Energy Efficient Cabin Under Construction

An energy efficient small mountain cabin is currently under construction on a steep site overlooking Bottle Bay, east of Sandpoint on Lake Pend Oreille.  Scott Schriber of Selle Valley Construction and his crew are hard at work on this 1700 square foot eclectic cabin that promises to fulfill the owners long held dream of moving to the area and living in a high performance home populated with reclaimed fixtures and funky furnishings.

This highly energy efficient three bedroom cabin, designed by Hendricks Architecture, is being constructed using the Remote wall system, which utilizes a thick layer (or several layers) of exterior foam insulation sheathing to minimize or eliminate thermal bridging.  Scott is a big proponent of the system, and it was an easy sell to the owners who knew they wanted a high performance energy efficient home.

Cabin Side Elevation

This cabin will most likely qualify for gold level certification under the National Association of Home Builders Green Standard.  Selle Valley Construction has built several Green Certified homes, and Scott was a driving force in choosing the innovative construction systems that are employed in this cabin. In addition to the remote wall system, this cabin is being built using advanced framing techniques, raised heel trusses, and locally sourced cedar siding.  The design called for rusted corrugated steel siding used as a wainscot around the entire cabin, and Scott’s wife Barb Schriber worked with the owners to find reclaimed material for this application.

The owners have done a lot of work on their own, collecting numerous old plumbing fixtures, doors, and the like to use in their dream cabin. While this project does rely on some new technologies and devices to help reduce its impact, part of the green strategy is to utilize recycled or reclaimed goods as much as is practical, especially when it contributes to the eclectic character they are striving for.

The cabin has a large deck that faces the lake, as well as a covered screen porch for enjoying fresh air and early summer nights when the weather or mosquitoes can make being outside unpleasant. The screen porch was one of the owner’s favorite parts of the house, and despite a tight budget, they insisted on keeping this vital outdoor living space. The location of the cabin was forced by setbacks and steep topography, and as a result the deck and screen porch hover dramatically over the forest below.

Cabin & Deck Under Construction

Inside, a loft above the private spaces is open to the vaulted Great Room/ Kitchen below. The loft is primarily intended as a playroom for the grand-kids, but was designed with a couple opposing shed dormers to provide natural light and an area with enough headroom to house bunk beds. A heat recovery ventilator in a closet above the entry will help draw heat to the loft from the ductless heat pump located on the south wall of the great room. The heat pump and a wood stove in the great room should easily heat the entire cabin.

We are seeing a lot of interest in smaller energy efficient homes in North Idaho. If a new cabin or mountain home is in your future, we would love to talk to you about helping to make it a reality.

Tom Russell, Architect LEED AP

Hendricks Architecture specializes in the design of timber mountain style homes and cabins.  Most of the homes we’ve completed are in mountain resort areas throughout the West.  If you are interested in a mountain home, or you have any other inquiries, please contact us.

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Deconstruction vs. Demolition

Recently I read an article in the Seattle Times Home and Garden section about deconstruction versus demolition, both of which I’ve had experience with as an architect.  “On average, more than 75 percent of a home can be reused and recycled”, said writer Stacy Downs.

When you hear the term “tear down”, most homeowners simply have the contractor tear down a home, take it to the dump, and start a new home with new materials.   The art of deconstruction, where a contractor takes the time to disassemble the light fixtures, cabinetry, doors, door handles, plumbing, and other parts of the house, is becoming more and more in vogue.

Some of your plumbing and light fixtures can be reused on your new home.  Your original concrete foundation, garage floor, basement, patio, driveway and brick chimney could be  crushed and used for your new home’s foundation backfill, potentially saving you thousands of dollars.

In the case of the mountain style homes we design, recycled timbers are extremely valuable.  Not only are these rustic timbers physically beautiful, but they are also sometimes bigger and longer than those commercially available, not to mention the strength of the old-growth wood.

