Things You Should Know Before Building A Home: Part 1: Land

I am hoping to add a series of posts about things you should know before building a home. I am trying to keep a list of "things I don't know you don't know" I know that sounds silly, but when you've been doing this for awhile, you forget what other people know and what they don't. I have a current client who has been very helpful in tracking the things they "wished they would have known or understood" and making a list to help other homeowners through the process.Today I want to talk a little bit about land and the initial legwork when picking a place to build a house.

1. Have a survey done on the property

   • We always recommend having a property survey done. We love working with Main Land Development Consultants who have done everything from surveys, environmental testings and septic design. It is extremely helpful for the architect, builder, excavation, septic and concrete installer to understand what the topography of the site is. It is also important to call out featured items that you would like to keep or highlight on a property. In the inverse, some property lines are tight and it might be critical to understand the footprint of your lot, where your lot lines are, and exactly how much space you can cover. And it is absolutely critical when building on the water. Anything within 250 feet of a major water body is subject to different DEP rules. Most towns will not accept a building permit for a lot adjacent to a waterbody without careful consideration of the impervious areas, lot clearing, distance to the water body, and flood plane elevations.

2. Always get title insurance

   • Our friends over at Cumberland Title offer great videos for first time homebuyers on some of the pitfalls or information you'll run into when buying a house. Their recommendation to us, for owners looking to build, is to always get title insurance. It's their job to dig into the history of the property to make sure you are getting exactly what the property states. You don't want to find out, after you have built, that there is some kind of discrepancy or dispute on your property. It can be a very important step when someone is subdividing a property or purchasing a property that used to be part of a larger parcel. On lakefront properties we often find old deeded right of way access or septics on others properties. It's important to understand all the impacts on your property before moving forward with a sale agreement.

3. Zoning: Just because you own it, doesn't mean you can do whatever you want on it

   • This one can be tough to understand, but every town has rules about what you can do in certain areas of the town. For example, in the city where we live you can not build a house in the Ag zone unless you make 50% of your income from farming. Some zoning regulations like this one are set up to preserve land mass. In towns with lakes you can only build on a small percentage of your property in the shoreland zone to help prevent water runoff from contaminating the lake. In other areas, you may not be able to have certain types of business uses (like an auto body shop) no matter how large your piece of land is. In other zoning districts you may not be able to have an in-law apartment or multiple dwellings. And further still, in some towns or developments, you may be required to follow aesthetic regulations, energy criteria, or adhere to things that are not allowable (like modular homes) in your neighborhood.

4. Orientation: How and Where the house is placed on the lot

   • You might be thinking "what do you mean by orientation" so let me give you a few examples. First, the cheapest thing you can do to improve the efficiency of your home is to orient it the right direction. Back before we had so much technology, it was ingrained in our building senses to point ourselves towards the sun (namely South). But what happens if you decide to buy a piece of property on the lake that faces North? You end up with a very cold house, because you end up with too much glass on the wrong side of your home. But if you intend to use it year round, it can be a real drain on your energy and your finances to have so much North facing glass. Or you buy a piece of property in a neighborhood where all the houses face the street, but the front of your house should be one of the more attractive sides of your home. So if it faces north, you have the same issue I mentioned above, or maybe it's a busy street and you want to try and cut down some of the street noise. Sometimes we fail to consider the impacts of owning a lot and placing the house further off the road. Initially it sounds like a great idea for privacy or maybe to get to the view on the property. However, the further you are from the utilities the more the site work will cost. Two major factors are the cost of a long driveway and the cost to run electricity from the road (above ground with poles and wires) or (below ground with underground power). If you have a tight budget, what was a 10K site budget can grow to 40K in no time. I don't want to steer you away from those larger land properties, but just a thought or a reminder that there is cost savings to density. To get to the right location for the house to sit you end up having a really long driveway or having to clear too much of the lot. Orientation and placement on a lot can be very challenging. I have to laugh because one of my clients recently said to me "You and the builder couldn't have sited the house more perfectly, even though we were standing in the middle of the woods and couldn't see anything at the time" It was a challenging site, a triangle. But the owner had a clear vision of what they wanted and the builder and I had a pretty good idea of the land layout, even if you couldn't see the forest through the trees.

5. Be sure you'll understand what your taxes will be

   • And last, but certainly not least: Taxes. It's tax season, so this one is on our minds. It's critical you understand, before building or buying land, what your tax rates will be. You might find the perfect piece of property only to discover that the mill rate on taxing your home is very high. Some areas have desirable school systems or better community services. If this is something you plan to take part in, it might not matter to you. But it can drastically affect your monthly payments if your taxes are $1000/mo vs $150. This is something that many people fail to take into account. You may be able to build in the next town over for a much lower amount, but you may also be sacrificing services that you would like to have. It's something that I think should be factored into the financial decisions as you consider where you might build.

We hope that some of these tips will be helpful as you are out searching for land! Having a plan can make all the difference when building a home you love.

Do You Live In A Snow Globe?

The temperatures in Maine have been below zero for more than a week. This is some of the strangest weather we've had since the blizzard of 98, 20 years ago tomorrow. And days like today remind me why we build the way we do. As you watch the news you see people running out of heating fuels and the threat of freezing is a real concern. But people like the Miller's at Live Solar Maine are watching the snow swirl around their house in today's blizzard while 1 or 2 sticks of wood in the wood stove will keep the house above 80 degrees even if they lose power. The solar panels on the roof will keep them from losing power for long periods, and the threat of freezing isn't a concern. They can sit and watch the snow swirl around the house as if they are inside of a snow globe.It takes a little bit longer to build super insulated structure. It takes a little bit more thought to put it all together. But winter days spent inside a home with no drafts, temperatures above 80, and the security of keeping your family warm on these cold cold days makes it well worth it. Not everything in a zero energy house costs money. The simple act of facing the house south can have a huge impact on the way it performs.  Spending the time to seal all gaps, cracks, seams, and holes in the envelop is very cheap with an extremely quick return. And air sealing is something pretty much any homeowner can do. The best thing you can do when installing windows is seal around them after they are installed. Instead of stuffing fiberglass next to the windows, use a low expanding spray foam and make sure they are sealed in well. This is where most people see the savings on windows. Put in the best windows you can afford while building, and then seal them. The performance of a window will never equal the performance of an insulated wall. The Live Solar Maine homes have double pane, double hung windows. Although the comfort level of a triple pane window can be really wonderful, if it doesn't fit in your budget it doesn't keep you from building a zero energy ready home.So as you consider building a new home, think about the benefits of building a better home. Take into consideration the costs of building better and the costs of choosing not to on these winter days. It isn't just about the money, it's comfort, durability, and the safety of your family.Wishing you all happiness in 2018 and we hope you are enjoying your coffee inside your warm snow globe as the blizzard snow and wind whips around outside.

Check Out Mottram Architecture's Live Solar Maine Project in Maine Home + Design

Click the link (solar1 maine mag) to see a copy of the write up in Maine Home + Design MagazineWe couldn't be more thrilled with seeing the first house represented in the Architecture Issue!What a great way to end 2017! Wishing you all the very merriest of holidays!Peace and love to you and yours from all of us here at Mottram Architecture!

