An architect does more than just build buildings and design structures. This article will explore some of the many things that a design professional like this can do either for a homeowner or a business owner.
Ancient Rome was famous for its aqueducts, among other things. How were they built? With the help of a series of architects. Of course they had a different name back then, but the principles were the same. Even back then, architects were people who wore many different hats. Today, however, an architect serves a lot of purposes including:
Administration of projects-A lot of people don’t realize that an architect is more than just a design professional. Architects also serve as the last word in projects, and are also the manager on whom a lot of decisions rest.
-Clearing permits with city governments where necessary. Do you know what permits are necessary for a room addition? If you’re building on land, do you know how to schedule an environmental impact study? A Phoenix architect does.
-Aesthetics and incorporating both form and function. If you are looking at custom home remodeling, do you know how to place a natural light source where it won’t be glaring, or too dark? Guess who can tell where it should go…?
-Tenant improvement. Let’s say you have a commercial property. One of your tenants has a booming business and needs to expand into the suite next door. They want to knock out a wall. Who do you go to for the answer? Simple, you call in a professional architect.
There are certain jobs you don’t do yourself. If you are injured in a car wreck, you don’t drive yourself to the hospital. If you are in danger from a criminal you call the police. And when you want to do something connected with your building or structure, you call in an architect.
Design Line Architects, LLC is a Phoenix based architecture firm.
Design Line Architects, LLC
470 East Canyon Creek Court
Gilbert, AZ 85295
Hiring an architect can help you to avoid some major legal hassles, particularly in Mesa, as this article from AZCENTRAL shows:
Mesa targets do-it-yourselfers who don’t get proper permits
By Gary Nelson The Republic | azcentral.com Wed Jan 2, 2013 9:21 AM
People who think they can save a few bucks by ignoring Mesa’s building-permit requirements sometimes are in for an expensive surprise.
In rare cases, illegal additions have to be torn down altogether. In others, the city will discover that the work has been done, require that the owner get a permit and may require modifications to bring the do-it-yourself work up to code.
And in rarer cases still, unsafe additions can contribute to property damage and even personal injury.
Mesa would really rather not have any of that happen. So the city is launching an educational effort aimed at helping homeowners understand when and why permits are needed.
“Sometimes the work is quite expensive and the reason it is of concern to us is because there are potential life safety issues if it is not done properly,” said Laura Hyneman, who oversees Mesa’s code-compliance office.
To read more of this article, please click here.
Sometimes violations of city codes can be quite expensive. Fines can range from a few hundred to several thousand dollars. All of which can be avoided by getting the proper building permits.
Because of all of the training, any architect is an expert at navigating the sometimes complicated permit process. They can tell you easily what type of permits to get and when, and in many cases get the permits on your behalf.
So be sharp. Don’t find out when it is too late that the project you’re working on required a permit. Call in an architect that can navigate Mesa’s permit process.
Design Line Architects, LLC is an architect serving Mesa, Gilbert, and all cities within the Phoenix Metropolitan area.
Design Line Architects, LLC
470 East Canyon Creek Court
Gilbert, AZ 85295
Hiring an architect for a home remodeling project seems to be an unnecessary expense. But this article except from houselogic.com shows some clear advantages to hiring a professional:
The bigger the remodeling job and the more valuable the house, the more you need a professional. “Any time you’re changing the exterior of the building, making significant alterations to the floor plan inside, or spending more than 5% of the value of the house, you want an architect,” says Stamford, Conn., construction manager William Harke.
Both architects and contractors can save you money through the creative use of space and materials. But the two professionals often solve problems differently. In a nutshell:
Contractors typically look for an efficient and logical solution, but not necessarily the most innovative or aesthetically pleasing approach.
Architects typically propose solutions that add visual appeal, and complement and flow into the rest of the house.
To red more of this article, please visit the source article here.
Be aware that not every project requires that you hire an architect. Something simple like painting, electrical, drywall etc., are all the realms of a contractor. However, remodeling jobs that require you to get building permits such as home additions are the realm of a licensed architecture firm.
However, it isn’t just home additions that require permits, or the skilled hand of an architect. Sometimes, home remodeling requires that you get in touch with a pro.
