As is often the case, a 1920’s Tudor home in New Rochelle, NY presented the challenge of a small galley kitchen that was adjacent to a larger formal dining room. A deck off the back of the home was accessed through a small passageway at the back of the kitchen. The before photos are shown here:

By removing the wall between these spaces, not only is the space larger, but light now enters the room from two orientations and access to the deck becomes a feature of the space.

The dining area is less formal but better suited to the lifestyle of the family. A drinks station with a wine fridge and counter space helps add another functional station to the overall layout.

The kitchen with a beautiful blue island becomes the focal point of the space.

A large farmhouse sink now sits at what was the dining window. White shaker cabinets and a gorgeously veined soft grey countertop keep a light and airy feel.

The new beautiful space reorients the home to the needs of a modern family, adding a beautiful, light-filled space to create new memories.

We know you and your project:

The relationship between a Home or Business Owner and their Architect is a personal one. Your Architect is learning things about you and your project throughout the design process that are valuable and often so detailed and personal that not all can be communicated in a set of construction documents. Often information that is detailed in the Construction Documents can be omitted or misunderstood by the bidding GC(s). Your Architect is a great resource in bridging the gap between you & the bidding GCs.

We speak a similar language:

“…we’ll be sistering these joists…provide an allowance for exterior doors…cost for roof replacement shall be per square…”

The language of Architecture & Construction is one that not everyone speaks. As much as you may want to learn from your project experience, there is limit to what is practical and what should be left to the design & construction professionals. If we all had the same knowledge & expertise then why would we count on professionals for the services in our lives? When selecting your Architect, Design & Construction Team, trust that they have your best interests at heart. More importantly, trust that they are the professionals in their fields and take advantage of their recommendations as to the role you can play in your remodel to best benefit the project.

When your Architect works closely with you & your bidding GCs the outcome is more likely to include a contractor that more thoroughly understands the project and your goals as communicated to your Architect.

What services are provided by [KTM] Architect in Bidding:

We have chosen to provide five (5) specified stages of bidding as follows:

1. Selection of Bidding GCs. We offer a list of recommended contractors. We also recommend that Homeowners obtain recommendations from friends & family as these recommendations often speak best for the work of a GC and the relationship a Homeowner develops. Try and find:

a. Friends or family members whose project scope/scale most resembles yours.

b. Friends and family whose personality most resembles yours. ie. Is your #1 priority budget, quality of construction, schedule, attention to detail, etc.

c. Know yourself & be honest about your needs. “I’m willing to compromise on schedule to keep this project cost efficient…”, OR “I’m willing to compromise of my budget to maximize the energy efficiency of the addition”

2. Issue of Construction Documents to General Contractor(s) of your choosing or per our recommendations.

a. We offer to each bidding GC digital (PDF) & hardcopy format of the bid documents. Drawing production costs are paid by the Owner.

b. Construction Documents are accompanied by a Bid Invitation: a one page summary of the project including Architect & Homeowner Contact Info & deadlines. An additional one page Bid Application is included ONLY when the Home/Business owner requests a specific cost breakdown of the project.

3. Attendance at site visits with yourself & bidding GCs.

This includes site visits with each bidding GC & the Homeowner(s) to walk through the project. It’s a great opportunity to describe the project, identify areas of concern, clarify details, scope & obtain GC recommendations to improve & build upon your Architect’s design. When your Architect works together with your GC you are taking advantage of two problem-solving minds to create a successful project & find the best solution for challenges that may arise.

4. Response to inquiries from bidders (RFIs, Request for Information) and Addendum (changes recommended by the Architect, Homeowner or GC and approved by the Homeowner for incorporation into the project)

This can be a significant stage as we are collecting all the data gathered in the phases above and summarizing into one report for issue to all bidding GCs & including all associated amendments to the Construction Documents.

5. Assistance with evaluation of bids for award of Contract.

Once all bids have been received, we review and typically identify for each bid:

a. Any exclusions from/addition to the project scope

b. Variations between bids

c. Recommendations to resolve (a) & (b) to obtain “apples to apples” bids that reflect the same scope of work & services.

d. There is no way to review a bid and determine the quality of work a GC will deliver. This is best accomplished by visiting a completed project by each GC. We recommend taking time to do so before creating the bid list.

e. Recommendation for the GC(s) best suited for you & your project

What are the drawbacks of excluding your Architect from the Bidding Phase:

#1: Additional costs for project scope omitted by GCs in Bidding

#2: Missed opportunities to Value Engineer the project (aka: identify & apply cost saving)

#3: Selecting the GC(s) that have your best interests at heart