NCBDC certification is available to both members and non-members of AIBD and is attained by meeting the eligibility requirements and then passing an extensive examination covering such topics as architecture, engineering, building systems and materials, project administration, problem solving and professional ethics.
 

Why You Should Use a Professional Building Designer

Building a home incurs the greatest financial burden most people will face in a lifetime and few envision how complex the process is until they are tangled in a jungle of restrictive covenant, building codes, zoning ordinances, design options, vendor and contractor choices and so on. Yet, California does not have a licensing requirement for residential building designers.

When a new home or addition is in your future, a specialist in the discipline of residential design is your best choice to guide you through the design/building experience. Accordingly, it makes sense to secure design services from a qualified, experienced source-a professional member of the American Institute of Building Design (AIBD).

Since 1950, AIBD has provided building designers with educational resources, and has developed nationwide design standards and a code of ethics for the building design profession. Today, AIBD is a nationally recognized association with professional and associate members in 44 states and throughout Canada. AIBD California is active in legislative arenas and works to promote public awareness of the building design profession.

The best ways to avoid the pitfalls, whether you're remodeling, making an addition to your home or building a new home, is to use a Professional Building Designer.

How to Find the Right Building Designer For You

You need more living space and have decided it's time to get serious about a second-level addition. Or perhaps you've purchased a lot with an eye toward building your "dream home" in the near future. As you sit back and consider the scope of the project, you're besieged with a whirl of questions. A professional member of AIBD can guide you through this maze. They are specialists in the discipline of residential building design. From planning and design, through construction, to eventual occupancy, a Professional Building Designer can help your dreams become reality in ways you never thought possible.

No two construction projects are wholly alike. The same is true for building designers. Each have their own approach to design - a unique "signature" style, if you will - and a preferred method of operation. Some will limit their practice strictly to the planning and design of buildings, while other may offer construction administration services, as well. So, how do you determine which building designer is right for your project?

Getting Started

Finding the appropriate building designer for your project is not a difficult task. First, you'll need to compile a list of potential candidates. You can search this web site for Professional Design Members which can be located by geographical area. You might also ask friends, relatives and business associates if they've worked with building designers in the past, and ask for a referral.

Selecting Your Designer

When you call each designer, be specific with your questions. Ask the designer about her or his previous experience in designing various styles of residential projects. Ask if they're interested in your project, and if so, when they'll be available to do the work. Many building designers offer a Web Site which will provide you with some information about their projects, their experience, some of their satisfied clients, as well as photographs of their designs. Others offer an informational brochure or letter-of-introduction which they will mail to you. Gather as much information as you can, and check their client references. Realistically, you should cut your list down to three or four building designers. When that's been done, you're ready to call and schedule an in-depth interview to learn more about each candidate.

The Interview

Perhaps the most awkward time during your search for a compatible building designer is the interview meeting. Your housing needs, goals and finances will be the focus of this candid discussion. Equally important, it's essential to learn sufficient background information about an individual or firm before you engage their services. The building designer is attempting to do the same thing; to evaluate you as a potential client. Consider that a project can typically last upwards of six months. Obviously, both parties need to decide if they can work together comfortably for the duration. Many building designers do not charge for the initial interview meeting, but this is not always the case. Ask if there will be a charge before scheduling an appointment. Building designers will oftentimes bring a presentation portfolio to the interview meeting. Flipping through the pages of a well prepared portfolio can tell much about the accomplishments of an individual or firm and the pride they take in their work. Plus, they make for a great conversation starter, should you spot a familiar home or a design that interests you. The building designer you choose must be able to "plug" into your vision and prepare a creative design solution by fitting structure to the architectural style you prefer. Any photos or magazine clippings you've collected that help in defining your goals are valuable tools. As each building designer makes his or her presentation, ask yourself if you can "work" with them - do you personalities mesh? Do you feel the individual is right for your project; is he or she receptive to your ideas? These are critical questions in selecting a compatible building designer. Keep in mind, there are literally hundreds of decisions to be made in developing the drawings and specifications for your project. Each will ultimately impact you day-to-day satisfactions with the finished project. You'll rely chiefly on a building designer's technical expertise, creative skills and professional judgment to translate your wish-list into a reality. The right individual will help you get the most for your construction dollars.

Compensation

There is no hard-and-fast rule as to how building designers will charge for their services. This is often confusing for first-time clients. Fees can be established in any number of ways, taking into account a variety of factors specific to the project in question.

• Some designers will agree to a cost-per-square foot basis for preparing schematics and working drawings;
• Some will charge a fee which represents a percentage of the overall construction costs;
• Still others work for a stipulated hourly rate, plus expenses.

