6 minute read
Selecting the Right Architect, Builder, and Building Location
By Matt Griffis, DeLeon Realty Construction Specialist
Whether for speculation, rental investment, or personal use, building a home can be one of the most significant endeavors any of us will ever take on. Identifying the right property to remodel or build new, and assembling the right team with which to do so, is critical to success. These challenges are further exacerbated in our current market where competition for prime properties is strong. Plus, gaining the attention and interest of the best architects and builders is an art in itself, especially when their current and future work production pipelines are full.
A hallmark of DeLeon Realty is having a truly clientcentric model in which teamwork is paramount to ensuring clients have the guidance they deserve in making these critical decisions, as well as the interest and attention of the best architects, builders, and consultants that might otherwise be unavailable if it were not for deep longstanding relationships with our company; in fact, I joined DeLeon Realty for this very reason. Here, I am able to lend my over eight years of executive experience with one of the most renowned high-end builders in Silicon Valley, the Pacific Peninsula Group (“PPG”), to our clients and guide them through options using personal experiences from having acquired, rebuilt, and sold several homes on my own over the past 20+ years.
Which Came First, the Chicken or the Egg?
I am often asked which one is more important: finding the right property, or having the right architect and builder team relationship ready to go. I have found that the answer is, simply, “Yes.”
Both are critical to success. Selecting the right building site is vital, as location is that one thing we cannot change once it has been decided. Sure, you can add landscape screening to an unsightly lot next door, or install backyard water features to temper the sounds of a busy street running behind a lot, but the best architecture and construction cannot change the school districts, convenience and commuting logistics, solar orientation, and proximity to amenities that may be very important to an end user.
Conversely, we have all been through a home that made us scratch our heads and wonder why a floorplan was laid out the way it was, or why the
window placement and orientation makes the home dark throughout the day, or why a brand new floor creeks or feels spongy as you walk across a room. Knowing the right architect and builder is key to not only obtaining invaluable insights during the process of determining whether a property can meet your development goals, but also in ensuring that the ideal property is put to its highest and best use in the design and execution of the project.
Identifying the right property and having the right architect and builder relationship established go hand in hand, as these professionals provide critical insight on a property’s feasibility for a buyer’s goals before an offer is even drafted.
The Right Tools for the Job – Selecting the Right Architect and Builder
We are fortunate to have a wide range of talented architects and builders in Silicon Valley, with a plethora of vast experience available for the most minor of remodels to the grandest of estates. Finding “the right tool for the job” is therefore key.
Experience on project size, scope, and style is an obvious tangible factor in selecting the right team, as well as cost, availability, and perhaps most importantly, experience working with the planning and building departments in the municipality in which the ultimate project site is located. An architect who knows the ropes of both the over-the-counter and public design review and entitlement processes, and a builder with an established relationship and trust with building inspectors, are worth their weights in gold. Time saved on a project can more than pay for itself financially in reduced carrying costs, and it can help temper the emotional cost of a project by, for example, completing the work before school starts for the kids.
Administrative factors to consider when vetting these professionals include contract structure, proper licensure and insurance, markups and fees, budgeting and cost estimation, how change orders or added scope are handled, and scheduling availability and commitment. Staffing size, which work is performed in-house versus via consultants or subcontractors, and how (and by whom in the firm) will your project be managed are also important factors to compare. As for firm size and “brand name recognition,” a well-recommended but lesser-known independent designer and a general contractor who personally works on one project at a time may be a perfect fit for a kitchen or bathroom remodel, whereas an established designbuild firm or well-known architect and builder team with deep in-house expertise is likely the better fit for a large estate in Atherton or Woodside.
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If I had to pick one factor above all others in selecting the right architect and builder, I would go with chemistry. The design and construction process is akin to a marriage: there will be good and not-asgood days, costs and money will enter the picture, and you don’t want to have to wonder whether you are getting the attention you deserve. Trust, respect, and chemistry are critical, regardless of the size of the project. Invest the time to contact references, ask what issues arose and how they were resolved, and leverage the time-tested strategic referral relationships of Silicon Valley real estate leaders like DeLeon Realty.
Location, Location, Location
As mentioned, location is the one thing even the best design and construction cannot change. Some otherwise “ideal” locations may not be compatible with the needs of every buyer; for example, some jurisdictions include basements in allowable square footage while others do not, while properties located in flood zones do not allow basements altogether. Similarly, what matters for one buyer in terms of needing a specific school district may not matter for another buyer who intends to send their children to private schools. These would be critical things to consider for a family looking for maximum buildable area for a new home or remodel.
Subjectively, the site must resonate with you when you see it. Neighborhood feel, being near friends and family, and schools are prime examples of meeting this criteria. Objectively, the site needs to work with your intended goals for the property, such as enabling the size and style of home you need through zoning that guides everything from what trees can be removed, to how much buildable area can be developed on a lot, to whether a specific street or area may only allow certain architectural styles that fit the characteristics of existing homes nearby.
Just as the right property is key to a project that ultimately meets your needs, having an architect and builder in your corner is key to ensuring the property can do the same. A good agent’s knowledge of current market trends and future outlook for neighborhood appreciation, coupled with their insights on a prospective property from having physically walked the site and gathering insights from the city’s planning department, collectively provide prudent due diligence information that facilitates the triangulation on property value, fit, and feasibility.
