Definitely get an architect. We are doing a significant rennovation of our space. The architect's design greatly improved upon the layout that we had come up with.

Of course, I must come clean here and state that the architect is my father who helped us out to cut costs! But even if I didn't have access to free architectural services I think it would be worth the money to have someone draw up a well thought out and detailed design. It certainly makes working with the contractor easier.

For starters, you need to check with your coop (or condo) board to understand their expectations and/or requirements in this regard. My gut instinct is that the board will require an architect for a major demolition and renovation.

Be aware that exactly how much input and shepherding you want/need the architect for should be agreed upon up front.

Some of them are absolutely determined that their vision be fleshed out accurately so they can win design awards, so they can really ride the contractor; they need to be sane, as well as good.

As someone who was not convinced of the need for an architect before undertaking my (relatively minimal, budget) renovation: an architect ended up being absolutely indespensible. A good architect will have ideas for *maximizing* and personalizing your space based on the specific way you live and the things that matter to you. They can take the ideas you already have about the space and improve them, running with them, tweaking them, and articulating them in a buildable livable way. They should be able to work within any reasonable budget, and can advise you what different $ amounts will ultimately get you. They will keep track of the countless "invisible" details that can make or break an apartment (ie light switch placement, bathroom ventillation) and will keep track of the contractors (which you really don't want to do yourself unless you have experience in the industry.) And finally, the professional discounts do help to offset some of the fees. In addition to liking their previous work, its important to find someone who really gets what you are after... someone whom you click with. I can't answer your current cost question but I hope this helps.

I would also love to know what the range is for fees for designers and architects (excluding construction and materials costs). If it's hard to predict for a site unseen apartment, what about per room, like a gut reno of a kitchen or a bathroom?

Definately go to www.asid.org and search for designers in your area.

I wish I lived closer, I'm in Boston, I'd come down and help you!

Holly

although outside the five boroughs, we hired an architect for our gut renovation and addition and would highly recommend it. he came up with ideas and details that we would never have thought of, he also kept track of all of those details during construction. he was also an important middleman with our contractor -- he could be tough when we couldn't (not for lack of desire, but b/c we didn't want to piss anyone off). ultimately, we thanked our lucky stars that we had him. when the bills arrived were the only times we had second thoughts, but now that they're paid it was the right thing to do.

cost-wise, our arctitect charged hourly, in the neighborhood of 200/hr. the hourly fee allowed some flexibility where i wanted to be in control of the finishes, etc. and didn't want to pay him for that. but expect to pay 12-15 percent of your construction budget.

I too had an architect help with my space which was a new loft. He proved to be indispensible when it came down to the little details that Irmavep mentioned like light switch placement. I NEVER would have thought of things like that as being important, but you'd be surprised how important it in fact becomes when you walk in with 8 bags of groceries and your lightswitch is smack at the perfect height/location. Even something as simple as turning everything off before bed can be a hassle or a logical flip flip flip as you walk through the place at the end of the day.

Never ever trust a contractor for the whole shebang. You'll be disappointed at the very least.

In terms of cost, be upfront with your budget, and a good architect will be able to tell you right off what your expectations should be. It's also important to feel connected with them, and they you. Don't get offended if an architect you like doesn't want you for a client. You'd be unhappy with the results.

-J

By the way, the New York chapter of the AIA has a website, which if you'll click on my name on THIS post, you'll see.

Check out AlaneByDay.com -- Alane is an architect who started up her own firm recently. On her blog, which brought together business experts, other creative practitioners, and even clients to talk about the core issues of her practice over several months last Fall, she discussed this issue quite extensively, and that might be useful for some additional insight!

This is a question I've been wanting to ask for a long time too - though my place is tiny at 350 sq.ft. Sounds like an architect/designer is the way to go to make the most of the space. I just didn't know how to go about looking for one. Better fatten up the piggy bank first though.... yipe.

Is it 1400 or 14000 sqft?

