— ARCHITECT OF RECORD
— DOB EXPEDITING IN-HOUSE
— DOB PROGRESS AND SPECIAL INSPECTION SIGN-OFFS
Service provided by LENKA ILIC ARCHITECTURE D.P.C.
Service provided by LENKA ILIC ARCHITECTURE D.P.C.
CONTENT PREPARED AND SERVICES PROVIDED BY FULL-SERVICE NYC-BASED ARCHITECTURAL PRACTICE LENKA ILIC ARCHITECTURE D.P.C.
STRATEGIZE WITH ARCHITECT
Save time and money
Industry protocols that an Architect implements on an apartment renovation project offer cost control from Initial Meeting to Final Completion.
Builder cost estimates before Architect engagement are not reliable as there are no drawings available at that stage.
A Construction contract (Owner/Builder Contract) that an Architect advises on covers omissions in Builder estimates for an Owner's protection. Change orders proposed by a Builder are reviewed by an Architect and Owner together, as an Architect can evaluate proposed cost changes against contract and drawings.
True-cost estimates are only based on Architect-prepared drawings.
ONLY SIGN A CONTRACT WITH A BUILDER WHEN COST ESTIMATES ARE BASED ON ARCHITECTURAL DRAWINGS PREPARED BY AN ARCHITECT.
Our office assisted with NYC apartment renovation projects where builder was retained by owner prior our engagement. This led to negative experience for owners. Not because projects were complex in technical realm, but rather due to our office not having a chance to advise on selecting a builder and owner/builder contract, and therefore working in unregulated environment.
Consequently issues occurred:
If you see a builder advertise as:
“One-stop shop”
“We do it all”
“No headache”
“Design-build”
“We coordinate plans and secure approvals”
“We have architects and engineers in-house”
“We suggest and coordinate architect”
“We provide design and permits”
This is a false advertisement. Builders are not authorized to advise owners, provide design, obtain approvals nor broker architects and engineers.
Construction industry has clear laws architect is qualified to navigate and inform owners to make decisions. Simplifying protocols and laws is dangerous.
It is an imperative to engage architect first and before builder is retained. For simple reasons such as inaccurate construction cost estimates, week owner/builder contract, unregulated construction phase, unforeseen change orders, uncompensated delays.
The costliest mistake an Owner can make is to sign a contract with a Builder without an Architect's oversight. It is hard to break any contract, especially after paying deposit to Builder.
Use your privilege of having an Architect on a project and start your renovation in a controlled and transparent manner. An Architect assists with selecting your Builder based on qualifications. Backtracking mistakes is costly, time consuming, stressful and risky.
Heavy marketing on Builders' end, often falsely advertised, has distorted the industry. Owners ultimately bear the cost of this sad phenomenon.
Our full service architectural office specializes on NYC apartment renovations. We execute each project with care, big or small. We advise clients how to position themselves related to their project's scope and design, select their future builder, strategize on permitting matter, track timeline and cost. Construction phase administration is carefully approached.
Builders tend to offer services they are not authorized to provide, such as floor plan layout, approval assistance/coordination, project's close out sign-offs, they even go as far to advertise as “design-build” – which is delivery method not allowed on NYS residential projects. “One-stop shop” offered by builder is not a feasible concept for NYC apartment renovations, the process is rather regulated through engagement of various trades, such as architect as owner's advisor at large, engineers, builder, DOB (Department of Buildings), co-op/condo board, etc. – the idea of simplifying apartment renovation process is misleading.
Builders prices any job and must build per Architect's drawings. Builders shall advise Owner on construction cost only based on Architect's drawings and specifications. Cost estimates provided by Builders without Architect's drawings are not true cost estimates.
In attempt to gain clients, Builders tend to offer services they are not authorized to offer and solely fall under Architect's responsibility. Ironically, builders with loud advertisement “we do it all” – falsely advertise and mislead the public often successfully. It is our impression that the innocence of Owners undergoing NYC apartment renovation for first time is abused by Builders whether intentionally or unintentionally, yet consequences may be severe.
Design-build became “buzzword” in NYC apartment renovations industry, especially within the Builders that do not understand its meaning and legal implications or simply do not mind going against the law.
Design-build inherently means one contract for both design and construction with Owner, however this project delivery method is only allowed for specifically approved and most times government-based projects, and definitely not applicable on NYC apartment renovations. There must be two contracts at place for each apartment renovation project, which defaults the idea of design-build approach and makes it false advertisement.
NYC apartment renovations are fairly small projects for most successful architectural offices that are preoccupied with medium and large scale projects. Over time pattern of various irregularities infiltrated this niche of construction industry due to:
UNINFORMED OWNERS + AGGRESSIVE FALSE BUILDER'S ADVERTISEMENT + COMPLICIT ARCHITECTS
Our Principal Architect at site visit