All Forum Posts by: Eric Teran

Meghan I just read your question for James and I like your viewpoint. By making houses energy efficient we no longer allow for outdoor air so that all the indoor air is controlled. However, even though we close the building envelope we have to provide outside air either through an ERV (energy recovery ventilation), HRV (heat recovery ventilation) or vents from the exterior. his will allow for fresh air and to control the humidity. However, I don't think your building will get to be this efficient. As far as off gasing for the materials look at cellulose or even insulation made from blue jeans. 

This is a great idea as buildings account for 39% of US energy consumption every year and 38% of US CO2 emissions, more than any sector. You can read an article from the Center for Climate and Energy Solutions HERE. Meghan what you are doing is not just about ROI it is also about being responsible. I understand when the money is not there to do this but when you have the means to do this you should.

I'm an Architect in the DC region and all my clients bring up the question on how to make their homes/building energy efficient. Go to Green Building Advisor if you really want to read up on how to be energy efficient. They have great articles which I have spent hours and hours reading.

Here are some tips on becoming energy efficient: 

1. Insulation, insulation, insulation. This is the cheapest form of making an efficient building. You can use spray in cellulose insulation (environmentally and cost friendly) which will be easy to install in an existing building. Definitely insulate your basement by furring your walls. However, in your basement you cannot use cellulose. You will have to use closed cell spray foam (more efficient but messy and bad for the environment) or rigid insulation boards (easier to install but you will need it thicker to match closed cell R-values). 

2. Windows. Get better windows. However, be sure your installer uses spray foam insulation to cover the gaps between the window and the wood studs. In most old building you can put your hand around the window and the draft that is coming in is probably because there is no insulation in those cracks. 

3. Use Water Sense labeled plumbing fixtures (read HERE)

4. Use Energy Star labeled electric fixtures

5. I don't know your heating/cooling situation but on remodels you could use a mini-split system. They are more efficient than traditional system and provide healthier air for breathing (dust is pushed around everywhere). This will also look much better than units installed in the window! 

6. Solar panels are dead last on the list unless your state gives some good rebates or allows for leasing. Same goes for solar water heating.

In terms of your roof top deck here are a few things to be aware:

1. Go to your municipalities zoning department and make sure you can do this! 

2. Will this be an issue with your insurance?

3. If you do rent the rooftop to outside parties be sure your tenants know that this is a possibility. They might get pissed with people entering and exiting the building that don't live there. This could be a security issue. 

4. Check with the building department on how many people can be up there before you have to provide a second means of egress. Usually it is up to 49 people. 50 people requires two or more exits. Here is the International Building Code, go to page 4. This equals to to 343 SF of useable roof top space. This is calculated by 49 people multiplied by 7 which is how much square feet is required for each person.

If you have any questions just ask away on the forum or PM me. 

Good luck and I appreciate the fact that you are pursuing this

I found it very strange that you cannot get a quote from an architect/designer with the information that you have given him. I'm an architect and provide prices all the time with only knowing the basics. Then again I've been at this for 15 years so I'm comfortable charging a fair price as I know what needs to be completed. For residential project I give my clients a choice of either a fixed fee or hourly. I live in the DC area and I calculate my fees based on $100 an hour. The biggest variable is always getting the plans approved by the zoning department. Especially if there is some type of design review board or planning commission hearing. This is due to the fact that neighbors have a voice and can address their concerns to the city. They can even complain that the paint is the wrong color. Once you get zoning approval the construction documents and building department approval are simple. All standard stuff. What you want to be sure is that the house is properly detailed for waterproofing. 

Without knowing everything I would say you should expect to pay an architect for a duplex between $10k - $20k. Of course you could find cheaper and a lot more expensive. We don't really base our prices on a construction percentage. It just doesn't work out and we don't want to give clients the feeling that we try to design more expensive projects just to drive up our cost. You can always asked for a fixed price and only pay per service. For example, an Architect provides 5 services: Design, Design Development, Construction Documents, Bidding/negotiation and Construction Administration. You can opt out of the contract whenever you want for whatever reason. You just have to pay their fee up to the point they have worked. 

