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- Principle Designer
- Principle Contractor (Builder) acting as Principle Designer
- Architect
- Architectural Technician
Design
Principle Designer
Under the new Building Control laws if you need Building Control to sign anything off, you will need a Principle Designer.
A Principle Contractor (builder) can be both principle Designer and Contractor ie: knocking two rooms into one.
If you need, or want a separate Principle Designer and/or have a project that requires construction drawings there are two routes:
What is the difference? Both can be creative and have great design ideas and each have their own code of conduct, governing body and associated requirements they need to meet in order to practise.
Ultimately, you need to chose someone you can build a rapport with. They will be interpreting your ideas and proposing some of their own.
An Architect
Focus
Architects focus on the aesthetics and structure of buildings
Responsibilities
Architects design, plan, and supervise. They can manage the planning permission process for you.
Training
Architects are generally more design-led
Licensing
The term ‘architect’ is a legal definition.
Architects are governed by RIBA (Royal Institute of British Architects) and must be registered with the Architects Registration Board (ARB). If they are not registered, they are not legally an architect.
They must adhere to a professional code of conduct and can be reprimanded if they are found guilty of negligence.
Critical Checks
Architects
- Check your architect can legally practice. Search the Architects Registration Board (ARB) Architects Register. If they are not registered, they legally are not an architect.
- You must get copies of their Personal Indemnity Insurance (PII) certificates to be sure you are protected
- £0 – £100,000 budget requires £250,000 PII
- £100,000 – £500,00 budget requires £500,000 to £1 Million PII
- £500,000 and over requires £2 million to £5 million PII
Top Tips
- Work on looking for their having PII cover to the value of 3 to 4 times your budget.
- You need to formally appoint the Architect before work can start.
Resources
- ARB: Checklist: Before Hiring an Architect contains a link to download the page as a checklist.
- ARB: Working with an Architect, includes information on the Architect’s Code and the standards of professional conduct and practice you can expect as a customer.
An Architectural Technician
Focus
Architectural technicians focus on the more practical aspects.
Responsibilities
Architectural technicians organize technical data, develop specifications, and create construction plans. They can manage the planning permission process for you.
Training
Architectural technologists have more experience and training in the science and technology of buildings.
Licensing
Technicians are governed by CIAT (Chartered Institute of Architectural Technologists), are not licensed professionals, but they can become certified in their field of expertise.
Critical Checks
Check your Architectural Technician is a member of CIAT and meets their requirements of excellence, ethics and accountability by checking their membership status..
Architectural Technicians can also qualify as a CIAT Registered Principal Designer
Get copies of their Personal Indemnity Insurance (PII) certificates to be sure you are protected
- £0 – £100,000 budget requires £250,000 PII
- £100,000 – £500,00 budget requires £500,000 to £1 Million PII
- £500,000 and over requires £2 million to £5 million PII
Top Tips
- Work on looking for their having PII cover to the value of 3 to 4 times your budget.
- You need to formally appoint the Architectural Technician before work can start.
Resources
- ARB: Checklist: Before Hiring an Architect contains a link to download the page as a checklist that also applies to Architectural Technicians.
- ARB: Working with an Architect, includes information on the Architect’s Code and the standards of professional conduct and practice you can expect as a customer.
Brief
What do you want to do?
Be specific.
- How do you want to use the space?
- What is the driver behind the project?
- Who will be using it and how often?
- What is your existing home like?
- What timescales are you looking for?
- What’s your budget?
What is your aesthetic
- Use a mood board or Pinterest board. This helps the designer understand you better and create a design to suit you.
What do you want them to do?
- Just the design and construction drawings
- Lead and manage the planning permission / Listed Building Consent process
- Source and obtain quotes for construction professional services ie: Structural Engineers.
- Manage the relationship between you and your builder.
- Act as project managers
Top Tips
The cost of hiring someone to manage the process and people could be far less stressful than trying to do it yourself in addition to a full time job.
The costs could be a small percentage of the total project costs and a worthwhile investment.
Scope (High Level)
Scope refers to a Scope of Work. it is a document that outlines a project’s objectives, deliverables, timeline and ,milestones.
It is a critical document that:
- Sets expectation of what you are expecting, by when and to what quality.
- Covers all stages of the work to be delivered in a project by the person who is required to deliver it.
- It must contain
- milestones with dates of completion
- what reports / meetings are required
- when and who is sourcing, appointing and managing additional trades.
- A scope sets out what the project is – and what it is not.
Top Tip
You can write your own scope and for a small job this is sensible and achievable. If this is new to you or you are investing a your savings or getting a mortgage for this project it is worth hiring the Principle Designer to create one for you.
Milestones to date are critical as they can be tied to stage payments, used to formally remove a rogue from the site and close the contract under breach of contract.
Scope (In Depth)
If you are going to write your own scope, use these headings. Be sure to include common Milestones.
