What To Expect When You’re Building A High-End Custom-Home
Defining the relationships between Owners, Architects, and Builders
In any home building project, setting and managing expectations, establishing roles and responsibilities, and making sure everyone is on the same page is critical to success.
When building a high-end custom home, it’s even more important. It is a prototype that is only going to be built once, so getting it right is important. The process requires thousands of decisions and real-time problem solving over many years.
It is vital that the owner, architect, and builder know what is required and understand the expectations of one another. This mutual understanding is essential to the success of the project. it is of vital importance that all parties share common expectations.
In this article, we will spell out and define the responsibilities for each of the three major parties to a high-end custom home design and build.
The Owner’s Responsibilities
- Funding the work – it seems obvious, but the owner has the responsibility to pay for the work that is being done, including architectural design and construction. Beyond this, the payments should be timely, and conform to the terms of the agreement. Additionally, the owner should have a contingency account for any changes that might occur.
- Provide surveys describing physical characteristics of the site – this includes providing information about property lines, soil conditions, utility locations, and elevation benchmarks. In most cases, this information is provided by a third-party consultant hired by the owner.
- Securing and paying for all easements and authorizations – Agency and city approvals are secured by the owner, usually with the help of the Architect, prior to the start of construction. Any easements required to complete the work, including adequate site access and space to conduct the work, are provided by the owner.
- Disclosing superior knowledge – the owner has the duty to inform the architect and builder of any information they may have that impacts the appropriateness of certain construction techniques, materials, or any other factor that affects the successful outcome of the project.
- Warranting the adequacy of the plans and specifications – although generally prepared by the Architect, the owner assumes the contractual responsibility to the builder that the plans are clear, complete, comprehensive, and unambiguous. This means that the project can be built as designed; that the components will fit together as indicated on the plans; and that it is physically possible to complete the project.
- Warranting the suitability of the finished materials – when the owner furnishes material or equipment for use in the project, the owner warrants that it is suitable for its intended purpose.
- Provide prompt action on clarifications and changes – time is of the essence on construction projects. The owner has the responsibility to respond promptly to requests for information and interpretations.
- Provide “final” interpretations of the construction documents – using input from the Architect, Builder, and other consultants, the owner makes the final decisions regarding the project’s design. It is, after all, their project.
- Assuming ultimate responsibility for the design professionals – since the owner contracts directly with the design professionals (including the architect, soils engineer, interior designer, structural engineer, etc.), and these professionals and builder have no contractual relationship, the owner is ultimately responsible for their performance.
- Cooperating – the owner has the duty to cooperate with the builder and architect to the best of their ability, and not impede, hinder, obstruct, or interfere with the work. The builder and architect have the same duty of cooperation with the owner and each other.
Architect’s Responsibilities
- Production and coordination of the plans and specifications – the architect has the responsibility to describe the work clearly and completely in the plans and accurately through any specifications. Optimally, this is accomplished comprehensively without overlap.
- Technical accuracy of all documents – all plans and specifications are technically accurate and can be relied upon by the owner and builder as correct.
- Specific design – the architect will provide specific design, not design criteria.
- Workability of the design –the plans and specifications will create components that will fit together in the same way they have been shown on the plans. Additionally, the project’s systems will function and perform in the manner intended.
- Code compliance – ensure the design complies with fire, safety, and all other applicable building and planning codes.
- Interpretation of the documents – interpret the construction documents for the owner and builder and provide any and all clarifications as requested by them.
- Submittal review and approval – review all submittals and requests for information, ensuring they conform to the design, and provide any missing design information necessary to carry out the design.
- Prompt, timely response – take all actions with reasonable promptness so as not to cause a delay in the work.
- Evaluation of the work – assess and report to the owner if the construction work is being performed in accordance with the design, within applicable workmanship standards.
- Diligence, skill, and good judgment – the design work performed is in accordance with the professional standards of the community where the work is constructed, and that diligence, competence, skill, and good judgment have been used throughout the design process.
Builder’s Responsibilities
- Duty to inquire – bring any questions regarding inconsistencies, conflicts, or ambiguities to the attention of the owner or architect when discovered.
- Reasonable review – responsible for reviewing the contract documents and being aware of the obligations required.
- Plan and schedule the work – responsible for the various components of the work that make up the total project and sequencing them in order to complete the work.
- Layout the work – physically laying out the work using common professional standard practices.
- Supervise, direct, and install the work – enforce the agreed upon construction schedule, ensuring the various trades’ progress through the phases of work as required for completion. Monitor the methods, techniques, sequences, and procedures so project assembly proceeds per the design and timeline.
- Adequate workmanship – perform the work in compliance with the technical specifications for the project, and in accordance with the standard level of workmanship, as defined in the community in which the work is being performed.
- Correction of patent errors – patent errors are defined as glaring or obvious errors that a competent contracting professional should undeniably have discovered through reasonable review.
- Coordination of all parts of the work – arrange in order pertinent information from all sources and then in a timely fashion distribute it to those who need it to incorporate into their work.
- Contract payments – responsible for timely payment of all costs directly related to the physical completion of the work once the owner has funded that portion of the work.
- Adequate insurance – maintaining in effect adequate workman’s compensation, public liability and property damage, and automobile insurance during the course of the work.
- Adherence to safety standards – regularly taking necessary precautions for the safety of all people on the construction site as well as the public.
- Warranty of clear title – guaranty that the project is free of liens for all materials, labor, and equipment incorporated in the work. Additionally, assignment to the owner all warranties on equipment and materials received as part of the project, and a general guarantee of materials and workmanship for a period of one year.
The best relationships, just like high-end custom homes, are built on solid foundations.
Communication is always the key to great relationships. Focusing those communications on roles and responsibilities at the outset of a major project goes a long way to a smooth and efficient process.
At Conrado Home Builders, we measure the success of the project on the quality of the homes we build, and also on the quality of the relationships we build. Contact us today to see how we can help with your new custom home