Mottram Architecture - In the Community

It's been a very busy year for us here at Mottram Architecture, but today I want to take a moment and highlight a project that we are really proud of.If you follow us, you may have already seen some posts we have shared about this project which kicked off in December of 2016. With the help of more than 15 organizations, 30 people and 22 students, this home became a reality for two very deserving people on July 1st 2017. With a lot of love and a few back breaking hours (mostly shoveling) what was a prototype we developed for home replacement with Western Maine Community Action became the first in what we hope is a series of home replacements that might happen across the state of Maine.We firmly believe that everyone should have access to a great place to live. And in Maine, that means having a warm, dry, and healthy home for what we consider "9 months of winter". Okay, I exaggerate, but with a lot of thought we were able to accomplish "less square footage with way more room" The students at Foster Tech were out building this home in the 20 degree weather all through the winter. They shoveled more snow here at the job site then they probably did at their own homes! Shovel the ground, shovel the roof!When I was in high school, my grandfather was a contractor, and together we participated in a number of community projects through our church where we helped to rehab homes. So when Bill, at Western Maine Community Action, asked if I would help them develop a prototype for a home replacement program, I jumped at the opportunity. It meant a lot to me that they wanted to provide the most efficient housing that they could and when I found out that they were partnering with the local trade high school I was even more excited to participate. The ways we build are constantly changing and it's so rewarding to see these students graduate with construction skills and additional knowledge on how to build better in cold climates.If you'd like to read more about this project and the people who were involved, check out the following articles that have been written (and maybe a few I missed) since we started construction in January.Sun Journal August 2017In July this project was shared nationally through the Community Action eNews:It all started two years ago when Pam and Joe, weary of putting out pans to catch the drips from the leaky roof and patching in new flooring where the soggy, particle-board underlayment had finally given way, showed up at Western Maine Community Action to ask about a low-interest loan to replace the roof.Read about how something wonderful happened, all because a community - in the broadest sense of the word - saw fit to help an aging couple stay put. It's a model Bill Crandall, who manages the Housing and Energy Program for Western Maine Community Action hopes to replicate all over Maine.Along with this article written by the Press Herald July 23rd 2017In March, the Maine Community Foundation shared the following article:A HousewarmingAnd below are the three articles written after the ground breaking in DecemberThe Daily BulldogThe Sun JournalThe Franklin JournalAnd if that isn't enough information, feel free to join us at the Maine Affordable Housing Conference on September 22nd, where WMCA, Foster Tech, and Mottram Architecture will be presenting more on this project.Maine Affordable Housing Conference September 22, 2017

Before & After Kitchen Renovation on the Lake

Who doesn't love a before and after project! This project really brought this house to life. From a tiny kitchen and a dysfunctional entry to an open concept entertainer's dream! On this project I worked with one of my favorite kitchen designers, Jen with Indisco and our wonderful contractor Jake with Rock Hill Green Homes.Upon purchasing this home, the homeowners needed a total kitchen renovation to functionally use this home as a family. We ended up taking out the walls and extending into the entry and living space to make it feel like a much larger kitchen. Although the footprint of the kitchen isn't much bigger than the original, the functionality is significantly better with longer counter space and more lower cabinets.Before: After:The entry into the home felt cramped with odd shelf lights that lit the ceiling and mirrored doors that did not help the space feel larger. Although the French doors allowed light into the hallway space, having doors that opened into every room was a functional problem that made the entry feel unwelcoming and magnified the tiny size of the kitchen.Before:After:We removed a support wall at the end of the kitchen and integrated two new ceiling beams to open the flow from the front entry and maximize the space in the kitchen. To support our load the beams still need to be large which works to create a dining area without using actual walls to define it.Before:After:New flooring and adding one more window next to the door opened the whole home up to the lake while also giving the kitchen a great view.And a few more After!

Building Strategies: Building homes with Intelligent Designs

Are you thinking of building a new home? What qualities of a home are important to you? How about modern design, spaces with lots of natural light, well regulated heating & cooling for comfortable room temperatures? What if you had all of that plus reduced utility bills? If you’re passionate about loving your space, then your dream home might be a net zero design!With the exception of the alluring aesthetics of a net zero home, at first glance you might not realize it is out of the ordinary. What makes this type of home so special is the details that are working in harmony to make the space truly unique for you and your loved ones. If you are planning to build a home anyway, why not make some early decisions that can make your home smarter, cheaper to live in and more comfortable.A common misconception is the average consumer cannot afford to build to the standards of net zero, however this is a feasible goal for anyone ready to build!  It’s possible to keep costs comparable to conventional construction simply by planning ahead, and that’s what we do best here at Mottram Architecture.When building with net zero in mind certain strategies drive design. Every material, angle, direction and appliance chosen has a higher purpose and function. The following details are some of the most important design choices to incorporate in your building plans to achieve a net zero home. Starting from the biggest choices down to the smallest hidden technicalities, every detail works together to make your home the best it can be.

1. If you haven’t purchased land to build on yet, there are many characteristics you can look for when selecting your site. Natural elements to shelter you from the a cold climate and a direct line to sunlight will optimize your net zero potential.  These features are ideal to help with temperature and access to natural resources to power your home.  An external consideration to site selection is proximity to public transportation like the rail or bus. This can help reduce emissions and save money. With conventional construction, your site choice might be influenced by a popular or desired neighborhood.
2. Facing south for optimal solar exposure is imperative for having the greatest ability to produce power directly from the source, your home! This also works as an advantage in cold climates like Maine because it allows for your home to be naturally heated by maximizing passive solar gain. With conventional construction, your homes orientation might be influenced by the landscape or neighboring homes.
3. Simple and moderately sized homes can make the idea of net zero a reality. When a space is well planned out and designed with functionality in mind, an over-sized McMansion is no longer necessary. Keeping both these strategies in mind will save building costs and allow to allocate your money to more energy efficient appliances and materials.  With conventional construction, your homes size and shape might be influenced by short-lived popular trends.
4. Maximize your walls potential for insulation and resisting air infiltration, while clearly defining your heated spaces.  With Mottram Architecture you will see optimal R-values in your walls, ceilings and floors. All of our structures will also have a continuous air barrier. The combination of these two details will reduce heat loss and drafts, which increase your comfort and decrease your bills. The whole idea is to define a thermal barrier which means, keep the heat inside and keep the weather outside!  With conventional construction, your home is built to breath, a design that invites drafts and burns through your hard earned money.
5. Choosing the right style and location of your windows. High R-value windows perform best but just by reducing the number of windows you need, placing them in the right locations and only have operating sections where needed, you can make a huge impact on the performance of your building and reduction of energy demand on the solar system. With conventional construction, your home is built fast and cheap. The type of window chosen is based on price and availability.
6. For reasons mentioned above we are building a sealed home space which is why controlled mechanical ventilation is important. This will make your home safe and efficient. Duct work and equipment is best located within the heated spaces of your home. This ensures the system won't use extra resources to compensate for any external weather.  With conventional construction, your home is leaky enough to vent naturally.
7. In Maine with Mottram Architecture we are most likely to recommend a heat pump for our net zero homes. This type of heating system uses the natural outdoor & ground temperatures on your site to move heat in or out of your home.  This system is more efficient because it’s moving instead of creating energy. With conventional construction, your home uses non-renewable resources like oil and gas to create energy to heat your home.
8. Renewable power production: To truly be Net Zero we believe a home should produce more power on site than it consumes during the year. On site produced energy is most efficient when it is directly attached to the structure which is using the energy. In Maine that means solar. By following all the principles above we can reduce consumption of the home to a manageable amount of energy use that can be produced by a solar array.

