A list of common questions from our clients over the years.
What is required to attain a permit?
An architects signature and seal on a set of plans does not automatically get your plans through the building department. At M.A. Corson and Assoc. we will provide you with the needed information to help you make it through the building department with limited issues. The building department will want to see product approvals, truss engineering, septic permit, manual j and a/c calculations among other paperwork. A survey will also need to be done for project placement.
Do you (the architect) submit the plans to the building department for me?
The short answer is, No. If you have a builder lined up to work with, as part of their contract the would more than likely fill out the needed paperwork to attain a permit and then submit it to the proper building department. If you are an owner builder then you would be considered the contractor and the same would apply. However we at M.A. Corson and Assoc. would point you in the right direction to help in the submittal process.
Should I first find a property or hire an architect?
There really is no wrong answer. But these are some things to consider. If you are limited on resources or have in mind the perfect piece of land, finding a property may be most important. Maybe, though, you know exactly what you would like in a home and will be able to afford whatever property it needs, then the architectural process can be in full swing while a property is searched for. Of course to receive a permit one needs an address, so a property will need to be found by the time the plans are finished.
From start to finish, how long will it take for my plans to be done?
Many clients want a time frame from beginning to end. This process really depends on the client. If you have in mind exactly what you want (floor plans, elevations, etc.) than the process can be very quick. It may take +/-3 months. Of course this is all relative to the size of the house. A larger house (Above 5000 S.F.) may need engineering among other extras. This may add on extra time but again if you know what you want the process will be quicker.
What adds on time? If the client is unsure of the floor plan or elevations, many weeks can be added. Why? The architect will give the client updated plans. The client looks over the plans and decides it is not exactly what they want. The plans are given back to the architect for revisions. Each time this is done it can take weeks, turning a few month job into 6 months or more.
When I buy land what should I consider?
If you are buying land on the ocean, intercoastal, an agricultural area or another undeveloped area, you may want to find out if you need a soils report. Many clients buy land not realizing this. With the results from the report you can find out what type of foundation may be needed. Not realizing this can end up being a big expense. Example: A 18″ x 18″ monolithic footing is planned but the soils report comes back and you find out your lot is mucky (swampy). The suggestion is to replace the monolithic footing with 14″ Dia. auger piles at 16′ on center with a 24″w x 16″d grade beam.This would drastically raise the pricing for the foundation.