Let’s say you want to add some natural lighting to your family room. You go to your local home improvement center, and buy a whole bunch of glass bricks and some mortar and caulking. You’re all set. Except, that you are looking at putting the glass bricks in a load bearing corner. Without meaning to, you could damage the structural integrity of your house, or if you live in Mesa, you may get in trouble with the city if you’re not careful. You would do better by calling in an architect instead, as they can easily determine where it is safe to put your new glass brick wall while keeping your house’s structure intact.
Design Line Architects, LLC is a Gilbert-based architecture firm.
Design Line Architects, LLC
470 East Canyon Creek Court
Gilbert, AZ 85295
Commercial tenant improvement is something that becomes necessary for a variety of reasons. Sometimes, additional space is needed, or a room needs to be built that requires a special configuration, like a server room. A commercial tenant improvement project involves items like interior remodeling of an existing office or retail space, upgrades for the current tenant or changes to accommodate a new tenant that may be moving in.
As to why an architect must be called in that’s due to the complexity of modern buildings. Simply knocking out a wall could be disastrous if one hit a load bearing strut or if the wall itself is load bearing. One could accidentally rupture a pipe or electrical conduit, or even damage utilities like fiber optics or cabling.
Tenant improvement allows flexibility for a tenant to adapt space to suit their needs while still staying in compliance with structural requirements and applicable city codes.
Calling in an architect is always your best bet for such improvements.
DesignLine Architects is a Gilbert based architecture firm.
470 East Canyon Creek Court
Gilbert, AZ 85295
Written By Doug Rusk, Architect
A recent office tenant improvement we performed for a national insurance company showcases a great example of why some businesses are more successful than others. When you’re an insurance business that focuses all day on helping other businesses and individuals with risk prevention, damage protection and safety & Loss control, it’s no surprise to find they are just as smart at handling their own office tenant improvement in a similar way.
So when Mary, their regional Project Manager, needed a reputable General Contractor for her company’s 2875 SF office tenant improvement project in Mesa, she called Joe Harris, managing partner of AZ Construction, LLC. Joe’s first move was to confirm this project qualified for the “Permit By Inspection” program offered by the City of Mesa for minor tenant improvements projects. His second move was to retain Doug Rusk, a principal with DESIGNLine Architects, LLC ASAP, who he knew would make him look good to his client by expediting their design/permit submittal package. And because our client Mary provided a detailed specification package that described all their project goals, Doug’s design team needed only 21 business days from signed design contract to obtain City approved building permit in order to start construction. And Joe’s team needed only 20 business days from building permit approval to finish construction so the tenant could move in.
Overall, the tenant improvement scope of work on this project was relatively straightforward:
- Removed several decorative walls and ceiling elements in the main room.
- Remove the old ceiling work, and replaced with a new 11’-4” high T-bar ceiling, modified layout of lights and mechanical as required.
- Removed glass door wall in order to open up the front entry.
- Built 3 new walls to create one new office and two conference room. Painted Orange contract color on new office walls shown on left in photo above).
- Added all the necessary electrical outlets, power panel updates, lighting and data lines necessary for 12 cubical work stations.
- Updated paint and flooring throughout entire 2875 SF space.
Have you noticed the growing number of unattended office lobbies these days? In order to create efficiencies in our tenant improvement, we down sized the fancy lobby and instead positioned one of the typical workstations to act as the reception (see image above).
After removing the curved, multi-height ceiling elements and added the new office and conference room (see left side of top picture), we installed a new single height ceiling grid. We saved $1600 by carefully designing the new ceiling grid and lighting so that we didn’t have to move too many fire sprinkler heads. Per Mesa Fire Department codes if you relocate no more than 9 fire sprinkler heads, then you will not be required to submit complete fire sprinkler design drawings to the City of Mesa.
So if you’re business will benefit more exposure, consider some of the moves our subject insurance client performed:
- Find a prominent corner location on a busy intersection with a gas station next door. – Provides great drive by exposure to drivers waiting at a stop light.
- Locate your business between nationally franchised restaurants on one side and a Fed-Ex type postage delivery store on the other side. This will provide continuous walk by traffic that will build familiarity to your brand.
About the Author
Doug Rusk is the principal at DESIGNLine Architects, LLC located in Gilbert, Arizona. We specialize in residential and commercial tenant improvement for small and medium sized businesses with expertise in space planning and interior design consulting. We’ll provide your General Contractor a thorough preliminary design packages that will enable an early construction cost estimate to confirm your budget quickly.Doug Rusk, Architect DesignLine Architects, LLC Gilbert, Arizona 480-710-3861 www.designlinearchitects.com
If you haven’t already heard… the City of Mesa offers a “shortcut” to obtain building permits for minor commercial remodel. This special program, called “Permit By Inspection” (PBI), will significantly shorten the Plan Review and Permit Approval process – if your project qualifies.
