By Lisa Scontras
With a design-build team, the contractor, Mike Fairall (right) is part of the design process and the architect, Alwyn Trigg-Smith (left) is part of the construction process.
Photos by Randy T Fujimori
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How much will my project cost? Do I need an architect? How do I know my contractor will give me a fair price? Where do I begin?
Questions such as these don't have to be daunting, yet they commonly befuddle would-be home remodelers.
Remodeling your kitchen, bathroom or your entire home so that the finished product looks the way you've envisioned it and lasts for the next 30 years can be expensive and time consuming. Do it right and your home will be the envy of the neighborhood. Cut corners and you'll have to live with the results every day for years to come.
"Building a house or taking on a major remodel of your existing home can start out sounding exciting but can end up being one huge headache if you're not extremely careful," says Alwyn Trigg.
Trigg-Smith, architect and owner of Trigg-Smith Architects and proponent of the design-build concept in home remodeling.
Of course, the devil is in the details and careful planning can ease most of your initial concerns and avoid major problems down the road. Ideally, Trigg-Smith, who is British by birth and holds a Master of Science in Architecture and Urban Design from Columbia University, encourages clients to consider hiring a design-build team.
The concept, which is based on getting the architect and contractor together from the project's conception, is a creative way consumers have found to stay on budget. Design-build means the contractor is present during the design phase of the home.
This way, while you're getting creative designing with your architect, you stay grounded by having your contractor there watching over the budget who can say, "That's going to cost you - maybe you should consider this instead."
"By consulting your contractor during each phase of the design process, you can design to fit almost any budget," says Trigg-Smith. "The contractor should be a part of the design process and the architect should be part of the construction process. Simply a continual interfacing of the architect with contractor will ensure a smooth process throughout. Most importantly, the architect must oversee the build out to ensure that any final wrinkles get ironed out with the contractor. This is a team effort and this is what design-build is all about."
Having an experienced architect assist you in the early stages of a home remodel can end up paying for itself simply by avoiding costly planning errors when you get to the actual construction phase of your project.
The all-in-one package of design-build seems a logical (and prudent) way to approach a home remodel. More and more Oahu design-build teams are emerging as the concept gains popularity.
So, where to start?
Here are 10 tips to nailing down a design-build plan to create your dream home.
Step 1: Have a plan and write it down
It may sound silly but many people skip this single most important step. So, if you haven't already, sit down with your significant other, along with paper and pencils, and review exactly what you want to accomplish during your home remodel.
One technique might be to create a wish-list for every room of your house - listing improvements and/or repairs for each. It's important to include everything you can think of. Even if it seems impractical now, your design-build team might find a way to include these items down the road.
Step 2: Have a budget and write it down
At this point, your budget won't include a line-item breakdown of materials and labor - your contractor will provide that later on. But it's important to have an idea of how much you want to spend and where the money will come from. A visit to your local mortgage loan officer would be wise at this point.
At any rate, you'll need to establish a target amount of what you can afford to spend on a remodeling project.
Your target should not be the absolute maximum you can afford, but rather the amount you can afford comfortably.
Step 3: Find a contractor and an architect who will work together as a design-build team
Ask around. Referrals are the best way to find a design-build team. Or you can find plenty of them at the Building Industry Association-Hawaii Home and Remodeling Show twice a year.
Take your time and do your homework - not all design-build teams will be the right match for you and your project. By the way, a design-build team is just that - a designer and a builder. A contractor who doubles as a designer is not the same thing.
Can you do a project without an architect? Maybe. But only if you are only doing a "remove and replace" job, say, in a second bathroom, where there isn't room to play with layout.
But if you want to make room for a larger closet, open up your kitchen to include an island, or enlarge your master bath to accommodate a whirlpool tub, it makes sense to enlist the design expertise of an architect.
