Jobsite Sketches

The most valuable work I do for my projects is on a jobsite with a pencil. There’s a lot of work that happens before construction begins, but the jobsite is where the most important work for the architect happens. As the builder interprets the original drawings, my guidance on site keeps the construction according to plan. Without my guidance, construction deviates from the plan 100% of the time. Since there’s an inherent disconnect between a drawing and the choreography of what a builder is supposed to build, the drawings could never be fully articulated to the builder. It requires careful, methodical explanation every step of the way to ensure the build matches the plan. Some call it “hand-holding,” but I call it “collaboration.” I give the builder more credit than most since I understand the plans are just a starting point that require practical explanation during construction. This service is called construction administration (CA) which is defined really well in the American Institute of Architects contract B201 section 2.6 http://aiad8.prod.acquia-sites.com/sites/default/files/2017-10/B201_2017.sample.pdf. Some “CA” results in revised CAD drawings, and some results in sketches on plywood on the jobsite.

Does anyone think an actor reads a script for the first time when they perform? No! The actor studies it relentlessly and asks questions. The script is a very loose narrative that gets explained to the actor by the writer over coffee, it gets practiced and modified over rehearsals, and it gets fine-tuned once everyone understands the performer’s talents, nuances, and shortcomings. It is simply not possible to write the script to include all this interpretation on the first draft. It must be performed and modified.

This is exactly what happens during construction. The builder reads the “script” and starts building. As the different trades begin to integrate their scopes of work, it is absolutely essential that the architect is available to interject with guidance on how to interpret the original drawings to make best use of the resources and talents of the builders as the building begins to take shape (and before it takes the wrong shape). This is analogous to a director during a rehearsal telling the actor to say the words from the script louder, with more emphasis, while stomping a foot on the floor - all while the technicians setup the lighting and microphones to adapt the best way of recording these actions.

Please understand this: THERE IS A LOT OF EXPLAINING THAT MUST HAPPEN DURING CONSTRUCTION.

I’ll be frank here. It pisses me of when builders or clients believe they should be able to just use the drawings (produced for the sole intent of getting a permit) to actually build a building without the architect’s involvement. This is completely absurd. It pisses me off because I’m witnessing a client wasting every dollar they have paid me, and I have wasted every minute of my time in working on a client’s behalf. Without the architect’s frequent oversight during construction, the project suffers at the expense of the client 100% of the time. Every single thing that gets built without architect oversight, gets built wrong. This is a heavy statement, but it is true. It is a fact from 18 years of experience. If it’s not 100% correct, it’s wrong. And a simple interjection on-site from an architect like “that plywood needs to overlap this part because...” quite easily fixes everything, and it can become 100% correct. Or a builder may consider it "right" because that's the way he or she wanted to build it, BUT that may not have been the way it was planned, drawn, and approved.

Much of this explaining happens on a jobsite while I explain the concept to the builders and sketch the idea on the floor, or the wall, or whatever surface they are trying to build. These sketches bring it all together using language a particular craftsman understands, and builds upon his or her particular talents. These sketches explain how to get out of the current situation and move onto the next one while getting the intended result without spending any more time or money. In fact, these sketches often will save time and money when done at the right time (which proves frequent involvement from the architect is valuable). 

Here’s a collection of some of my sketches that are priceless in conveying a concept to a builder. They initiate that “light bulb moment” where the builder finally “gets it,” so they can spend the next 100 hours building something the way it was planned in the drawings - not the way they think it’s supposed to be, or the way they did it last time, or the way that makes them the highest profit.

If you’d like to learn more about our design process, visit www.josharch.com/process, and if you’d like to get us started on your project with a feasibility report, please visit www.josharch.com/help

Rogue builders

During construction  clients commonly ask me, “Why would I need the help of an architect during construction? Can’t the builder just build from your plans?” 