Planning and attention to detail are the foundations to an intelligent design that will lead to a cost effective net zero energy home. If you think these designs align with you and your families goals and values engage Mottram Architecture to guide you through this conceptual process.  We can help you identify what choices are right for you and your home and how you can create a long term space customized to your needs that will start giving back the day you move in!

Net Zero Home on Keuka Lake, NY with Newcastle HCC

So often we share photos of a home after it is built, but the building process is fascinating! So I thought I'd take a little time and share the starting process for one of our homes in New York. February is all about Net Zero Homes, so enjoy these images and stay tuned for more on building Net Zero Homes! Keuka Lake, Jerusalem, New York, Net Zero Home with Newcastle Home Construction Corp.Demolition day! There was an existing structure on the property that had to come down before construction could start.But look at that view! Beautiful Keuka Lake, Jerusalem NYThen the digging can begin. This home sits up on the hillside above the lake. So it will have a walk out basement and the first floor will be just below street level.Foundation going inICF's going up. In energy efficient building, we often talk about how critical it is to get the foundation right! So we have ICF block foundation on the two below grade sections with framed walls on the interior of the basement and 11 1/4" thick double framed walls on the two walk out sides of this house for an R-40 insulation value.Pouring concrete in the ICF'sCouldn't help but share, sometimes its silly things like this on the job site that keep you motivated to build in the middle of February! There goes the derelict boat, into the dumpster.Block frost wallsA little framing going up on the lake side.Driveway and rough grading coming down to the garage level and walk out side of the lake. It's so important to create the right type of drainage when changing levels, but especially when building on the lake. It's critical to know where your drainage is going.And speaking of drainage, waterproofing is absolutely critical in a Net Zero Homes. We aim for this house to be below 1-2 air changes an hour, so trapped moisture from a bulk moisture source like the ground would be a disaster. It's so important to have a water management strategy and good indoor air quality in a Net Zero Home. More on the ERV in the future!Steel going in. Sometimes with long spans, you have to move to steel.Stay tuned for more updates on the Keuka Lake Net Zero Home! And check out our friends over at Newcastle HCC!Photos courtesy of Mike DeNero, Owner of Newcastle HCC

Do Homebuyers Want "Energy Upgrade" Packages?

We were recently featured in the Insulation Institute's Quarterly Newsletter. Below is the story by Stacy Fitzgerald-Redd. For more information on the Insulation Institute, click HEREAre builders missing the mark by not offering upgrade options for HERS-Scored homes?Homebuyers like choices. Builders, ever eager to meet the desires of their buyers, typically offer a dizzying array of choices in products, finishes and designs to suit a wide variety of styles.  Yet seemingly few builders offer consumers a choice in homes at varying energy efficiency targets. Is this a missed opportunity for builders in meeting the growing energy efficiency desires of buyers -- an increasing number of whom self-identify as sustainable consumers? Perhaps. Research from McGraw Hill Construction shows that 73 percent of home buyers are willing to pay more upfront for green home features, like energy efficiency. How much more? According to the Green Building Advisor, the most common estimates are 1 to 3 percent.  In that HERS scores are the equivalent of a miles-per-gallon ranking for home performance – the lower the score the better -- a lower HERS score means reduced home energy costs for homeowners. Homebuyers might be willing to pay more if they thought they’d get more, in terms of energy savings. Take this as an example:

• HERS score of 65. This is often about level offered by builders as energy efficient. This could be the baseline or “good” efficiency package.
• HERS score of 40. A home at this level would likely be net zero energy ready, meaning it is super-efficient and can become net zero by integrating solar or other onsite renewables. This would be the “better” efficiency package.
• HERS score of 0. This is a net zero home. This would clearly be the “best” package a homebuyer could opt for.

Homebuyers are familiar with the package approach, though it remains to be seen how much they’d be willing to pay for HERS scores at different levels. What is indisputable is that the integration of good design and construction plays a major role in determining energy performance, something architects are increasingly advocating.Evaluating the Good, Better, Best ApproachEmily Mottram is the owner of Mottram Architecture, a full service architecture firm specializing in energy efficient design and Net Zero construction in New York, Pennsylvania and Maine. Her seven-year-old company also offers energy consulting, energy audits, HERS ratings and consultation on building envelope design. Mottram’s clients are typically driven by the dual desire for sustainability and energy efficiency but the option of offering a “good, better or best” performing home – reaching a specific performance target or HERS score at an incremental price increase that the buyer would be willing to bear, is in her opinion, a largely untested concept.“I’ve recently been discussing the idea of a ‘pretty good home’ with some building industry colleagues and there’s a definite awareness that a HERS 60 home, for example, could be an acceptable target for one buyer, while only a Net Zero home would work for another,” Mottram said. Offering homes in specific HERS target ranges could hold appeal for a certain segment of homebuyers willing to pay more upfront for more comfortable homes with lower utility costs.  This could be a win-win for customers and builders who can offer more targeted options to meet customer needs. Regardless of the target, Mottram says that architects and builders can do a number of things that will increase home efficiency and help lower overall HERS scores and many are inexpensive or have relatively low incremental costs.Integrating Good Design, Construction Practices“One trick that literally costs nothing is the orientation of the house,” she said. “Using the sun for its heating potential and reducing North windows will ultimately save consumers money on energy costs.” Mottram notes that increasing the focus on the thermal envelope – particularly installing good air barriers, taping and sealing in the right locations, can dramatically improve the energy performance of a home. In addition, increased insulation -- R21-40 walls -- offers significantly higher energy performance. “Also, reducing the framing and having a tightly sealed envelope allows for more insulation and pays for itself in no time.  “Simply maximizing the placement of windows -- these are all things that can boost energy efficiency,” she added.“By focusing on good design and construction practices, you can get a better performing home for reasonable incremental cost, but the design has to focus on proper construction and air sealing, which is why building science education, is so important,” she said, adding that regardless of the energy performance target, builders must increase their knowledge of building science and its impact on energy performance. “It does require a little more though from the builder to use less framing and increase insulation values. It takes more skill to follow through with contractors on the air sealing, air barriers and doing it all in the right locations, but this is ultimately how you maximize home energy performance, regardless of what the HERS score target might be.”Where Best Practices and Energy Upgrades IntersectBuilders will need to determine consumer willingness to pay for energy efficiency at various cost levels to determine if an “energy upgrade” approach makes sense. However, from a practical standpoint, builders would need some commonality, across upgrade options, to make the building process for homes of different efficiency levels feasible. The best way to do that is to have some energy efficient best practices that are undertaken on all builds, for example advanced framing, raised heel trusses, approaches to air barriers and sealing, things that impact the overall design and build process. Other items, like water heating and lighting efficiency, are more easily adjusted with less impact on the build process or other building systems. This would also help drive down the incremental costs for efficient building, improving the consumer return on investment. It is hard to say if energy upgrade packages are part of the future of housing, but if they are, they will be enabled by a broader, baseline level of energy efficient building practices.

