My Design/Build Coach Articles for Remodeling and Design/Build Professionals
	Design Dilemmas
	Being a General Contractor is not easy. There are a myriad of issues that must be handled. Among them: sales, personnel, accounting, estimating, materials management, construction administration, permitting, and everyone's favorite…design. It is easy to see why design gets pushed to the back when it comes to remodeling. There are just too many other important factors to be managed. And in the "olden days" we used to rely on the architects to bring us solid jobs that would provide a steady source of repeat business. In fact, I remember when contractors used to send out letters to architects soliciting them for their work and being interviewed not only by the homeowner, but by the architect, as well. It seems that those days are gone or at least changing. That is to say, the tables are being turned. It is now the contractors that are being solicited by the architects! Could this be a blip in the natural order of things or is it a more significant shift in the remodeling landscape? I believe that the roles of the designers and architects are changing and homeowners are becoming more savvy about how to maximize their remodeling investment. To illustrate the point, a contractor friend of mine (we'll call him Bob) recently experienced three very different design situations. About two months ago Bob was working in the office, catching up on some paperwork that had been neglected, when he received a telephone call from a local designer/drafter. I make the distinction of calling him both because he clearly was selling his drafting service before he sold the design part of his business. Bob listened to the drafter's sales pitch and realized that his biggest selling point was price. For a flat fee he could generate many drawings for Bob's company that otherwise would cost much more to get through a traditional architect. Well, Bob admitted to me that he was keen on hearing of a way to save money, but something about the drafter's approach sounded "cut rate". Bob did not have a good feeling about the drafter's ability to actually do the design work. Bob graciously thanked him for the information and advised him that he would call if the need arose for such services. Now I should clarify that the bulk of Bob's business is with single family older homes that need improvement while maintaining the character of the house. His reputation has been built on the architecturally appropriate handling of such renovations while providing superior service to the homeowner. So Bob quickly put the aforementioned drafting/design service in the "circular file". Bob's second experience was with a local architect who called looking for work. He then sent a follow up letter which was both amusing and jaw-dropping. The letter indicated that the architect had "over quoted" a few jobs and needed to look for work. He went on to say that he was humbled to drop his fee from 7% to 6% or even 5% (do I smell desperation?) if referral work was brought to him. And finally he indicated that he had just hired a general contractor whom Bob knew for a project he had designed. Funny, I thought the homeowner did the hiring of the contractor and paid the bills for construction.  Clearly this guy wanted Bob to know that he was in control and would not give up the ego equity of his position. Now the architect probably does fine work and is well regarded among his peers, however contractors need to be able to work with whomever is designing their projects which they ultimately will build.  The thing that brought these two events into focus for Bob was a call from the design/build designer that he had been working with for the past four years; me. Our relationship works like this: I work as a sub-contractor to Bob; we work with a set fee schedule that we have negotiated; the homeowner signs a design agreement with Bob, who receives a percentage of the design fee. With the design/build relationship that we have established, Bob does not have to worry about things like price, design skills and technology. I know what is expected of me from the design side and Bob knows what he is getting and how much it is going to cost. More importantly the homeowner knows what the fees are and is clued into the feasibility of the design from the onset of the project, not after design has been completed. We three, the contractor, designer and homeowner can establish a working rapport in which results are achieved without sacrificing the needs of one of the parties. We should be open to improving our business and service by listening to ways in which we can improve them as those means come along. We should also be savvy enough to figure out when something is working well, and leave well enough alone. That is how Design/Build has been working for Bob and me. We have both tried working with the traditional bid/build framework and have ultimately been disappointed with the results. Either the project doesn't get built, we go through a torturous estimating process or we change the design in mid-construction to accommodate budget and/or existing conditions. Design is an important ingredient in a successful remodeling project. However it can actually enhance the whole remodeling process when done in concert with the builder and homeowner. Just think, if you figure out your design dilemmas, you will have more time left for a personal life in addition to your professional one.
	DESIGN DILEMMAS By Joseph Dellanno July 25, 2001 Reprinted from Residential Design & Build Magazine www.dbmagazine.com