I designed a new home a few years ago in Bellevue, Washington where the old home was deconstructed.  It was the homeowner’s idea, and at first I had thought they would lose money in the deal.   Deconstruction is much more labor intensive and the costs of deconstruction are initially higher.  However, if you’re willing to wait until after taxes, you could actually earn money if you have it appraised for the value of the salvageable structure.

Not only could you get tax benefits, you could also get extra LEED points, as well as help ease the minds of the environmentally conscious.  More than 30% of waste that goes into landfills consists of building materials.  For more info, or to purchase recycled goods, look up your local Habitat for Humanity ReStore resale outlet.  Proceeds help your local Habitat affiliates fund the construction of Habitat homes within your community.

Read Seattle Times Article.

John Hendricks, AIA Architect

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Negotiating with a Contractor

Negotiating with a contractor often gives owners the best value for their money.  Working with a proven and reliable contractor leads to less headaches, the quality is known up front,  and the building team (including the owner, architect, general contractor and subcontractors), is on the same page.   A negotiated fee can be a higher cost up front, but the end cost can be lower than in a competitive bid as there are typically less change orders and the project is built faster with smoother project administration.  A successful negotiation is a win-win for both parties.

Building a new home or doing a major remodel involves a lot of decisions. One of the most difficult choices is selecting a contractor to do the work. Choosing the right contractor for the job is extremely important, and several things need to be considered before committing to signing a contract for one of the biggest investments many of us will ever make.

A Home Under Construction with a Contractor Selected by Negotiation

Building a new home can take from a few months to years, and during this time you (and/or your architect) will be working closely with whoever is doing the construction. Reputation, references and examples of past work should be carefully researched for all potential contractors. Chemistry is an important aspect of a successful owner/contractor relationship as well, and should be considered during the selection process. It is a good idea to talk to past clients (and your architect) and learn about their experience working with the builder on a long term project.

The method you use to choose a contractor should be based at least in part on what your priorities are.  Competitive bidding is one method that is used for selecting contractors, and is often a good choice if low cost is your top priority. It is a time honored way of selecting contractors, and works well in many situations. One downside to bidding is that the low bidder isn’t always the best choice, and choosing based solely on price often leads to disappointing results.

Some of our clients choose to select a contractor based on their qualifications and reputation, and then negotiate with them to determine a fair price for the project.  When quality of work and service are the highest priorities, this can be a better method than competitive bidding. If you choose an honest contractor that has experience building the type of home you want and has established a reputation for delivering high quality work at a fair price, you will likely be getting the best value for your dollar. As architects, one of the services we offer is helping you choose a quality contractor that is a good fit for your project.

Another Home under Construction with a Negotiated Fee

If possible, it is a good idea to have a contractor selected before the design has been completed. It is often helpful to have input from the contractor during the design process, and they can provide construction advice and periodic cost estimates that help to stay within a budget. Contractors typically aren’t getting paid for this, so it is only fair to be sure you are going to hire them before asking too much.

Arriving at a contract price is often a give and take process. Most contractors prefer to work on a cost plus percentage basis, which means that you will be reimbursing them for their cost for materials, labor, permitting fees, subcontractor fees, and any other cost directly related to the project. In addition to this, they charge a percentage on top of the direct costs which covers their overhead and profit (O&P). While the direct costs are usually not subject to negotiation, the overhead and profit percentage varies. Typical O&P percentages these days are 8% to 15%, with 15% being reserved for the very best builders.  In some of the busier resort areas 20% is not uncommon, though they’d better be elite contractors with high quality and service.

In negotiations with the contractor, there is usually some latitude in what percentage they charge, and in what portion of the work should be subject to overhead and profit charges. Depending on how busy they are, and how the market is at the time, the contractor may be willing to negotiate on their overall O&P charges. Unless it is negotiated and contracted otherwise, most contractors will add the O&P to all portions of the work, since as a general contractor they are responsible for coordination of all the trades and for making sure the final product is correct.

