We Build Strong and Healthy Neighborhoods
Selecting Your Project Architect
June 18, 2008
Your project architect will be one of the first professionals that you engage in the affordable housing development process—and one of the most critical team members. You should carefully evaluate their qualifications and relevant experience before engaging a project architect. Ask your potential architects to provide you with a Statement of Qualifications, a company resume, and a list of professional references. Do the candidates have strong experience in your type of project (rehab, new construction, single family, multi-family, etc.)? If not, you may wish to let them learn on someone else's project. Call their references. Ask about quality of design work, problem solving skills, and responsiveness. Remember, the architect will have to make formal determinations on a variety of construction issues throughout the course of the development. Architect response times are critical to moving your project efficiently forward. Ask references if the architect played a strong (or weak) role in problem solving, cost savings, and achieving scheduled completion.
When you directly interview the architect, try to find out as much about their applicable experience as possible. What is their specialty? Do they have experience with affordable housing processes? Draw them out on their thoughts on your particular project. In the course of these discussions try to determine the nature of their communication style. Does it work for you? Are they responsive to your questions? Can you work well with this representative (there will be a lot of interaction with the architect). Determine their experience in working in the city or other jurisdiction in which your project is located. Do they know the building officials? The permitting processes? Ask to look at photos and plans of some of their work. Do you like what you see?
We often think of architects in the more narrow capacity of Design and preparation of Plans. It is critical, though, that your Project Architect be strong and effective at Construction Administration (C/A). How often will they visit the site? Conduct formal inspections? What is their approach to solving problems that arise in the field? How accessible will they be on a day-to-day basis?
Ask for copies of the Architect's general liability, Workers Comp, and E & O (Errors and Omissions) insurance certificates. Liability coverage should be at least $1 to $2 million. Make sure the architect is aware that they will have to sign Architect’s Certificates and other kinds of assurances for the project lenders and investors. If there is reluctance on this point there could be a problem.
Finally, it is important to understand the costs of the work of the Architect. Don't forget that if your project is financed with LIHTC tax credits, there is going to be a limit on architect fees (in Missouri, 5% of construction costs). Small projects will often hit this maximum; larger ones can often be performed for less. What is the proposed architectural fee? What portion of the fee is designated for Design Phase and Bid Phase? What portion for C/A Phase? A rule of thumb is 80% Design and Bid Phase; 20% Construction Administration. Excessively "front loaded" fee structures may be an early alarm that you may not get good service from the architect in the critical C/A Phase.
At the end of the day you must weigh all these factors to inform your decision. The ultimate goal is to engage the most qualified and effective professional to represent you and your project. Cost should be a part of this judgment, but as in most things, the lowest bid is not necessarily the best bid.