If You're Going to Live in the Country

by Thomas H. Ormsbee; Renee Richmond Huntley Ormsbee

The architect can be of great service in the matter of contractor's bids. He knows the past performances of those operating in the vicinity where you propose building and can suggest the men or firms whose work is most satisfactory. From four to eight general contractors, that is, individuals or firms competent to undertake the complete building operation, ought to be invited to submit sealed bids. Each is supplied with a complete set of plans and specifications by the architect and given from ten days to two weeks in which to submit their bids. In addition to the total price for the work, these bids, by common custom, give the names of the chief sub-contractors such as plumber, electrician and the like, with the amount of money allocated for the work of each.

On a set day, usually a Saturday afternoon, owner and architect meet, open the bids, and compare the offers made by the various contractors. Most of them include alternate provisions on condition that they be allowed to substitute materials or methods of construction not according to the specifications. The contractor who submits the lowest bid would logically be the one selected but here again the architect's judgment is valuable. First, he can rapidly determine whether the provisional saving suggested by substitution of unspecified materials is a wise change. Second, he knows whether the bidder under consideration is dependable or inclined to skimp in hidden but essential points.

There is, also, the possible chance that none of the bids submitted come within the sum the owner is prepared to spend. Then comes the task of revising plans and specifications and eliminating non-essentials to bring costs within the set figure. From practical experience, however, architects have found that, if the proposed house is just what the owner wants, he will somehow find the additional money rather than have plans or details changed.

After a contractor whose bid and quality of work are satisfactory has been selected, the architect, acting for the owner, lets the contract to him. This includes provisions for partial payments at stated periods as the work progresses; so much when the masonry is completed; another amount when the exterior walls are finished; and so on, including plumbing, heating, plastering and electrical wiring. With each payment, fifteen per cent of the total is held back and does not become due until the entire work has been finished. This is a standard practice and is intended to insure completion of the contract to the satisfaction of both owner and architect. Under this provision, the architect certifies to the owner each month that certain work has been done and that the contractor is entitled to so much money for it.

From the day that construction starts, the architect begins his work of supervision. At least twice a week he goes to the site and observes the progress of the work and how it is being done. Special conditions may arise where the contractor or his foreman call hurriedly for the architect, such as uncovering a large boulder at one corner of the excavation for the cellar. There may be a fine point to be decided regarding the location of piping or some detailed instruction concerning the installation of the interior woodwork. On these occasions it saves time for everybody if the architect or one of his associates is readily available. Watching the cellar excavation for unexpected subsurface water is also an item that no experienced architect neglects. He sees to it that concrete for foundations is mixed properly and has the specified percentage of cement. The installation of piping for plumbing and heating is supervised carefully, as is the work of plastering.

As the house nears completion, his supervision increases in direct ratio. In fact, during the last two or three weeks, the architect is not infrequently there most of the time. The last details of the interior trim are being completed, decorating is under way, and lighting fixtures are being installed. All of these require direct supervision and the architect expects to be on hand. These final details can make or mar the general effect more than is realized.

When your house is finished to the architect's satisfaction, he gives his final approval and thirty days thereafter the final bill of the contractor is payable. This period is to allow for minor adjustments, such as windows that stick, doors that will not latch and the like, the small things that always need to be done with any new house and are generally attended to after the owner and his family have taken possession.

Just as the general contractor is paid in installments, the architect's fee is likewise liquidated. There is a standard schedule which provides that one-fifth of the estimated fee shall be paid on completion of satisfactory preliminary sketches; two-fifths when the plans and specifications are finished or on letting the contract for actual building. The balance is paid monthly in proportion to the amounts paid the contractor.

When a house is to be remodeled, the architect proceeds in much the same way. He presents suggested sketches of the ways in which the desired changes can be accomplished. When these are satisfactory, working drawings are prepared that show what is to be removed and what new construction undertaken. The working drawings are, of course, accompanied by a set of specifications, and contractors are invited to submit bids for doing the work. On letting the contract, work proceeds about as with that of building a new house. There are, however, more opportunities for unforeseen contingencies and so the architect often has to devote more of his time to supervision. Sometimes, if the particular remodeling project is one requiring unusual care, the percentage of his fee is a little higher by special arrangement.

Where a house requires minor changes that qualify merely as renovation, the architect's work is, of course, much simpler. Extensive preliminary sketches are unnecessary, and complete floor and elevation plans not required. But architectural investigation, planning and supervision, as stated before, are highly desirable if not essential. His fee is usually the same ten per cent as applies for new construction. There is less actual plan drafting but the amount of supervision is so much in excess of that required for new construction that such a charge is by no means unreasonable. Besides, the owner has the assurance that all changes and new installations will be done properly with no glaring errors of judgment to mock him as he settles down to life in his country home.