Large or small, every building project involves many complicated and challenging decisions. You can discuss your options with your family, friends and neighbors--everyone will have an opinion. But an architect who is a member of The American Institute of Architects (AIA) is the one professional who has the education, experience and vision necessary to guide you through the entire design and construction process successfully.

With a broad understanding of design, renovation and construction, an AIA architect is specially-educated to solve problems in creative ways. An architect can help you avoid costly surprises and provide innovative solutions you might never have considered, solutions that make your home more efficient, functional and beautiful, solutions that maximize your investment.

This on line resource will explain exactly how you can benefit from an AIA architect's expertise at each stage of the home building/renovating process. From site selection to purchasing your interior furnishings, the architect's insight is illustrated by recent, award-winning residences. These homes, both intelligent and beautiful from around the country, demonstrate the AIA architect's ability to craft a house that meets your needs, reflects your individuality and provides enjoyment for everyone who uses it.

Each architect has an individual style, approach to design and a method of work. So, it's important to find an architect who is compatible with your style and needs.

Ask around. Find out who designed projects in your community that you like. Get recommendations from friends, relatives and acquaintances who have worked with architects. Check to see if the architect is a member of The American Institute of Architects (AIA). Membership in the AIA means that the architect subscribes to a high professional purpose to advance standards of practice and service to society. This includes having a code of ethics and access to a variety of professional and technical resources.

Many have lists of member-owned firms that are interested in doing various types of projects

Describe your project and ask if they are available to accomplish it. If so, request literature that outlines the firm's qualifications and experience. If the office is unable to handle your project, ask if they can recommend another firm.

Interviewing a firm gives you a chance to meet the people who will design your project and to learn if the chemistry between you is right. You may be working with your architect for a long time, so look for someone with whom you feel comfortable. Allow at least an hour for the interview, preferably at the architect's office where you can see where the work will be done. Some architects charge for the interview; ask if there is a fee.

How busy is the firm? Does it have the capacity to take on your work? Who will handle the job? Insist on meeting the person who will actually design your project. What is the firm's design philosophy? Talk about a project budget and the range of fees that the architect would anticipate for your project. Before you select an architect ask to be taken to at least one completed project. Also, ask for references from past clients. These are invaluable.In addition, obtain an Architect's Qualification Statement (B431) from your local AIA chapter. This standardized document may be used to verify an architect's credentials and other information prior to selecting an architect for a project.

Unlike buying a new car or new appliance, you can't see the product and test it out. The architect provides a professional service, not a product. The right architect will be the one who can provide the judgment, technical expertise and creative skills--at a reasonable cost--to help you realize a project that fits your practical needs as well as your dreams.

It's tempting to look for that idyllic location to build your dream home, but it's best to talk with an AIA architect first. After discussing your ideas and available resources, your architect can help you prepare a preliminary budget that reflects what you want, what you can afford and what types of properties might suit both criteria. A little work up front can make your search for the right site more efficient and can present some unexpected, exciting possibilities. The earlier in the planning process you consult an architect, the better you prepare yourself for finding a site that matches your dreams with reality.

The property where you'll build your home may present some distinct design opportunities and perhaps some hidden hazards. Your architect can help you in unmasking the character--and potential costs--of your site before you buy. For example, you'll probably want to take advantage of each favorable view and sun exposure while protecting your home against wind and weather. Are there existing trees on the site that you'll want to save? Are utilities such as water, sewer, natural gas, electric, telephone and TV cable available? How much privacy do you want between your house and the surrounding community? Which school district services your area? Are there other costs associated with the site such as traffic impact fees, homeowner's dues, sewer and water tap fees, landscaping assessments, snow or trash removal fees? Finally, would purchase of the property leave you with enough in your project budget to develop a home? A clear understanding of such factors can help you make smart decisions in choosing the site for your new home.

Of course, building a new home literally begins at ground level. The characteristics of the site affect the design and function of your home. For example, is the geology of the site primarily sand, rock or soil? The type of soil could affect rainwater drainage. Or, if no public sewage system is available, how well the soil percolates could affect the function or placement of a septic field. And if no public water system exists, how likely are you to hit water by drilling a well? Can the site support the placement of structures at a reasonable cost? How will the slope of the site relate to the type of house you desire, such as a one-story or two-story home with a walk-out basement? In short, is the land buildable, and at a reasonable cost? Walk the site with your architect to learn if your project is feasible and what impact such factors might have on the site. Doing so also often leads to some exciting new design possibilities.

It's important to know if any zoning ordinances or regulations exist that might restrict development of the property. These might dictate how much of the property can be covered by a structure, its height, how far it must be set back from the property line or roadway, and protection of existing trees and landscape. Likewise, you'll want to know about any proposed development of adjacent or nearby properties, such as new roadways or commercial construction. Being familiar with the building codes and zoning ordinances in your area, an AIA architect can help you determine where these apply to your project and can assist with filing applications or obtaining the necessary permits for building your custom design.

