Do I need prints, can I use stock prints and do I need an architect?

            Despite what you may think, yes, you need prints for new construction, an addition and maybe even a renovation (depends on the township and extent).  The code official will require a copy for the town file, and he cannot issue a building permit nor a certificate of occupancy without one.

            From a builder’s point of view, prints are needed to convey ideas and desires held by the client.  Does a “pretty big bathroom” mean 5’x7’ or 11’x12’?  Additionally, prints have to be high quality and well dimensioned.  A print with poor dimensions is just a picture.  It is a waste of time to stand on the job site and derive every measurement.  They should also be on a good working scale with legible details.  If the scale is too small dimension line definition is hard to follow.  If it is too large the print is hard to handle.

            Can you use stock prints out of a magazine?  No.  Depending on where you are building geographically there are always parameters set forth by the code.  Some areas have seismic concerns, some have wind load concerns.  Locally our main parameters are snow load and R-value standards.  Stock prints are not typically designed for a snow load of 85 psf or for 8255 heating degree days, and hence they are not usable.  Can they be modified to meet code?  Not easily.  Once framing members are changed on a print none of the dimensions stay the same.  Therefore, every dimension has to be derived on the jobsite in the elements.  A big waste of money in the end.

            Do you need an architect?  Well that depends on the size and design.  In NYS, if your building is less that 1500 square feet, it isn’t required to carry an engineer’s stamp.  Hence a designer or a builder/designer might be suitable for you.  The only drawback to a “builder/designer” is that if you don’t contract him for the construction, oftentimes you don’t get a print, hence you’re back to square one. 

            If you get an architect check with your builder first to see the level of involvement he would like to see.  Most architects will only take a job if they are given full supervisory control.  Therefore you will work solely through the architect  instead of with the builder.  It is my experience that this causes a lot of miscommunication and jobsite tension.  Architects tend to have their own agenda, instead of the owner’s agenda.  Some architects will provide prints only, but they are far and few between.  And check up front how an architect charges.  Oftentimes it is based on a percent of the final cost, which means they will make more if the project runs over budget.

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