1. HOW DO I KNOW IF I NEED AN ARCHITECT ON MY PROJECT?

There are legal BC Building Code guidelines dictating which projects need an Architect’s involvement and sign-off. The Architect is responsible for ensuring all structures meet the BC Building Code and follow all applicable municipal by-laws. As the Coordinating Registered Professional, the Architect will also be responsible for coordinating with all third-party consultants throughout the project, and signing off on the final construction. You’ll need an Architect to professionally sign and seal documents typically associated with these types of projects:

Custom builds or renovations over 6000 s.f.
Multi-family developments
Tenant Improvements
Building Code Analyses
Strata Title Conversions 

2. AT WHAT POINT SHOULD I INVOLVE AN ARCHITECT?

As early as possible. Prior to the working drawings, Construction Documents (aka. blueprints), Architects provide several design phases (Pre-design, Schematic Design, and Design Development) that are critical to your project’s development. As one of our invaluable clients, you can expect visualizing your project in 3D from its inception, with stunning accuracy and precise measurements. Early 3D renderings facilitate a cost-effective way to explore a wide variety of options without having to invest in travel, furniture, photographers, interior designers, and an expensive model builder

Involving an Architect early in the process can help avoid costly missteps, and increase the likelihood of your overall satisfaction with the project.

3. WHAT INITIAL INFORMATION DO YOU NEED FROM THE CLIENT/OWNER TO PROVIDE A FEE PROPOSAL?

a. Civic address of site
b. Scope of project :
– Type of project/what client desires to do & size (custom residential; multi-family; TI; Institutional)

     i) If project is Custom Residential:
– Size of current residence and/or desired residence (ie. expansion)
– Legal survey is required (if do not currently have one, then you’ll need to get one completed)
– Zoning
– Any plans, images, or program requirements you would like to have incorporated into the project. Some clients come to us with a scrapbook of images with their wants, needs, and “must-haves”. We encourage you to do so!

     ii) If project is Multi-Family :
– Desired number of units & parking (underground/above ground)
– Zoning (For if a rezoning is required)
– Do they want a feasibility study prior to proceeding for building/lot possibilities? 

      iii) If project is a Tenant Improvement :
– Address/Location
– Type of business for the TI
– New or Existing tenant
– Floor plan of space and/or base building
 – Already have consultants chosen or do they require assistance in consultant selection? 

4. HOW LONG DOES IT TAKE TO COMPLETE DRAWINGS & DESIGN? 

The Schematic Design and Design Development phases allow for up to 2 design options.
Timelines of completion can vary based on the size of the project, as well as, how many options or modifications are requested within these two design phases. Spending additional time within these design phases can minimize costly changes throughout the remainder of the process.
The Contract Documents phase (the working drawings for Building Permit) completion timeline also varies based on size and complexity of the project, ie. how many elevations, sections, and details may be required. Timelines and milestones for drawing and design completion will always be conveyed to our clients throughout the process.

5. HOW LONG DOES IT TAKE TO RECEIVE MY BUILDING PERMIT? 

The review process varies across different Authorities Having Jurisdiction and can be a lengthy process. Permitting review times can be between 8-10 weeks, at which point the Authority Having Jurisdiction will issue Application Review Comments or Plan Check Comments. These comments need to be addressed and then resubmitted for review once again. This process continues until all of the noted comments and requirements are addressed. Once they are, only then can the Building Permit be issued.
For projects requiring a Development Permit or Rezoning, timelines can increase dramatically, depending on the project specifics. 

6. WHAT’S MY ROLE AS A CLIENT IN THE DESIGN PROCESS? 

We will depend on you to communicate your design preferences, functional requirements, budget, and practical completion timeline. Your timely response to questions and design submissions will help keep the project on track. It is also important for you to raise any concerns or questions you have as the project proceeds, so they can be addressed in the earliest stages. By working in close partnership with us, you will help achieve a successful outcome for your project. When a project includes multiple clients, we insist that we have one primary point of contact for decisions to ensure continuity throughout the process. 

7. HOW MUCH IS IT GOING TO COST? 

An Architect can help you avoid costly mistakes, bring clarity to your vision, and give construction workers a valuable roadmap to build your desired outcome. An Architect’s fees are based on a Tariff set by the AIBC but will vary depending on the size and type of the project – ie. custom residential, multi-family, or commercial tenant improvements. 

Fees are usually broken down as a fixed fee per phase. The final phase, Contract Administration, where site visits are mandatory, may be calculated on a per diem basis. Invoices are sent out based upon the percentage of work completed per phase.

Our fee proposals are competitive and in compliance with the Architectural Institute of British Columbia (AIBC) Bylaws, including especially (but not limited to) Bylaw 28: Professional Engagement and Bylaw 34.16: Tariff of Fees for Architectural Services, and the Code of Ethics.
Furthermore, our fee proposals are always transparent, outlining our numerous obligations and responsibilities, fee breakdowns per phase, exclusions, and additional services – requesting your approval of these beforehand.
We happily welcome any questions or clarifications you may have once you have reviewed your project’s proposal.

8. IS COST BASED ON SQUARE FOOTAGE? 

No, there are a variety of factors that need to be assessed in determining cost.
While project size is one of those factors, other cost components are : site location, discussions with planning department officials, development permit and/or rezoning applications, multiple building permit submissions, coordination of all sub-consultants’ services and drawings, Letters of Assurance, responding to the Authority Having Jurisdiction’s Application Review Comments, and mandatory site reviews through construction.

9. WHAT ARE THE PERMIT FEES? 

Each municipality has a different fee breakdown, however the Building Permit fee is usually calculated based on a percentage of the project’s estimated construction cost. This fee is due prior to the issuance of the Building Permit.
Municipalities also charge an application fee, which is due at submission intake. This ranges between $100-$250, depending on the municipality.
Downloadable Permit Fee Summaries/Schedules can be found within the ‘Permits and Inspections’ department on the majority of the individual municipalities websites. 

10. WHY DO I NEED CONSULTANTS INVOLVED MY PROJECT?
ARE THEIR FEES INCLUDED WITHIN YOUR ARCHITECTURAL FEE?

When an Architect applies for a building permit, they submit Letters of Assurance to the Authorities Having Jurisdiction stating that all work has been completed according to the BC Building Code which, beyond basic life safety issues, covers “Environmental Separation”, “Heating, Ventilation and Air conditioning”, and “Plumbing Services”.
When they submit those letters, they assume ALL liability. There’s also the BC Fire Code and the BC Plumbing Code. Many factors need to be accounted for including: how much of a load is being put on the base building; will the electrical, HVAC systems, and municipal service connections be adequate, etc. 

The Authorities Having Jurisdiction rely on the Architect as the “Coordinating Registered Professional” (CRP) to ensure all aspects of a building are safe for the public, including the people who work in these places. As the CRP’s, Architects have to rely on the advice and expertise of those other consultants that specialize within their engineering field.

Furthermore, having consultants will assist in making the Building Permit process with the City significantly more streamlined. 

Consultants’ fees are not included within our fee. While we assist clients in selecting and awarding required consultants for their projects through Request for Proposals (RFPs), the contractual agreements and invoice payments are made to the consultants directly by the client.