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KCL Associates
SPECIALIZING IN DESIGNS THAT WORK
(916) 410-0790
This page was last updated: October 5, 2010
Why do construction projects go over budget or bid?
A contractors bid is usually based on the plans. If the plans are general in scope, the bid includes an “industry average” product costs. Most homeowners choose items and materials that are higher in cost than the average as specified in the contract. This enables the contractor to bill for extra time and material. The plans and documents ought to reflect as much product information as possible. Pre-project shopping by the homeowner is highly recommended. The designer, magazines, showrooms, and visits to home shows are great sources for ideas and information. The more specific the plans and documents are with regard to (type, size, color, model numbers, texture, etc.) the more accurate a bid will be. If the plans and documents are general in scope, the homeowner is vulnerable to cost overruns.
Field changes in the midst of construction will also bloat a budget. Most contractors charge a premium for time and materials when field changes are made. Some field changes may require re-engineering and re-submittal to the local jurisdiction for approval. When this happens, the project is subject to time delays and contract obligation concerns. Most designers have the ability to generate 3D perspectives and renderings of the project from different angles. This helps to visualize the project while it is in the design stage. Hence, reducing the likelihood of field changes.
What you should know before you plan a new home or an addition; Knowledge is Power!
Will the governing agency allow the project? What will the project cost?
The issues raised here (some required and some not) prepare a homeowner with a basic knowledge of common regulations and cost factors for residential construction.
When most homeowners entertain the idea of a new home or addition, the first thing they do is call a contractor to find out what it will cost. Contractors are reluctant to give a verbal cost when there are no plans or documents to support the estimate. A homeowner should consider the following topics prior to committing themselves. In other words, an owner may be saddled with more than they bargained for. Remember, knowledge is power.
1.If the home is in a development with an active homeowners association, the project must first comply with and clear the association’s approval. Association regulations are designed to keep a property owner from building something that is not cohesive with the neighborhood.
If the home is in a development with an active homeowners association, the project must first comply with and clear the association’s approval. Association regulations are designed to keep a property owner from building something that is not cohesive with the neighborhood.2.The most common governmental regulation is a limit on the area (measured in square feet). In addition to the area restrictions, there are usually height and distance to property line (setback) limits.
The most common governmental regulation is a limit on the area (measured in square feet). In addition to the area restrictions, there are usually height and distance to property line (setback) limits.The local Planning Department may have special review regulations. If the project is subject to a special review there is usually a considerable fee attached to it. This process can be quite exhaustive and time consuming due to potentially ambiguous regulations and how they are applied. Most jurisdictions have hand-outs on their residential regulations.
3.The property may be in a geologically questionable area. If so, a geotechnical analysis (soils report) of the site may be required. A Geotechnical Engineer is specially licensed to explore the site conditions and prepare a soils report based on the findings. The Structural Engineer relies on the soils report for adequate foundation design. The Plan Checker usually verifies compliance with the report.
The property may be in a geologically questionable area. If so, a geotechnical analysis (soils report) of the site may be required. A Geotechnical Engineer is specially licensed to explore the site conditions and prepare a soils report based on the findings. The Structural Engineer relies on the soils report for adequate foundation design. The Plan Checker usually verifies compliance with the report.4.A site that is not primarily flat may require a civil plot plan. Plot plans are generally created by a Land Surveyor. A plot plan is used to determine elevations with regard to grading, drainage, structure location, height, etc.
A site that is not primarily flat may require a civil plot plan. Plot plans are generally created by a Land Surveyor. A plot plan is used to determine elevations with regard to grading, drainage, structure location, height, etc.5.Projects in designated flood zones may be subject to flood zone restrictions. When subject to flood zone requirements, a new home must be constructed with the main floor above a specified level. Some existing homes were built prior to flood zone restrictions and are below the specified compliance level. Additions to these homes may be required to construct the new floor at a level above the existing floor. Consequently, a split level design. In either circumstance, a Land Surveyor must verify compliance.
Projects in designated flood zones may be subject to flood zone restrictions. When subject to flood zone requirements, a new home must be constructed with the main floor above a specified level. Some existing homes were built prior to flood zone restrictions and are below the specified compliance level. Additions to these homes may be required to construct the new floor at a level above the existing floor. Consequently, a split level design. In either circumstance, a Land Surveyor must verify compliance.6.Fire suppression regulations are a popular issue these days for obvious reasons. If the project triggers fire suppression requirements, specifications and permits are usually addressed by a Fire Suppression Contractor.