Are your needs specialized enough to warrant building a custom-designed home, or would a tract home built to certain specifications suit your needs just as well? An AIA architect can help you decide. The cost of building your custom home and its anticipated value should be consistent with real estate values of the surrounding neighborhood. When analyzing your situation, an AIA architect might ask if you want to make your house more livable for yourself, or make it more salable to the next owner?

Share everything you can with your architect: your thoughts, notes, sketches, photos from magazines -- anything that illustrates what you like. Tell your architect about your routines, the way you function in your current home, and what you like and don't like about it. It's often said that architects not only have the answers; they also know which questions to ask: How many rooms will you need? How will the home function? Who will use it and how? What are your tastes? How long do you plan to live in the home? Do you work at home? How much time do you spend in the living areas, bedrooms, kitchen, den, office or utility space? How much time and energy are you willing to invest to maintain your house? By asking a wide range of questions about your goals, an AIA architect can outline the scope of your project in detail. Doing so also sets the stage for building cost-efficiency into your project. By setting parameters early in the process, your AIA architect can help you control costs before you even break ground.

There are so many decisions to be made in the planning stages of a building project and during construction. These decisions will determine how your new home will function, what it will cost and what it may be worth in the future. If consulted in the earliest planning stage, an AIA architect can help you make smart decisions about your home's design that will serve you in surprising ways. It's critical to have a realistic understanding of the potential and limitations of your project's budget. Often an architect can propose ways of altering square footage or the type of materials to be used. An AIA architect is especially knowledgeable in marrying your goals with practicality.

If this is your "forever" home, an architect can: provide flexible design options to accommodate your changing family size or reduced mobility as you grow older; help choose certain amenities that can affect long-term value and resale; propose ways to lower energy costs and house maintenance over the long term; even suggest features such as window options that can protect carpets, flooring and upholstery from damaging ultraviolet rays. While the list of possibilities seems endless, your AIA architect can help you see the big picture and design solutions with the long term in mind.

Once you and your AIA architect define what is to be built, the architect can help you visualize the design possibilities in a number of ways. Using rough sketches or computer programs, the architect can show you the general arrangement of your new house and its effect on the site. While not finished construction documents, these visual representations are meant to show possible approaches for you to consider. An AIA architect can refine these concepts until a solution is developed that you agree meets your needs.

Depending on the project, your architect might also provide three-dimensional renderings, build models or even stake the site so you can physically see important features, such as traffic flow, access and views.

After your approval, the design is developed even further. Your architect will prepare detailed drawings to illustrate floor plans which show all the spaces to be built in their correct proportions, down to almost every detail. Outline specifications are also prepared that specify the primary materials and finishes to be used.

Many architects also provide interior design services. Ask to see examples of their interior work. If these examples suit your tastes, the architect can help you get the most out of the design process right up to selection and placement of furniture, wall color schemes, fabrics and window treatments. These important finishing touches, advised by your architect, ensure continuity with the design of the home and enhance the effects of its architecture.

After the design phases are complete, the management and scheduling of the construction work is critical. The actual work of construction could disrupt your lifestyle considerably. The many details that need to be addressed can be overwhelming. Making such decisions and coordinating the necessary manpower and materials requires professional attention. Your architect has been through the construction process many times; this may be the first time for you. Depend on your architect as much as possible. An architect can help anticipate problems so that your decisions are followed, construction is carried out efficiently, and the project is kept on track.

To renovate or not to renovate: an AIA architect can help you decide. The costs of renovating should be weighed against the value of your house, neighborhood real estate values and the availability of other properties that could meet your needs. Many times, renovations are not, or just barely, cost effective. Kitchens and master bedrooms typically bring a higher return on your investment than other spaces or amenities. When analyzing your wants and needs, an architect might ask: Do you want to improve your house for you and your family or to increase its resale value? If you intend to move three to five years after the renovation is complete, it may not be worthwhile going through the renovation process.

It's easy for renovation projects to snowball when you begin to consider existing utilities, wiring, insulation and windows--even finishing touches such as window coverings, furnishings and artwork. Meeting with an architect to plan your renovation sets the stage for building cost-efficiency into your project. By setting parameters early in the renovation process, your architect can help you control costs before construction begins.

Your architect will help you understand how you use the space you have now, and how you'll use the space you want to create through the renovation. Do you want formal, quiet space separate from common areas or airy, informal space? Have you thought about how the renovated space could be designed to fit your family as it changes in the future? Have you thought about how the space could serve a dual-purpose, such as a home office that can double as a guest bedroom? Designing for multiple purposes can minimize the additional square footage you'll need and maximize the square footage you'll create. For example, you might want to expand the living room to provide quiet space for reading and occasional work at home. But after exploring how your family currently uses space, the architect might demonstrate how the space and privacy you desire is best attained by creating a large master bedroom instead. Your architect has the knowledge and experience to show you the possibilities.