I may also consider hiring a design/build firm to complete both phases of the project. This eliminates the need to pay an architect additional fees to oversee the construction. Generally, design/build firms have lower design fees, as they are guaranteed the construction work. There are quite a few firms (most have in-house architects) that do excellent, comprehensive work. I also recommend finding a young, hungry architect or firm that will do the design work at a slightly discounted rate in exchange for building his/her portfolio.

If you do need additional help with design visioning, I may consider having an architect develop the only the overall concept/layout and custom construction details, such as built-in shelves, cabinets, stairwells, etc. Once this phase is complete, you could easily pass these plans to a design/build firm or contractor for additional development and implementation. Generally, this will save you money as you won't be paying for the architect to develop non-custom construction details (i.e. items that most contractors already know how to build/install).

Also, be specific with both an architect and design/build firm about how much you are willing to spend on the total project cost, including design fees. Decide how much you can spend per square foot to have the project completed. Generally, an architect will be able to show you examples of finished works with various square footage costs. As Meg already stated, an architect will charge between 12-15 percent of your total project cost for design fees.

In negotiating a contract, have the architect establish a set design fee which is agreed upon in writing before the start of the project. Make certain that there is language stating that the architect is “not to exceed this fee without prior owner approval.” Also, make him/her list all project deliverables to so that you aren't paying for services that you may not want/need. You can have the architect bill you hourly toward the set fee.

Good luck!

I too am finishing a gut reno of my home in Brooklyn. After living in an apartment for many years I knew exactly what I wanted out of my home space. I did not go with an architect - but again I knew exactly what I wanted and my contractor was able to give me advice as far as the beams, floors, foundation, etc. I have converted a 3 family to a 2 family and pretty much did it all myself. This has cut a lot of costs but it has taken quite some time (almost a year and a half). I have hired friends who are licesed electricians, plumbers, etc. and they all come after other jobs or on the weekend which cut down the cost by almost half. Brownstoner.com and this site have been all that I needed to find ideas, deals and item I was looking for. So far I have done 2 floors (720 sq ft each), putting up all new sheetrock, insullation, windows, hardwood floors, all new electrical wires, all new plumbing (except for the sewer line), maple cabinets, etc. I have spent about $25,000 in supplies and $24,000 for labor. I have found that wholesale stores (instead of Home Dept, Water Works, etc.) are much, much cheaper. For example we put low watt 4 in recessed lighting in the ceiling - Home Depot wanted $35 for each one - we found a place called Cash n Carry on Flushing in Brooklyn that had them for $22 each! Just remember it is very stressful and time consuming - be prepared and whatever they quote you make sure you add an extra $10,000 to it for those little "extas" that always pop up.

Good luck

It is 1400-sq feet. I think if I could afford to buy a 14,000 square foot apartment I'd most surely be able to afford a top architect.
I wish someone would start a firm/collective of recent architecture/design graduates that could do work like this for people on a budget. I know in the greater scheme of things adding $10-$15K onto a job isn't a lot, but it sure seems like if you just want something functional and not high design you should be able to spend less.

Oh - and I rudely neglected to say this - thank you all for your honest replies. They are extremely helpful!

While I don't doubt that most architects work hard to earn their keep, I'm winding up a pretty extensive renovation of an 1100 sqft house, and we did it without an architect. I've been lucky in having a GC who does a good job looking out for my interests (as do his crew).

We had a very specific idea of the program for this house, and specific ideas for the floor plan. It's possible that an architect might have come up with something brilliant and unexpected, but frankly I'm skeptical that an architect would have come up with a plan significantly different from ours.

Yeah, we've sweated details like light and switch placement, and we've produced drawings that are not professional but are good enough for my contractor. Some days I'll have 5 phone conversations with him to resolve unexpected problems or clear up ambiguities in the plans ("you want one handle or two on that drawer?")

An architect at my old job does freelance work, but the only things that I remember him working on were small houses in Queens, but he may do apartments, too. All I can promise you is that he's apparently the favorite laboratory designer of one very picky and cranky scientist. And the (the architect) is a very nice guy. If you like, e-mail me, and I'll see if it's OK to put you in contact with him.

By the way, I meant to put my e-mail address in there -- generalaesthetic@yahoo.com

Oh yeah. You need a professional.