1. Pre-Design/Feasibility Stage
- Client Consultation: Understanding the client’s needs, preferences, and budget.
- Site Analysis: Assessing the project site, including zoning, environmental concerns, and existing conditions.
- Feasibility Studies: Evaluating whether the project is possible, given the site’s constraints and the client’s objectives.
- Concept Development: Presenting rough sketches or ideas to establish the direction of the project.
2. Schematic Design
- Preliminary Design: Creating conceptual designs, including floor plans, elevations, and key design elements.
- Client Feedback: Incorporating client revisions and ideas.
- Initial Cost Estimates: Providing rough cost estimates based on the early design.
3. Design Development
- Refining the Design: Elaborating on the schematic design, adding details to the drawings and specifications.
- Structural Considerations: Working with structural engineers to ensure the design is feasible and safe.
- System Integration: Incorporating systems such as mechanical, electrical, plumbing, and HVAC into the design.
- Material Selection: Recommending materials and finishes, and coordinating with suppliers or contractors.
4. Construction Documents
- Detailed Drawings: Producing comprehensive architectural drawings, including dimensions, materials, and structural details.
- Specifications: Providing detailed specifications for materials, workmanship, and building standards.
- Permitting: Assisting in obtaining building permits and approvals from local authorities.
- Bid Assistance: Helping the client in selecting contractors by preparing documents for bidding and reviewing contractor bids.on.
5. Construction Administration
- Site Visits: Monitoring the progress of the project, ensuring that construction follows the design and specifications.
- Change Orders: Managing any modifications or adjustments to the plans during construction.
- Coordination: Communicating between the client, contractors, and other stakeholders to resolve issues as they arise.
- Final Inspection: Ensuring the project is completed to the agreed-upon specifications before final handover.
6. Post-Construction
- Project Close-Out: Conducting final inspections, providing “as-built” drawings, and ensuring all systems are functioning.
- Defects Liability: Addressing any issues or defects that arise after completion, often for a specified period.
Each phase ensures the Principle Designer is involved from concept through completion, safeguarding the project’s integrity and client satisfaction.
Managing Scope Creep
What is scope creep?
Scope creep is when there is a deviation from your original written scope that has been costed against.
A deviation can occur because:
- Something unexpected has been discovered (ie: and old well shaft where the foundations are meant to go)
- Supply issue and you are presented with an alternative to what was originally specified and costed.
- You changed your mind on what you wanted
- You added something to the list.
Who can agree scope creep?
- You (the person that will be paying the bill) and the Principle Designer/Contractor (the person with whom you have the contract)
- Nobody else.
How to manage scope creep
In all instances you the customer need to receive the options that are open to you, the cost and time impact.
You must have this to make an informed decision – and understand the impact of what you are agreeing to.
Always document the options, cost, time impact of the options you chose by confirming in writing to the Principle Designer/ Contractor AND updating your diary and your budget.
Top Tips
- Do not, ever, give instructions to sub contractors. This is most likely result in you being surprised at a cost, the Principle Designer/Contractor will be given problems with timescale and managing other jobs.
Milestones
A milestone is a key point in a project that shows important progress. With target dates, they give everyone involved clear goals to track whether the project is on time and going as planned.
Milestones are often connected to finishing a specific part of the project, like completing the design or starting construction.
Common Construction Milestones Include:
1. Project Kick-Off: The official start of the project, where initial plans, roles, and expectations are laid out.
2. Design Completion: The point at which all design-related documents, drawings, and approvals are finalized.
3. Permitting: Obtaining the necessary legal permits from local authorities to begin construction.
4. Site Preparation: When the construction site is cleared, excavated, and made ready for building.
5. Foundation Completion: The completion of the foundational work, such as laying concrete footings or slabs.
6. Framing Completion: When the building’s basic structure or framework is finished.
7. Rough-In Inspections: These inspections occur when systems like plumbing, electrical, and HVAC are installed but before walls are closed up.
8. Substantial Completion: The stage when the construction is almost complete and the project is ready for occupancy, pending minor adjustments or final inspections.
9. Final Inspection: When the building is inspected for compliance with codes and standards.
10. Project Handover: The official transfer of the completed project to the client, including all documentation and warranties.
Milestones help project managers, architects, and stakeholders stay on track by providing clear, measurable goals throughout the project.
Top Tips
Milestones with target dates are critical
- They will help you define and stick to payment schedules once all relevant tasks and activities within each milestone are completed to the appropriate level thus satisfaction.
- Do not allow the next Milestone to start until the current one is finished. This is how houses end up uninhabitable ie: the interior strip out work has been allowed to progress before the roof milestone is finished.
- Do not pay out any money for work that is sub standard within one milestone, it needs to be rectified before moving onto the next milestone.
- Milestones can also be used to remove a rogue or failing tradesperson from a project due to the inclusion of target dates. If a date has slipped by a month or so you can start proceedings with Citizens Advice pro-forma letters to close the contract.
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