In The Community with Mottram Architecture

I'm pleased to report that the Community Home Replacement Program's first project has started off extremely well given our late start into the building season!It was our pleasure to participate in this project and kick it off with a "Ground Breaking" ceremony held last week on December 7, 2016.  There is so much local community support for this project all the way from residents though great companies like Hammond Lumber and Matthew's Brothers!But most of all, I'm thrilled that the kids at Foster Tech will be involved in this project. They will have hands on experience with green building technologies that will help them make better homes for the rest of their building careers!Absolutely everyone should have access to better homes, and we couldn't be more proud a part of this project!Below are the three known articles links if you're interested in learning more about the project:http://www.dailybulldog.com/db/features/wmca-led-collaboration-to-build-a-house/http://www.sunjournal.com/news/franklin/2016/12/12/new-chesterville-home-be-built-through-collaborative-effort/2044737http://thefranklinjournal.com/home-leisure-show-images/Since last Wednesday - the home is growing from the ground up and they now have a poured frost wall with the likelihood of the students beginning their work early next week.Wishing you all a great holiday season!!!With Love, Emily Mottram

Passive House with Mottram Architecture

Sorry for the lack of updated content over the last couple of weeks! I decided that it was finally time to take the Passive House Course.  I've been teaching sustainable design for several years on top of practicing it here at Mottram Architecture. Although I knew the principles of passive house, and I have done blower door tests on a few local passive house homes, I had yet to take the certification course myself.  Like all great programs, I needed continuing education credits for my HERS certification, so I decided to take the plunge, hence my long absence.  The Certified Passive House Designer course "the German version" was only offered through New York Passive House Academy in NYC! It's a two week course that ends with a 3 hour exam.  So I spent a considerable amount of time traveling back and forth between NYC and my office over the course of May.  So thank you for your patience and here's some of what I learned.What passive house means to me is a lot of calculations, scientific data, cool but complicated construction details, and lots of integration to make sure all the parts work together. But what should passive house mean to you? Comfortable, durable, and healthy homes. Passive House, in an ideal scenario, would be able to heat a home with a small amount of electric heat added to the ventilation system. This may be possible in Germany, but unfortunately it's not quite possible here in New England. So some adjustments are made for longer, harsher winters, and higher humidity summers. I could list all the program requirements, but I think instead I'll give you the reasons why this is the direction we feel the building community should move.Targeting 70-80% reduction in energy demand in homes is great. It means building them tighter, smarter, with better insulation and fewer moving parts.  We are trying to simplify the usability of the systems.  I don't mean building smaller, in fact, in the passive house program, it's actually harder to achieve the standards with smaller homes. What I mean by simplify is the elimination of large and complicated heating systems. A better air quality system that doesn't account for fresh air being drawn in from any crack or crevice in the building envelop. And most importantly, understanding human comfort and keeping the system balanced to those comfort levels.Everyone can understand the value of a dollar + inflation, but the added benefit to reaching passive house targets is comfort. I recently sat down with someone who mentioned that a few years ago they built a new home. After moving in they discovered, that although it was beautiful, it had all the right finishes, it was terrible to live in.  They felt somewhat jaded that they spent all this money to build a wonderful home and had to deal with drafty construction and discomfort in their home. Building a home will likely be the most expensive personal purchase you make in your lifetime. Getting it right the first time can be hard.

1. Thick Insulation
2. Air-tightness
3. Prevention of moisture migration
4. Optimize the window areas and sizes
5. A reliable, steady supply of fresh air

Thick Insulation: I can't stress enough that when you build a home you should not skimp on the insulation. This is the most difficult thing to change after a home is finished. It also seems to be the first thing on the chopping block when budgets get tight. Resist the urge to change your insulation package. Not all insulation is created equal and changing the insulation package could be the difference between you loving your home and not being able to stand it. We have a range of temperature in which we are comfortable. When insulation is poorly installed, is used in the wrong application, or gets cut, the ability to keep the wall temperature warm in the winter and cool in the summer suffers. You can understand that radiators radiate heat into the space. Well the same is true in the opposite. If the wall is cold, you will radiate heat to the wall. Losing body heat makes you feel cooler and can often be confused with drafts. Our thermal comfort is directly affected by the surface temperatures around us. So poor insulation, or not enough insulation, causes us to feel uncomfortable in our homes. And on the plus side, the more insulation you have to reduce heat transfer, the less money you'll spend to keep your home warm.Air tightness: Houses do not need to breath. I repeat, houses do not need to breath. It is incredibly important to make sure that air moves through your home where you want and when you want. It's critically important to control moisture inside the house, along with other toxins that are often found in our building materials, the products we use, and the smells from what we cook. Outdoor air is necessary for healthy living, but people need to breath, not buildings. Drawing air though the building construction can lead to other more serious problems like the collection of moisture within walls. Air infiltration is also an extreme source of heat loss. Every time air leave your home, it's replaced by air from somewhere else (outside, the attic, walls, basement etc). In the wintertime, you have to re-heat every cubic volume of air that escapes. We seem to forget that the draft isn't just letting cold air in, it's letting warm air out, and that's costing you money.Prevention of moisture migration: As you can see, air tightness and moisture migration are tied very closely together. We will always have moisture within our homes. When we breath we respire moisture. When we cook we put moisture in the air. When we supply fresh air it comes with humidity from outside. Controlling the flow of that moisture, and exhausting it to the exterior, is important. When we have cold surfaces, the moisture in the air will deposit on the surface and can grow mold.  When we have leaky buildings, the moisture in the air can be pushed into the wall cavities and create condensation and rot. When hot air rises and is able to escape into our attics it can condense on the inside and make us think we have roof leaks. When a hole is drilled for a chimney and not air sealed it can "rain" indoors. Controlling the moisture is so critically important.Optimum Windows: We no longer want to live like cavemen. We want bright airy beautiful windows that take advantage of the view, let in the sunlight for light and warmth, and allow us to feel like we are outdoors without the harsh conditions. But when it comes to windows, the public is sadly mis-informed and the US is lagging behind it's German friends. It's actually cheaper to buy a triple pane window in Germany than it is to buy a double pane window. They have understood that an additional layer of glass keeps the surface temperature high enough to reduce thermal discomfort and condensation. When achieving the passive house certification, it's still necessary to buy windows from Europe to meet the requirements. Tested for air infiltration (drafts), thermal bridging (component parts), and overall U-value, we are still waiting for US Manufacturers to meet all these standards. I'm not saying it's not possible, I'm simply stating that no US manufacturers are currently approved by the standard to meet all the requirements. However, when I say the public is misinformed I mean that doing a window replacement will not save you money in your home. It's not as simple as new windows, the true value and savings is in how they are installed. Passive house takes great care to monitor both the window itself and how it is installed. Most replacement window projects that see vast savings come from air sealing during the installation, not the window itself. The major difference in triple pane windows is the thermal comfort and reduction of condensation which cannot be attributed to performance, but can be counted in comfort.Fresh Air: I mentioned previously that houses do not need to breath, but people do, and this is critically important.  When we first started tightening our homes to improve efficiency, we didn't know that fresh air was necessary.  We created what many call "sick building syndrome". We had mold and contamination issues that gave building science a bad name.  We have since discovered that there is a ratio of fresh air needed, per person, to have healthy indoor air. If you took note above, air isn't exactly "fresh" if you don't control where it comes from. Having leaky drafty buildings means high heat loss, but it also means the "fresh air" for the home may come from your wet basement, your dusty attic (and let's all admit we've seen a critter or two up there), or through dried out dirty cracks in our building envelope. With passive house, not only are you supplying fresh air from an intake that isn't positioned in the attic or next to the dumpster, but you're supplying it where you need it most. Most people work outside of the home, so when we are home we spend a majority of that time sleeping in our bedrooms. By providing fresh air to the bedrooms we can improve the quality of the space we live. We are also pre-heating the air so it is not introduced to the space at outdoor temperature. (Negative 15 in Maine in February) and capturing energy by not having to heat the incoming air. The ventilation system also extracts air from places that are high in moisture (kitchens & baths). In an ideal scenario, this will be the one piece of equipment you need in your home, and it should be simple to use and operate.If you're interested in the more detailed scientific data behind passive house, don't hesitate to reach out.  If you're a passive house consultant, we'd love to connect with you! Here at MArch, we think the constant pursuit and sharing of knowledge is beneficial to everyone! We'd love to hear from you!  

