If you have long lusted after the heart-stirring designs seen in certain residential enclaves, but thought that you could never afford the fees that an architect would charge to do such distinctive work, local architects point out that their fees are easily negotiated.

"A lot of people are scared of architects. It's a cultural thing," said Christopher Whyms-Stone, president of the Jamaican Institute of Architects (JIA).

'People are intimidated'

"Some people are scared to go to the doctor and would rather go to the obeah man. It's the same principle. People are intimidated."

But, the fees charged by local architects are personally negotiated and also guided by a recommended scale from the JIA.

In general, it is recommended that architects be paid seven per cent of the estimated construction cost.

This percentage may go up for smaller units, and go down for larger construction projects.

On a building costing $5 million to build, the recommended scale of fee is seven per cent of the construction cost.

One local architect, who would rather not be named, adds that he avoids discussing percentages, as this turns off clients.

"I review the job and charge based upon the work required." The architect reveals that he has charged $700,000 - design cost alone - to redesign homes in Mona, which subsequently moved in value from $10 million to $25 million on completion of construction.

For homes in Cherry Gardens and Norbrook, where $50 million is often spent on construction, design costs alone, he says, is $1.5 million.

In general, architects' rates are not fixed, but negotiated between architect and client.

According to Whyms-Stone, what the architect provides on completion of his work is a high-quality product with good aesthetics, "proportionally, volume-metrically and functionally."

The architect's work determines ventilation and good-quality lighting. Rooms should not be too small, or so large that they are a waste of space.

For the average seven per cent that they will charge, the architect, Whyms-Stone states, provides a service which is much more than a "drawing". The service is inclusive of schematic design, design development, and advice at the construction-documentation, tender and contract-administration phases of a project.

the process

The schematic design is produced after the architect meets with the client and discusses the scope of work.

The architect then puts pen to paper, transforming the client's ideas and professional input into a product.

In the development phase, if the client is pleased after the schematic phase, the architect proceeds to detail the project and investigates use of materials, the quality of the site and the finishes required.

In the documentation phase, drawings are prepared for submission to the parish council for approval.

"These documents can be used anywhere in the world," Christopher Whyms-Stone says.

In the tender stage, the architect prepares a package based on architectural and engineering drawings.

With the services of quantity surveyors, a bill of quantities is done. The architect then costs everything.

The project will then be submitted to three or four building contractors who will suggest rates and prices based on what they know they can provide.

At the end of process, the architect and quantity surveyor choose the best offer.

In the construction-administration phase, a contract is signed to construct the building. The architect then proceeds to make sure that the building is being built to the specifications of the drawing.

Each month, with the assistance of the quantity surveyor, the architect will ensure how much work has been done and determine what is to be paid to the contractor.

Whyms-Stone points out that some clients want a schematic design only, which they take to raise funds. Others hire architects all the way up to construction.

Still others provide their own contractor and may hire their own project manager to administer the contract.

In general, professional fees amount to 10 per cent of construction costs - architects, engineers, quantity and land surveyors included.

Whyms-Stone says that the architect brings to the table efficiency, especially in the use of funds.

Having spent $10 million, he or she can give you a house which is worth almost two times that in terms of resale value. The architect avoids overspending and balances the design to fit the budget.

avia.collinder@gleanerjm.com