Turn around on Construction plans for a 3 unit design

[Rich Hupper]

I bought a 3 unit building last year. Got bids from 5 architects to redesign 2 residential units and 1 commercial unit and do some historical preservation design. The bids ranged from 8500 to 50000. Being the newbie I am I went with the 8500.00 bid. This was November 22. We are now close to May 23 and I still do not have construction plans so I can apply for a permit with the city to do the work. 

I have never hired an architect for a project this big before so I don't know what is normal. Should I be more patient with the architect?

[Ke Nan Wang]

Sorry this is happening to you. Real estate is full of landmines and I definitely had my fair share of mistakes so it's important to negotiate a good contract upfront. Or ask for experience person to guide you through the process the first time. 

To screen a professional whom I have never worked with before, I would ask to see their portfolio and past client references. Any reputable and experienced people would be proudly to supply that. If someone who's new to the industry and can't provide any, we wouldn't disregard them right away because I understand everybody has to start somewhere. For starter professional, I would still ask for work they have recently done that they feel proud of, and negotiate a contract in my favorable terms and price. You would find someone sometimes they just starting and they want to charge like a seasoned professional, those aren't the people for you and you need to have the discipline to walk away. 

In the contract, typically architect charge by milestones. Price is set based on either an hourly, or a price per sq ft rate. These are all negotiable. Deposit, existing (for renovation) site plan and preliminary floor plan proposals, then elevation and remainder of the print. Interior design and landscape/hardscape would be cherry on top. 

Also be aware there are difference between someone who's only give you a floor plan and some interior rendering vs. an engineered stamped building blueprint set that you can use to pull permit with. I have talked to clients who had no ideas what the differences are. And some people who aren't actually licensed architect and claimed they can do the plan where in reality they just give you a floor plan and interior rendering and it's useless for permitting nor the contractor.