interior alterations to homes
design/ permit drawings
background
A noticable recent trend for a variety of reasons has been an increasing number of homes having interior alterations done. Until recently the amount of renovation projects done by FCA has numbered less than 5% - presently I’m involved with upwards of 50%. People are choosing to stay in neighbourhoods they like and are affording to do so without the costs associated with adding on or building new. Alterations are made to increase the livability of a home layout and eliminate problem areas.
services provided
Assess/document the existing home layout - identify & evaluate various directions which may be taken - zero in on/refine the one best suited for the particular client/circumstances - develop drawings to be used for purposes of approvals, pricing & construction. In-person meeting during course of project provided as desired by the client.
process
The client conveys initial design aspirations (‘wish list’, favored design style/elements - photos of existing buildings, and from magazines & books can be very helpful). Investigation of similar projects may be done for reference. I then photograph, measure, develop drawings (CAD/computer) of the existing home & if applicable - site & context to serve as base documents to then develop the design & then the permit drawings. The later drawings may be ‘hybrid’ - meaning that both 2D & 3D views may be generated. 2D only may be employed if desired; 3D significantly aids perception of a proposal and often makes the design process more time-efficient. Physical models (often card) may be desired by the client - along with colour & rendering applied to the drawings. Relevant zoning/development parameters are established. Various design directions are generated and analyzed (massing, floor planning, exterior building elevations) - the one best suited for the particular client/circumstances is identified and then refined. If desired by the client, costing information is outsourced to a specialist consultant. Drawing distribution and discussions often are via internet though it can be more time-efficient or comfortable to resolve design aspects in-person.
Should a zoning parameter be exceeded (excess floor area, etc) - not usually involved for an interior renovation - review/approval by Committee of Adjustment (COA) is required. If COA is involved - a small format (11”x17”) 5/32” scale b+w set of design documents is produced - for purposes of ‘preliminary zoning review’ & COA submission/hearing. If desired by the client: have architect provide supplementary information to enhance the submission & municipality conduct research of nearby COA proposals / architect provide summary of information. Usually I represent the project at the COA hearing (alternatively may be the owner, builder, a planner or lawyer).
It is then determined with the client the desired point for the design drawings to be refined/added on to - developed for purposes of building permit review (often I submit for; or a client may choose to do so), pricing & construction. Consultant (structural, hvac, etc) information is incorporated. The permit drawings: large format (usually 24”x36”) 1/4” scale (plans/elevations/sections) b+w set of documents - information usually is limited to the minimum required (exception: roof plan) for purposes of the municipal plans examiner to review/issue the permit. Drawing style focuses on clarity to facilitate construction. More detailed supplementary information may be desired - such as interior elevations, ceiling plan, electrical layout, selection of fixtures/appliances/ materials and specifications of construction methods. I no longer provide tendering (pricing) or review of construction (not mandatory unless a project a certain size) as I prefer to focus on design - if desired, these aspects may be outsourced to a colleague.
deliverables
Drawing documentation of the existing circumstances, the design directions explored, the refined direction, and then the completed permit drawings are distributed in PDF form via internet &/or hand-delivered. Colour or material texture rendering is incorporated to the drawings if desired by the client. Any physical model, if involved, is hand-delivered to the client to keep. For the building permit drawings, information usually is limited to the minimum required for the municipal plans examiner to review/issue the permit. More detailed supplementary information may be desired by the client - such as interior elevations, ceiling plan, electrical layout, selection of fixtures/appliances/materials and specifications of construction methods. I no longer provide tendering (pricing) or review of construction (not mandatory unless a project a certain size) as I prefer to focus on design - if desired by the client, these aspects may be outsourced to a colleague.
In-person meeting during course of project provided as desired by the client.
engagement
Following initial discussion with a prospective client, a proposal for services will be sent by email for consideration - of which the following are key aspects: fee basis to be hourly* with half travel-time involved charged for, copying separate/additional, initial 35% (of estimated total fee) due at outset of work with subsequent payments to be received within one calendar week of invoice. It is preferred for payments to be done via electronic transfer. With consideration to the above and low overhead, the fee rate is limited. Municipality & consultant fees separate/additional to architect fee.
*- The single rate is utilized for simplification - at a medium of the differing rates various tasks such as drafting, design, coa, etc may be. From experience there are many variables which almost always make it difficult to predict the time involvement for a project without the likelihood of it becoming different. I believe strongly that the hourly rate rather than fixed fee basis is fairest and best for both myself and clients - but if absolutely desired - a fixed rate basis can be used - where the anticipated scope of work would be written into the agreement and a contingency amount factored in.
for project list - see here