Comfortable, Happy, Healthy Homes: How To Get To Net-Zero

Cost-effective zero energy homes start with the design. Don't skimp on design if you want the performance without excessive cost.  Nobody, I mean really, nobody, wants to live in a house that they spent hard-earned money building (or buying) and then shell out more money every year just to sit around in three sweatshirts because you refuse to turn the heat up. We want to sit in the warm sunshine, maybe drinking our coffee, reading the newspaper, and not worry about the dollars that are flying out the door. Did your mom ever yell "Do you live in a barn, close the door". Well we don't live in barns, and we don't want to live in drafty uncomfortable spaces either. We want to live in warm, cozy, happy, healthy homes.  So how do we get there?One of the ways we do that is through energy modeling. During the design phase we always run our projects, especially net-zero bound projects, through our energy modeling software. I won't get into the weeds on all the data that goes into an energy model, but I will tell you what we use it for. Doing the energy modeling during the design phase allows us to evaluate different building techniques, heating systems, and performance data to come up with the best solution for your individual needs. The industry calls this technique, cost offsetting. If we can add more insulation to your walls, we can reduce the need for a central heating system. If we can reduce or eliminate the central heating system, the costs of construction go down.  We like to use the term "house as a system" which means your house is a series of inter-related parts. When you change one part, if affects others. By using energy modeling software we can compare different construction techniques to come up with the best combination of different parts.Another cost offsetting technique that we love to use is orientation! So simple, and absolutely free. If we look at history, the ancient Romans knew which direction to face their buildings and how to use mass to absorb heat. Use the sun for passive solar gain, brilliant! Modern day building practices have almost completely ignored this one simple solution. In addition to orienting the house the right direction (south) we also take time to place windows to take advantage of the view while at the same time, eliminating windows where we don't need them. If we can cut down windows on the north side of the house, the performance of the home skyrocket. That doesn't mean we live with dark spaces. One of my favorite solutions to fewer windows is interior windows. A great way to add character and style to a house is to pick an old window and install it in an interior wall between a room with lots of natural light and one with low or no daylight. This is especially effective for lighting interior stairways without adding skylights to the roof. If you've been following my blog or know me in person, you've probably heard me say "windows never pay for themselves". So why pay a lot of money for a poor performing building material instead of spending time during the design process to pick and place the right window in the right location. Should you order triple pane windows from Poland? Maybe? Should you take the time to maximize windows in the best locations and eliminate them where not needed? Absolutely! Can you hit Net-Zero with builder grade double pane windows from a major window manufacturer? Yup! Are you starting to see the forest through the trees? Getting to 0 from 100 is all about design.To get all the way down to 0 though, you have to produce as much energy on your site as you use. We can super insulate the building, eliminate thermal bridging, reduce air infiltration, orient the house the correct way, but what we can't do is completely eliminate energy use. So we need to produce energy on site to offset the usage. If we oriented the house the correct direction, adding solar panels is usually the quickest and easiest on site power generator available.  Some people, depending on location, may be able to harness wind power or hydro, but the average homeowner should be able to take advantage of PV. With the government subsidizing solar installations it's getting more cost-effective to add your own power generation to your home. Between off the grid battery banks and grid-tied net metering, there is a way to harness the power of the sun to produce electricity.If you're reading this article and thinking "but all these super efficient houses are ugly" you should go back and read one of my previous blog posts on selecting the right architect. We all have different taste, and if you select the right architect for your project it can be cost-effective, efficient, and beautiful. And here you thought building a house was simple, little did you know it's one of those giant jigsaw puzzles, that until you get all the parts lined up just right, you just have a pile of building materials that may or may not turn into a happy healthy home.There are lots of different ways to get to zero energy. So like I said at the very beginning, spend time during the design to get all the details right.  You can simply monitor your actual energy usage for a year and prove that you made more energy then you used. Or you can take advantage of one of the certification programs out there for meeting the zero energy threshold. Here are a few:ProgramsLiving Future Institute: Zero Energy Building CertificationDepartment of Energy: Zero Energy Ready HomeNYSERDA Net Zero Energy Homes Low Rise New Construction ProgramLEED Zero Net Energy HomesIf you read this article and you're disappointed I didn't tell you exactly how to get to net-zero with all the tech trade industry specifics, feel free to reach out to me via email. I'm always happy to get into the weeds on how the technologies work and how they can be combined. All you need to do is run into one of my past students to know, I love to talk about this stuff! So reach out, leave me a comment, send me an email, start a discussion with me on Facebook. I promise, I'll respond!~ Emily Mottram, Mottram Architecture

