Architect or Contractor?
Parent Q&A
Archived Q&A and Reviews
Architect or Design/BUild Firm?
Dec 2012
Small space (250sf) - design/build or architect?
I would like to convert a free-standing 250sf art studio into livable space for my elderly mother. I plan to do the work with permits, so need someone who is familiar with permitting in Albany. I'm looking for suggestions about (1) whether to go with a design/build firm or architect + contractor, (2) recommendations of local people who have experience and success with designing micro-apartment-type spaces, and (3) ballpark figures for expenses.
Here are the parameters. The space is in the back of a free-standing garage and was converted with permits. Right now the space has finished walls, hardwood floor, electricity and running water, but would need to hook up to main house sewer line and we would have to figure what to do about heating (i.e. maybe should run a gas line). The cooking and living areas would be in the main 250sf space, but the bathroom could project into the garage. I will want a built-in twin-sized loft bed and a full-sized murphy bed.
**Very important: I need someone who has a history of sticking to budget. I can't embark on this project and then learn that it will cost significantly more than the original estimate. If you are a design-build firm or architect yourself, can you send links to your portfolio -- particular design work for small spaces?
It was almost 6 years ago, but we used More Than a Carpenter (based in El Cerrito) for a significant home remodel. They did good work, were pleasant to work with, and were mindful of our needs and concerns (around pets/children/etc.). They stuck quite well to budget. Good luck and enjoy!
Hi, I'm a Realtor and believe in architects. I see so many homes that have no sense, design in a cheap way but I do have a great contractor who is creative and resourceful with lots of experience and very competitive prices. It is easy to work with him and make decisions his name is Piotr Krasnowski (510) 333-1566 www.pkremodeling.com I use him myself fro closet, bathroon,windows and small projects as well. All my neighbors have been using him and are very happy. Good luck! Mariedda
Start with architect Susi Stadler (stadlerarch [at] sbcglobal.net), who specializes in planning for small spaces AND senior housing. She's local, near Ashby BART. Check out the 'Apartment A' project on her website: http://www.stadlerarch.com/ . . Good luck! SP
You might want to talk to Laura Natkins. She is an architect who has done apartment building designs as well as residential projects. I have seen her portfolio. She is talented. I'm amazed to see how she transformed a small space into multi functional living space. Hope she can help you as well. Her number (415) 519-4302. Email: laura [at] natkinsarchitect.com Lan
2001
We are remodeling our kitchen on a TIGHT budget. Yet we want to do it right, e.g., with best use of the space and quality construction. Should we hire an architect (most expensive), a certified kitchen designer (about $2000, I'm told, but may want to sell you what their showroom sells), or let our contractor draw the designs? The main consideration is that we have an awkward space that we would like redesigned, which will involve moving a bearing wall. So do we need an architect for that? The second consideration is time: we have small children and though I am willing to do all the shopping for cabinets, fixtures, etc., myself, perhaps we would be better served spending money on someone who will help us narrow our choices (not really our contractor's bailiwick). But money, money, money is the bottom line, which is why we keep going in circles. Can someone help? -Celia
Representing all three categories, I'm an Architect, Contractor and kitchen designer (as well as a parent), I thought I'd respond. Normally any of the three choices would be acceptable, however, you mentioned a bearing wall, which in your case eliminates the kitchen designer and about half of the contractors. So choose a contractor who isn't afraid of the structural issues. A fourth option is to let Home Depot or Ikea design your kitchen, it's luck of the draw there, but some of their designers know there product well and hey, it's free!
A good contractor is certainly better than a bad architect, and that goes for a kitchen designer as well. That said, both the contractor and the kitchen designer usually aren't looking at the whole picture and may miss opportunities for improvement. Further a good architect can save you money, you can spend a lot of money in a kitchen without even uttering a german word (think appliances) and a bit of guidance there can go a long way. You might consider hiring an architect as a consultant for a few hours and then passing their ideas onto your contractor.
Daniel
I have redone 2 kitchens in the past 5 years. Both were total redesigns. With the first I worked with Home Depot. They have good and mediocre kitchen designers. I had a pretty good one. They work hard and have a very decent selection of cabinets. It was all very smooth. The second kitchen was with General Appliance and was truly a nightmare. The kitchen designer was unfamiliar with the cabinets, had terrible ideas, and was very difficult to work with. The order was 9 weeks (yes, 9) late -- which meant an extra nine weeks without a kitchen. They never corrected several problems and were hostile to work with. If I do another kitchen I will surely go back to home depot. Good luck.
2000
Hello Barbara, if you have a good contractor, you don't really need an architect. We used Alan Triguero for our house and in many instances, his ideas were better than our Architects, we could have saved a bundle just going with him. Good luck.
From: Alexandra
You don't necessarily need an architect for a simple basement remodel. A conscientious contractor that you trust can make recommendations, work from your sketches if you know basically what you want, get the building permit for you, and get the work done. An architect could help more by optimizing the layout of the space in ways you may not have thought of; considering details, material options, etc. more than most contractors would to give you the nicest job; possibly bringing the construction cost down by working out the design carefully up front; and giving you clear construction drawings that you can then get competitive bids on from different contractors, which might also bring the construction cost down. If you go without an architect, it's harder to get the best price and the best quality in the construction, because you don't know how the contractor is going to handle all the details, exactly what materials and products they're expecting to use, etc., without a detailed construction drawing. If you care a lot about the details, an architect's design can help you make the choices that matter most to you and get the most for your money, and the architect can also act as an advocate for you when you're getting bids from contractors and during construction. If it's a straightforward job and you're not that picky about exactly how it's done, working with a good contractor should be fine. An architect's fee would about 8%-16% of the construction cost, depending on the complexity of the design, and how much of the architect's involvement you wanted during construction. If you work directly with a contractor, make sure you are clear about exactly what their price includes.
I can very highly recommend Amber Evans of Evans Design Studio. She designed a basement-level primary suite for us, and it turned out even more wonderful than expected. She was so easy to work with: extremely communicative and reliable, listened to us and understood our needs, and came up with lots of creative ideas that enhanced the entire project. Plus she has tons of experience navigating the Berkeley/Albany/EC/Oakland permitting processes. Evans Design Studio (evans-design-studio.com)
We used Susanne Stadler to design our backyard ADU in the Berkeley flats and were very pleased with her designs and thoughtfulness.
https://www.stadlerarch.com/
You can tell her Rebecca & Ben on Chestnut in Berkeley recommended her.
We worked with Cari Designs last year on a bedroom/bathroom/laundry room addition to our 1920 bungalow. She was very respectful of our preferences and needs around the project design, plus she and her assistant worked well with the city to get our permit cleared in a timely fashion. I highly recommend her! https://cari-designs.com/
I highly recommend Josh Horne (Josh Horne Architecture). He designed an ADU for us last year, and it turned out amazing! He really made sure the new addition blended seamlessly with our home and was thoughtful about every detail. Plus, he was super easy and enjoyable to work with, always responsive, and easily navigated the permitting process. We are totally in love with our new addition!
We had a great experience with Laura Natkins on an ADU this year, as well as with the contractor she recommended. She was extremely helpful in navigating the process, which was new to both my husband and me. She even went in person to City Hall at one point to follow up when permits were taking longer than they should. She excels at designing to fit with the existing space & structure.
Try Rudolph Widmann. One man operation. Experienced, understands local code, beautiful designs. Widmann designs are creative and serene. Widmann has designed alterations for Maybeck and JHT homes. Has an old, outdated website. He’s all from referrals, not a marketing guy. We used him and Cerami Builders for the construction, also excellent.
Best of Luck.