I know all seems dark and troublesome here, but in actuality, you're ok. This is all about clear and direct communication.
I'm sure you're going to get lots of responses here, but this is what I would ask myself first: Who is the ultimate decision maker here? If it's your client, that would steer my actions. Let's assume that's the case. This is what I would do.
1. Go to the client and say, "Your GC recommended we not tear down the existing and instead keep it and build on top."
2. You (client) and I worked for X weeks or months and came up with this design that you liked and approved.
3. We gave this design to your GC and they say the current project budget is not enough. Can he please give me a copy of his cost estimate? (Don't hold your breath here...I bet you a silver nickel he doesn't have one; he just guessed. I hope I'm dead wrong).
This happens all the time, on every project, as you know.
4. Ask your client if there is additional funding that can be attained? If the answer is no....which it probably is...
5....ask your client and the GC what they recommend to be removed or "value engineered"...based on his cost estimate of course.
I looked at your drawings, here are some suggestions (which I'm sure you nor your client will like, but life is tough)
- Replace Standing seam roof with something cheaper. Not as nice, I get it, but cheaper
- You have a very large deck on the 2nd floor...will they use that a lot? If not, remove it or make it smaller.
- Can square footage be reduced? Is that Den a must have on the 1st floor.
- That is a very large wall of glass next to the dining room...can it be smaller or redesigned and still work?
I get it...reducing or removing those things totally sucks, but if your client only has $1 and wants $2 worth of stuff...something's gotta give.
6. After you've redesigned, have the GC give another quote.
7. If the budget is still not there, rinse and repeat.
Don't forget to make sure you get paid for all of these revisions (refer to your original contract for this).
My advice is to make this their problem not yours. You followed their guidance based on their GC. If they want it to meet budget then the client needs to trim their "wants" and the GC needs to help. By the way, for him not to know about Hardie panel siding is troubling.
Best of luck,
Danny
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Danny Cerezo AIA
Principal
c|s design
Los Angeles CA
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Original Message:
Sent: 06-26-2020 15:40
From: Cynthia Boyd
Subject: Project Estimating
Hello.
I have a project in LA and the client brought in their contractor. It's a 1-story 1500 sq ft house c1920s. I designed a 1000 sq ft 2nd story based on the advice from the contractor that we don't tear down the existing building. That made the project complicated because of existing conditions. The contractor approved the SD set of drawings, but he's now saying after seeing the DD set of drawings that he doesn't know if the project budget of $400,000. is enough. He is not assisting by helping with value engineering and has told the client that architects come to him with a full set of CDs that he then estimates. I understand that is typically the case, but because he was brought in before the design process began I expected to be able to collaborate with him. He said it's the architect's job to understand how much the project will cost before the drawings are given to him. I can estimate unit costs (rough est per sq ft) based on previous projects, but I am not a contractor and I do not have detailed knowledge of project costs. I don't want my client to pay for a full set of CD's if the project is out of budget. I understand this particular contractor is either inexperienced or uncooperative so I'm not sure how to proceed. He is not familiar with some of the materials I've suggested such as Hardie panel siding or metal roofing. I'm now thinking that the existing structure should be torn down and a 2 story structure be put up, but with smaller total sq footage. My client is aligned with the contractor and the project is stalled for now. I appreciate any suggestions on how to move forward. I've attached the drwg. files.Thanks!
Cynthia
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Cynthia Boyd Design
Pasadena CA
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