Otherwise, you're new digs are gonna look like a plastic gingerbread house.

your digs

I meant

I hired an architect to draw plans for a kitchen and bath remodel, plus to come up with plans to address a porch support issue. Total cost was about 10% of my expected construction budget. Site visits and negotiating with the city of Chicago's building permit office are extra.

I know a few folks who have taken on big remodeling jobs without getting any professional advice as a way to save money. Some have come out behind.

Usually what I've seen happen is that they get deep into their project before discovering that they made error in calculations during the planning stages that would undoubtedly been caught by a professional.

For example, in one friend's case, this meant losing a bit of cash on appliances that couldn't work in his space because of venting issues and having to rebuild cabinetry to deal with a previously undetected plumbing stack. In another pal's case, it was ripping out a bunch of drywall that they had spent a good bit of cash and time installing just a few months before.

If you want "something functional and not high design " you don't need the architect or designer.
There is a lot free services in HomeDepot, Lowes and other places. Go there, make appointment, listen.

If you are thinking about reasonable renovation, the difference between price you paid for your apartment in despair and how it would be priced in good condition –is your top budget.
The question critical for your renovation is:
- do you want to change the layout, remove and put new walls or not.
If you leaving all wall intact, project will be much simpler and “do it yourself” type.

When it comes to costs:
There are many free services to help you out to plan your kitchen.
I don’t think you kitchen is extremely big. The price range from 6K to heaven.
You can fit in < 4K easily with cabinets and appliances.
Look on such brands as Ikea, chip and functional.
Look into Sears’s outlet stores. There are you can find kitchen appliances of middle range brands with small dent on the back for the half of price.

With bathrooms - <2K for all.
The Vietnamese small companies give very good prices for wood floors installation and you will be able to find very reasonable prices for material at discount stores.
Walls – the panel 4x8 priced under $10.
The contractors will be your main expense. For "something functional and not high design " most important to find GOOD CONTRACTORS.
Last year I was working on the house exactly 1400Sf.
New kitchen,
2 new bathroom with exception of bathtub itself and tile around it.
All new floors (wood, tile, and carpet),
Everything painted,
Half walls are new.
The cost of it without my fees was 20K. I saved them the hassles, may be made that little bit fancier. This is it. If you want to pay for that designer’s fee – you may or you can perfectly do it yourself.

I'm a designer so can't speak for architects/contractors fees. Interior designers charge either by room or by project. A fee can run from $1500 - $5000 per room or around $15,000 per project. You would get floorplans, furniture plans, fabric schemes and the like. You can also go with what is called a cost plus fee. You pay the designer her/his cost of whatever they pay for products i.e. furniture, rugs, fabric, accessories, etc.... plus a markup which is usually 20-30%. Then there is the option of hourly fee which can run from $100-$200 and up/hour.

All of these options are what would be presented to you when searching for a designer. It's up to both of you to decide which fee structure works best. Some clients only want floorplans and color schemes and then they take it from there. Others don't have the time to shop on their own and want the designer to take over the project for them.

So as you can see, it's flexible. I present all three options when I first meet a potential client and we decide what will work best.

Butting in again to say that attaining "something functional and not high design" is exactly WHY you need an architect-- s/he will help you get the maximum, personalized function out of your space (and even if you did want high design, 100K won't buy much of that.) In the overall scheme of the mortgage & the renovation, 10-15K is a small price to pay for getting your space more right than you probably realized it could be. (Not to mention the resale implications...)

Really, I don't work for the AIA or anything... I just saw the light in the course of my own renovation and feel compelled to spread the word...

I think that you most definitely want an architect. Especially if you are re-doing the kitchen and probably want custom built-ins to help maximize storage space. If you go to a contractor directly you are most likely going to get really basic work and details. I think you may be disappointed, especially if you are interested in design- I am assuming you are because you are on this site.

Ask around and look for someone on the younger side that does "side work" outside of their main employer. That may help cut costs. Many young architects do work to help out friends and friends of friends on the side to make a little extra money. (especially on small size projects)