This does not work, and the following photographs prove it.  These photographs show what can happen when a builder refuses to involve an architect during the construction process. This builder believed he did not need the oversight and guidance that the architect provides. Had the architect been invited to review the work regularly during construction, these problems would have been avoided. There are also additional problems not depicted in these photos of inadequate structural framing issues that are causing the house to move. This builder believes his work is high-end, high quality construction. This is not true, and consequently he is currently involved in a lawsuit to repair the work to be compliant with the requirements of the approved contract drawings. I believe these photographs speak for themselves. (Remember, this is a NEW house.)

Rough siding cut with no reglet

While trying to fix an improperly installed balcony, the builder damaged the siding. Two wrongs don't make a right.

Poor tolerances

This was a custom sized steel balcony. It could have been built to the exact dimensions needed. The builder did not send the as-built dimensions to the architect to enable the fabricator's shop drawings to be verified. Consequently, a stack of washers had to be used to fill the gap. Even worse, there is nothing behind those washers except for 1/4" thick siding. The bolt is supposed to go into solid wood blocking. That blocking was not installed behind the siding, and this balcony, siding, weather barrier, and plywood substrate will need removed and replaced, so the balcony may be properly installed.

Careless craftsmanship

Again, two wrongs don't make a right. In fixing one area, the builder cut the siding (poorly), and re-installed it. A new piece of siding should have been installed here. Or at least he could have put a reglet reveal to attempt to match the rest of the house and disguise his shitty work. (Pardon my language - I'm getting fired up while writing this). THIS IS AT THE FRONT DOOR TO A NEW MILLION DOLLAR HOUSE! IT'S THE FIRST THING YOU SEE!

Poor craftsmanship

Another result of the previous photo. 

Non-level stair treads

The builder installed the bracket improperly, and the stair tread ended up non-level, in both directions. At least he noticed it and tried to fix it. The fix was to add a shim (which is fine), but it prevented him from easily putting in the bolt needed to secure the tread in place. So he just didn't add the necessary bolt, and now the stair is quasi-safe (if there is such a thing).

Wrong concrete finish

Do you notice the sheen on the bottom tread? I do. That tread is not brushed concrete as specified like the rest of them. They were specified to be brushed concrete for safety. The builder dropped a concrete tread, it broke, and he ordered the wrong type of replacement. This happens. We all make mistakes, but two wrongs don't make a right. When you walk up these stairs, you can feel the grip of the brushed treads, and you expect it. On the bottom tread, you also expect the friction, but it's not there. Someone will slip someday.

Door threshold problem

This door threshold does not extend beyond the side of the building and leaves the weather resistant barrier exposed. This is the front door! This is what you see upon entering a million dollar house. There should have been trim to cover that area, and the door threshold should have projected beyond it for positive drainage onto the perforated grating on the balcony. Also, the builder left the blue tape for the homeowner to remove.

Threshold craftsmanship problems

This is the threshold at the main entry of a million dollar house. It was not protected during construction or securely installed. Notice the gaps between the interior and exterior. Every aspect of this is rough.

No weatherstripping at door

This is the front door. It has a high-tech ventilation system to enable air, dust, insects, rodents, and evil spirits to enter without a problem. 

Mis-cut tile

The tile was improperly cut, and now the mortar is exposed at the front entry. (Also the extra bumpout of drywall was not supposed to be there at all. The door was supposed to abut directly against the wall. The builder re-built this two times and still got it wrong.)

Scuffed column wrap

This metal column wrap at the front entry is scuffed. This happens. Construction is a messy job, and things get bumped. Perhaps try doing a paint touch up, or protect this vulnerable area at the front door, or even better - remove and replace this $50 piece.

Inadequate caulking and careless craftsmanship

This is a photo from a home in the war-torn region of Aleppo. No, this is a new home in Seattle. This connection between a window flashing and metal column wrap is not only scuffed up, but it is also not filled with caulking. The builder tried to fill it with caulking but failed. This is careless. This will leak. The framing behind these parts will get wet, rot, and potentially develop mold, mildew, and fail.