"I think this really depends on the overall goals the client has," says Doug Pierce, director of marketing at Mokulua Woodworking Ltd., a local custom-home builder and design-build partner with Trigg-Smith Architects. "We're working right now on a house in Kailua which could benefit from a 'remove and replace' remodel but it would not solve the functional problems of the home's layout."
Mokulua Woodworking and Trigg-Smith Architects sat with the client to weigh the design options available and then reviewed the budget implications of each option. To the delight of the home's owner, they worked out an affordable plan for an exciting rejuvenation of the home's tired floor plan. And, that's one of the benefits of using an architect/contractor team - you can maximize budget and design at the same time."
If your project will require permits or homeowner association approval, you may need formal plans or drawings to be presented before the work can proceed. If this is the case, architectural services can be a big plus.
Architects can advise you on a number of issues, such as what the minimum amount of floor space is to provide comfortable movement in a small kitchen or bath, or to suggest what type of flooring will best withstand your dog's wet paws, or what window materials and manufacturers will best endure the tropical sun and salt air for many years to come.
Expect to initially meet with the architect and the contractor together. After you've defined what it is you want to build or remodel and what your target budget is, sit back and let the design-build team do the talking. Talk to two or three architects and contractors - at least - before choosing one.
"The architect needs to be a good listener, a great communicator and fluent in the language of space so that he/she can control the process expertly," says Trigg-Smith.
Every project is as different as is every combination of homeowner, designer and contractor. So keep interviewing until you've found the right match. Then move on to Step 4.
Step 4: Get references
Get a list of their recent clients and talk to them. If you can, go see the work on your own. Clients are generally proud of their home remodels. Ask them questions. Problems during the process are common, so past problems shouldn't be show stoppers unless the resolution to those problems was unsatisfactory.
Architects are artists, Ask to see their work. Many will have portfolios. But if they don't, you can ask them to take you to see one of their current or recent projects. It's the only way you'll know if their level and style of workmanship is what you're looking for.
Step 5: Once you think you've found a good match and checked their references, check out their business
You can check the background of a licensed contractor through a number of building trade associations, on bbb.org, or by calling the Department of Commerce and Consumer Affairs' Consumer Resource Center at 587-3222.
A licensed contractor has the training and experience necessary to obtain a contractor's license. The State of Hawaii's Contractor's License Board has checked into the contractor's background and is satisfied that the person is qualified to hold a contractor's license.
"One of the biggest mistakes people often make is failing to do their homework," says Pierce. "They need to make sure their contractor is licensed, insured, bonded and in good financial standing - with no liens, etc. Without doing a little digging, they can lose money and time or be left with a project unfinished."
Architects also need to be credentialed, most often by the American Institute of Architects, as well as licensed by the state of Hawaii. The AIA Web site, www.aiahonolulu.org is a good source of information.
You can also check the complaint history of a business by going on: www.hawaii.gov/dcca/areas/rico/business_online.
Step 6: Roll up your sleeves and finalize your plan
Some home owners have a clear idea of the look they want, and others aren't real sure. Either way, the next step is the same.
Pull out your wish list (see Step 1) of every element you want in your new home. A place to neatly store all your shoes? Double sinks in the master bath? An eat-in kitchen? Replace sliding glass doors that no longer slide? Add a solar water heater? Replace the leaky roof? Enclose the lanai?
Then, let your architect digest your needs and come up with some design options. This is the point where your architect earns his/her money. You will be amazed at the creative ways they have to solve your problems - with layouts you may never have imagined or design elements you'd not considered before but now that you've seen it you don't want anything else.
This happened recently with a client who wanted separate the tub and shower in her master bath, but hadn't thought it through any more than that. When Trigg-Smith drew the tub as an ellipse, instead of the standard tub, the oval soaking tub became the focal point and the ordinary bathroom became extraordinary.
"During the design process, little things like a different shape or a curving line can make such a big difference to the form of a space, especially in a small room," says Trigg-Smith. "I like to give the homeowner several different floor plan options to pick from initially. If we have communicated effectively, the ultimate floor plan is an aesthetically pleasing solution to all their problems. It's so satisfying to know you have exceeded their expectations by giving them more than they ever imagined."