Josh is right that you don't need an architect. Almost in every state anyone can design a duplex or single family detached home of less than 2 stories over a basement. I think it might even go up to a fourplex. Just be careful because a designer or contractor or structural engineer might  not know all the requirements for the zoning approvals. Also, a contractor will be more focused on price than design and they might take shortcuts during construction. A structural engineer is more focused on the structure but doesn't think of your views. A good architect takes into account many factors and also protects you during the construction process (if you hire them to do construction administration). 

I am actually building my own house out here in Northern Virginia using modular construction methods. Our home should be completed in 80 days from start to finish in construction. We are in day 42. If designed properly you will save lots of time and money! You an easily do a duplex.

For your loan you need a construction loan which usually falls under the commercial division. Most construction loans can be rolled into a permanent loan. However, the rates are never as good when it rolls into a permanent loan and it might be a 5/1 Arm. I have a construction loan that will roll into a permanent loan. However, I will be refinancing a few months after we finish building because I will get a better rate and appraisal. A few things to look out for in your construction loan:

1. LTV amount. A few banks offer 90%!

2. Watch out for what the banks requires to obtain that 90% LTV. I was burned by a bank when they told me that my credit score was too low.

3. How much cash on hand do you need? Some require 10% of the loan.

4. What are there requirements for the general contractors?

Call around. I called 25 banks and tried to work with two of them before I finally settled on the one I'm using. Local/regional banks are your best bet. 

Lots of info.

Doug,

Thanks for the reply. First reply on Bigger Pockets! I make a left onto Echols every morning. It would  be great to hear your stories. I'm sure we can have a few beers to lessen the pain. I'll send you a PM shortly.

After listening to 70 podcast in the last 4 months and attending a weekend Guru seminar (don't worry it was only the $200 one) I don't want anything from any of you. At least not yet. Instead my business partner, Mike and myself are here to help you. We have both been practicing architecture for the past 15 years so if you have any questions regarding Planning or Zoning or the building department, or how much to pay an Architect, where to find an Architect, what should I expect from an Architect and most importantly how to know if the Architect you choose understands how to design a budget friendly house/addition/remodel. Ask away! We are here for you.

We do plan on flipping homes in the second half of this year (In the DC-Virginia-Maryland area) and eventually design/build multifamily units with the money we make from the flips. We both love Architecture so to design/build our own projects would be a dream! That will be in the business plan. When the time comes we will be looking for wholesalers, investors and so on.

Why are we waiting? Mike just had his second child and I am expecting my second child as well at the end of June. However, I am currently building my own house in Alexandria, VA and after listening to the podcast I found out I'm going to House Hack. I designed the basement so that I can rent it out as a 2 bedroom unit with plenty of natural light and their own entrance. The rent will pay over half my monthly mortgage!

We were going wait to introduce ourselves until we were really ready but then we realized WE CAN HELP ALL OF YOU NOW. Especially this Tuesday, February 28th. For those of you who are in the area the modular units of my house are arriving and will be installed. Here is a quick video of what that looks like. I am inviting all of you to please come and join us! Come see and ask questions. I can tell you how much money I am saving with materials, labor and most importantly time by using some of the systems I've chosen. The good thing is that I was my own guinea pig so the next project will be even smoother and more efficient. The entire house will be built in less than 90 days for around $120 SF. Very cheap for this area.  

Go to our blog (one day it will become a full website) at www.eustilus.com to see how much we have done in 26 days. Go to day 16 to see Superior Walls and how the entire basement (156' in length) was installed in 2.5 hours! I'm excited that I've learned so much that we want to share our knowledge to the Bigger Pockets community. 

Please let me know if you would like to join us on the 28th so Mike and I can buy enough doughnuts. The address is 5447 Fillmore Ave, Alexandria VA 22311.

I'm excited to learn from all of you and help as much as I can to the community. 

Newbie Architect + Developer,

Eric Teran