Rainwater catchment debacle

The building code requires rainwater to be caught on the property and dispersed slowly on site instead of just being directed into the sewer system. There are calculations for how much water needs to be contained. The builder did not consult with the architect on what type of catchment system to install. He just showed up with this flimsy steel box resting a few inches under ground. Besides it looking bad, it also covered the basement windows. After the architect explained that any overflowing water would seep into the basement windows, he cut openings in the steel to enable any overflow water to flow out of the container. This defeated the purpose of having the container at all. The container was required to be over two feet deep to contain the required volume of rainwater. Now that he cut the openings in this eyesore, it only holds a few inches of water. Communication is key. This should have started with a deeper hole (and shoring as needed), shop drawing approval from the architect of the steel fabricator's plans, and accountability for the outcome. This builder simply did not care, and now there is a flimsy, useless container in a hole in the ground that obstructs the side yard.

Gaps in siding

The metal siding is not touching the rest of the siding. This leaves the weather resistant barrier and wood furring strip exposed. This will rot, deteriorate, and cause more significant problems.

Missing siding

The siding was supposed to be installed in this area to cover the roof to wall connection. Also, that thin strip of vertical siding was supposed to be a wood column.

Door casing not properly attached

This liner in the door casing is not properly attached. This is an easy fix, but a builder needs a basic level of craftsmanship to notice it and accountability to followup on it.

Incorrect siding pattern

The joints in the siding pattern were supposed to be centered on the garage door. They are off-center. You can also see the wobble in the door casing on the right side of the door.

Water and electricity don't mix

According to the manufacturer's instructions, caulking is supposed to be installed here to fill the void. Water will get into this junction box and short out the circuit. This can cause a spark and a fire.

Rough craftsmanship

The edges of this siding are cut quite poorly. A sharp saw blade (intended for this material) and a straight cutting edge easily prevents these problems. The bottom of this siding panel is also flaring out which indicates it was not properly attached.

Improperly attached vent

This exhaust vent is not attached to the wall. This should be fastened with screws, caulked to prevent moisture (and insect intrusion), and a cover should be installed (to prevent rodent intrusion).

Poor workmanship

I'm not sure what to say here. This is a thin piece of siding. It is flimsy to work with, and it broke when nailing. This is tough to deal with, but it can be dealt with. This could have either been pre-drilled before nailed, or it could have been spackled prior to painting. Neither was done, and this will be an area where water leaks in, the siding gets saturated, and it will eventually fall off.

Broken siding

The builder likely dropped the siding panel when installing it or removed a nail and chipped the panel. Either way, this is someone's new house, it is a reflection of a builder's craft, and it should have been replaced. The nail pops also indicate a lack of craftsmanship.

Incorrect trim

The contract drawings stipulated a mitered wood corner condition. This enabled a seamless wood box. Instead the builder did not want to take the time to miter the corners, so he covered them with a blaring white plastic trim piece. It took a substantial amount of convincing to get the builder to paint it black to at least match the windows. He painted it blue. Sigh. The builder never credited the owner for this change in scope.

Misaligned door hardware

Notice how much higher the right door hardware is than the left? This door takes quite a bit of effort to close properly. It has the character of a hundred-year-old house, but this house is less than a hundred days old. This is the result of the builder framing the structure of the house incorrectly. Consequently, the house is moving, and this has brought this door out of alignment. The hardware has been adjusted several times, but it cannot be resolved. This area of the house will need to be reframed. Yes, all the siding and finish materials need removed, and the house needs rebuilt in this area. The problem goes beyond a misaligned door. The seismic support structure was inadequately constructed, and this is a safety hazard. The builder did not follow the plans, and he did not follow the fixes offered by the structural engineer after the problem was discovered during inspection. The builder "faked" the installation of certain hardware to pass an inspection, but the lateral structural system was not properly installed. It was later discovered that the builder did not know how to read drawings, and he had too much ego to ask for help.

Misaligned double door

This is the same problem as the previous photo. Notice the left door is lower and bulging inward. You may also notice the floor sloping downward to the right. This is a result of the improperly framed structure of the house.