"Female Architects Speak Out" - The New York Times

The New York Times released an article on April 12th 2016 titled "I Am Not the Decorator: Female Architects Speak Out" and I thought it was appropriate, as a female architect to say a little bit about it.  This article was shared with me by one of my successful female architect friends in Boston and one of my other successful entrepreneur female friends in Rochester, New York.I am not going to say that I have not felt my share of the discrimination, from doing an energy audit where the homeowner asked me where the rest of my crew was and stated that I couldn't possibly be doing this by myself, to other entrepreneurs asking me to be part of their team so they can take advantage of the minority female owned status that comes along with my owning my own business. But what I want to highlight is, discrimination exists everywhere. I was once told by someone that people would never hire me because I was too young, and yet I walked away from that meeting hearing that what I do was fascinating, and how was I going to get people to talk to me since I was so young. During my time doing audits, I simply explained to the homeowners, if they didn't feel that I was giving them the best valuable advice at the end of the audit, we would discuss it.  And I can't name one time when I walked away from an audit that the homeowner wasn't convinced I knew what I was doing. I even had one person tell me they thought I might be the smartest person they ever met. LOL, that one threw me for a loop, but it put a smile on my face, because I strive every day to be good at what I do, and get better at what I love doing.We should look at Zaha Hadid as the inspiration she was. You might not like her style, that's fine. The world would be boring if we all liked the same things. Instead, she chose to just keep doing what she loved, even if she got turned down at every corner. So I encourage people out there, don't be held back by whatever discriminating factor is thrown at you in your field. Don't be afraid to pursue your dream because someone is going to assume you aren't "an architect, let alone THE architect". Stand up for yourself, be proud of what you do, know you are good at your job, and spend everyday trying to be the best you that you can be. That's what people respect. Just like the examples in the story, if you are working somewhere that isn't fulfilling your needs, try somewhere else. I encourage you, think outside the box. It's hard, but aren't the most rewarding things in life things you had to work for?

5 Reasons Why We Think You Should Stop Putting Your Projects Out To Bid!

Call us crazy, but putting projects out to bid is our least favorite thing to do, and here is why.

Bids are never apples to apples

When you put a project out to bid, the architect has to provide a lot more information to ensure that all the contractors are bidding the same thing, which they never are. We know from experience, if you ask 6 contractors how to build something, all 6 will have a different way of doing it. Taking the lowest bid can sometimes mean that your going to get an inferior product or maybe a subcontractor whose attention to detail isn't quite where you'd expect it to be for the money you are spending. When the contractor isn't intimately involved in the project they don't know what your expectations are. I once asked a client's rep if the client was a Volvo or a Ferrari, because it makes a difference in the level of detail and the quality of what you provide. You may also be ruling out the best contractor for your project based on price alone. In the long run, the more expensive contractor may have been better able to meet your needs and may have lost of job because they were not willing to compromise the integrity of what they do to win a job.

You spend more money with your architect on things that could potentially be spared

As I mentioned above, the amount of information that needs to be provided during the bid process can sometimes be significantly more than what would be needed if you were working with a contractor that the architect has already worked with. Having a contractor who has been involved in the process from the beginning and knows that you want a specific type of wide plank hardwood flooring will help get accurate pricing.  Often times a contractor will leave an allowance for things like light fixtures, flooring, plumbing fixtures etc. These allowances are based on either their experience, or whatever is the easiest and cheapest thing available to keep their bids low and be awarded a project. That doesn't mean that you will select these products, and in the end, you may be over the budget you had agreed to because this contractor didn't know you wanted all LED fixtures, or that special faucet from Waterworks.  As the architect, we will try to pack as much as possible into the design drawings and specifications to catch all of these variables, but it's simply not the same as the builder getting to know you during the process so they know what to bring to the table to meet your specific budget and requirements. Of course we want to be involved in your project from beginning to end, and we will help you with all of your choices and selections, but adding unnecessary time to a drawing set to get accurate bids is sometimes a waste of our time and your money.

The lowest bid rarely nets you the best project

We've worked on several projects where contracts have to be awarded to the lowest bidder, and it's always a challenge. When the client doesn't know, like, or trust the contractor, there is always second guessing through the entire project and it can become a very adversarial relationship. You will be spending several days a week, for several months of the year, with this contractor who is building on renovating your dream home. Knowing that your personalities will click can be worth a few extra dollars! Having the peace of mind that the contractor will pay his subs on time and won't take your deposit and skip town is huge. Knowing that the contractor understands your objectives and can easily bring cost effective value engineering to the project without losing sight of your final vision is crucial. But the reality is, building a home is a very complicated process and you want a contractor by your side who is going to listen to you, handle the details, and be kind and respectful through out the project.

Building a team gets you a better end result

We know we aren't perfect, and training to be an architect often requires you to work as part of a team. We love the integrated design process, both between ourselves in the open design studio, and with the contractor, client, and specialty trades. Building net-zero homes is a team effort and we think you get a much better project when the entire team pulls together the project from the beginning.  As I mentioned above, no two builders are going to build something the same way so why put a wrench in the system.  Sit down with the contractor and go through how they would build it, what ways they can bring cost savings to the project, and how to meet your objectives in the best possible way.  Planning for things like, where the solar lines are going to run from the roof to the utility room, can make or break a project. Making those decisions made during the design phase helps create a truly cohesive project. Having a different set of eyes on the plans as they come together, in our opinion, always creates a better solution.  Architects are trained to get the most out of your space and your budget. We think in three dimension as the plans are going together.  But we also love to work closely with our builders because they know how they are going to put together what we are asking for, and they are always up on current market fluctuations in pricing and schedule, so they have a thumb on the pricing throughout the project and can make cost effective recommendations that help keep the project on time and on budget.

Putting a project out to bid could blow your schedule out the window

Although the last of our 5 recommendations, it is in no means the least important.  The last couple projects I have put out to bid have all had the same problem. The client has finished with design and they are excited about the project only to find out that all the contractors that we have approached to bid on their project are out 3, 6, or 12 months.  Securing a contractor so you can start your project when you're ready to get started can be critical. When you put a project out to bid you are at the mercy of the contractors schedule.  When you bring a contractor in, early in the design process, they will add you to their schedule and be prepared to start your project at the agreed upon time.  Getting everything together in time for construction then becomes something the team works very hard to make happen.  If you put a project out to bid, even if you land the contractor you know you want to work with, you may need to wait several months to get started. So when you start a project, be clear about your timeframe. If you're building on the lake or ocean, sometimes the towns have rules about when you can do construction, and it may not be during the time of year that is best to build.  If you're not already on your contractors schedule, that could mean you have to wait a whole year to build.  In Maine, depending on the time of year, roads get posted which do not allow construction vehicles to travel to a site for many weeks. Timing is crucial and holding a contractor to a bid for more than 90 days is unlikely.  The fluctuation in the product market can be huge. Between the end of December 2015 and the end of January 2016 one of our window manufacturers increased their pricing twice.So our recommendation is to stop putting your project out to bid! Select a contractor that you know you can work with.  Tell them your budget, bring them in on the team, and let them plan for working with you and provide value engineering to your project to keep it on time and on budget!

What's The Process For Working With An Architect To Design My Home?