It is a good idea to ask a contractor how they select their subcontractors. Most established contractors have a group of regular subcontractors they use, and sometimes this can lead to non competitive pricing by the subs, since they know they will get the job. A good contractor will keep his subs honest by getting bids from competing subs, or by knowing what things cost and refusing to pay escalated prices. Make sure your contractor is working in your best interest and getting the best value for your dollar.

Another cost item that you will want to know is what rates the contractor pays his help. Most contractors have employees that are paid hourly and billed at some multiplier of their wage to cover insurances, taxes, etc. If you are on a cost plus percentage contract, you will want to make sure the contractor is paying his workers a fair price for their experience level and compared to the prevailing wages in the area.

An Architect can offer you help in deciding which method of selecting a contractor will be a best fit for your project, its budget, and your goals. We keep up to date on what things cost and what the contractors are charging for their services. We can suggest quality contractors that will be appropriate for your project, and help you negotiate with them to arrive at a contract price that is fair to everyone.

Tom Russell, LEED AP and John Hendricks, AIA Architect

Hendricks Architecture; mountain architects located in Sandpoint, Idaho.  Visit our portfolio for examples of some of our recently completed custom projects.  Feel free to Subscribe to Hendricks Architecture’s Blog.

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Good News On the Remodeling Front

Architects and Contractors who specialize in residential remodels should note and take heart in the following.

The Joint Center For Housing Studies (JCFHS) of Harvard University forecasts remodeling activity to start increasing 3.1% in the 4^th quarter, with a larger jump of 11.8% to follow in the 2nd quarter of 2011 as people start spending on home improvements.  Among other factors, currently there are many homes that have foreclosed that are being picked up and having major remodels.

The JCFHS measures improvements with such items as additions and kitchen and bath remodels.   Contractors are more optimistic as well with the low interest rates fueling spending on big-ticket upgrades.   These forecasted improvements are a breath of fresh air after a 3 year decline.

As we wrote last September in our blog post “A Great Time to Remodel” there are many factors that would lend itself to remodeling at this time.  Construction costs have dropped, those interested in selling are upgrading so their home is a standout among the others, tax incentives for energy efficiency are still available and more.   Now is an ideal time to rethink and begin the remodel you have been postponing.

Annie Hendricks, contributing author.  Annie  received a B.A. In Economics and has worked as a trader and portfolio manager both in New York City and Seattle.

Hendricks Architecture, mountain architects in Sandpoint, Idaho.

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Choosing a Contractor by Competitive Bidding

An important service that we perform as Architects is guiding our clients through the bidding or negotiation process. While it’s not the only way of selecting contractors, some of our clients prefer having a few qualified builders submit bids as a way of competing against each other to win contracts. Bidding can be a good method to select a contractor as long as the process is carried out in a way that is fair to everyone and with the understanding that price alone is not the only basis for selection.  During your initial meetings with an Architect, it is important to determine what approach you want to use to select a contractor.

For bidding to work as a valid selection process, several factors need to be considered:

1.      Bidding documents need to complete, detailed, and contain all the information required to develop an accurate price for the work to be performed. If the drawings and specifications do not contain enough information for the contractor to accurately price the work, they will almost certainly add to their bid to cover themselves from having to eat the costs of vague or poorly documented work items. Incomplete information in bid documents forces the contractor to make assumptions and leads to inaccurate bids, which almost always costs the homeowner more.  A common mistake people make is to try cutting project costs by negotiating a reduced fee from the Architect in exchange for a less developed design package, or in choosing an inexperienced designer or draftsman to prepare the plans. It is a worthwhile investment to spend a little more up front for quality drawings and specifications, with the payoff realized in lower overall project costs and reduced headaches. Creating quality bid documents is one of the many ways an Architect can add value to your home.

An architect's plans should be complete and detailed.

2.      Bidders should all be in the same “league”. Before choosing potential contractors and asking them to bid a project, it is a good idea to research the candidates and talk to their references. They should have a proven track record of successful completion of projects that are similar in scope to the one they are being asked to bid. A construction company with a few employees that uses a pickup truck for an office is going to have a lot less overhead than a bigger company that has an office with support staff, provides benefits for their workers, and is well insured. Figure out the level of service you want from a contractor, and choose your bidders accordingly.