Misaligned double door

This is the top of the door from the previous image. Notice the right door is higher. 

Unsquare door opening

The framing of this door was built out of square and/or has moved since the house was not built according to the structural framing plans. Notice how the bottom hinge is buried inside the drywall and the top hinge is completely outside of the drywall. Either the wall is tilted or the door is tilted. This should not happen in a new house. (This is the same problem as the previous photo).

Out of square

Which is angled - the cabinet or the wall? The angled caulk joint shows the top portion of the white cabinet is not touching the wall. I would not be surprised if the wall was built at an angle.

Poor quality cabinets

These are the high-quality custom cabinets that the builder insisted he would build in-house instead of subbing out for a cheaper lower quality alternative. The toekick was installed without care and left unfinished. It turns out the builder did not build these cabinets and did sub them out to a cheap manufacturer. The builder marked up the price of the cabinets by over 400%.

Poor quality cabinets

This is the same problem as the previous photo. The trim is also inconsistent with the previous photo.

Rough backsplash transition at window sill

This is where a backsplash meets a window sill. A tiled sill was requested here, but instead, the builder left the drywall in rough condition without any trim over the mortar.

Beam patch problem

This was a very long and very expensive beam. It had to be shipped on a train from Canada. Wood has irregularities, and that is ok. This builder patched a chip with white filler. It would have been better to leave it unpatched or to match colors. It would have been best to protect the beam during construction to prevent the chipping altogether.

Misaligned bracket

This was a custom fabricated bracket to attach a very cool (and expensive) wood column to a wood beam. The builder did not get approval of the fabricator's shop drawings from the architect. The bracket was also installed too far to the right. A tape measure would have been an effective tool in getting this installed on center. A torpedo level could have also helped install it straight, so it is not leaning to the right.

Stair stringer problem

This stair stringer was not supposed to project at an angle to the floor. It was designed to be cut vertically at the bottom of the stair. This is a tripping hazard and looks bad.

Stair stringer problem

Same issue as previous photo.

Poor stair craftsmanship

Stairs are difficult to build. There are a lot of custom parts and pieces that need careful attention - especially at the main sculptural stair at the dramatic entry to a custom home. The shop drawings for the railings were not given to the architect for approval. The holes for the screws were not filled (and they should not have been there anyway). The stain from the column leaked onto the stair tread. The stair stringer has chips. The landing is not scribed (or filled) against the column. This is a messy display of craftsmanship from a builder who claims he only does high-end custom work.

Flooring gaps

The flooring was not cut tight to the column. We requested the builder to fill it. He did it! Victory. I would expect the builder would want to do this without being asked though.

Scuffs and gaps

Here is a scuff on the metal column wrap and a gap between it and the siding. The column wrap was supposed to cover the siding gap. The weather resistant barrier is exposed, and water will leak into this area. This will cause further, more severe issues.

Misaligned column wrap

Is this column wrapped attached straight? Nope. Whats that extra hole in the decking? This is possibly acceptable in a low quality build, but that was not the case here.

Misaligned column wrap

Is this one straight? Nope. 0 for 2.

Misaligned column wrap

Is this one straight? Nope. 0 for 3. Reminder - this is new construction. There were no existing conditions to work around that would require compromise.

As you can see from these photos, it makes sense to have frequent oversight during construction. Commonly, clients attempt to save on design fees by not involving the architect during construction because they believe it is an extraneous expense. With oversight during construction, we can prevent these problems and spot them before they become bigger ones. We also come up with friendly solutions (compromises) that work for everyone's agenda. In some situations, rework is necessary, and credits back to the client are required. A solid team between a builder, architect, and client is essential to keep the communication open, so effective and efficient decisions may be made in real-time. Fixes after the fact are messy, expensive, and difficult. The builder who built the items shown here is now involved in litigation and is being held responsible for the items that he built below the standard of care that is ordinary for the industry and for items that are not built according to the drawings. This builder was negligent in seeking guidance and approvals during construction to enable a good outcome. Thorough vetting of builders is also important. In busy construction climates, lower quality builders seem to emerge since the good ones are busy, and the cost of everything is going up. Taking a step back and evaluating all possible avenues is certainly worthwhile. In this situation, the client will end up being compensated for the builder's negligence, but nothing will ever compensate for the stress and added time that this causes.

