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drventure:
+1 on the plumbing. My parents recently (about 2 years ago) finished building a house they're retiring in.

They're in a small east texas area, and plumbing help was in short supply. They picked someone who was recommended but after the first day, my dad was thinking "these guys don't know what they're doing". He stuck with them though, and has has plumbing probs ever since.

He did the contracting, but did have help from a guy who served not as a full on contractor, but as an "advisor". Thing is my dad had plenty of time to devote to finding subcontractors to do all the work, and staying on top of them. If you don't have that kind of time, getting a contractor to handle all that would probably be well worth the money.

javeryh:
Thanks guys. I definitely plan on hiring a general contractor to oversee the project. I just don't have the time for something like that. I am debating on whether or not to hire an architect. I've heard that a good GC can draw up architectural plans but I'm wondering if there isn't some creative way to use the space or lay out the interior walls that I'm not thinking of.

I'm sure a GC could take drawings I provide and make them look nice but I'd like to actually get some input on things that I might not be thinking about. For example, the 20'x25' space on the second floor for the master bathroom and bath seems HUGE. We are going to also add a nice walk-in closet but even after that it still seems like we have a lot of wasted space. Maybe there is a way to knock down a few existing walls on the second floor and integrate it with the new space a little better (like maybe we can get an office or an additional bedroom or something). I want to do this right but if I hire an architect and he doesn't add any value and then tries to charge me $3,000 or whatever I'm going to be annoyed. Also, I don't have unlimited funds and this project already seems like it will be expensive. I don't know.

mpm32:
Ha $3000? for an architect? They usually charge between 10 and 15 % of the total cost of the job. So if your addition is $150,000 you can expect to pay $15,000 to the architect. And since he's getting a piece of the total, you can bet your $150,000 will turn into $200,000+. Now he also project manages too so you get that for your money.

You need to find someone to draw you the plans, doesn't have to be an architect.

My friend has a business doing just that - he's not an architect. You need someone like that.

javeryh:
Why would it be a percentage of the total construction? That makes no sense. Does it somehow cost more to draw a regular toilet vs. a gold-plated one? If I hire a GC I won't need the architect to do anything other than come up with the floor plan and then maybe tweak it once or twice after I give some feedback.

shateredsoul:
If you don't mind me asking, why are you thinking of expanding?

Might help some people here give you advice on whether you need that much room instead of paying someone for that type of advice :laugh:

but yeah, I had no idea architects charged a percentage, but it seems like it has to do with them overseeing the project. A 1 million $ project is going to require more overseeing and checking than a $200,000 project so it makes sense to me.

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