3.      Limit the number of bidders to three at the most.  Any more than that and you will be spending time and money responding to lots of questions. It takes a lot of time for a contractor and his subcontractors to develop an accurate bid, and it’s time they often don’t get paid for. If there are too many competitors, some may opt out or not spend enough time creating their bids, and the results will be skewed.

4.      While contractors are preparing their bids, make sure any information that is communicated gets to all the bidding parties. It’s common to have a contractor call and ask for clarification, substitutions, or for information that is not in the documents. For bidding to be fair to all, written addenda or clarifications need to be sent to everyone and become a part of the bid documents. This can be time consuming, so clients should be willing to compensate Architects for the time it takes to make sure bidding is done properly. Well prepared drawings and specifications can help minimize time spent responding to inquiries during bidding.

A reputable contractor will build a quality home at a fair price.

One important thing to consider before deciding if you want to award a contract by competitive bidding is what the priorities are for your project. Bidding can be a way to get a project built for the lowest cost, but sometimes construction quality can suffer in this type of relationship. If creating a high quality home is your top priority, it may be better to select a reputable contractor early in the process, foster a good relationship with them, and then develop a project budget that everyone can agree on before signing a contract.  A good contractor knows who the best subcontractors and suppliers are, and unless one really stands above the rest, can secure the best quality at the best value by providing at least two bids from most of them.

Tom Russell, LEED AP and John Hendricks, Architect AIA, NCARB

There are many builders in the Northwest who build quality heavy timber construction. If you are interested in creating a mountain style home, we would enjoy the opportunity to work with you on the design, and can recommend some excellent Contractors.  Hendricks Architecture specializes in the design of timber mountain style homes and cabins.  While it is not the only type of architecture we design, most of the homes we’ve completed are in mountain resort areas throughout the West.  If you are interested in a mountain home, or you have any other inquiries, please contact us.

Hendricks Architecture, mountain architects in Sandpoint, Idaho.

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Good Contractors Add Value

Building a new home or remodeling an existing one should be a fun and rewarding process. If you are considering building a home or remodeling, the quality of your experience will be largely dependent on your approach to the project and the decisions you make.  Besides hiring an Architect, one of the most important decisions a homeowner needs to make on a project is hiring a good General Contractor.

While an Architect can easily design a home from abroad, it is almost always a good idea to hire a local Contractor if possible.  Good Contractors generally have their own tried and true framing crews, as well as access to the best available local subcontractors and materials.  If cost is an issue, and it almost always is, buying local can be a big cost savings (assuming they meet your quality criteria).  On the other hand, a good Contractor may know of a great cabinet maker who is two hours away but is well worth the price.

A Contractor can also help you get the best value for your construction dollar.  Not only is the quality better, good contractors also stay current on the latest construction materials and technologies.  Along with the architect, they can select materials and systems that enhance your home without breaking the budget.

A bad Contractor may provide cost savings in many cases, but in the long run they may cost even more money, not to mention your piece of mind.  Some horror stories I’ve heard and have sometimes witnessed from under qualified or disreputable Contractors:

• Building into the setbacks
• Building onto somebody else’s property
• Building a home at the lowest elevation in the center of a property, creating an unintended moat around the home
• Houses that leak
• Missing insulation
• Insulation that is not the specified R-value
• Walls that aren’t straight when they’re supposed to be
• Framing studs farther apart in an effort to reduce material costs, and then using those materials on other projects
• Gaps between adjoining materials when they are specified to be connected
• Contractor not insured
• Building differently than the plans specify without consulting with the homeowner and architect
• Building without a permit

A good Architect who is involved in the project’s Construction Administration should catch most of these issues before they become problems.

