For any of our architect/construction members or anyone who's done this type of project: We want to put on a front porch that wraps around to the current small side porch, and enclose that porch into a breakfast room. Should we start by having an architect do drawings before engaging a contractor? Or can a competent contractor do that? Thanks.

Architect here… Given the scope, the first question I’d ask is what if any, are the restrictions to doing the expansion you are proposing? Your City or County will have Zoning criteria in terms of setbacks, etc. Then you’d need to understand the Building Dept. requirements for Permit. A good contractor may have the resources to handle this project as ‘Design/Build’ where they take care of everything. Otherwise - I’d contact an Architect first.

Todd

For me, I'd start with a trusted contractor.

I recently started a similar project and the first thing we did was have an architect draw up plans. That required a survey to locate setbacks and whatnot (which you will need for permits anyway).

With plans in hand we were able to get bids from contractors for the same scope of work so they were true "apples to apples" comparisons and it increased the number of contractors we could use because we weren't limited to design/build shops. Finally, a good architect will work with you to get the aesthetics exactly how you want them so there is no guessing what the finished product will look like.

Be prepared for sticker shock. We are adding only outdoor space (no ac, drywall, insulation) and bids were all right around $300 per square foot.

quote:

Originally posted by xantom:
For me, I'd start with a trusted contractor.

It is important that the contractor and architect can work well together. If you have a trusted contractor, ask him (or her) for a recommendation for a good architect for the proposed project. If you don’t have a trusted contractor but do have a trusted architect, ask him (or her) for a good contractor recommendation. If you don’t have either, look around for recommendations.

As phxtoad points out, making sure what you want to do is allowed there (or can be) is an important first step. A good architect (or possibly even a good contractor) can help you determine this, but you can probably work with the city or county on your own to answer the question before you spend the architect or contractor’s time and your money.

Thanks, gents. I have checked with the city and they have given the (verbal) OK as far as our overall plans are concerned for setbacks, property boundaries, etc. So sounds like we're at the chicken or egg part, vis-à-vis architect/contractor recommendations.

I'm an architect and I would say this depends on where you're located and how educated you are on what you really want. So a lot of what phxtoad said.

If it's an urban site with zoning and planning restrictions, an architect is your best bet. Same with a suburban home with an HOA.

If there are fewer restrictions... a more rural site, large lot, not a lot of concern with details that will match a certain architectural style, you can probably get away with only using a contractor.

You could also start with either one, imo. To get an idea of ballpark price (which may stop you dead in your tracks on this project) perhaps it's best to start with a contractor.

If you are not experienced at this hire an architect.

Then you, the architect, and the building inspector can be sure the building is up to spec.

Contractors tend to cut corners and if you don't know what to look for it can lead to expensive surprises down the road

“Contractors tend to cut corners ………”

Really?

Why not say something like “All contractors are lying, cheating deceiving scoundrels” ?

You have had experience with ALL contractors and can say such a thing without reservation? Certainly sounds like it.

My point - there are excellent, skilled contractors out there that can do exactly what is needed, from first sketch to final nail. Maybe the OP knows such a person or company. Just because you’ve never met one doesn’t mean they don’t exist.