Once your plan has been finalized, it's time to meet with the contractor again to verify you've stayed within your budget.
The creative process can sometimes become over enthusiastic, so it's a good idea to pass the final plan on for a revised cost estimate at this point.
If the proposed plan has exceeded your targeted budget, some cost cutting may be needed. Often this can be accomplished by substituting expensive materials with less expensive ones, altering the work's scope or by deleting a few things from your wish list. At any rate, your architect and contractor, working as your team, will be able to provide you cost cutting design and construction options at this point and put your project back on budget.
Step 7: Start shopping
With all the decisions you'll be faced with during a typical remodel, including selection of door knobs, faucets, baseboards and lighting, it's critical to have an experienced architect and contractor guiding you on what works best.
The details are endless and can range from who makes a quiet dishwasher, where to correctly mount the shower sprays or simply where to shop for the best prices.
Chances are, you're already a pretty good shopper and don't need too many tips. But one thing that remodelers have found helpful is to carry their samples - wood, stone, tile and paint for flooring, countertops, cabinets, etc. - around with them when they shop. That way, you can see how colors and texture look together - and begin to see how it will all look in your room.
Also, remember to take samples of the materials you like home. Colors will inevitably look different in your home than they do in the fluorescent lighting of the showrooms.
For kitchens, check out Servco Home & Appliance Showroom, Sub-Zero/Wolf, and Viking Range Corp. For bathrooms, don't forget Ferguson, T.Oki Trading Ltd, and Fiddlers. If your shopping budget becomes unrecognizable - and it likely will - don't forget Home Depot, Sears, Lowes, City Mill, and Hardware Hawaii. Some contractors, like Mike Fairall, owner and principal at Mokulua Woodworking, will make suggestions. Fairall, for example has a doors and flooring supplier in Vietnam that does beautiful work at competitive prices.
"At Mokulua, we have a global network of suppliers that have been thoroughly researched that give us an almost unlimited array of resources to work with," says Fairall. "By scouring the globe, we can provide our clients with a number of less expensive options normally not available in the retail marketplace."
Step 8: Track your budget
Estimates are only estimates - sometimes actual costs will differ. This is true in both materials and labor costs.
Initial discussions about budget will take place early, but until you've been shopping, the numbers won't have much significance until you start to decide on specific materials. Nearly every decision will affect the budget, so it's necessary to prioritize what is most important to you and plan.
"Planning, planning, planning is more important that the foundation a house stands on," says Pierce. "We build sustainable houses that adhere to budget and design needs of every client we work with. Nailing down all the details in the beginning is crucial to ensuring a project stays on budget and on time."
Fairall says, "Ask for a detailed budget breakdown to get a grasp of where the heaviest costs are incurred. Often budgets are determined by square footages, which is a very ineffective. We show the client everything so that they can see all the costs and where costs can be reduced or money can be saved."
Managing costs needs to be proactive. If you absolutely have to have three toilets with more options than a luxury car, you'll have to recover their cost elsewhere.
Step 9: Be organized
Get a good three-ring binder (a big one) and some page protectors. As you're collecting photos from magazines, appliance specs from salespeople or printouts from the Internet, you can keep everything together. Divide up the binder with custom tabs for your project. They might include: Kitchen, Master Bath, Guest Bath, Contracts, Lanai, Appliances, Lighting, Windows, etc.
When shopping for tiles, stones and finishes, make a note of the name of the product, color, and price as well as what showroom gave you the sample.
Take a camera with you so that you can take pictures of anything you like.
Also be aware that the IRS has been auditing tax returns for home improvement deductions. Having an organized file for your remodel can prove valuable down the road.
Step 10: Enjoy
After the work has been completed, pour yourself your favorite beverage and enjoy your new home.
HS
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