Should An Architect Be Involved During Construction?
Do we need an architect, or can a builder do it alone?
When starting a building project, whether it's a new build or a renovation, homeowners sometimes ask if the services of an architect are needed during construction.
During this stage, the stakes are high. A poorly run project can jeopardise any project's three fundamental success metrics: the timeframe, budget, and build quality.
Before making such a significant decision, homeowners should ask themselves if they have the time, knowledge, and resources to manage the process successfully and to work confidently with the contractor without jeopardising these key metrics. Failure can have long-term consequences.
This article is intended to help homeowners answer this question and decide if hiring an architect for a full service will add value to the process and outcome.
What are the advantages and disadvantages of employing a builder directly?
Employing a builder directly may reduce costs and streamline the process. However, before making such a significant decision, it is essential to consider the pros and cons.
Will employing a builder directly reduce the overall budget?
One obvious advantage of employing a builder directly is the potential savings on fees. By reducing the architect's fee, you can allocate more of their total budget towards construction materials and labour.
Figures taken from an independent annual fee survey by the Fees Bureau confirm that the Architect's fees for private domestic work could range from 5-15% of the overall project budget, depending on various factors. The construction phase is only part of the architecture service and would comprise about 1.5% to 4% of the total project budget. During construction, the risks of cost increases are high. Without an architect's oversight and involvement, you may actually spend more than had you employed an architect to administer a contract.
How does an architect manage your budget?
Architects are trained to create accurate schedules and manage budgets effectively. They provide detailed drawings and specifications that help contractors accurately understand and price the project requirements. With a good feel for pricing, an experienced architect will look for accurate prices that reflect the scope, products and methods specified and be mindful of the potential for contractors expecting to cut corners to win business. Architects can help navigate the tender process to ensure you enter a building contract that will provide value and meet your expectations. During construction, an architect facilitates good communication and provides clear instructions between homeowners and builders while monitoring financial implications. They issue formal instructions for changes, monitor progress, review a contractor's requests for payment and interrogate where necessary.
What are the pros and cons for the builder?
Having an architect administer the construction contract can have pros and cons for the builder, particularly concerning the finances.
On the positive side, an architect's knowledge of planning, building regulations and technical detailing helps prevent costly mistakes. The architect's involvement in administering the contract can ensure better cost control as they can support the builder by analysing budgets and managing change orders effectively, minimising budget overruns. Additionally, architects can provide valuable insights on cost-saving measures and suggest alternative materials or construction methods to stay within budget. The clear instructions an architect provides will ensure effective communication and avoid disputes about money. In short, the builder can focus more on getting the job done.
However, there are also potential drawbacks for the builder. If the architect lacks experience or knowledge in contract administration, there is a risk of miscommunication or inefficiencies, leading to delays or increased costs.
Additionally, an architect's knowledge of the client's requirements and review of progress against the drawings can lead to a builder rectifying work, incurring more costs and reducing their profit. The financial scrutiny can frustrate builders and also hamper the builder's ability to claw back profit.
How do you manage the budget without an Architect?
If the project is small and straightforward, an architect may not be needed to keep control of the budget during construction. Without an architect, you, as the homeowner, will need to stay on top of the project budget to keep track of progress and verify payment requests. You will also need to fully comprehend queries on the design or proposed changes and be able to provide clear instructions to the builder with a comprehensive understanding of the impact on the budget. Miscommunication and misunderstandings, especially if unfamiliar with the process and trade terminology, can lead to agreements or instructions that increase costs without knowing.
Ensuring the construction project stays within budget takes time, even more time for the less experienced. If you are busy, you should consider the value of their time before making a decision.
Project costs can spiral, and this is especially true for complex projects. It is not uncommon for a homeowner to spend more on the project than if they had hired an architect.
Will employing an architect during construction impact the timeframe?
Regarding the timeframe, working directly with a builder may lead to more efficient project management, as you, the homeowner, can establish a direct line of communication, simplifying decision-making and avoiding delays that may arise from coordinating between different parties.
This direct relationship can facilitate a faster construction timeline and ensure the project stays on track. Armed with the building regulations package, the contractor can manage his/her construction programme, allocating sufficient labour and ordering materials promptly.
However, when questions arise, they tend to be asked when an answer is needed. The questions could be related to statutory obligations (planning or conservation clarifications, party wall or neighbourly disputes, health and safety queries) or the project scope (design clarifications, specification clarifications, fitting and finishes choices). A homeowner may not be prepared to answer immediately, know how to manage these issues or make the builder accountable if that is the case, which could cause delays.
How does an architect manage the timeframe?
Architects deal with contractors on a day-to-day basis. They have the experience to oversee on-site progress, know if a delay is expected, advise the client and help manage any delay accordingly. They will have other contacts to utilise should the builder need support.
Architects understand the regulatory framework, which is complex in large cities like London. They will prepare the project to start construction, addressing or advising on planning policies, building regulations, party wall matters, health and safety and be able to navigate issues should they arise to avoid delay. Projects can be stopped mid-construction if the homeowner's legal obligations have not been discharged correctly.
Effective communication is also crucial for completing a project on time. Miscommunication and misunderstandings between the client and contractor can harm construction projects. When there is a communication breakdown, it can result in a series of problems that hinder progress.
