All Forum Posts by: Eric Teran

@Scott Savard I have purchased two lots and built houses on them. I am also an Architect that has done this numerous times for my clients. I tell you this because I think you have too many contingencies. The list you have may take a year or more for it to be approved and I don’t think a seller will go for that.

The septic, survey, and easements requirements make sense. Those are easy to do. The other items are complicated. This is the order that it will happen.

1. First you will have to subdivide the lot which takes time. Does this require a variance? You can verify with a simple phone call to the zoning or planning department. If it needs a variance you are in for an uphill battle.

2. The design review committee has to approve the plans. Are you sure this is a requirement? Is it the city review board or some HOA review board?

3. Building permit. This is easy and is not a concern.

I think you can ask for a few extra months if you need a variance to subdivide the lot. After that getting a home approved by a committee and a building permit is no problem. Unless you want to build an enormous house that is not in character with the neighborhood. I would do more homework, for example, how much are utility connections going to cost? This can be a very big number.

Another option is called, “the right of first refusal.” Let’s say you offer $100k which is $50k lower than the asking price. The seller doesn’t like the idea but you tell them they can keep it on the market. If someone else offers a better chance you can match it or forget about the property and let the new bidder buy the lot. They seller may be more keen to give more contingencies. Of course the downside is you don’t have something locked in.

Good luck.

@Omar Butler I am an Architect and like to refer a few Contractors to clients and friends. A few question for you first, what type of work are you going to do, what is your budget, and where is the project located? If you give me that info I can give you two or three contractors that I trust in the DMV area.

@Wyatt Franta I think for now it would probably be better to learn Sketchup. It is a free program for personal use and if you ever need to upgrade to the Pro version it is around $500. There are tons of video tutorials. That is how I learned. For Revit, I suggest taking a class to start. Actually, in Sketchup, you can even draw in virtual reality which is amazing! My clients love to see their projects in VR. It changes their assertiveness in their decision making and they fully understand what they are getting. I suggest learning Sketchup which is more fun than Revit.

If you ever change your career to an Architect you will use both and many other programs. However, to become an Architect it is a 5-year bachelor program or a 3-year master program and then you have to pass a few exams. California has a supplemental exam that I took which is extremely hard. 

@Wyatt Franta the reasoning you are learning to sketch first is because drawing freehand allows your mind to be more creative. When you are starting out to be an Architect this is the process. If you want to be a draftsman then you would probably jump right into Revit and other computer programs. Once you get into an architecture firm there will not be that much hand sketching unless you are doing actual design vs production. 

When I start a design I go between hand sketching and a 3D program called Sketchup. Once the design is more refined then I do not hand sketch that much and do most everything in Sketchup. Sketchup is easier for clients to understand and quick design options may be done. When my clients agree on the design then I transfer everything over to Revit. Revit is for production and it is great! Anyone that says otherwise is not using Revit to the fullest. I compared projects with a colleague who has his own firm who still works in Autocad. The time it took me to prepare a construction set was half of what it took him. The only difference was I drew in Revit. This also allows me to charge a lesser fee to my clients and there are fewer conflicts during construction so they save money there as well.

In regards to using Revit I disagree with @Jim Goebel because Autodesk has Revit LT Suites (includes Autocad as well) for only $525 per year and it is even cheaper for the student version. The full version is $2,300 but there is no need for that unless the firm is consistently doing multi-million dollar projects and uses the additional features. If someone who is moonlighting is learning Revit during the day at their full-time job that will help them when they use Revit on their own projects. It happened to me. Learn Revit or another 3D program but do not learn 2D. You will be behind the curve if you do. 

I believe architecture is fulfilling. However, it is a lot of work and we get paid less than what people think. As Jim said you can become a CAD Monkey in a big firm which is not fun. 

Good Luck. 

@Abraham Pereda in my experience no. I own two apartments and a cabin in the jungle all in Ecuador. No bank here would give us a loan other than a personal loan. They said if something went wrong or we stopped paying the mortgage that they had no recourse or leverage on us.

Also, all banks in different countries are their own bank. For example, when I lived in Spain I had a Citibank account in California and one in Spain. However, they were different banks with different regulations. I couldn’t just transfer money between my accounts but has to make international wires.

I don’t see this happening. Especially if this is your first project. If you do make it happen please let us know.