Any successful working relationship begins with a clear, well documented mutual understanding. Your written agreement with a building designer should indicate:

• The scope of the proposed work;
• The amount of the projected construction budget;
• The specific services you expect to receive, linked to a basic fee structure;
• A structured payment schedule with stipulated dollar amounts or percentages;

Some Professional Building Designers use standard contract forms endorsed by AIBD. Others may use a customized agreement. In either case, read the agreement before accepting it to verify that the language dovetails with your expectations.

Your Role on the Design Team

Hiring a professional member of AIBD was your best decision thus far, but work on your new home or addition has only just begun. As the project owner, you'll play an important role in reviewing and approving design proposals and revisions. The materials selection process is equally important - cabinets, carpets, doors, plumbing fixtures, hardware, windows and much more. Don't be overwhelmed. Your Professional Building Designer is there for advice and will guide you each step of the way.

Perhaps the most telling time spent with a building designer is in the first few meetings. Your needs, budget, taste, life-style and goals will be discussed in depth. The information garnered from these conversations will become the source inspiration from which a building designer will prepare preliminary design sketches. So, it's a good idea for you, and others who will live with you, to do some "homework" first.

Design Ideas & Objectives

To help better communicate your ideas and goals to a building designer, consider preparing a scrapbook. Collect the following:

• Newspaper clippings;
• Magazine articles;
• Product brochures;
• Paint chips;
• Photos; and,
• Anything that will illustrate a desired "look" or convey information about a design detail that strikes your fancy.

Collect any existing information, too

• A site plan of the property;
• a mortgage survey plan;
• or in the case of an addition or renovation, an existing blueprint of the structure.

A scrapbook saves you from having to accurately recall design particulars from memory and will "jump start" the design process. More importantly, and experienced building designer can immediately determine if your design expectations are consistent with your construction budget.

Prioritizing Your Wish List

As you fill the pages of your scrapbook, consider the things you like most about your current residence, and things you wish to be different in your new home.

Create two lists to record your thoughts, "new" and "old".

• New will list conditions and things you want or need in your new home;
• Old will list conditions and things about your current home which you like that can remain the same.

Fine Tuning Your Wish List

The next step is to prioritize the items in both lists by order of importance. Fine-tuning a wish-list with a spouse or family members will delineate your project goals more effectively.

You can benefit from this exercise in other ways, too. Assuming you must deviate from your original program goals due to a budget cap, items at the bottom of the New list can be earmarked as the first "give-backs." This should result in the least negative impact on your preferred design.

Alternately, "give-back" items can offer direction in planning a future phase of construction, when funds become available. For example, structural provisions can be made during initial construction to accommodate a family room addition or second level bedrooms; utilities can be run and capped off where they'll be easily accessible for future tie-ins. Such planning now translates into reduced demolition and tear-back expenses when the next phase of construction eventually begins.

Consider the following questions as you prepare your scrapbook and lists, and make a note of anything else you feel is important to your project goals:

• What style of home appeals to you? Do all rooms have to be on one level?
• Do you need more closet space; a bigger kitchen; a private study?
• Do you want an oversized garage; a workshop; a sewing room?
• Do you need extra space for large family gatherings?
• Does a low-maintenance exterior fit your busy lifestyles?
• Does your business require a home office?
• How important are the outdoor spaces? Would you like an expansive rear deck: a relaxing front porch?
• Do you want custom hardwood molding, cabinetry, and other millwork?

Helping their clients to solidify design objectives is serious work for Professional Building Designers. But you and your family are important members of the design team, too. Together, your scrapbook and comments will define the design-task to your expectations. And that ultimately translates into year of enjoyment from a living environment you helped to create.

Working With Your Building Designer

You've found the right building designer for your project. What happens next?

• Brainstorming sessions to discuss your goals and project wish list;
• Translating that wish list into spaces which suit the needs and expectations of family members who will use them;
• Integrating these goals with a construction allowance that corresponds with your budget.

This planning process is known as developing a "program" an outline of construction objectives, tailored to your specific project.

Establishing A Program & Budget

A building designer will ask many questions during the initial stage of planning a new home or addition. Keep an open mind as you work together. Discussions may lead to creative design proposals which you never thought possible or , perhaps, considered beyond your construction budget.

Of course, any project must be designed to comply with applicable building codes and regulations within a given community. But ho-hum living spaces are not the result of restrictive building codes. A professional member of AIBD offers and experienced, educated eye to solving unique design dilemmas, incorporating the best applicable technologies in his or her design solutions.

