Ask the Architect

‘We just can’t wait that long’

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Q. We’re finally ready to add to our house, but dread doing it because of all the “wait time.” Our neighbors started planning two years ago, and haven’t got plans yet. The house down the street is taking almost a year, and still isn’t done. We just can’t wait that long. We want a contractor who gets the job done quickly, and plans and a permit in no more than three months. Can we write a contract with time limits, and if so, is it typical, and what happens if they don’t meet the deadlines?

A. There’s always a reason why planning takes longer than you thought. People regularly ask how long plans will take. The response is (for the little bit you described), three to four months, typically. It can take a little less time if you make decisions easily and meet regularly, or a lot longer if you need more time to decide. Permits may take another two to three months (or more).

You can write a contract with time frames, and some clients do, but on average, those time frames are best-case scenarios, with many issues that cause delays being beyond your control or the architect’s. For example, building codes change every three years, and what was assumed you could do then has to meet new standards now. Some codes become more lenient, others more strict. While energy codes just ratcheted up (causing much greater expense), basement escape requirements are now looser. Zoning issues also change, as they have recently in your jurisdiction.

While all this is happening, you may be consulting with relatives, friends and contractors who’ve “heard” you could do something that you really no longer can. Time that should be spent designing the project is then taken to undo decisions influenced by those who don’t know facts, structure or the law. Add to the mix that one official’s interpretation may be different from another’s, leading you to wonder, who do you listen to?

A book could be compiled listing all the reasons why construction projects are delayed. Pressuring yourself or those around you usually makes the project more painful and results in a less successful outcome. It’s fair to expect plans to be done in an understood time frame, with regular progress meetings every two to three weeks. Consider that construction is way up, meaning it will take longer to satisfy every customer. Patience is a must. You can get things done in a “reasonable” time frame, with contingencies for sick time, holidays, vacations, weather — those things called life that get in the way. It just takes an honest relationship between you and those you deal with. Look at their track records before you hire, and give them dates to work to. Make decisions, pick out appliances, materials and colors while waiting at each stage. Just remember, changes cause the biggest delays. Know what you want and stick to it. Good luck!

© 2015 Monte Leeper. Readers are encouraged to send questions to yourhousedr@aol.com, with “Herald question” in the subject line, or to Herald Homes, 2 Endo Blvd., Garden City, NY 11530, Attn: Monte Leeper, architect.