Good contractors will also add value by increasing the resale value of homes.  A custom home that is built by a contractor known as the best in town will certainly sell for a higher price than one built by a Contractor known for building low end spec homes.  A smart buyer who uses a home inspector before purchasing will hear the same thing pertaining to the quality of construction and the lack of problems.  Good contractors want to uphold their reputation.

I believe it is a good idea to get a Contractor on board as soon as possible after hiring the Architect.  This gives you more time to look at the different candidates, and if there is a contractor that stands out and you’re pretty sure you want to hire them, they can provide input during the design process.  A good Contractor can provide valuable insight on the costs and availabilities of various materials and methods of construction, and may also provide creative ideas in brainstorming sessions with the Owner and Architect.  Frank Lloyd Wright was an egotist, but most architects these days understand the value of collaboration.

Contractors can also add value by giving you some budget numbers during the initial design of the project, and update these as the design progresses.  During the pricing of the project, he (or she) will thoroughly review the plans and notify the architect of any discrepancies or missing items.   An honorable contractor who has done a careful review will then price out the project with a firm number, and will adhere to that number, barring changes made by the Owner or Contractor.  Some Contractors will give a low price to get a job, and then may try to add 25% onto the costs of a house through overlooked items to generate a nice profit.  These are often in the form of Change Orders.  A good Architect should be able to minimize Change Orders by providing quality, thorough drawings and specifications.  I will add an article on how to hire a Contractor in the near future.  See also Good Quality Architecture Adds Value To Your Home.

John Hendricks, Architect AIA

Hendricks Architecture specializes in residential design and is located in Sandpoint, Idaho.  We specialize in residential design, most specifically in the design of mountain style homes and cabins, though we have successfully designed in several different styles.  We take a fresh approach to every project, making every home unique, and enjoy designing above and beyond the Owner’s expectations (in a good way).

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A Great Time To Build

Construction prices are at historic lows, as described by Tom Russell of Hendricks Architecture.

Something unusual happened to me the other day. I walked out of the local lumber store and was shocked when I looked at the invoice for my purchase. Being shocked by the lumber invoice was not at all unusual, what was unusual is that I was shocked at how much it didn’t cost. My home is a perpetual remodel project, and because I have been buying a lot of material, I watch building material prices closely. I can’t remember when lumber prices have been this low, though it makes sense when you think about it – lumber suppliers have a large surplus due to the lack of demand this past year. Apparently the law of supply and demand is still being enforced.

Local builders that John Hendricks and I have been talking to are finding the same thing. Many of them report that they have been bidding projects 20%-30% lower than they were just a year ago. While lumber prices are a big part of the savings, many builders and their subcontractors are anxious to stay busy and are willing to forgo some profits to do so. Keeping good, valued employees working and maintaining momentum are oft cited rationale for reduced contractor fees. Increased completion is a factor as well. Most of the contractors I know in this area are staying busy preparing bids for clients, many of whom are shopping for the best value for their construction dollar.

Sandpoint, Idaho home by Hendricks Architecture under construction.

RMR Group is a builder in Big Sky, Montana that we maintain contact with. They recently had a client come back to re-bid a home that was not built in 2007 because the price was too high. Due to subcontractor, material, and fuel price reductions, RMR Group’s 2009 price for the exact same house was an amazing 33% lower than it was in 2007.

Quality is as good as it ever was, even with the lower prices.  Because of the economy, lower tiered employees and subcontractors have been weeded out.  The best employees are being kept, meaning you get the best people on the job.

I’m not an economist, but my sense is that the pendulum of home prices and construction costs has shifted from a historical high point to a new relative low point. I would expect that prices will end up somewhere between the construction boom we were seeing 2 years ago and the bargains we are seeing today. For anyone sitting on the fence waiting to start a big construction project, it would seem that this is as good a time as any we will see in the foreseeable future. I intend to seize the opportunity and build that barn that I have been waiting so long for!

Tom Russell, LEED AP, Project Manager

Hendricks Architecture, mountain architects located in Sandpoint, Idaho.

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Is This A Good Time To Build?