What do I get for my money? Are you worried about working with an architect but have no idea what to expect? Well here is a detailed layout of how a typical project can be structured when working with Mottram Architecture. What do you get for your money? Value! Sure, I’m trying to sell you something that doesn’t exist and below is a list of the meetings and items I will provide to you during the course of a project. But what am I really providing?You might ask yourself:Do I need to hire an architect?Nope! Homes are built every day without an architect. Building a home is a complex problem and we (as architects) thrive on those challenges. Isn’t your dream home a space that suits you exactly? Do you live in a home that you have been trying to reconfigure for your family's specific wants and desires? These are custom solutions that we can help you solve. Hiring an architect is about managing your risk through a complex construction project, and increasing the quality of your experience during the process and for years after as you live in your home.A project typically takes a natural progression that almost all architects follow. We work in a similar manor and this is the breakdown of how we work. Every client is different, however, and we give you the opportunity to take advantage of as many phases as you’d like. We also realize that this process is based on the average client and we may spend more time with you in different phases. Every client is unique and we adapt our proposals to meet your needs.Phase I is an existing conditions survey, or it's schematic design if you are building new. What happens in the schematic design phase?We meet to discuss your goals and establish the project requirements including the Project Scope, budget, space requirements and aesthetic preferences.Based on the requirements established at the first meeting, we sketch out a design comprised of up to three proposed solutions for the project. Solutions usually include floor plans and exterior building elevations to illustrate the home.After discussion of the first three design concepts, we have an additional meeting to present and discuss the combinations of all of the design solutions into one solution moving forward. Usually we provide two revisions to the selected schematic design solution.  More than two revisions during the schematic design phase could be considered additional services and can change the overall cost of the design proposal. Again, this process is based on your average customer.At this phase we provide a “design” budget using square footage cost estimation and the schematic design solution will be signed off on prior to moving to the next phase of design.Phase II, What happens during the design development phase?With your approval of the schematic design we get a lot more detailed! We will develop the floor plans, exterior elevations and prepare additional details to fix and describe the character of the project.You will now need to start thinking about and seleting hardware, finish plumbing fixtures, appliances, kitchen cabinets, tile, stone and decorative lighting fixtures. Depending on the project we typically prepare interior elevations as necessary to describe the locations and arrangements of fixtures and finishes that you have selected.As a rule of thumb, we usually meet once at the beginning of design development and once during the process. This translates to 2 design revisions prior to heading into construction documents where we tell the builder how it all goes together.Phase III: What happens during the construction document phase?Based on the approved design development drawings, we prepare construction documents consisting of drawings and specifications that will describe the scope of work and be suitable for filing with the building department and for construction by a qualified contractor.This is the part where we, as architects, spend a lot of time at the drawing board putting together all the details. We meet less frequently, and what is provided is a substantial set of construction documents that can include, but not be limited to:

• • Architectural Floor Plans delineating the existing construction, demolition, new construction, and the cross referencing of details and sections on subsequent drawings.
  • Power and Data Plans showing electrical receptacles, telephone, cable and internet locations.
  • Finish plumbing fixture locations.
  • Reflected Ceiling Plans indicating placement of ceiling-mounted, wall-mounted and recessed lighting fixtures, with associated switching arrangements, and locations for required smoke and carbon dioxide detectors.
  • Building Elevations at each exterior facade showing the existing residence with the proposed new construction including notes indicating finishes, materials and any special conditions.
  • Details, Sections, Schedules and Notes communicating, in detail, different aspects of the design relating to construction and/or code requirements. These details are essential in conveying the design concept to the General Contractor, the subcontractors and to the Building Department.

Engineering Note: Basic Architectural Services do not include mechanical, electrical, plumbing, fire suppression, structural or civil engineering. Phase IV: What happens in the pricing and permitting phase:We should qualify that we will help with putting a project out to bid as noted below, however, we find that our clients are more satisfied with the overall construction project when they select a contractor during the design phase and bring them into the process creating a truly integrated design. This almost always saves time and money for the homeowner.Contractor SelectionWe will assist you in interviewing (3) contractors of your choosing or if you need some contractor referrals we know several people in different geographical locations that would be happy to talk with you about your project.We coordinate with the contractor during the design development and construction document phase to reduce design fees and meet the clients scope and budget. We work closely with the Contractor to value engineer a project to meet within the constraints of your scope and budget and revise the design accordingly.Bid CoordinationIf you choose to put the project out to bid we will assist you with assembling, distributing and evaluating the bid package, which includes things like preparing and distributing the Construction Documents to each contractor. Addressing contractors questions and issuing clarifications and/or addenda (as required). Assisting you with the evaluation of the bids, as it needs to be reviewed to be sure each contractor is bidding apples to apples.Building Permit AssistanceWe will assist you in preparing the application for the Building Permit as required by the local zoning code. We will make sure the drawings include all the necessary elements for permit along with any other paperwork you might be required to submit. Fees associated with the Application for Building Permit are the responsibility of the Client.Phase V: What happens during construction administration?Based on the signed contract between you and the contractor of your choice, we can provide a number of services during construction!We prefer to start construction off with a project coordination meetings just to be sure the client and the contractor are on the same page! This helps to provide clarification of construction documents.If you need us to, we will visit the project site at regular intervals to observe the progress of the work and answer any questions the contractor might have. When you are dealing with renovation projects you should know that something always comes up during construction.On larger projects we review subcontractors’ submittals such as shop drawings, product data and/or samples. Sometimes that means we might prepare supplemental and clarification drawings during construction to meet the requirements of your project.At substantial completion, the Architect shall prepare a “punch list” of work to be corrected and review the corrective work to completion. It's always that last 5%.We give our clients a proposal after our first meeting that details these steps with our understanding of their scope of work. At any time a client can choose to move forward to the next phase, or only complete the current phase.  We like to think we make architectural services available to everyone. We think we add value to every project, so we'd like you to give us the opportunity to prove our worth!~ Emily Mottram, Mottram Architecture

72% Of Individuals Polled Were Unaware That Architects Apply For Planning Permission

Sadly, I have neglected my blog over the last couple of weeks as mud season rolled into road construction season here in Maine.  I have, however, kept up with some of the interesting articles that are floating around my inbox.  One that caught my attention stated a number of facts that the average person doesn't know that an Architect does! Architects are notoriously bad business people. How can we run a successful business if the majority of individuals who would hire us have no idea what we do!This topic reminds me of the statement that I make to my students at the beginning of each semester. "I don't know what you don't know!” Quickly followed by: “I don't remember what it was like when I didn’t know, now that I know it.” As an Architect, I guess I get caught up in the excitement of the design of the project, and I forget to explain all the important things that need to happen behind the scenes as a project develops.According to Vitruvius who wrote The Ten Books On Architecture for the emperor Augustus: “The architect should be equipped with knowledge of many branches of study and varied kinds of learning, for it is by his judgment that all work done by the other arts is put to the test.” The foundation for which all architects study asks them to be the linchpin for every project. In simple terms it requires the architect to hold together various elements of a complicated process:  To be involved in every aspect of design and construction because an architect's knowledge base extends to every discipline.I am currently writing a class for the fall semester and I have to put together, in detail, a worksheet of all the information that an architect would be required to figure out during each phase of the design and construction process. It has been an exhausting list including zoning, watershed, ADA compliance, wall detail sheets, sections, schedules and so much more. Maybe you don't need the Architect to hold your hand and pick out paint colors, but are you aware of all the other things you should be asking your architect to do? How about a few ideas to get your mind thinking about how complicated this process is:

1. Check the zoning, because what happens when you can’t do what you wanted to do on your site?
2. Check for watershed restrictions, how much extra is it going to cost you to find the right location for the septic on this site you wanted to build on?
3. Phosphorus plans. Did you even know you might need one of these?
4. Planning requirements for submission, every town is different and you might need stamped engineering drawings or a site plan with 2’-0” contours.
5. Help the builder work out any unforeseen issues, because there will always be issues
6. Coordinate with trades, when you have no data jacks on the first floor of your home and you can’t connect to the internet without a wireless router you’ll wonder why no one said anything. It’s not like you were supposed to know, and the electrician was just doing whatever was necessary for a certificate of occupancy, it's really not their job to ask you how you are going to use your space.
7. Lighting, because even the most beautiful space can be dark and under utilized if a proper lighting layout hasn’t been established
8. Check to make sure the building envelop is tight and continuous, the days of energy efficient structures are becoming more and more important.
9. Verify the electrical is in a usable location, because there are twenty light switches and not one of them turns on a light when you enter the front door.
10. Heating or cooling is in a usable location, because it was easier to run ductwork right behind where your couch will go, and now it doesn’t heat the space.

I assume it was drummed into my mind as a young architect that our clients don't need to know all the nitty gritty of what we do behind the scenes.  However, it has become abundantly clear, that our profession is marginalizing itself because clients now assume that the builder figures out things that architects should be doing. Whose fault is it when we agree to lesser services and the project doesn’t go as planned? Just because the structure can be eight feet apart, doesn't mean that the geometry will look correct when it's finished. Or that removing one window will save you $500, but now every time you drive into your driveway you see the two eyes and mouth because the front of your home looks like the painting "The Scream" by Edvard Munch. It's like trying to run a project, without a project manager. Just because it might save you a little money, doesn't mean it's always a good option.  The architect has spent hours getting the proportions just right, so if you need to save money, or make a change, they need to be able to evaluate how that change will affect all other parts of the structure. Not only does the architect design buildings, we manage the process from the beginning site analysis through commissioning.  You need the architect to be fully engaged through the entire process, so let us tell you why you need us!  

How To Keep The Momentum Going On Your Design Project

When doing a building project, momentum is key to a successful project.  Clients show up at the first few meetings with bright eyes and lofty dreams, but who drives the project after the newness has worn off and you are bogged down by the details of the project?  This is a discussion that I have had with fellow architects, clients, and marketing professionals in the last month and I thought it merited discussion.When a project first starts, the architect needs to lead the momentum.  One of the biggest reasons that projects fail is poor project management. After the first meeting, the architect should propose a time and an outcome for the next meeting prior to leaving the first meeting.  Give the client a schedule of events.  Unless the client has built a home or designed a project before, they have no idea what to expect.  The architect should ask for a project budget and a timeframe. Then they should backtrack from the end date to create a preliminary schedule.  Before leaving the first meeting let the client know  “I’m going to provide you with (XYZ), does it work for your schedule to call you or meet with you on (X) day at (X) time to discuss”.  This establishes a next meeting and requires that the client sets aside time to continue the discussion of their project. It starts the momentum from the very first meeting, lets the client know that the architect is organized and reliable, keeps the client on track, and lets them know what the next expectation is.Now that you have made it through the first five meetings, because I’ve been told that five is the number of contacts necessary to get a client to “buy in”, you are underway on the project.  It is at that point that the client and architect are now both responsible for maintaining the momentum. The second reason that projects fail is due to the client or the architect having lost track of what the problem was that needs to be solved.  When an architect gives the client homework, and they don’t do it, it backlogs the project. It pushes back the timeframe and increases the budget because now the architect has to have more meetings to maintain the process.  I also feel that it is important to give the client no more then three decisions at a time. Clients can get distracted by all the choices available and have difficulty staying on one course.  This is the point at which projects can derail, as the architect or owner has lost sight of the problem that needed to be solved.  Many studies have been done on how people make decisions, and it is clear that the client needs to maintain the goal in mind in order to get through the process and arrive at a solution to their project.  Although the information age give us endless possibilities, if an architect provides a client with endless design solutions the momentum of the project can be lost very quickly.  There is always some other way to do it, so providing the client with fewer options based on an architects professional opinion will keep the project moving forward and help keep the focus on the problem that needs to be solved.Clients often have no idea what the architect is doing or how much time they spend researching, planning, designing, or discussing the project with fellow colleagues, city staff, regulatory boards, and other jurisdiction requirements. It is important to know that they are going to spend far more hours dedicated to a client’s project, on things that clients typically don’t get involved with, but are necessary to successful projects.  So when an architect asks the client to do a little homework, please do it before the next meeting, or call the architect and let them know that something came up. Reschedule the meeting for a time when the homework is complete and everyone is ready to discuss the project. These steps are necessary to maintain momentum. If the client requests weekly meetings, make sure there is something to discuss at each of these meetings, solutions that move the project forward.  If the architect feels that weekly meetings are unnecessary, explain why to prevent micro management of a project that slows down and delays the work, it is up to the architect to manage the process and provide enough information at each meeting to instill confidence in the client.  The client does not know how to evaluate an architect’s ability.  So with all clients educate first and design second. It’s hard to know what people don’t know, once you already know it. Clients who have done a lot of research will appreciate the architect’s opinions on the subject.  Clients who have not done a lot of research will appreciate the information that is necessary to make their project truly successful.  I firmly believe there is no such thing as too much education, but there can be too much information.  So it is the architect’s responsibility to listen to the client and keep their goals in mind.It can be very difficult as the architect to both listen and teach.  There is a fine line between explaining your project and listening to the client’s response.  Answering questions and writing down answers or questions from the client all while explaining a design process or thought can be tricky.  If the architect works as a team, it is often beneficial to include a team member during the discussions that takes notes and can provide an alternate viewpoint when necessary.  However, in residential design, the budget may not be able to afford the extra cost.Maintaining the momentum during the project often happens through contact with the client, a simple reminder of what is going on, and providing them with valuable information.  People often worry about “bothering” their clients, or clients “bothering” their architect.  If you are going to make contact, just make sure you are providing valuable information, then the client, or architect, will be happy to receive your correspondence and feel like the project is important and a priority.  In many ways a design project is like a relationship.  The better the communication, the better the project.So as a client, if you are getting ready to design a new project, keep in mind that it is a two-way relationship with the architect to maintain the momentum of a project and complete it on time.  If you are an architect, it’s important to remember that you are not only the architect, but also the project manager, and maybe the technician who has to complete the work.  Create enough time to do all of them, explain to the client how long it takes, and what the process is.  By educating the client everyone will be happier and a successful project will emerge.