Tag Archives: house

Remodeling vs. New Construction – Is There a Difference?

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Can a residential contractor manage both remodeling projects and new construction projects successfully? Well that depend. On the surface, remodeling and new construction appear to be similar. But are they? Sure, they both incorporate similar materials & products and upon completion the may even appears to be identical.  However, there are inherent differences between each project type; some obvious and some not-so-obvious. Our firm provides architectural services for remodeling projects as well as new construction. Over the past decade, we have observed the unique differences between the two project types.

While a new home is typically constructed in a methodical sequence from commencement to completion, a home renovation often involves many intricate steps that need to be coordinated with clock-like precision. Selective or partial demolition is a common component of a home renovation. Frequently load-bearing walls are removed and structural members are modified. The existing construction needs to be  properly supported until the new framing elements are in place. In response to the desire for an open-plan, it is customary to reroute and reconfigure mechanical, plumbing and electrical systems whence interior walls are removed.

The construction schedule for a renovation project is often impacted by the fact that the homeowner is living in the house during the project. Items such as start & end times of the workday will need to respond to the homeowner’s schedule. There may be “black-out” days on the schedule that are caused by life-events. The work schedule should be clearly reviewed with the homeowner prior to commencement.  Moreover, the contractor and sub-contractors need to be aware of their behavior on the job-site. The significance of a smoke-free job-site with acceptable language and appropriate music cannot be over emphasized.

A fundamental goal of renovation projects is to complement the existing character of the home. An addition should not look like it is an addition. The new work should be woven into the fabric of the existing construction. It is also important to consider the personality of the neighborhood. The materials for the project should be selected to create a coherent design solution. A remodeling project will regularly require the need to accurately replicate details and profiles.

Large renovation projects are often divided into smaller, manageable phases. A master-plan will illustrate the overall project in its entirety. The intent of a master-plan is for each phase of the project to be “self-sufficient” and not dependent upon the later phases to be considered complete. It is common for the architect, remodeler and homeowner to work together to create a master-plan for the project.

Like most relationships, success comes from good communication and teamwork. -jfa

How to Select a Remodeling Professional

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Here is an informative pamphlet written by The National Association of the Remodeling Industry (NARI), entitled, “How to Select a Remodeling Professional”. It covers topics such as Project Approach; The General Contractor, The Design-Build Contractor and the Architect.  It also identifies the essential components of the Construction Contract.

JFA Architecture is a member of the Bucks-Mont Chapter of NARI.

(The National Association of the Remodeling Industry (NARI), the only independent association dedicated to the remodeling industry is a not-for-profit trade association with more than 50 years of industry experience. NARI represents professional
remodeling contractors, product manufacturers, distributors, wholesalers, trade publications, utilities and lending institutions. NARI is committed to enhancing the professionalism of the remodeling industry and serving as an ally to homeowners.)

Designing Homes that are Environmentally Conscious

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There has been a lot of “buzz” lately about “green building”.  There are many issues that come under the heading of environmentally conscious construction.  Even before the current focus placed upon being “green”, we have taken a conservative approach towards design and construction.

We begin each project by studying and analyzing site features; topography, solar orientation and landscaping are all considered.  As the design begins, we efficiently plan rooms and spaces that maximize their potential uses.  Our designs often incorporate open plans that not only provide spaces with multiple uses; it allows views and vistas through the home.  The reduction of wasted space is the greatest contributor to reducing the environmental impact of the project.

There are varying degrees of “green” building materials.  We can assist in understanding the breadth of choices as well as the benefits and costs of these materials.  Our projects are designed with features such as; higher levels of insulation, energy efficient windows and low levels of air infiltration to reduce the energy required for heating and cooling. -jfa

Visit www.jfa-architecture.com to learn more.

 

Working with an Architect

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Collaborating with an architect is often the name of the game for remodelers working on home improvement projects.  Sometimes a client comes to a contractor with architectural plans already done, and in other instances, a designer is brought in to help with the layout of a specific area of a project.  Navigating the relationship between contractor and architect can sometimes be a touchy situation, but it does not have to be.  Like most relationships, success comes from good communication and teamwork.

Architects and remodelers come to the table with different skill sets.  Architects have the reputation and schooling for creative design and often take the time to stay up on current product trends.  Remodelers take stock in having the means and the methods needed to get a project done successfully.  They rely on years of hands-on experience to troubleshoot projects and often take a practical approach to specifying materials and products used in a remodel.  For these two professionals to work together, both parties need to set aside the ego and share control of the project.

The success of a project is contingent upon the tripartite relationship of owner, architect and builder.  Each party has a unique role that they must contribute to the project.  A remodeler is a skilled craftsman that excels in the art of construction.  They are not trained designers or space planners.  To expect a remodeler to design a building, places an unnecessary burden upon them that they are not educated to solve.

Conversely, while architects are trained in the design and constructability of a building, they cannot provide a definitive construction budget.  At best, they can consult trade publications that may or may not accurately reflect the current costs based upon industry averages.  Architects take a holistic view of the entire project.  They realize that no part of the project exists in a vacuum and therefore, each and every component of a project affects the others.  By the way, most townships and communities in Pennsylvania require construction documents to be prepared by a licensed architect.

