If you are at the very beginning of your project, you are probably wondering whether you should contact a builder or an architect first.

It is a question I get asked quite often:

Do I speak first to an architect and then a builder? 

Architects and builders will work together through a project, but their participation and level of involvement aren’t linear and will change as the project progresses.

If I was to put it in a simple diagram, it would look something like the image below.

The architect has a greater involvement at the very beginning of the project while the builder’s participation becomes more significant as the project moves into construction. However it is important to note that both remain throughout the process.

WHY ARCHITECT FIRST

At the design stage, the architect helps establish the fundamental direction of the project, analysing the site and making design decisions relating to:

• your site opportunities and constraints
• planning opportunities
• overall layout and floor plan
• how big can the house be
• whether we keep the existing house
• where the best sunlight comes from and how to make the best use of it
• where to locate a pool
• where is the best access for a garage
• how will the house connect to the garden and outdoors

These decisions will define what the project we are proposing to build actually is.

The early involvement of a builder is fundamental. However, at this stage, their time spent on the project will generally be significantly less than the architect’s. Builders will effectively need some information [e.g. at least conceptual plans] before they can provide any valuable feedback.

What can the builder assist with at the beginning

At the beginning of the process, builders can be fantastic at assisting with:

• indicative construction cost
• site access
• questions regarding buildability
• evaluating the existing property conditions [cost to keep / renew / demolish]
• Indicative time for construction
• access to services and practical site considerations

This is valuable information and is one of the reasons we like having good builders involved early.

In fact, some of the best builders I know will likely recommend you approach an architect first, if you were to contact them before having a design.

Just recently, I was approached by a new client who was recommended to me by a fantastic builder I worked with previously.  When the client first approached the builder regarding their property, the builder asked:

“Do you have any plans to send me?” 

They didn’t have any design yet, so the builder recommended them to contact an architect first.”

Why builders and Architects work well together

There is a common perception that architects and builders may not necessarily work well together.

In my experience, this couldn’t be further from the truth.

I really enjoy working with great builders and there are significant benefits for a client when two competent professionals bring their different skills to the project.

1. Why do builders like working with competent architects?

Because a comprehensive set of drawings produced by an experienced architect will make the builder’s life easier on site.

Building is a complex exercise, involving a large number of people, trades and suppliers who all need a common plan to work towards.

If the drawings are clear:

• the electrician has received the electrical plans and knows where the lighting and power points go
• the plumber has all the bathroom details
• the window supplier can quote for the correct number of windows.

Now try to imagine if the drawings are incomplete or important decisions haven’t been resolved yet. The builder will have to close those gaps on site.

But what about unforeseen situations or changes on site?

That can happen. But if you have 90% of the items fixed, it will be a lot easier to manage 10% of moving parts.

One of the main reasons your architect is on site, is to avoid issues before they happen. Most of the result of a great set of drawings is expressed through the problems you didn’t have, the issues that never happen.

2. Why do architects like working with competent builders?

Architects understand the incredible amount of work and coordination that goes into construction, involving not only the builder but also all the specialist consultants and subcontractors.

And when you are trying to achieve a high-end residence, we need high level craftsmanship.

A high-end residence will need a builder that understands the level of detail and care necessary to get to the intended result.

Quite simply, great design needs great execution.

As the project progresses…

As the project progresses from design to construction, the builder will increasingly have more responsibility.

By the construction stage the balance has shift and the builder now assumes most of the decision making and responsibilities on site.

Does the architect stay involved during construction?

Yes. The architect’s involvement during construction is very important.

As the building becomes increasingly permanent, first slabs, walls and roofs then internal finishes and joinery, there are progressively fewer design decisions to be coordinated by the architect.

At the very end of the project, most of the action relies on the builder.

So who do I contact first?

If you are at the stage of wondering what your house could become, select your architect first.

Get the design basic direction and guidelines in place.

From there, your architect will be able to suggest a competent builder to get involved at the appropriate design stage.