Staying within an established budget can be one of the most frustrating aspects of construction. Just about everyone has heard from a friend or relative that their new home or addition cost substantially more than they first expected. Obviously, this can happen when some portion of the construction materials or labor has been underestimated, or perhaps overlooked altogether. But other times people assume an "if you're going to build it, build it right" position, and they make the decision to overspend their budget, fully aware of the extra financial burden they're assuming.

Frankly, there are so many variables involved in construction that preliminary estimates are rarely 100% accurate considering that estimates must be recalculated after each design revision. Knowing this, building designers typically establish a contingency amount for each line-item in the proposed construction budget. By doing this, the client is made aware of potential cost overruns during design development, and can render informed decisions accordingly. After budgetary decisions are finalized, a building designer can work to secure the most value from available construction dollars.

The Design Process

Working with a Professional Building Designer, your dreams and ideas are transformed into a refined set of construction documents which accurately reflect the scope of the project. This step-by-step process is outlined below.

• Establish Goals and Prepare a Program: The building designer and client meet to discuss and outline the client's expectations, needs, and construction budget.
   
• Preliminary Design Phase: The building designer will present rough sketches of floor plans, site plans and usually, exterior elevation studies for the client's review and approval. The time needed to work through this phase depends on the complexity of the proposed design. At the request of a client, exterior and interior perspective renderings can be prepared, or even a scale study model of the design. The goal here is for a client to fully understand a proposed design and to make any possible alteration.
   
• Design Development Phase: Scaled drawings are created and revised as necessary; specifications are outlined. The client "sees" the project pull together as the design evolves. Now's the time to address any lingering questions you may have relating to the layout, size or function of the space.
   
• Construction Document Phase: Final drawings and specifications are prepared for client approval. Door, window and cabinet selections have been made; detailed drawins of floor, wall and ceiling treatment are prepared. It's at this point that budgets must be carefully monitored. Carpet, tile, hardwood, plumbing and electrical fixtures, cabinets, moldings, etc. all are available in a wide price/quality range. It's important that the building designer supplies detailed specifications for specific construction products/brands that will be used to keep the constructions budget intact and to ensure that quality material are used.
   
• The Bidding Process: Some building designers may offer services to oversee the bidding process. First, this involves the preparation of bidding instructions. A set of guidelines to contractors, the intent of which is to secure an "apples-for-apples" quote within an allotted time from each bidder.

Next, a select group of potential contractors are given an opportunity to bid on your project. Each is issued a complete set of drawings, specifications and bid instructions. Unfortunately, things can get confusing from this point on.

Clients can find themselves in a sea of unintelligible jargon as each contractor attempt to woo them into their camp. And furthermore, a low bid doesn't necessarily mean a contractor is best suited to do the job. Making sense out of all this is where a Professional Building Designer can prove to be your best ally. As an experienced construction councilor, a designer's comments and recommendations will better prepare you to select the best contractor for the job.

• Construction Phase: Many building designers also provide project administration services for their clients during construction. Project administration typically involves monitoring the work in progress, approving contractor shop drawings, and coordinating specialty consultants such as engineers or interior decorator in general, acting as their client's agent during construction.

The contractor awarded the bid is in charge of construction and accordingly, is responsible for the Work, which includes accountability for workmanship and materials. A building designer providing project administration services will observe the contractor's methods and progress and report back to his or her client.

Additionally, when the client receives a request for payment from the contractor, the building designer will be dispatched to inspect the work before a check is issued. They will certify that work has been completed as indicated on the requisition for payment; that any conditions spelled out in the contract documents relating to this particular payment have been satisfied; and that a progress payment can be released to the contractor.

Advancement of Building Design

The journey to your "dream home" can take an unfortunate wrong turn if drawings are less than thorough and specifications are left in limbo. Contractors routinely refer to construction documents to justify an action, or lack of action. Any resulting squabble can bring construction to a screeching halt while high-priced attorneys iron-out a settlement. A Professional Building Designer tries to avert such conflicts before work begins: first, by exploring design solutions with their client on paper, and then by meeting with contractors bidding on the project to answer any questions regarding a specification or drawing detail.

Be it a new home, addition or renovation, thorough planning and good design go hand in hand. The American Institute of Building Design exists for that reason. We strive to promote national unity in the design profession; to improve design educational standards and methods; and to increase public awareness of the building design profession. Why not secure the services of a qualified, experienced specialist for you next building project: a Professional Building Designer who is a member of the American Institute of Building Design.