In many cases, it makes sense for the architect to oversee the design decisions while the contractor takes charge of how to get the building done.  Control should be shared, or passed back and forth, during different stages of a project.  If there are differences in opinion, it is best for architects and designers to work out a solution that will best satisfy the client’s needs, not their own.

The essence of the relationship is collaboration.  The collaboration of an architectural firm proficient in design excellence and a remodeler that excels in quality construction is the foundation for success.  If this is true, then it only seems logical for remodelers and architects to align themselves in strategic partnerships from the beginning when marketing projects.

When remodeling projects are approached from a design-build basis, the architecture and budgeting are developed concurrently.  As each phase of the design is completed by the architect, the remodeler is able to inform the owner of the probable cost of the project.  This checks and balance keeps all of the team members enlighten without the fear of surprises.

A design-build approach avoids the pitfalls that some homeowners incur when presented with bids from multiple remodelers that are all beyond the anticipated project budget.  This occurs when the construction documents are completed without the benefit of accurate cost estimating.  After several months of the homeowner becoming intimately attached to the project of their dreams, they are confronted with the reality that it is beyond their budget.  Even after the project is redesigned to conform to their budget, the homeowner is left with the regret of what the project could have been.  This series of events is a detriment to the homeowner’s time, budget and patience.

Therefore, it appears to be most apparent, that the architect and remodeler need to rely upon the unique skills and expertise of one another to successfully design and construct an award-winning project.  The design-build collaboration affords the homeowner several benefits; a project that is distinctively designed; a project cost that fits within their budget; and a project constructed in a beautiful manner.

How the term “Design-Build” is often misused?

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Often times, a general contracting company will inappropriately use the term “design-build” to describe their services when in fact a licensed architect is not being consulted.  They may simply have a “creative” draftsman in their office that has basic drafting skills.

The fact is, general contractors are expected to be skilled craftsmen that excel in the art of construction.  They are not trained architects or space planners.  Expecting a contractor to design a building, places an unnecessary burden upon him that he is not trained to solve.  One just needs to look at the many mediocre homes that populate our communities!

Conversely, while architects are trained in the design and constructability of a building, they cannot provide a definitive construction budget.  At best, they can consult trade publications that may or may not accurately reflect the current costs based upon industry averages.

Architects take a holistic view of the entire project.  They realize that no part of the project exists in a vacuum and therefore, each and every component of a project affects the others.

By the way, most townships and communities in Pennsylvania require construction documents to be prepared by a licensed architect.

JFA Architecture Receives Three NARI Contractor of the Year Awards

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Wyncote, PA—JFA Architecture was recently honored with Contractor of the Year (CotY) awards in three categories: Whole House Under $250,000; Historic Renovation; and Residential Exterior Under $100,000. The awards were presented by the Bucks-Mont Chapter of the National Association of the Remodeling Industry (NARI) at a ceremony held at the Manor House in Horsham, PA on Friday, January 28, 2010.

“It is a tremendous honor to have our designs recognized by this highly respected group of professional remodelers”, remarked JFA’s Joseph Augustine, owner and president of JFA Architecture. “Receiving an award in three categories is well beyond expectations and a testament to our clients and their wonderful projects”, commented Augustine. During the awards ceremony, Augustine was also presented with a professional distinction when he was named Committee Chairman of the Year.

NARI Chapters are not-for-profit trade associations committed exclusively to the service of the professional remodeling industry. The NARI remodeling contractor is pledged to uphold the Association’s Code of Ethics and is dedicated to the professionalism and integrity of the remodeling industry. Each year, the Bucks-Mont NARI chapter awards contractors for their exemplary work in a variety of categories, depending on project type and cost.

   The award for Whole House Under $250,000 was for a new home built on the existing foundation of a condemned Levittown house by Habitat for Humanity of Bucks County. JFA Architecture designed the four bedroom, raised roof Cape Cod as part of a Habitat program that provides an opportunity for low-income families to increase their independence and well being through home ownership. The project is an excellent example of green building, the practice of creating structures and using processes that are environmentally responsible and resource efficient. The energy efficient home received Energy Star® certification indicating it meets strict guidelines for energy efficiency set by the U.S. Environmental Protection Agency and includes energy-saving features that typically make a home 20-30% more efficient than a standard home.

   The award for Historic Renovation was received for a project in which JFA Architecture teamed with Gemmi Construction and Conti Design to enlarge the kitchen of a classic circa 1825 Italianate style home. The project involved the removal of a dilapidated porch/mudroom and the recreation of a new room on the old porch’s original foundation to allow for expansion of the kitchen without removing the existing 18 inch load bearing wall. All of the aesthetic elements of the newly combined space are harmoniously unified to respect the character of the original historic home.

    JFA Architecture teamed with Gemmi Construction once again to win the award for Residential Exterior Under $100,000. The project involved the creation of a new entry, the first of a series of phased projects intended to transform a typical two-story suburban colonial in Bucks County into a traditionally inspired home reminiscent of Colonial Williamsburg. The period correct portico designed by JFA Architecture features millwork details painstakingly recreated in an authentic manner.

