Need help: No contractors want to give me 'real' estimates

Duarte, CA · Member since 2019 · 8 posts · 0 votes

I've had 6 contractors recently come to my house to get an estimate for a 1 bed with bath expansion. NONE of them wanted to give me a 'real' estimate without dropping $6.5k for blueprints. If this was a rehab, how is everyone getting estimates without getting blueprints? Or is getting blueprints part of the process that can't be skipped over?

Sorry for the noob question. Kinda frustrated at this point.

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Jared W SmithBusiness Member

Architect · Westchester County, NY · Member since 2018 · 681 posts · 476 votes

@Ken Junk - I cannot speak to this accurately since you are in a very different market (CA) than me (NY). Here I could see that being between $5-8k or more (for a RA). As @Nik Moushon mentioned, it would be best to reach out to a small firm (under 5 people) or a sole practitioner. Because of the size, the total price may fall under a standard project minimum to cover expenses. This cost will depend on the current home, foundation (existing & new) / soil conditions, municipality coordination and actual architectural services provided (is construction admin. included?). Also, close-out, is a new C of O needed? You should speak to an architect in your locale and also the Building and/or Planning Department.

Jared Smith, RA

Disclaimer: I am an architect, but I am not YOUR architect. I am not giving professional advice only general information. Contact a local architect/engineer for a detailed consultation specific to your project/locale.

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Wayne Brooks
Real Estate Professional · West Palm Beach, FL · Member since 2012 · 23k+ posts · 13k+ votes
7y
Without a set of plans, with dimensions for everything, plumbing, electrical, parts, fixtures, finishes, etc. there is No way a gc could give you an estimate.
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Ken Junk
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Duarte, CA · Member since 2019 · 8 posts · 0 votes
7y
Ok, makes sense. So the game plan is to have an architect draw up the plans and then show them to the GCs for estimates? Does $6.5k sound reasonable for blueprints? Each of the GCs I've had come over want their own architects to draw up the plans.

@Wayne Brooks Thank you for your resonse. Much appreciated!
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Nik Moushon
Architect · Wenatchee, WA · Member since 2018 · 843 posts · 907 votes
7y
You will have a VERY hard time getting an architect to even take your job for a 1B/1B expansion. Thats just too small a project and would never make money. Depending on your local code you more than likely dont need an architect or engineer for that small a project. You could try to find a free lance drafter to do for a lot less than $6.5k. Where are you even getting that number from? Some contractors will even do plans for you but at that point you wont be getting bids you will be picking one and just taking what ever price they give you. In this market I'm actually surprised you had 6 contractors even bother to talk to you about such a small addition if they are going to compete with other and do bidding.
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Ken Junk
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Duarte, CA · Member since 2019 · 8 posts · 0 votes
7y
@Nik Moushon Hi Nik, thanks for the response. 3 of the 6 GCs quoted me $6.5k minimum for blueprints from their, in house, architects.
I was thinking about using a Fiverr architect to do the drawings to save some cash.
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Nik Moushon
Architect · Wenatchee, WA · Member since 2018 · 843 posts · 907 votes
7y
Originally posted by @Ken Junk:
@Nik Moushon Hi Nik, thanks for the response. 3 of the 6 GCs quoted me $6.5k minimum for blueprints from their, in house, architects.
I was thinking about using a Fiverr architect to do the drawings to save some cash.

Thats a lot for an in-house architect....and odds are they are not architects, more like just draftsmen. They have to be doing big projects to actually need an architect on staff (let alone afford one)....and at that point they arent taking tiny jobs like yours.

So that there tells you you dont "need" an architect for this small a job. Go search for a free-lancer to draft you up something.