See through walls and floors.

Behind those walls and beneath that floor can lie potential problems, especially in older homes: plumbing, wiring, heating ducts and foundation.
It's important to consider how these systems might be affected by your renovation and the potential effect this could have on your budget. Outdated wiring may not support the increased power needs of your modern home office or family room. A new kitchen or master bath might require considerable rerouting and replacement of existing plumbing. Or, a weak foundation might have to be reinforced to support an addition. An AIA architect takes such possibilities into account when assessing your situation and developing a design, which can help avoid costly surprises later when you're under construction.

An architect's involvement doesn't end with preparing drawings for the renovation. As your adviser and agent, the architect will visit the site to protect you against work that is not according to plan. With an architect observing construction, you get informed reports of the project's progress, a trained eye toward quality control--even a check on the contractor's invoices, mandating that the contractor does not get paid until the architect is satisfied that the contractor has fulfilled all obligations to you.

When building or renovating a home, you need someone who can both see the big picture and understand your project in great detail, someone who will look after your interests in what is likely to be unfamiliar territory. No handshake or letter of agreement is firm enough to cover all the roles, responsibilities and obligations that must be carried out in your building project. Your AIA architect can efficiently prepare construction documents, detailed drawings and specifications that the contractor will use to establish construction costs and build the project. When your architect uses AIA documents, you benefit from what are considered to be "the bible" of the construction industry. These standard forms of agreement indicate the current consensus among construction industry leaders representing owners, contractors, engineers and architects. Many details are covered in clear language that is widely known and accepted. In addition to the highly-regarded AIA owner-architect and owner-contractor agreements, your architect can make available documents for small projects, construction management, project administration and a range of abbreviated-form agreements.

Your architect often is familiar with the abilities and reputations of the contractors in your area. In many cases, the architect and contractors share long-standing working relationships which can help promote reliability and quality work. Or, if you wish to choose among several qualified contractors, your architect can prepare the necessary bidding documents. Your architect can help you determine which bid may give you the best value in terms of the contractor's reputation, expertise, quality of work and reliability.

Your architect can also help you evaluate a contractor by using a standard Contractor's Qualification Statement (AIA document A305), available through the architect or local AIA chapter, to verify the contractor's background, history, references and financial stability. When completed by the contractor, this form provides a sworn, notarized statement with appropriate attachments to assess important aspects of the contractor's qualifications. Alternatively, some architects may offer their services as a general contractor to build your house as well as design it, which can give you a single point of responsibility for simplifying the entire process. Let your AIA architect explain the pros and cons of your options.

Due to their complexity and technical nature, construction projects are typically described in language and symbols that are unfamiliar to the average homeowner. Architects understand the language of construction and can help you protect yourself from incorrect interpretations of contract requirements by the contractor. The general conditions of the AIA Owner/ Contractor Agreement assigns your architect the role of a shortstop intermediary in disputes between you and a contractor before a controversy goes to formal arbitration or litigation.

Your architect can help provide a sense of fairness in the bidding process that is appreciated by both contractors and homeowners. By organizing the project requirements clearly, the architect can help minimize the possibility for bidders to misinterpret your project's requirements. You and your architect have worked hard to envision your project. With the additional assistance of an architect, you can expect that a bidder's proposal matches the project scope that you have in mind.

As the homeowner, a bid that is 30 percent lower than all the other contractors might seem like the best deal. But an architect would immediately suspect that the bidder left something out of the bid, made a mathematical error or did not prepare the bid carefully. You might assume that a low bidder has to do the project for the bid amount. But an architect understands that builders can make commitments they sometimes cannot fulfill. For a building project to be a success, it is crucial that the contractor selection process consider all factors.

Everyone can make mistakes, and not all problems can be foreseen when pen meets paper. When a project runs smoothly, problems discovered during construction are quickly corrected. Of all the members on the project team, your architect has the best mental picture of how the project's components relate to each other and how to make those corrections. An AIA architect has the experience to spot problems and deviations early on, before they can become too expensive or difficult to correct.

The creative problem-solving skills provided by an AIA architect during the project design stage are still available to you during the construction phase. With your architect personally administrating construction, you get informed reports of the project's progress, a trained eye toward quality control and protection against work that is not according to plan. With any building project, the familiar caution holds true: Expect the unexpected. Unanticipated problems--and opportunities--will arise during the course of construction. With an intimate knowledge of your project's history, the architect is a valuable asset in seizing new opportunities that are consistent with your design objectives.

