Architect/ Project Manager/Builder??

pipsqueak

We got full pp in january for a house. The Architect we got designed house and submitted it to the council. In his quote he said that he would project manage it also for us for a fee. I thought that he would then act like a builder for us and pretty much manage the whole build without us needing a builder- happy days

Now when i was talking to him recently he said that he will
still project manage it but will be sending out quotes for a builder. Why would he employ a builder if he is going to project manage it himself??
Is that not like having a dog and barking youself? I could employ a builder and let him do the whole build without having a project manager? right??

Nedved85

Not necessarily, he will ensure the house is built to the right spec and not let the builder use any old materials to build your house,

pipsqueak

Nedved85 wrote: »

Not necessarily, he will ensure the house is built to the right spec and not let the builder use any old materials to build your house,

Thanks and will my architect then sign off on the various stages or can a builder do that?

sunnysoutheast

OP - you need urgently to sort out the roles for your house build otherwise you'll have major issues down the line.

I suspect your architect's "project management" will actually involve approval of materials and conformance to building regulations and planning permission granted ("signing off/issuing certs."). It will not involve day-to-day supervision,scheduling, materials procurement or resourcing.

From your post it sounds like your architect has sent your plans to builders to enable them to tender for the work. As such, the chosen builder will then actually build the house, with the architect supervising.

The alternatives are for you to manage the build yourself ("direct labour") or to employ a standalone delivery project manager.

You'd be wise to check your original contract with your architect, it probably has the fee split out into:
- design/planning
- tender
- supervision/project management
or similar.

Architects tend to front-load the fee structure to something like 45/30/25%.

SSE

Jimbo

Agree with SSE.

It's unlikely that your Architect would manage a direct labour build.

You usually have two options:
1. Self build- where you organise tradesmen, materials , etc yourself and the architect/engineer makes interim inspections and signs off or

2. You hire a contractor to organise the build and your achitect/engineer make interim inspections and signs off.

It's up to you how much you want your architect involved but it would be unusual for them to fully supervise and organise a self-build. It would be very costly.

oraiste

It is important to clarify the difference between supervision and contract administration (project management). Your architect will check that the builder is completing the project according to the contract. The builder will supervise the on-going works. Your architect will periodically inspect the works, check the quality and deal with the builder regarding any defects and their rectification as set out under the terms of the building contract.

Extract from the RIAI website (Royal Institute of the Architects of Ireland):

http://www.riai.ie/index.html?id=5797

The building process

Having translated your brief into a final agreed design and having obtained the necessary planning permission your architect will then produce documentation for pricing by contractors. The architect will also select a list of contractors and will help you to evaluate the tenders received.
The builder should be selected not only on the basis of the tender price, but also on quality. A good builder represents real value in reliability and quality of work and may ultimately cost less than one with lesser ability who has tendered a lower price. Builders selected for tendering should have a good track record for your type of project. For this reason architects often prefer to work with builders known to them.
The architect will advise you on the appropriate form of building contract, which is published by the RIAI, and will act as your independent advisor during the contract, liasing on your behalf with the builder and ensuring compliance with the contract documentation.
Your architect will advice you on stage payments during the project.
Building even the smallest extension is a complex process and requires good management and co-ordination by the contractor. Even with the best contractors problems can occur and it is important that you maintain good communication with your architect so that such problems can be dealt with effectively. During building it is important that you do not give direct instructions to the contractors, because what may seem to you to be a simple matter, can be expensive.
You should also make sure that any variations to the contract which you request are agreed in advance. The cost of a number of small variations can add up to an alarming total. If you think you do need to make changes, discuss these carefully with the architect to establish whether they are really necessary and make sure that the costs are agreed. Good communication between you, the architect and the contractor can avoid unpleasant surprises and will make the contract run more smoothly.

Problems

Building is a complex process and problems can occur - your architect is there to help resolve these problems. If you are dissatisfied with an.htmlect of the architects service you should discuss the problem with the architect - this will usually be sufficient to resolve the matter. If problems persist, the RIAI has a range of services available to clients on application - aimed at resolving difficulties.
Your architects work does not end when the building work is finished - part of the contract sum is retained for to twelve months and only paid on the architects instructions, after the contractor at the end of this period, when defects have been rectified.