   This is not the first time this pair has been awarded for their work. In 2010, the JFA Architecture and Gemmi Construction team received a CotY Award for their collaboration on a project in the Entire Home Remodeling category valued between $250,000–$500,000.

 For more information on JFA Architecture visit www.jfa-architecture.com or contact Joseph Augustine at: (215) 517-8068.

The Design-Build Process

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The majority of the projects that JFA Architecture participate in are on a design-build basis.  Sometimes we provide professional services directly to the home owner and other times we are hired by the general contractor.  However, in both scenarios the intention is the same; to establish the relationships of owner, architect and contractor as early as possible in the project.  This allows the architecture and budgeting of the projects to proceed concurrently.

This avoids the pitfalls that some homeowners incur when presented with bids from multiple contractors that are all beyond the anticipated project budget.  This occurs when the construction documents are completed without the benefit of accurate cost estimating.  After several months of the homeowner becoming intimately attached to the project of their dreams, they are confronted with the reality that it is beyond their budget.  Even after the project is redesigned to conform to their budget, the homeowner is left with the regret of what the project could have been.  This series of events is a detriment to the homeowner’s time, budget and patience.

We can share others experiences about projects that were awarded on the primary basis of a bid; the bidders are aware that, everything being equal, (which it never is), the project will be awarded to one of the lowest bidders.  Therefore, they are motivated to under-bid the project to win or to include only exactly what is shown on the drawings – even if it is incomplete.  Therefore, before work has even commenced on the project, the contractor is aggressively seeking opportunities for change orders to recover his profit margin.

We can also share our experience with projects that were constructed on a design-build basis; the general contractor is interviewed in much the same way as the architect.  The general contractor is involved in the project from its initial inception and are the sources of cost estimating throughout the design phases of the project.  Once the project is ready to commence construction, the relationships of the team have been firmly established.  The general contractor has a much deeper understanding and therefore respect for the project.  In addition, the adversarial nature of a traditionally awarded project is removed.

In actuality, the subcontract work performed on the project is still awarded by bid.  The general contractor is really functioning as a construction manager and each of the different trades are sub-contractors.

We believe the essential components of a successful design-build relationship are a licensed architectural firm and a competent construction company. -jfa

Visit www.jfa-architecture.com to learn more.

Construction Contracts

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JFA Architecture, P.C. has the capability and experience to collaborate with a contractor to build a variety of projects under various contract formats. Design/Build, Stipulated Lump Sum, and Cost Plus Fee with a Guaranteed Maximum Price are some of the more typical contracts used today.

A brief synopsis of the various construction contracts:

Design/Build – This is a single contract between the Owner and an Architect/Contractor who will design and construct the project. Costs and fees for the project are generally established at the time of the contract. Costs and fees for the design phase only are then confirmed leaving the construction costs to be set as the project plans and scope are firmly established.

Stipulated Lump Sum – A stipulated lump sum agreement is used when an Owner contracts with a General Contractor to pay a specific amount for construction, regardless of what the actual costs might be. An owner may have received specific bids from numerous contractors or may have worked with only one contractor to arrive at a cost for construction. A stipulated lump sum contract simply defines the specific dollar amount which will be paid for the work.

Cost Plus a Fee with a Guaranteed Maximum Price (GMP) – This is really an extension of the Construction Manager At Risk in that the Construction Manager establishes the final budget during the design phase and is guaranteeing that this amount will not be exceed. Included in that GMP is a fee for the contractors overhead and profit, identified as either a percentage of the cost or simply set as a fixed fee. With this GMP identified, the Owner is assured of a Guaranteed Maximum Cost for the project. However, as a Cost Plus a Fee contract, the Owner may be able to realize some savings if the construction costs come in less that what was budgeted.

The type of contract to be used is as important as the timing and selection of the General Contractor. The traditional method of soliciting Lump Sum proposals for a specific scope of work is still used today. However, realizing that this method sometimes leads to ‘cheap’ construction (the low bidder) by someone who may not be fully qualified, other methods of selecting a Contractor have become prevalent in today’s construction market.

Selecting a Construction Manager to work with the Architect during the design phase of a project has rapidly become the more favored method of selecting a Contractor. Utilizing some of the same guidelines used for selecting an Architect, an Owner can select a Contractor/Construction Manager to work as part of the team during the design/pre-construction phase of the project. With this comprehensive team utilizing their various areas of expertise, the Owner is assured of getting the best product possible based on whatever budget parameters have been established. Based on the various contract types, jfa architecture, p.c. urges Owners to select a Construction Manager during the design phase and plan on using a Cost Plus a Fee, Guaranteed Maximum Price contract. The CM can provide valuable assistance during the design phase to help the Owner get the highest quality project that falls within the budget constraints. With a Cost Plus, GMP contract in place, the Owner is assured of paying only those costs incurred for construction of the project with the added guarantee that the costs will not exceed a specified amount.