Permit By Inspection (PBI)
The permit by inspection program (PBI) is a voluntary alternative to the standard construction document plan review and building permit approval processes for special projects of certain building uses, occupancies and degree of complexity. The PBI program is intended to provide a stream-lined approach to building permit plan review review and issuance in which senior building inspectors review construction documents in the field and approve the issuance of the building permit. There is a 20% premium for the PBI process on top of the regular building permit fee and other fees.
Benefits of the “Permit By Inspection” (PBI) Process:
There are currently no written criteria to determine if your project will qualify for the building permit by PBI process. To learn more, call Clyde at (480) 644-4273.
If your project does NOT qualify for the PBI process, the regular Plan Review Turn-Around Times at this writing are:
Over-The-Counter Plan Review
The City of Mesa also offers same day over-the-counter plan reviews for the following projects types:
A Mesa architect will help you avoid many common mistakes that are made with construction projects. No matter what kind of space you need today, we’ll make sure it’s designed for your needs in the future. This will give you future function built into today’s home addition. To discuss your Mesa building permit needs, contact Doug Rusk at 480-710-3861 or email us at firstname.lastname@example.org.
Written by Doug Rusk, Architect
Nestled among a large group of Sun Lakes retirement homes, where golf carts dot a sleepy street in South Chandler Arizona, stands a home that’s in desperate need of a Master Bathroom Remodel. bathroom remodel, bathroom remodel, bathroom remodel, bathroom remodel
Recent New York transplants, Ana and Ayad, did what most people do when they move into a home that shows signs of mold in their shower; they called a reputable, licensed contractor, who in this case was Ken from Behrmann Home Basics (BHB). Because this wasn’t the first or the last project that Ana and Ayad would need, Ken knew the first step would be to have a quick hand sketch designed by Doug Rusk, from DESIGNLine Architects, that would help his clients visualize a few alternate ideas for their Master Bath Remodel. Ana had a very specific idea in her mind for the Bathroom remodel. bathroom remodel, bathroom remodel
She wanted to remove the makeup counter, drawers and knee space between the two sinks (shown above). “This would leave 3-1/2 feet of space between the sink vanities for a nice sized floor plant”, she said. But because she also wanted the medicine cabinet storage removed also, Doug, her Architect, had another idea for her Master Bath Remodel.
He wanted to replace the lost medicine cabinet with storage for a toothbrush, soap and accessories. So Doug also proposed Option A (shown above) which would instead add a tall cabinet between the two vanity sinks, high enough for the vanity counter to extend behind the false cabinet front, creating a storage niche. Ana ended up sticking with her original Master Bath remodel vision and kept the space for a healthy green plant. bathroom remodel
Here is the shower converted from a light pink, vintage 1992 ceramic, to a more updated ceramic tile finish, with a textured glass, frame-less enclosure. Below are a few pictures that show the Master Bathroom remodel.athroom remodel
Many of the Sun Lakes home, built in the early 1990’s, are well designed and have great bones. Now that these homes are getting a little older, certain areas need updating. With some strategic planning, the lives of these homes can be extended for another 20 years +. Intelligently remodeling an existing house to make it last for another generation is also one of the most sustainable things a homeowner can do.
Below we’ve outlined a couple of our primary strategies you should consider for your next home remodel:
While it would typically be ideal to update the entire home, most homeowners have a budget that requires a limited scope; being aware of where dollars are spent allows a homeowner to get the most renovation for their buck. Usually there are certain areas of older homes that need the most attention and we’ve found that the kitchen and bathrooms remodeling are typically most in need of modernizing. bathroom remodel
Sometimes it’s hard to know where to stop with a home renovation. While you’re updating the kitchen, it’s tempting to also update a few things in the living room, and then why not replace too old, hall bath shower enclosure and, then you realize, that awful garage floor needs that speckled paint you always wanted. Before you know it, budget creep occurs. We find it useful stay true to your budget and to specifically define where the remodel is ending.