And if the worst happens and the contractor disappears, an architect will still be in control of the building contract and be able to take action to help you get things back on track.
What are the pros and cons for the builder?
From the builder's perspective, a shorter timeframe allows for quicker project completion, reducing overheads and increasing or ensuring profit. A good builder will prefer an architect to manage the client's duties during construction so they can get on with planning and resourcing the project.
Sometimes, a builder will feel that the scrutiny of an architect will hinder their ability to make progress, especially if they have not followed the drawings or understood the requirements set out in the contract.
How do you manage the timeframe without an Architect?
If there is no architect on the team to handle the risks to the timeframe, you will want to have a good understanding of the regulatory framework and your statutory obligations as a homeowner. You'll need to be confident in your ability to oversee progress and quickly respond to queries with clarity to avoid delay to the programme.
Does hiring a builder without an architect negatively impact the quality?
In some cases, hiring a builder without thstions with clarity so that you don't have to delaye oversight of an architect may allow for more direct communication and decision-making between the homeowner and the builder. This could lead to better coordination and a clearer understanding of the homeowner's vision, resulting in a higher-quality build. To achieve this, both the builder and homeowner must be skilled and experienced. Even if this were the case, adding an architect to the team would increase the quality of the outcome in almost any situation. Having an architect on board during construction can ensure the project is built to meet the design's quality expectations.
How does an architect impact the build quality?
Architects play a crucial role in ensuring the overall quality of construction. They have extensive knowledge and expertise in building design, materials, and construction techniques and can provide guidance to guarantee quality and durability during the design process. They undergo years of rigorous academic study. Their wealth of knowledge and experience in designing functional and aesthetically pleasing spaces can significantly enhance the overall quality and value of the project, ensuring that it meets or exceeds the homeowner's needs and preferences.
Architects understand complex building regulations and industry standards. Architects with additional training and experience with advanced science and the very best building standards, such as Passivhaus, are leaders in sustainability, equipped to design and deliver future-proofed homes that are environmentally friendly and designed to last for generations.
Before starting construction, an architect will translate the design into carefully considered and well-detailed construction drawings for the building contractors to follow.
During construction, your architect will oversee the coordinated execution to ensure the construction meets or exceeds the quality standards and expectations. Sometimes, a dream architect-builder team can improve the design, technical detailing and construction methods during the construction phase.
What are the pros and cons for the builder?
Having an architect involved during construction can have several pros for the builder. Firstly, an architect’s expertise can ensure high-quality build quality. Additionally, architects can help in problem-solving and making modifications on-site, ensuring that any unforeseen challenges are addressed promptly and safeguarding and improving build quality during construction, preventing future issues and callbacks. Collaborating with an architect enhances the builder's professional reputation, as they can showcase the architect's input in their portfolio.
However, working with an architect can have its challenges for a builder. Builders may face increased pressure to adhere to the client's requirements and architect's design. The architect's design choices might also require specialised materials or techniques that the builder needs to familiarise themselves with, resulting in a learning curve or potential mistakes. Sometimes, an architect may lack practical construction experience, leading to impractical or unfeasible designs that hinder the builder's ability to deliver a structurally sound project. Both parties must engage in open communication and be willing to adapt so that the overall build quality can benefit from the knowledge and experience of both parties. A successful collaboration between builder and architect requires effective communication, mutual respect, and a shared understanding of project goals to achieve the desired build quality.
How do you manage the quality without an Architect?
Without an architect, the homeowner is solely responsible for ensuring the builder follows the agreed-upon construction drawings and specifications to ensure the project is executed to the expected design standards. Without the oversight of an architect, there is a higher risk of subpar construction quality, which can lead to future costly repairs and maintenance issues.
As the homeowner, you will want to understand the technical drawings and specifications well to oversee the construction team to ensure they don't cut corners on quality.
When the contractor offers alternative solutions during construction, you will want to look into the suggestions to see if they meet your original needs. Cost or convenience considerations may influence the suggestion. The proposed changes may also result from a failure to understand a design specifically developed to respond to your original brief.
If the need for changes arises, for example, due to unforeseen issues with an existing building or building control queries, you will want to consider all options, spatial, practical and financial, to ensure you don't miss out on innovative design ideas and solutions that can improve the design and maximise the potential of your space.
In conclusion, do I need an architect during the construction stage?
Homeowners should carefully consider hiring an architect during the construction stage of their project.
Not hiring an architect for the construction stage may seem like an excellent cost-saving strategy. However, engaging an architect for this stage can save you money and reduce risks related to time and quality.
Architects are crucial in ensuring the design vision is executed accurately, and the construction process runs smoothly.
A contractor may advise that an architect isn't needed as they may not want an experienced professional looking over their shoulder. While it may seem an additional expense, architects can provide invaluable expertise and guidance throughout construction. As a homeowner, you should ask yourself if you feel confident managing the significant risks to your budget, timeframe and quality of your home.
Whether or not you hire an architect for the construction is your choice. However, not hiring an architect can seriously affect the cost, quality, and timeframe. Many experienced professionals hire an architect because they recognise the advantages. Ultimately, involving an architect during the contract administration stage is an intelligent decision that can result in a successful and satisfactory outcome for many years.