Evaluating the point at which a project is complete is not as simple as it seems. In the last stages of construction, both you and the contractor are tired and eager to move on. Your contractor may consider a project is complete sooner that you. Your architect can weigh the state of completion against the contract requirements and fairly note any items that remain to be completed. Naturally, there can be tension between a contractor's desire to get paid as much as possible as soon as possible, and your need to see that payments are in proper proportion to the work that is completed. Your architect has the expertise to assess the contractor's payment requests fairly. As your adviser, your architect can help prevent overpayment so that the contractor doesn't get paid until all obligations to you are fulfilled.

Material, equipment, or method proposed by the contractor and approved by the architect for incorporation in or use in the work as equivalent in essential attributes to the material, equipment, or method specified in the contract document.

A designation reserved, usually by law, for a person or organization professionally qualified and duly licensed to perform architectural services.

Regulations, ordinances or statutory requirements of a government unit relating to building construction and occupancy, generally adopted and administered for the protection of public health, safety, and welfare.

An amendment to the construction contract signed by the owner, architect, and contractor that authorizes a change in the work or an adjustment in the contract sum or the contract time or both.

The sum established by the owner as available for construction of the project, including contingencies for bidding to contractors and for changes during construction.

Drawings and specifications created by an architect that set forth in detail requirements for the construction of the project.

A method of project delivery in which the owner contracts directly with a single entity that is responsible for both design and construction services for a construction project.

The architect prepares more detailed drawings and finalizes the design plans, showing correct sizes and shapes for rooms. Also included is an outline of the construction specifications, listing the major materials to be used.

The architect calculates expected future operating, maintenance, and replacement costs of desired designs and features to assist homeowners in developing a realistic design and budget estimate.

The architect and homeowner first discuss the goals, needs and function of the project, design expectations and available budget, pertinent building code and zoning regulations. The architect prepares a written statement setting forth design objectives, constraints, and criteria for a project, including special requirements and systems, and site requirements.

The sum established by the owner as available for the entire project, including the construction budget, land costs, costs of furniture, furnishings, and equipment; financing costs; compensation for professional services; cost of owner-furnished goods and services; contingency allowance; and similar established or estimated costs.

The architect consults with the owner to determine the requirements of the project and prepares schematic studies consisting of drawings and other documents illustrating the scale and relationships of the project components for approval by the owner. The architect also submits to the owner preliminary estimate of construction cost based on current area, volume, or other unit costs.

A part of the construction documents contained in the project manual consisting of written requirements for materials, equipment, construction systems, standards and workmanship.

Can be calculated as both gross and net square footage. No uniform standard for computing residential square footage yet exists. Architects, builders and realtors each measure square footage differently. Square footage is not always an indication of the livable space available in a structure. Buyers are encouraged to ask for an explanation of which spaces were included in the square footage calculation.

There is no set fee arrangement for a particular type of project. Fees are established in a number of ways, depending on the type of project plus the extent and nature of services required from an architect.

Common methods of compensation include: hourly rates, a stipulated sum based on the architect's compensation proposal, a stipulated sum per unit of what's to be built (i.e., the number of square feet or rooms), a percentage of construction costs or a combination of these methods. Your architect will explain how a fee is to be established. Then, the basis for the fee, the amount and the payment schedule are issues for you and your architect to work out together.

The 1996 Means Square Footage Cost Data survey indicates that fees for architectural services on a custom house can range from 5 to 15 percent of the total cost of construction. Factors that affect the fees include the scope of the project, the level of quality and detail, and economic conditions

The architect's fee is usually a relatively small part of the cost of the entire building project, including the actual construction cost (on which the fee is computed), the furnishings and equipment, and the interest paid on the mortgage.

If you consider the cost of a house over a twenty-five year period, your actual expenditure is probably two and a half times the initial price tag. Here is a simplified hypothetical case for a new house:

The architect's fee, which is a one-time expense, is actually less than 3% of the cost of the house over a twenty-five-year period--not counting maintenance costs, which would reduce the architect's percentage even more. If the mortgage accounts for 75%, instead of the 50% indicated in this example, the architect's percentage, overall, would be reduced to around 2 percent. It is also worth noting that, even with a tight set of plans and specs, the range of prices in competitive bidding often varies by more than the amount of the architect's fee.

Experience is what comes from good architects. From the very start, they know what the new house or renovation will approximately cost.

Land Purchase Price $100,000
House Construction Cost $200,000
Architect's Fee @ 10%
of Construction Cost $20,000
Misc Closing Fees $10,000
Landscaping, Driveway $12,000
Interest on $150,000
Mortgage at 8% $441,054
Taxes @ $4,000 per
annum for 25 Years $100,000
TOTAL COST $847,054