Fire suppression regulations are a popular issue these days for obvious reasons. If the project triggers fire suppression requirements, specifications and permits are usually addressed by a Fire Suppression Contractor.7.Public right of way improvements (or fees) are usually imposed when the project includes driveway approach and/or the curb area. Many jurisdictions will only allow a General Engineering Contractor to obtain permits for improvements in the right of way.
Public right of way improvements (or fees) are usually imposed when the project includes driveway approach and/or the curb area. Many jurisdictions will only allow a General Engineering Contractor to obtain permits for improvements in the right of way.8.A school district fee may be imposed when the proposed project is a new dwelling or the addition meets or exceeds a certain square foot threshold. These fees are based on square feet and vary from district to district. Most building departments require proof of payment prior to issuing a permit. Note: For additions, some districts keep a running total per property in an attempt to “collect the fees” once the total reaches the square foot threshold.
A school district fee may be imposed when the proposed project is a new dwelling or the addition meets or exceeds a certain square foot threshold. These fees are based on square feet and vary from district to district. Most building departments require proof of payment prior to issuing a permit. Note: For additions, some districts keep a running total per property in an attempt to “collect the fees” once the total reaches the square foot threshold.9.Plan check fees are payable upon submittal for a building permit. Permit fees are due at time of permit issue. Many of the interdepartmental fees are covered under the general plan check fee. However, be aware that some interdepartmental fees may be in addition to the basic plan check and permit fees.
Plan check fees are payable upon submittal for a building permit. Permit fees are due at time of permit issue. Many of the interdepartmental fees are covered under the general plan check fee. However, be aware that some interdepartmental fees may be in addition to the basic plan check and permit fees.10.Why do construction projects go over budget or bid? A contractors bid is usually based on the plans. If the plans are general in scope, the bid includes an “industry average” product costs. Most homeowners choose items and materials that are higher in cost than the average as specified in the contract. This enables the contractor to bill for extra time and material. The plans and documents ought to reflect as much product information as possible. Pre-project shopping by the homeowner is highly recommended. The designer, magazines, showrooms, and visits to home shows are great sources for ideas and information. The more specific the plans and documents are with regard to (type, size, color, model numbers, texture, etc.) the more accurate a bid will be. If the plans and documents are general in scope, the homeowner is vulnerable to cost overruns.
Why do construction projects go over budget or bid? A contractors bid is usually based on the plans. If the plans are general in scope, the bid includes an “industry average” product costs. Most homeowners choose items and materials that are higher in cost than the average as specified in the contract. This enables the contractor to bill for extra time and material. The plans and documents ought to reflect as much product information as possible. Pre-project shopping by the homeowner is highly recommended. The designer, magazines, showrooms, and visits to home shows are great sources for ideas and information. The more specific the plans and documents are with regard to (type, size, color, model numbers, texture, etc.) the more accurate a bid will be. If the plans and documents are general in scope, the homeowner is vulnerable to cost overruns.Field changes in the midst of construction will also bloat a budget. Most contractors charge a premium for time and materials when field changes are made. Some field changes may require re-engineering and re-submittal to the local jurisdiction for approval. When this happens, the project is subject to time delays and contract obligation concerns. Most designers have the ability to generate 3D perspectives and renderings of the project from different angles. This helps to visualize the project while it is in the design stage. Hence, reducing the likelihood of field changes.
11.A suitable professional (contractor, designer, draftsman, architect or engineer) should be cognizant of the aforementioned issues. Verify their qualifications, background, licensing and insurance. Registration with the Better Business Bureau and other professional organizations are positive attributes.
A suitable professional (contractor, designer, draftsman, architect or engineer) should be cognizant of the aforementioned issues. Verify their qualifications, background, licensing and insurance. Registration with the Better Business Bureau and other professional organizations are positive attributes.In closing, owners are urged to use discretion when hiring a professional. The likelihood of something being overlooked is reduced by sensible scrutiny of the persons involved.
Check with your local governing agency for more information.
By: Theresa “TC” Beier
President
KCL Associates Inc.
A building consultant firm