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Ken Junk
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Duarte, CA · Member since 2019 · 8 posts · 0 votes
7y
@Nik Moushon Sounds good! Thanks for the advice, Nik. Appreciate it!
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Wayne Brooks
Real Estate Professional · West Palm Beach, FL · Member since 2012 · 23k+ posts · 13k+ votes
7y
@Ken Junk Talk to your local permitting office. You’ll typically need at least for the plans to be “stamped” by an engineer or architect. The plans will have to meet local current building codes. A draftsman off of fiver won’t likely get them right.
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Ken Junk
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Duarte, CA · Member since 2019 · 8 posts · 0 votes
7y
@Wayne Brooks Will do. I was planning on going to the office to show them my draft, but would it be better just to call?
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Wayne Brooks
Real Estate Professional · West Palm Beach, FL · Member since 2012 · 23k+ posts · 13k+ votes
7y
@Ken Junk Sit down with someone face to face.
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Nik Moushon
Architect · Wenatchee, WA · Member since 2018 · 843 posts · 907 votes
7y
Originally posted by @Ken Junk:
@Wayne Brooks Will do. I was planning on going to the office to show them my draft, but would it be better just to call?

A lot of times the city will do pre application meetings for things like this and they do them for free. This will get you the answers you need.
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Nik Moushon
Architect · Wenatchee, WA · Member since 2018 · 843 posts · 907 votes
7y
Originally posted by @Wayne Brooks:
@Ken Junk Talk to your local permitting office. You’ll typically need at least for the plans to be “stamped” by an engineer or architect. The plans will have to meet local current building codes. A draftsman off of fiver won’t likely get them right.

More than likely he won't need stamped drawings. Projects this small that are on your personal residence often don't need to be stamped. But ever city is different. I'm doing my own Duplex plans by myself and don't need them stamped. Now I'm am unlicensed architect so I know what I'm doing but I don't need them stamped.

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Ken Junk
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Duarte, CA · Member since 2019 · 8 posts · 0 votes
7y
@Nik Moushon Great info and good to know. I'll ask for a pre application meeting when I'm at City Hall on Monday.

Thank you to both of you for your advice and time. +@Wayne Brooks
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David Edwards
Architect · Seattle, WA · Member since 2017 · 160 posts · 81 votes
7y
@Ken Junk Not to beat a dead horse here but jurisdictions are pretty specific about what requires permits / stamps. I've found that the hurdle is often not an architectural stamp (for residential) but a structural one. Typically if you go on your local building department website (or stop in the office) you will get a clear idea of what is required.
Good Luck!
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Ken Junk
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Duarte, CA · Member since 2019 · 8 posts · 0 votes
7y
@David Edwards Thanks for the insight. I'll keep that in mind when I go in on Monday.
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Jared W SmithBusiness Member
Architect · Westchester County, NY · Member since 2018 · 681 posts · 476 votes
7y
@Ken Junk, there's no such thing as a "Fivrr Architect". If you get an architect, get a local one. And I would advise you to stay away from Fivrr when it comes to design/drafting, etc. Trust me, you will thank me..

As others have said find out what documents are needed to attain a permit in your municipality for the scope of work you need completed.
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Ken Junk
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Duarte, CA · Member since 2019 · 8 posts · 0 votes
7y
@Jared W Smith Thank you for your suggestion. What would be a reasonable amount to pay for an architect to work on blueprints based on the drawing I uploaded?
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Jared W SmithBusiness Member
Architect · Westchester County, NY · Member since 2018 · 681 posts · 476 votes
7y
@Ken Junk - I cannot speak to this accurately since you are in a very different market (CA) than me (NY). Here I could see that being between $5-8k or more (for a RA). As @Nik Moushon mentioned, it would be best to reach out to a small firm (under 5 people) or a sole practitioner. Because of the size, the total price may fall under a standard project minimum to cover expenses. This cost will depend on the current home, foundation (existing & new) / soil conditions, municipality coordination and actual architectural services provided (is construction admin. included?). Also, close-out, is a new C of O needed? You should speak to an architect in your locale and also the Building and/or Planning Department.
Jared Smith, RA
Disclaimer: I am an architect, but I am not YOUR architect. I am not giving professional advice only general information. Contact a local architect/engineer for a detailed consultation specific to your project/locale.

Architect Owl PLLC521 Reviews
Website View Page
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