Help!!

Posted by Info on November 2, 2008, 3:55 pm

I need to remodel a bathroom to accomodate my wheelchair and received this
from a designer. He's been doing thois work for twenty years. This is the
unformatted version. My apologies if the format doesn't translate properly
to your newsreader. I tested it on alt.test with Outlook Express and it
looks OK.
I don't even know what questions to ask about what this means. He sent this
"offer" Friday and it is good for 5 days. I'm sure that I can get an
extension and we need someone to keep the contractor on the up & up.
May I please have your comments, translations, whatever about what questions
to ask? The building management company has no plans for the design and
construction of our condo. It's a former apartment building that was built
before the present management company was retained. That management company
is not likely to help us at.
He & I are on the same page about what physical results we need, but I don't
know what I'd be getting into with this. He came well-recommended and since
we're only going to have one shot at this. Three contractors have seen the
place and their bids and ideas are all over the map. I have another
contractor coming on Nov 3 who did some work for a long-time and sensible
friend and another designer coming on Nov 10. This guy & I are the closest
to the desired physical layout and the first to even mention existing plans.
We have copies.
Thanks again.
----------------------------
After visiting your site, residence and discussing the scope of work you
would like to implement, I believe that DMH DESIGN can fully assist you in
as an integral team member, helping you to design and plan your
remodel/alteration to the main floor Master bathroom and Minor Kitchen work
relating to cabinetry and shelving (All components to be verified with owner
provided site survey and Seattle DPD Building and Planning criteria, as
necessary)
This remodel may require that the owners retain a structural engineer to
verify any alterations to the existing structure, in the event this is
deemed necessary. This proposal is based on non invasive field
reconnaissance, any work required to modify and/or update existing
conditions to current codes is not included. Approval from the HOA may be
required. Any work relating to this end will be billed hourly, in addition
to the amount quoted in Phase I.
Design
Ø Feasibilty Study Only (Phase I) 16 hours (Remodel/Alteration)
$1520.00
Code research, schematic design required for zoning and building issues
relative to remodel/alteration of existing 3rd story condo residence Mstr.
Bath. Construct as-built floor plans, elevations and sections, based upon
existing 1995/2005 plans from DPD, as necessary. HOA Approval Coordination
drawings will be additional, billed hourly and not included. Owner to
provide current site plan/survey and title report are required in order to
completely answer all zoning and land use questions for the project prior to
beginning phase 2, as necessary:
1. Building Code/Zoning/Permit requirement research
2. Coordination with surveyor in order to meet Seattle DPD criteria, if
req'd
3. Coordinate with owner, and consultants (structural engineer only)
if req'd
4. Create as-built ACad Plans; Develop sketches for floor
plans/interior.elevs.
5. Introduction and up to 3 hrs coordination time with potential
contractor(s)
Ø Preliminary Design (Phase II) __hours (Remodel/Alteratiion) N.I.C
(Fut) $____.00
Hourly Preliminary design based upon the results of the feasibility study,
including:
1. Development of land use site plan (based on ACad or Terra Cad survey)
2. Proposed floor plans,
3. Proposed building elevations, as required
4. Proposed building sections and details, as required.
Plans
Ø Permit Plans (Phase III) __hours
N.I.C. (Fut.) $____.00
Fixed fee based upon scope of work completed in phases I/II. Prepare or
cause to have prepared all drafting of plans containing required information
for City of Seattle bldg. permit; Any required consultants drawings and
calculations (N.I.C./under separate contract with owners, see page 3
"Project Consultants"), as follows:
1. Site Plan at 1/8", 1"=10' or 1" =20' (per City standards, based on ACad
survey)
2. Foundation/Basement Plan at 1/4"
3. Floor plan at 1 /4"
4. Floor and Roof Framing plans at 1 /4"
5. Building section at 1 /4"
6. Energy code compliance worksheet
Additional Services (hourly) Not in Contract unless bold
q Engineer supervised drafting of Struct. plans & details; revs
add'l.)
q Coordination with City req'd. engineers (any related drafting time
not included)
q Coordination with interior designer
q Plan permit submittal
q On-site coordination with the general contractor
q Coordination with the landscape architect
q Drafting/Design/Shop drawing review for project specific weather
proof detailing
Hourly Rates, Project Retainer and Billing
All the fees in each of the categories above are based on an hourly rate of
$95/hr. I ask for a $ 1000.00 retainer of the total proposed fee, upon my
receipt of this signed proposal at the project inception ($244 previously
paid by check number 5440. 28 Oct. 08) $756 Bal.
Project billing occurs incrementally upon substantial completion of each
phase of the project, and is due within 10 days of receipt. Balances unpaid
for 30 days or longer will be subject to a 1.5%/month interest charge. The
outstanding balance of the fee proposal will be paid to DMH Design prior to
release of the documents for permit application. Additional Services will be
billed hourly @ $95/hr. Requested revisions beyond the scope of the owner's
signature approved preliminary design will be billed hourly @ $95/hr.
Owner_____.
Reimbursable Expenses
All printing expenses are the responsibility of the owner(s) and
not included in the fee ` proposal. Reimbursable printing will be
billed to the owner(s) at cost + 15%. Owner____.
Auto mileage associated with the design/plan/permit phase of this project
will be billed at 55 cents per mile. Mileage associated and related to the
construction of this project will be included in the hourly rate related to
any related "additional services" invoices. Owner____.
Ownership of the Documents
Under the provisions of the U.S. Copyright act of 1990, title 17 U.S.C.
102a, all information appearing on the documents is copyrighted by, and
shall remain the property of DMH Design. The copyright shall include the
overall form as well as the arrangement of spaces and elements in the
design, but does not include individual standard features.
Furthermore: The documents are an instrument of service. As instruments of
service, the plans and specifications for a given project may not be used on
future projects without prior written consent from and appropriate
compensation given to the designer.Owner__.