Doug Rusk is the principal at DESIGNLine Architects, LLC located in Gilbert, Arizona. We specialize in residential and commercial remodeling for small and medium sized businesses with expertise in space planning and interior design consulting. We’ll provide your General Contractor a thorough preliminary design packages that will enable an early construction cost estimate to confirm your Master Bath remodel budget quickly. bathroom remodel, bathroom remodel, bathroom remodelDoug Rusk, Architect DesignLine Architects, LLC Gilbert, Arizona 480-710-3861 www.designlinearchitects.com
Chandler is one small business richer since a new bread making business, Gratifying Grains LLC, opened this week. The new Mother and Daughter owners, Betsy Moore and Megan Moore, said that “because they only planned on a minor remodel, the City of Chandler offered us an expedited process to obtain our tenant improvement building permits.”
But they’re not the only ones. Many new Chandler businesses, who are planning to apply for a minor commercial tenant improvement (TI), have recently utilized this special Chandler program called the Small Business Assistance Program. According to Betsy, “this terrific program significantly shortened the plan review time and building permit approval process for us. “ Because not all construction projects will qualify for this program, she recommended that people call Martin Perez at 480-782-3138 for more information.
Small Business Assistance Program
The Small Business Assistance Program is similar, but slightly different, to the Permit By Inspection (PBI) program offered at other Southeast Valley cities. Here’s how it works. A four member team from the Development Services staff, called the Small Business Assistance Team, will visit your new tenant space, and then mail you a written letter that identifies any issues of “significant importance” that might have the potential of costing you time and money. This team is available at no cost and is intended to assist the small business community by helping clients navigate the City’s planning, building permit and licensing process.
There are currently no written qualifications to define a “minor tenant improvement”. To learn more, call Martin Perez at 480-782-3138.
City of Chandler Transportation & Development
Phone: Call Martin Perez at 480-782-3138 to answer expedited method of obtaining building permits.
May Need a Phoenix Building Permit, if you’re:
You May NOT Need a Phoenix Building Permit, if you’re:
A Chandler architect will help you avoid many common mistakes that are made with construction projects. No matter what kind of space you need today, we’ll make sure it’s designed for your needs in the future. This will give you future function built into today’s home addition. To discuss your Chandler building permit needs, contact Doug Rusk at 480-710-3861 or email us at email@example.com. building permits, Building Permits, Building Permits, Building Permits
“We just want to convert a storage closet into a small break area and move a few walls. “
“How much do you think it will cost for our remodel?”
Clients call me with questions like these who are considering the remodel or relocation of their Gilbert business. After the prospective landlord offers a tenant improvement allowance, I’ll get a call asking me to confirm if the offered will be sufficient to cover any costs incurred during the commercial remodel, hoping they will not have to come out of pocket to pay for the construction and design work.
Yes the question is simple, but the answer is never easy and usually followed by a series of disclaimers, taking away all value to the answer.
When lease negotiations start to move quickly, the prospective tenant can understandably become very frustrated when they are asked to execute a contract before fully evaluating their financial commitments. And when the cost of the tenant improvement cannot be established upfront, it makes the decision more difficult to accept any lease offer.
Many Gilbert businesses these days are choosing to make a few minor revisions to their existing office space instead of building a new office building or even undertaking a tenant improvement. Whether dividing up office space to sub-lease a portion of it, or making changes that improve productivity, or attract customers, companies are searching for ways to increase revenue with minimal expense.
Despite the fact that your tenant improvement design may appear to be the same as your last one, in truth it has never been built before. Many of the workers that have been hired for your project may not have ever worked together in the past. These new workers may require training in order to address the special conditions of your unique space and be required to interpret a design they have never seen before. It is this diverse combination of workers as well as the unique conditions of your project that drives the fluctuating, unpredictability in labor cost.
Moving walls for tenant improvements is not as straightforward as most people think.
Actually, walls are not moved at all.
Many subcontractors (trades) are needed to relocate even one wall, so a General Contractor (GC) must be hired to coordinate the necessary sequence of events amongst the various trades. The GC will hire framing, drywall, HVAC, electrical, cabling, flooring, and demolition trades, and charge a management fee about 10 – 30% above and beyond the total trade’s fees. A minimum amount is charged to make it worth their effort, so small tenant improvement projects in Gilbert can cost more per square foot than large projects.
So back to the all important question, “How much will it cost?”
