations. If you are very detail oriented and want to get multiple construction bids, more detailed services will give you the best results. If you have a good relationship with a contractor and don’t mind working out the details as you go, you can get by with less detail.

It is important to know yourself and communicate your expectations to your architect before you start your project. The relationship you develop with your architect will not only be critical to the outcome of the project but will also determine how much you enjoy the process along the way.

Why do I need an architect?

noreply@blogger.com (Chris Doehrmann) — Fri, 12 Nov 2010 18:27:00 +0000

As I prepare for the Midwest Home Show (Nov. 19 - 21), I wonder who will be the first to ask me, “Why do I need an architect to design my home?” It’s almost like a challenge or a dare. People walk by my booth and see photos of well designed homes. They know there is something different about these homes than most of the homes they encounter. They can’t say what it is, but they see it just the same. So they comment on how nice the homes look and then ask the question.

So, I answer them because they paid to get into the show and I like to talk to people. “You don’t need an architect to design your home.”

Wow! Am I a great sales person or what? No, you don’t need an architect. But when you think about how much money you spend on a home and how big of an impact your home has on your life, maybe you should.

Then the real conversation begins.

Think about the cars we drive. Does anyone ever stop and ask why do I need a car that has been designed by a car designer? Can’t I just do it myself or get my mechanic to do it for me? No, they don’t because everyone knows they aren't qualified to design a car. We spend way too much money on cars for them not to be designed by someone trained to do so.

Hmm... so if you wouldn't do it with a car, why would you do it with a house that costs hundreds of thousands of dollars and that you want to last more than a life time? Good question.

With the advent of HGTV, home owners have become much more aware of what can be achieved in home design. But that doesn't mean they see a need to work with an architect. But the question is the same, do you want to spend so much money on something not designed by someone who is trained to do so?

While not everyone will use an architect to design their home, maybe they should. Everyone can benefit from some level of architectural involvement in the design of a new home or addition. A simple consultation can keep you from making mistakes that will cost you in the future.

I know my answer to this question will not instantly change the percentage of homes designed by architects, but for many of the people I have talked it has. It has meant the difference between struggling through a complex and difficult process and the joy of designing and living in the home of their dreams.

So what do you think? Can you benefit from the expertise of someone whose job and training it is to think through every day the issues you are facing with your new home or addition?