Public Information:

Residential Relationship Options

1. Design-Bid-Build (Traditional Clean Cut Method): The owner initiates a contract with the architect and defers the General Contractor services until blueprints been complete. The architect's legal obligation is always to the owner, comprehensively start to finish. The architect (design professional) prepares construction documents with his engineering team so the project can be placed for permits and out to competitive bid. The architect usually leads the bid process and can even serve in some type of "construction management" capacity while representing the owner. This method has some higher design costs, yet lowers construction costs substantially through securing competitive bids in the construction bid war climate. The merit to this method is can save overall project cost while also having representation with the architect in the total sequenced processed. As results, this relationship offers the best design and construction quality for control over finished product.

2. Owner-Build (On Your Own): The owner contracts separately with the architect and the contractor. The owner takes the lead role and is responsible for getting bids and runs construction management for segregated sub contractors. Potentially lowest costs but you must factor in the cost of your own time. This method illuminates the middleman (General Contractor 10% aprox. fee) construction cost. The pitfalls is that it can caused more project overruns to the owner if things fails with control through bid and construction management. Owner will often piggy back a construction management or ask for special services from the architect. Potentially longest time frame, depending on your knowledge and how much time you have to work on the project. Subcontractors may not be loyal to Owners as customer as they would be for repeat work from a G. C. Also the quality of construction work may be hampered while many loose ends to overlapping trades may impact more cost than other methods.

3. Design-Build (Turnkey): The owner contracts with a single entity for both design and construction. A designer (Most cases a draftsman and sometimes an architect teamed with licensed engineer) works with the design/build team as the designer legal obligation is sometimes directly tied to the contractor. . More Info (Click Hear)

4. Pre-manufactured Home (Vendor Relationship): Has potential low cost construction, yet very poor resale value; Construction materials may be required to meet county fire codes which can add to costs and often most areas may not allow such construction due to zoning issues. Potentially the quickest if desired model is available, yet the appearances and design options are limited by the manufacturer. Remodeling and alteration not available thus lacks future flexibly than conventional field construction.

Contact: John Salat at freeingwinds@earthlink.net or call 949-235-4847