Technology in Architectural Practice

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  • 1.  Contractors, owners and their agents

    Posted 02-20-2013 10:13 AM
    Many of you know I am working on a research project for the Steel Framing Industry Association.  In recent telephone focus groups, we've learned that it is not uncommon for contractors to ask either owners or their agents to switch materials. The example we've heard is that some contractors will lobby for wood framing instead of light gauge steel framing in mid-rise commercial buildings.  Has that happened to you?

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    Kathy FLAMENT
    President
    Flament Associates, LLC
    Rehoboth Beach DE
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  • 2.  RE:Contractors, owners and their agents

    Posted 02-21-2013 09:19 AM
    Yes.

    It's been a problem with certian people. The first shot usually fired is that it'll be way cheaper with wood framed construction. The second shot fired at the owner will be "look at how flimsy these members are".

    Usually the fact of the matter is that they and thier crews are not set up do do metal framing; and will not invest in the time, tools, or treasure it takes to bring thier people up to speed.

    That is of course, if they have crews in place. Sometimes they're brokering it out by the job to anyone. It's easier to find "independants" with the tools and knowledge to work wood framing than those who are set up for light guage metal.

    Thanks,
    Rudy Beuc

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    Rudolph Beuc AIA
    Architect
    R. Beuc Architects
    Saint Louis MO
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    Original Message


  • 3.  RE:Contractors, owners and their agents

    Posted 02-21-2013 10:20 AM
    That happens fairly frequently for any product that isn't the de facto standard.  As soon as you suggest something the contractor doesn't typically use, he wants to change it to what he "has always used."

    The only recourse is an educated client who understands why the choice was made in the first place.  After all, they are the ones who have to deal with the end product.  If they are not convinced that the product has any added benefits - and particularly added benefits for any increase in cost - they will side with the contractor when he makes his appeal, which he will typically state is for the good of the client (whether it is or not).

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    Thomas Bank AIA
    Owner/Architect
    Simply Stated Architecture, P.C.
    Lemoyne PA
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    Original Message


  • 4.  RE:Contractors, owners and their agents

    Posted 02-22-2013 05:57 PM
    The fact of the matter is that it all comes down to appraisals. If your client is borrowing the maximum amount the bank will allow to pay for their project (and 99% of them do), then the cost of construction will come down to how it is valued by the bank's appraiser. The appraiser will value the project based on resent SALES of similar houses in the area. Custom houses commissioned by homeowners are NOT SALES! This means your client's budgets are being determined by the quality being provided by spec builders because spec houses are the only houses that can sell on the open market as NEW. NEW houses sell for the highest price per sf and therefore drive the appraisals. If no one else is using metal studs, then you'll have to find something else in the project to cut in order to get metal studs in the project. This goes for all those lovely things we'd like to use in our projects that spec builders don't use. Unfortunately, we tend to want many upgrades and the spec builders typically build at the lowest quality leaving nothing to cut. Builders aren't trying to destroy your artistic integrity with cheap stuff. They simply understand how the financing game is played. If you start designing spec houses in your area that are desirable to the open market and push the values up, then you can dictate the quality in your area rather than have it dictated to you!


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    Eric Rawlings AIA
    Owner
    Rawlings Design, Inc.
    Decatur GA
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    Original Message


  • 5.  RE:Contractors, owners and their agents

    Posted 02-21-2013 12:00 PM
    Hello Kathy,
    Not that specifically, no.  As a matter of fact, I have used structural steel stud framing for some Single Family Residential from time to time: on a house of my own in Florida, and for a structural engineer who was a client of mine in Pennsylvania; that is under construction right now.

    However, I have recently read, as a CEU, that wood stud framing can be taken to taller heights than ever imagined before.  I still have grave concerns about that in terms of fire, mold, rot and infestation.

    About contractors suggesting changes in materials to owners, this happens all the time.  It is usually started by the Client.  They get shocked by the pricetag of their project when it bids (no matter how reasonable that might be), then go to the low bidder and tell them they'll give them the job if they can cut out several tens of thousands of dollars or even hundreds of thousands of dollars, or more.  Then, the contractor, wanting the job, proceeds to see where he or she can cut and hack into the project to comply with the owner's request. 

    In the process, many things can suffer, particularly interdependent features in the design that might not work properly after willy-nilly hacking.  But this happens all the time.

    To try to help circumvent this in my own practice, several years ago I implemented a Base Bid + Owner Optional Upgrade approach.  This puts all the most economical methods of constructing the project (within reason) into the Base Bid Package, then lists up to 10 Options (Add Alternates) that have may of the goodies.  In this manner, on the Come to Jesus day (Bid day), hopefully the client at least sees the Base Bid as a reasonable number and has a viable project.  Then, he or she looks at the Options like an ala-carte dessert menu, and can see what they might want to sweeten the project.  This is more of a pleasant additive approach, rather than a cutting approach (which is always more painful psychologically).  This approach requires more work on the part of the Architect to plan these options and construct the specifications properly, which is where this information is usually located, along with the Bid Forms.

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    Rand Soellner AIA
    Architect/Owner/Principal
    Home Architects
    Cashiers NC
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