It seems that all you hear these days is bad news about the economy. While it is definitely a tough business climate right now, there are also opportunities to take advantage of bargains, especially in the housing sector. If you have been considering building, this is an excellent time to get the most for your money by seizing opportunities that present themselves in a down economy.

Real Estate Prices Are Low:

There are plenty of great mountain and lakefront properties available now, and prices are more reasonable then they have been in the recent past. Existing home prices are also down, so it may make sense to buy an undervalued home in a great location and have us help you transform it into your dream home.

Contractors Are Competing For Projects:

Because of the slowdown in building, contractors are forced to be more competitive to win projects. This means you are likely to get the best value for your construction dollar, and you may be able to get that contractor who is normally booked for years in advance.

Building Costs Are Low:

Because of increased competition between material suppliers and a surplus in materials, now is a good time to get building supplies at good prices. Gas prices are currently as low as they have been in years, so delivery and excavation costs are a bargain compared to a year ago.

Now Is A Good Time To Start Design:

If you are considering doing a remodel or building a new home next spring or summer, now is the time to get the design process started. It is a good time to build, and we would love to talk to you about the great opportunities available today.

Consider Remodeling:

If current economic conditions are preventing you from building now, it might make sense to improve your current home to increase its resale value or help it sell quicker. We can help you make your home stand out from the rest.

John Hendricks, AIA Architect, NCARB

Tom Russell, Project Manager, LEED AP

Hendricks Architecture, Mountain Architects in Sandpoint, Idaho

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Spokane Mountain Home Contractors

As an architect, one of the most important aspects of my job is lining up homeowners with the right general contractor.  Each project is different, so finding the right fit will vary.  There are roughly 200 builders listed in the Spokane area.  Following are builders in Spokane who I believe have the capability to do a good job on a mountain home with the right plans.  Some are better quality than others, and there are some I would only recommend on certain projects, depending on an owner’s desired quality, style, type of construction, scope and budget.

If you want more information on these contractors, or want to know who might be a good fit for your project, please feel free to contact me.  I am including their contact information and any websites if you would rather contact them directly.

There may still be some diamonds in the rough that I’m not familiar with.  If there is a contractor out there who feels you should be included on this list, please contact me.  I would love to see projects you’ve completed and are currently working on, along with references.

Doric, Inc. (509) 951-4022

Eaglepointe Construction (509) 363-0009

Ramey General Contractors (509) 483-9000

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John Hendricks, AIA, NCARB

Hendricks Architecture

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Coeur d’Alene Contractors

As an architect, one of the most important aspects of my job is lining up homeowners with the right general contractor.  Each project is different, so finding the right fit will vary.  There are roughly 200 builders listed in the Coeur d’Alene area, but only a certain number that I would feel comfortable recommending at such high end neighborhoods as Black Rock and Gozzer Ranch.  Following are builders in Coeur d’Alene who I believe have the capability to do a good job on a mountain home with the right plans.  Some are better quality than others, and there are some I would only recommend on certain projects, depending on an owner’s desired quality, style, type of construction, scope and budget.

If you want more information on these contractors, or want to know who might be a good fit for your project, please feel free to contact me.  I am including their contact information and any websites if you would rather contact them directly.

Campbell & Campbell (208) 660-5416

Edwards Smith Construction (formerly Edwards Construction) (208) 765-8602

Gunder Homes (208) 667-7398

Idaho Builders (208) 691-7500

M.B. Builders (208) 772-2799

Sierra Builders (208) 667-0584

Stewart Construction (208) 772-8366

There may still be some diamonds in the rough that I’m not familiar with.  If there is a contractor out there who feels you should be included on this list, please contact me and show me projects you’ve completed and are currently working on, along with references.

John Hendricks, AIA, NCARB

Hendricks Architecture

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John Hendricks, AIA Architect • Architecture, Planning, Construction Management
418 Pine St, Sandpoint, Idaho 83864 • T 208.265.4001 F 208-265-4009 • john@hendricksarch.com