If you’d like to learn more about our design process, visit www.josharch.com/process, and if you’d like to get us started on your project with a feasibility report, please visit www.josharch.com/help

SMALL Projects with BIG expectations

As an architect, I get requests all the time from friends, family, previous clients, etc to help them out with their little remodel, addition, or feasibility to see if they should pursue a possible project. Since I love designing things and seeing them get built, I'm always happy to help where I can. I've done some really cool small projects in the past, and it's also enlightening to see projects that can be built quickly instead of a couple year turnaround. 

Although small projects are small, they are not necessarily small from a business perspective. To get to a point where the designing can actually begin, it is necessary to go through the same few steps on most all projects - regardless of the size of them. Measuring the existing building and drawing it takes the same amount of time (and expense) for a small addition as it would for a large one. It is important (and required by the building dept) to document the existing parts of a building instead of only drawing the proposed work to it. We do this work of documenting very strategically. We do not measure each and every little thing when we first start a project. This would not be prudent. At the beginning of a project, nobody really knows what the design solution will be, so it is not time well spent to measure everything in a building with 100% accuracy. In addition to taking photos and carefully filing them, we generally go around and measure the length of every door, window, and wall as quickly as possible within about an inch of accuracy. This does not account for existing walls that are not built straight, existing construction that deviates from standard practice assumptions, and any extreme level of detail which we know we will focus on anyway much later in the process IF the client decides to actually do the project. Many projects never move forward for a myriad of reasons, so it makes a ton of sense to only get a rough idea of the existing conditions and not spend too much time drawing them until everyone is certain the project will move forward. The main point here is this phase of the work to measure and draw the existing building takes the same amount of time for all projects - whether its a big project or small one, so the economy of scale gets out of whack when you proportion that time over the actual design time of a small project.

Another area where small projects share the same (large) expense as large projects is with surveys and geotechnical reports if required. In many projects, even small ones, the building department will require a survey to be completed by a licensed surveyor to document the location of the property lines, the location of the building in proximity to those property lines, and even the trees and slope of the ground. The cost of a survey or geotechnical report is the same for a small project and a large one. Consequently, this is another expense that causes the overall design fees of a small project to be out of proportion with a larger one. Even if you’re building a shed, the building department still needs to know how close to the property line it is and what percentage of the property will be covered including the shed, house, and any other items.

The process of applying for a permit is another expense that is the same for a small project and a large one. We need to fill out all the same forms, do all the same calculations, and monitor the progress of the building department's processes whether it’s a big project or small one. Again, the economy of scale is lost here when doing small projects. For some small projects, there are some abbreviated processes the building department puts into place, but this really only saves wait time and not necessarily the production time of participating in the process.

Bidding is another phase that takes architects the same amount of time on large and small projects. Once we complete our plans, we send them out to builders to get bids with specific instructions on how to provide the bid for the project. The coordination here takes the same time investment on all projects. On larger projects, a builder may have more questions, but this is somewhat negligible. Most of the questions relate to the existing building and not necessarily the proposed new parts of the project. Again, the economy of scale is lost here on small projects. It is faster, however, for a builder to provide a bid on a smaller project. The coordination time for the architect doesn’t change though.

Construction administration is the final phase that shares many of the same expenses between small projects and large projects. Sure, there are more items to review on large projects, but the time spent getting to/from a meeting, setting up a meeting, filing the notes/photos, etc are all the same time invested whether the project is large or small. (The state of Washington standard acknowledges time spent traveling 50 miles to a project site is considered a legitimate billable expense, and there is even a standard in place for longer travel.)