Generally, the Design/Build approach works like this:
Doug Rusk is the principal at DESIGNLine Architects, LLC located in Gilbert, Arizona. We specialize in residential and commercial remodeling for small and medium sized businesses with expertise in space planning and interior design consulting. We’ll provide your General Contractor a thorough preliminary design packages that will enable an early construction cost estimate to confirm your budget quickly.Doug Rusk, Architect DesignLine Architects, LLC Gilbert, Arizona 480-710-3861 www.designlinearchitects.com
If you’re building a minor residential or commercial remodel in City of Scottsdale and need a building permit, there are special programs in place that will significantly shorten the plan review and permit approval process.
If you meet the following criteria and have a form of payment with you, you may be eligible for an Over the Counter Buliding Permit. The building permit may be processed while you wait, depending on the complexity of the project. Plan check and building permit fees vary depending upon the type of work being done and the valuation.
1. For smaller residential remodels/additions, the City of Scottsdale offers a convenient over-the-counter plan review and building permit process, available Monday through Friday, 8 AM to 4 PM, opening at 10 AM on Wednesdays. Plan Review is completed over the counter at the One Stop Shop.
Over The Counter Plan Review
- Home Remodels or Additions less than 1000 SF – no second floor additions.
- Patio additions and enclosures.
- Carports enclosures into garages or livable space.
- Garage conversions to livable space.
- Non-habitable accessory buildings less than 1000 SF.
- Solar panels that are in compliance with City of Scottsdale placement guidelines.
- Properties with non-conforming structures and/or properties, requiring additional research, may be submitted for a standard 20 day review.
- Projects zoned Environmentally Sensitive Lands (ESL) must be submitted for a 20 day review.
- During busy waiting periods, only one plan per customer will be honored.
2. The City of Scottsdale is now processing minor Commercial Tenant Improvements (TIs) using a two-tiered process that will allow certain types of TIs to be reviewed, and building permits issued, either same day or within 15 days of submittal. building permit, building permit, building permit
Over The Counter Plan Review
- 2,000 sq. ft. MAX
- Group B or M occupancy ONLY
- Single-story, non-structural
- No use changes
- Do not require a Use Permit
- Do not require a Use Permit
- Ask for a Counter Plan Reviewer
15-Day T.I. / Commercial Remodel Review
- Groups A, B, E or M occupancy ONLY
- Non Structural
- No use changes
- No Use Permit required
- No exterior work* (other than roof mounted equipment that is fully screened)
3. Projects north of the CAP will require some planning input before approving for over-the-counter review. Please ask to speak with a Planner.
4. Fire Sprinklers - Any residential improvement that involves 25% or more of the existing structure; and/or adds more than 25% to the original structure, requires that fire sprinklers be installed in the entire home.
5. Building Code – Any residential improvement that involves 50% or more of the existing structure; and/or adds more than 50% to the original structure, requires that entire structure must be brought up to the current Building Code standards.
6. Water & Sewer improvements may be required.
If your project does NOT qualify for the Over The Counter Plan Review process, the regular Plan Review Turn-Around Times at this writing are:
- 15 business day review – Tenant Improvement (See item #2 above)
- 20 business day review – Downtown Projects less than 3,000 sq.ft.
- 10 day expedite review (100% of building permit fee)
- Super expedite review with negotiated turn-around time (200% of building permit fee)
- 20 business day review (5 days for master plot plans)
- 5 day expedite review (100% of building permit fee)
- 10 business days
- Get Your Sign Permit Approved in One Review – 10 Steps!
To learn more, call 480-312-2500 at the One Stop Shop 7447 E Indian School Road, Suite 105, Scottsdale, AZ 85251
Please Note: The counter plan review is usually available on TUESDAY and THURSDAY (only) from 8:00 AM – 4:00 PM. To learn more, call (480) 350-8341 to verify availability of services.
For more Building Permit specific details related to cities that you live or work, click on one of the following links: Phoenix, Tempe, Gilbert, Chandler, Mesa, Scottsdale. building permit, building permit, building permit
A Scottsdale architect will help you avoid many common mistakes that are made with construction projects. No matter what kind of space you need today, we’ll make sure it’s designed for your needs in the future. This will give you future function built into today’s home or office remodel. To discuss your Scottsdale building permit needs, contact Doug Rusk at 480-710-3861 or email us at firstname.lastname@example.org. building permit, building permit, building permit