Good luck.

@Lou Smith I just thought of a few more things. Since this lot would not be commercial yet any information you get from the city have it in writing. It may take a while but you don’t want them to change it in you once it finally becomes commercial.

Also, the bank will give you a loan depending what will be built there so you will have to produce some plans. Another option would be to go through the entire process and then sell it to the existing commercial properties next door and let them have it. It maybe more value to them than you trying to build something new.

@Lou Smith the next question that has to be asked is what can be built in the lot if it is commercial. For example, I had a client who had a commercial lot next to residential but since it was next to residential lots they had bigger setbacks along those property lines. Also, there are usually more requirements sucks as parking, open space, green space, FAR (floor area ratio) and much more. Just because it will become a commercial lot doesn’t make it more valuable.

With commercial you have two options. Most owners will usually build the core and shell and rent out spaces to tenants who do their own design within the spaces. The other option is to build the building to house your own business. I guess you could also do a combination of the two.

Before you go further find out from the planning and zoning department what could be built if the lot was commercial. If it is a favorable size then find out who would be your tenants and how much they would be in rent. You may need an Architect to perform a feasibility study if the codes are complicated.

@Lou Smith this is an enormous uphill task to change the zoning to commercial from residential. It would require a variance and those are a pain, lots of money, time, and are likely to fail.

Usually, most residential zones will allow for various types of uses like daycares, assisted living, religious buildings and so forth. However, to change it to commercial will not be a likely outcome.

Maybe, if it was adjacent to a commercial zone and all the residential neighbors had to have a coffee shop and would support you till the end and the city wanted to bring in that specific type of business and the lot was so unique that it had to be there. Then maybe you will have a 2% chance of changing the zoning. What I am trying to say is that you have to show how this is a truly unique situation, get all the neighbors on board and have the city planning department support you.

Good luck.

@Bayra Batchuluun it depends your location, project size, and budget. I have six contractors that I trust and recommend but I need more information. For example, a small cosmetic flip I have one guy, for a complete gut another, and for a homeowner with a million dollar project it is another a guy.

Architects are a good place to ask because we want to make sure the contractor builds our plans correctly. Realtors that have clients who flip and fellow developers also have good recommendations.

Good luck.

@Rachan Malhotra the first question is how big of a flip are you doing? In DC a 3-4 month flip is all cosmetic or maybe a very small remodel where a permit may be obtained with a walk-through.

If you are going to lower a cellar slab, add a pop up or do an extensive remodel/gut the permitting process alone will take 4-6 months (design, permit set, DCRA review). Construction may take another 6-12 months.

In the first scenario you don’t necessarily need an Architect but it doesn’t hurt. However, DC will require plans drawn to scale. I’ve done plans for as low as $4k when it is a small straight forward job.

In the second scenario you definitely need an Architect and possibly structural and MEP engineers. For professional fees this scenario will be between $10k to $40k. It just depends how big the job is.

Your permit fee is a percentage of the estimated construction cost. For example, $100k estimate the fee will be around $2,300.

Your Architect should be able to give you some names for GC. I can also send you a few. Just let me know what type of project you are doing and the budget so I know who to recommend.

If you want a smooth process pay the money to have a solid team upfront. Pay a little more at the beginning and it will save you money during construction. The more information the permit plans have the fewer question and changes during construction which leads too added costs.

The stop work orders are during construction. There should be no reason for this. It is the GC being sloppy or miscommunication and the fee ranges from $4k to $10k and may delay the project a few weeks.

I’ve done a few quick permit sets for developers. It is easier than with homeowner or a first timer because it is a business and not personal. Remember you need to think of the numbers. Don’t make your decisions personal so that the design process drags its feet. In regards to the architect make sure they know if they need to submit plans to DC Water, DOEE, and/or DDOT. They can hold up the plans if not submitted correctly or at the beginning. If this is a big project you may need a Manual J. If it is historic you need to provide detailed elevations and window details. If you are converting a cellar to a unit it needs to have fire sprinklers.

I can go on but if you want it quick you need to know exactly what is required when submitting plans. Last thing, if it is a small project and it is a walk-through you have to know which reviewer to speak to. This can make a huge difference!!!

I am happy to answer more questions but give me an idea of the project so I can be more specific.

Good luck.