Posted by Ed Pawlowski on November 2, 2008, 9:33 pm

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Are you sure this guy is a designer? This was obviously written by a lawyer
and has more loopholes than my grandmother's knitting. There are an awful
lot of open ended opportunities to bill for services, needed or not. Given
that this is a re-model, do you need all those plans and permits?
For a business to be ADA compliant there are some stringent rules, but for a
personal re-model, it only has to suite you. Basic needs are a wide enough
door opening, correct height toilet with grab bars, accessible sink. Any
builder and/or plumber that has done one or two knows exactly what is
needed.
I'd be afraid to contract this guy. Too many variables.

Posted by creative1985@gmail.com on November 5, 2008, 8:21 pm

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I agree with Ed, this whole thing is bullshit.
Let me clarify, this is for a set of building permit plans, only, for
a bathroom and kitchen remodel, right?
As long as there are no structural alterations or changes to the
exterior of the building the whole drawing process shouldn't cost more
than say $1000 -$1500 and it should be completed in 1 to 2 weeks, max.
If you were local, here, I would do it as a *cash job* and it would be
done in just a few days.
For that matter, if the whole thing is interior only, I'd just go
ahead and do all the work and not bother with any sort of permit, I
mean, it is YOUR property, right?
Don't let people make mountains out of molehills unless you want to
spend a bunch of money needlessly.
Take charge of the situation, run the job don't let the job run you.

Posted by Info on November 12, 2008, 3:59 pm

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I agree with Ed, this whole thing is bullshit.
Let me clarify, this is for a set of building permit plans, only, for
a bathroom and kitchen remodel, right?
As long as there are no structural alterations or changes to the
exterior of the building the whole drawing process shouldn't cost more
than say $1000 -$1500 and it should be completed in 1 to 2 weeks, max.
If you were local, here, I would do it as a *cash job* and it would be
done in just a few days.
For that matter, if the whole thing is interior only, I'd just go
ahead and do all the work and not bother with any sort of permit, I
mean, it is YOUR property, right?
=+=+=+=+=+=+=+=+
It appears that we do need a permit,
see question three at http://www.seattle.gov/dpd/Permits/FAQ/the_basics/.
I'm going to talk to them in person.
The guy here today said custom modeled laminate would be as good as tile.
Watcha think of that?
Whatever we use, it won't be before we check all kinds of websites. I think
fiberglass would be better
and last longer, but it will probably be more expensive.
He also estimated a one to two werek total work time. Everyone else has
said three weeks. He's specializes in bathrooms,
been in business for 50 years. http://www.tubcove.com/ I went to his office
and they gave me their insurance, bond number and business number without
any hesitation. He wasn't pushy at all.
As we've progressed through this process, the estimates have gone done but
the quality of work we think we'll get hasn't lessened one bit. If
anything, it's improved.
There's a place in Seattle, http://www.homeownersclub.org/,
that uses contractors who've been "approved" by it's members. They
guarranty
the project even if the contractor who does the work goes out of business.
We've used them for a couple of very very light work around the place and
they've been fine. They'll be here Monday and I have
another outfit coming today.
The "designer" that gave us the above brought plans and no one else even
mentioned that so that's helped
us weed out some people at the outset. A couple of them didn't know that
the fact that their insurance
companies might not let them work in a condo.
--------
Don't let people make mountains out of molehills unless you want to
spend a bunch of money needlessly.
Take charge of the situation, run the job don't let the job run you.