We’re purchasing a lease on a space in downtown San Francisco and are going to need to do a rather large scale buildout. I’m curious to know whether it is better to start by finding an architect or is it sufficient to consult with a contractor who has experience in doing commercial build-outs?
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You will need an architect to create the drawings for the permit process. Find 3 architects that specialize in TI build outs in your area and then hire the best fit. Work with your architect to come up with a list of local general contractors and have 3 of them bid out the work. Review their bids with your architect and choose the GC that best fits your needs. Keep in mind that the lowest bid may not be the best in the long run. Good luck!
It’s best to hire a GC independently
First do the plans. Than take 5 different bids based on the plans. Will be the best way to bid it.
An architect is an excellent idea for plans and structural drawings. getting bids from different generals is always a good idea. Having the drawings in hand, more than one copy, let’s you give different contractors a set of plans to bid on.
An accurate bid can be given from drawings.
GET DRAWINGS FIRST, THEN ESTIMATES.
It is usually more cost effective to hire a reputable design build contractor… like us. That way you are closer to who is actually doing your work and there isn’t a disconnect between the architect / contractor / owner.
This is a good question, you will need both a General Contractor and an Architect. If you have neither you can get a reference from a friend, colleague, Contractor, Architect or somebody in your network. My construction firm has designers we work with, and we have also done projects with the clients Architect. From the contractors prospective we are looking for a complete set of plans stamped by the municipality the project is in, this way we can give the most accurate proposal with the fewest changes. I hope this answer is helpful. We do projects in the bay area so please feel free to contact me with any questions you may have.
Its totally sufficient to hire a licensed GC with experience in what you’re looking to do. It can be expensive to bring in an architect or engineer, but your project may require you to do so depending on the scope of your buildout. A good GC should be able to tell you everything you will need to know about the legality of your build, and have a large pool of resources for you. You can always bring an architect or interior designer on to help you with the vision you have for your space. But the contractor is the backbone of the project, and if you can find one that also has the capabilities of a designer, you’ve struck gold. I have worked on several office buildouts in San Francisco and can help you find the right GC, architect or interior designer, if you would like.
Rhoda FryWe deal with this issue all the time. I would recommend getting the architect first so you could define the scope of work. Then you can get bids from contractors to build according to plans. If you get a design/build firm, separate the design phase from the construction phase. That way, you can do a proper comparison between bids from different general contractors.
For a buildout of that size I suggest getting an architect first and get some plans in the works. Your architect most likely will have a GC in mind. I highly recommend you interview at least three GC’s and choose the one you like and trust. Recommendations are great but choose the one you trust.
I would hire a architect to get exactly what you want and per code, That way it will give the contractor a set of plans to follow And you’ll get what you want and you are able to schedule it on a strict timeline.
In my opinion as a General Contractor it is much esier to hire an Architect with the same vision you have for such a large space.
This should make the forward momentem of the project much more seamless.
Hire an Architect for the Design. They are familiar with the local codes and will be able to put together a comprehensive set of plans required to be submitted to your local building department AND for the GC’s to eventually use for bidding purposes. A good set of plans is essential for the General Contractors who are involved so that they are all bidding on the same materials. The same gauge framing, and flooring material, or wall finishes, etc. After you’ve selected your GC, there should be an opportunity to explore alternative materials for cost savings…
Plans will need to be drawn and approved by the local building department. Our company has an affiliated architect but he specializes in residential plans. Commercial plans need to take ADA requirements into consideration and Require a total site plan showing fire exits and path of travel. We recently drew up the plans for a VA tenant improvement. Each municipality has their own specific requirements. Many general contractors have their own affiliated architect and engineer. The best way would be to meet with the general contractor and the architect to come up with the most efficient and cost effective plan to fit your needs. Sometimes architects are not as concerned with cost and inplementation of the plans when they draw them as a contractor. We recently did a home addition plan in conjunction with a draftsmen while making reccomendations. After the plans were drawn the client went with the lowest bid and it wasn’t us. We do quality work but it costs a little more than some of the other guys. We won’t compromise quality. You can get the plans drawn first and then put them out to bid. Make sure you have a clearly defined job scope and specify materials. Good Luck. Brasiel’s Construction Company
Architect first, get blueprints and share them with several general contractors. If you can get a good local referral that’s a plus. You may want to contact a designer as well. Make sure you hire a contractor licensed by the CA CSLB that also carries liability insurance and workers compensation insurance. This is critical! You can check any license out at www.cslb.ca.gov and also www.checkthelicensefirst.com both take you the the CA contractors state license board site. Protect yourself it sounds like you are going to spend a lot of money so take your time if you can. Also, try to find someone close to your new location. When you need him to come back for touch ups it shouldn’t be a problem…
A design - build firm should be more efficient and cost effective then hiring an architect. Design- Build streamlines the eintire process.and you will have a complete price up front. It also illiminates the need for time consuming interivews and bidding. During construction, design - build gives you more control over costs and more flixiibilty if field changes are required. A reputable and competent design-build contractor can develop comprehenisve plans amd obtain permits as well.
I always recommend that you find a good, reputable contractor first. Interview several contractors and check references. After narrowing down your selection (based on their ability to perform as well as their track record) pick the contractor tat you fell comfortable with in regards to communication and temperment. A good general contractor makes a great liason between an owner and the design professionals and your local building department. Then make your selection.
After that, the contractor can help you assemble your design team.
Experienced contractors have honed their ability to creatively manage tight schedules and skinny budgets. By hiring your contractor early in the process, you will have a strong ally to help you manage your design goals while simultaneously tracking budget constraints and schedule requirements.
Hiring an architect first is usually the most costly way to go. Either you have to pay the architect a lot of money for a VERY complete set of plans that VERY clearly defines the scope so that you can get three competitive bids from qualified general contractors, OR you don’t pay the architect enough for a complete design/scope and you get a wide variation of bids from your general contractors. This usually results in added costs as the project completes. Remember: It’s not the cost going in that matters, it’s the cost at the end! I always recommendhiring a general contractor first. Find a few contractors in the area that are reputable and have a solid track record for doing this type of work. You can get these recommendations from your local Builders Exchange. Interview these contractors and select the one that you feel the best about in regards to ability to perform, communication, and temperment. Once you have selected your contractor, he will be your ally until the end of the project helping you assemble the design team and being your liason with your local building department. Architects do a great job with design, however, it is the contractor that has honed his skill over the years in managing schedules and budgets. These are important elements in every construction project. By hiring your contractor at the beginning of the process, you increase your chances of completing your project on schedule and within your pre-determined budget.
Arquitects are necessary whenever the project calls for major changes. Arquitects will explore the asses of the structure and draw the construction plans that address both the business designs as well as the structures requirements.
The GC execute the arquitects design plans, rolling up their sleeves and doing the installation and building.
We done several projects for the hospitality business in which a different approach is taken. The Executive Management or Owners hires a firm for the consultation or for the design alone. The idea of course savings, and the fact that all the requirements and regulations will be met and built in accordance with approval plans and specifications. Every phase of the project is require to pass a city inspection before proceeding to the next phase. This approach provides ownership the savings as well as the notion of a complete project following all the city codes and regulations.