All Forum Posts by: Seth Holmen

I’ve worked through that exact question on some apartment buildings I’m designing right now. To get an accurate answer to your specific region call up some property managers and ask for proposals for their services and as a apart of that have them supply a recommended unit mix based on your market. 

Option 2 is to study Apartments.com and see what’s in your area for unit sizes and mixes. 

The other factor is simply what is allowed based on parking requirements. Sometimes this is a very strong driver. 

It's hard to answer that question without knowing more about your scope of work. If you are not moving walls and just replacing fixtures and updating finishes, then yes, a GC could probably handle this type of project. A permit will still be required. 

If it's more involved than that you will likely be required to use an architect to sign off on the permit. An additional benefit of using an architect is that they are on your team. If you are a newbie and don't have experience working with a GC an architect can help protect you and control costs. 

Welcome Brandon! I'm also in St. Charles. I'm an architect and also like to get my hands dirty and swing hammers. I'm also looking to get more involved in flips / rentals in the coming year or so. I'm currently building my own house (doing everything myself so it's taking forever)  I would be glad to help in any way. Feel free to reach out. 

Fees are typically based on project type, complexity, sq ft, construction costs & how easy the client is to work with...  A percentage of estimated construction cost is fairly standard. This could range from   4% - 10%. The lower percentage is for lager projects $10M +. A higher fee is for smaller projects (less than $500k).  There are too many variations that could make this increase or decrease based on project complexity. 

As for comparing bids, you should start by providing the architects an RFP (Request for proposal). This is where you describe your project in great detail and what your expectations are of the architect. They will all bid off of the same information at this point. The should include a scope or work, what is included and not included. What the hourly rate for extras / changes would be. 

It's often best for the architect to include MEP & Structural engineering in their bid since they are required to work directly with them. This will save you some headaches later if you select engineers the architects don't like. Alternatively, Design/build could be a good option for this type of project. Find a good GC and have their subs do the MEP engineering and work directly with the architect. This is where you will find the most cost savings.  

You could reach out to a local university with an architecture program. They often have a network of alumni or professors that moonlight.  I know that California Baptist University is close to you. I know a professor there. http://cavad.calbaptist.edu/faculty/susan-duemer-m-arch

The next best thing, if you don't want to invest in drawings this early, is to write out a detailed scope of work that your contractor can bid off of. Go through the CSI construction divisions and detail out each category with estimated scope of work. Include estimated sq ft numbers and estimated dimensions for the different areas. This will get you a lot closer to an accurate number before you have drawings. 

@Kumar Tummalapalli

I'm happy to speak with you offline to see if I could be of any help or put you in contact with someone who could help. I'm am a licensed architect in Illinois. 

We've run into this once or twice before, trying to make a detached garage a different use. The zoning key words you will want to look for are "Accessory Dwelling" or "Principal Building". In most zoning districts you can only have 1 Principal Building per lot. Some zoning allows for accessory dwellings. This would be your detached garage / in-law suite type use. One way to get around some of this is to physically connect the two structures with a covered walkway or similar type structure. It may need to be a conditioned walkway to meet the code. This then makes it an "attached" structure and a part of the main house. Then if zoning allows for 3 units per lot you should be ok. Your architect / Zoning department should have the answers. Just keep asking until you get what you are looking for.  

I'm an architect and also have build. If the addition and renovation is simple enough, then yes your GC should be able to give you a good estimate. However, architect drawings are a very important to have as part of your contract documents with your GC. Without drawings you don't have a baseline to bid from or control change orders. I would say get the drawings, it's an additional layer of protection against cost increases on the construction side.  

Congratulations! Very exciting and encouraging to hear about your success! You are obviously succeeding in your market. Have you seen any drawbacks or future concerns with investing in rural Illinois? I'm currently living about an hour west of Chicago and have considered looking into more rural communities near me. My initial concerns have been vacancy rates, job growth / stability with having less employers around. Have you seen this as an issue?