In conclusion, the time spent designing is really what architects get hired to do, but there's a lot of effort and due diligence required to get to that point. On a small project, there's a small amount of designing relative to the amount of other required tasks to be completed. On a large project, these other tasks get shadowed by a much more robust amount of actual design time.

When comparing the cost of design fees to the cost of construction, these facts result in a much higher percentage of design fees for a small project when compared to a large one. It is also widely accepted that renovation projects are more complicated than new construction projects and therefor have a higher fee. The state of Washington standard acknowledges that design fees for remodels carry an additional 3% of the overall cost of construction. Additionally, it is recognized that residential design work is the most complicated project type. Yes, designing homes is more complicated than schools, hospital, stadiums, and museums. Residential architecture is the brain surgery of the industry. There is simply much more detail that needs to go into a residence than is necessary in other more open and repetitive types of buildings. This website summarizes architectural fees and complexity of project types from recognized government agencies and trade organizations: http://architecturalfees.com/project-complexity/ . You will see that it is common for custom residential remodel design fees to be around 20% of the total construction cost for smaller projects, and the percentage goes down proportionally as the cost of construction gets higher.

Over the past 18 years in the architecture field, I have had 4 clients get upset with my service. They all had one thing in common: they were small projects, so they did not want to engage in the full scope of architectural services to save money (despite my warnings). When the full scope of architectural services cannot be completed, an architect cannot protect the clients' interests. Although design fees may seem high relative to the construction cost of a small project, the intention of design services is to ensure construction goes according to plan. Mess-ups in construction are much more costly than the cost of preventing them with thorough design services. Design fees are well worth the investment. Here are some additional resources that substantiate these figures:

State of Washington Guide

Washington Post

Architectural Fees Website

Royal Architectural Institute of Canada (Published by American Institute of Architects - see page 11 TIER 7, and page 30 which defines custom residential as being in the most complex tier.)

Curbed.com  

Home Advisor (scroll down to "How Much Do Architects Charge as a Percentage of a Project?")

If you’d like to learn more about our design process, visit www.josharch.com/process, and if you’d like to get us started on your project with a feasibility report, please visit www.josharch.com/help

Design Is (Educated) Trial and Error

Automobile designers come up with an idea, build it, test it, redesign it, build It again, and repeat until it's as perfect as possible. It is really a form of trial and error. Architects don't get that opportunity. We design it, and it gets built only once. We only get one chance to make it right.

Doing something abstract or cutting edge comes with risk. If we do something that hasn't been done before, we don't really know if it's going to work. We think it will. We have reasons to do it. We analyze the idea as much as possible. But, at some point, we just have to take the plunge and build new ideas and adapt as we go. This requires commitment from the architect, builder, and client to attempt innovative ideas. The client must trust their team will perform successfully based on their previous track record of ingenuity. 

This is why I find architecture so interesting. I get the opportunity to design enourmous, custom, functional sculptures for people to live in, and I get to explain how to build them to great builders. I do this all while knowing the things we are doing have not exactly been done before. We are working together to figure it out with the information and conditions available to us at that moment. It's rewarding to be part of great teams that take great pride in their work. When working with builders who are less confident, less passionate, or some combination of the two, they tend to want to build it the way they did it last time. This works when you WANT it to be exactly the way it was last time, BUT living in inspiring spaces requires innovation, so there’s some variation in our surroundings. This variation actually responds to the surroundings when the architect is truly in tune with the limitations and opportunities within any given place. We innovate to come up with the best solution for the specific scenario. No two projects are ever the same. I can confidently say this after designing hundreds of buildings. 

This innovation ranges from designing an innovative space, to pushing the boundaries to how much glass and little structure you can have, to figuring out how to insulate a wall to the maximum extent possible, and even things like figuring out how to waterproof intricate and difficult intersections between different materials.  

These challenges are very fun to envision, and they are even more rewarding to see them get built and utilized to the extent it was intended. It's so rewarding because we work so hard and only get one chance.  

If you’d like to learn more about our design process, visit www.josharch.com/process, and if you’d like to get us started on your project with a feasibility report, please visit www.josharch.com/help