Do I need an architect for the build stage?

S

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We engaged an architect to assist with an extension. The architect drew up the detailed drawings which we gave to a builder for the quotation.

The drawings are fine, but we have since paid off the architect and terminated the relationship because we were not satisfied with other aspects of their work.

We are about to sign a contract with a builder with whom we have dealt directly. The architect has had no contact with the builder. The builder is using the drawing prepared by the architect.

So, do I need the architect any more, or do I just let the builder get on with it? I have confidence in the builder, but this is our first building project, and we have little or no technical knowledge.
 
what was the problem with the architect??

you will need someone to certify each stage if you are financing the build with a mortgage.... this can be an architect or engineer...

you do not need to use the same architect....

is the builder taking the role as project manager... this is important as if something goes wrong, does it come out of his pocket or yours???
 
As sydthebeat said you will need someone to certify stage payments if you have a mortgage. Even if you dont its important to have someone there to carry out periodic inspections and to give you a final cert which will be needed should you ever decide to sell in the future.

You can get another architect/engineer/tecnician to supervise the works but just make sure they hold P.I. insurance.
 
sydthebeat said:
what was the problem with the architect?????
Click to expand...

I'd rather not go into that because there are other people on AAM who have used the same firm of architects. Also, We shall pursue the firm to get a refund of fees paid, so better not to post too much info here on AAM.


sydthebeat said:
Is the builder taking the role as project manager... this is important as if something goes wrong, does it come out of his pocket or yours???
Click to expand...

This is a very important point that I had not conisdered. Should we state in the contract that the builder is the project manager?
 
Yes you should, you should also request that the builder takes the role of, or engages a 'Project Supervisor Construction Stage' to comply with the latest health and safety regs.... most builders do this themselves, but make sure you have it in writing.. ie as a condition of contract...

regarding 'project manager' and all that.......
make sure you stipilate in the contract that its the builders responsiblity to ensure that the build conforms to planning permissions, building regulations and best practise..... some builders just 'build the drawing' and if theres somthing wrong they blame the drawing (which is usually not a construction drawing anyway)..... you need to get this clear at the start that, regardless of the drawings, the builder must ensure the build can be done with best practise to the fore....
 
Regarding the appointment of the PSCS, as far as I recollect, the owner must appoint a PSCS "in writing". In other words you should not assume your builder is taking responsibilty to act as PSCS. If no one is appointed in writing then the owner is legally the PSCS, and ultimately responsible for any H&S incidents.

J2K
 
There is an exemption to the requirement for construction project clients to appoint project supervisors under Part 2 Reg 6(6) of the 2006 Construction Regulations for those persons commissioning construction works on there own domestic dwelling as long as no business will be carried out on the premises as a result of the works or the works are not to further commercial operations at the dwelling.

That said somebody needs to project manage the project. In my case my builder did the project management on my self build but I still had to keep an eye on him even though I trusted him. This was particularly important at the key stages (foundations; first fix; etc) because it is at these stages that shortcuts can be taken which whilst may not have serious implications for the project may not be exactly what you want, e.g. the positioning of sockets; pipes; etc.
 
hi

firstly for the record I am a freelance construction/project manager so i may be slightly biased ;) - but personally i have been on both sides of the fence on this issue

one of the jobs i am currently managing is a project where the architect did the design & planning submission and left the project (by prior agreement with the client - no falling out or anything!)

as per the prev posters - you do not necessarily need the original architect for the build nor do you need an architect per se but IMHO you will need a professional "consultant" to oversee stage payments and planning compliance/building control etc if they are requirements and to be on hand to advise you if you are not experienced in construction

it is handy to have the designer on hand for queries as in my experience its seldom easy to realise a design fully to the clients satisfaction from drawings only, no matter how good they are. particularly if the architect has had a creative input based on the clients ideas which may not be described in so many words on the drawing

the builder will need someone to ask about the finer elements and in the absence of anyone else will either look for an answer from the client ;who may not have the time, inclination or knowledge to answer; or make up the answer himself - in either case the client may not end up getting the end product they desire

i would be concerned about giving the contractor the role of "project manager" and i would be interested in seeing how that could be covered by a clause in a traditional domestic building contract (especially if one provided by the builder?) - by all means they should be responsible for the construction management eg the site works etc and the scheduling but IMHO the project manager should ....

1.have a view of the bigger picture and the end-to-end project not just the construction
2.be acting on behalf of the client with no conflict of interest, while upholding the terms of the contract

the builder should at contract stage provide a fairly comprehensive list of things that he will be responsible for dealing with and things he won't - if the client is not confident in his/her ability to provide the latter, then obviously a third party is required.

again IMHO projects of this nature go off track because the builder has an idea of what the client wants of him and the client has an idea of what the builder is going to do ......... but most times they are not the same idea and this lack of understanding will always cost one or both parties time and/or money.

best of luck
M
 
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