good luck with your project

This post was edited by Renovator8 on Sun, Mar 23, 14 at 8:38

Are the retaining walls a part of the addition or necessary to achieve correct yard drainage?

Trying to find both design and build skill, competency, and cost effectiveness in one company really limits your choices--it's hard enough to find a good architect and a good builder separately.

I've found a good balance is to use the architect to create the conceptual design and solve the problems of making the space work for your needs and then use a builder who can make construction drawings from the design and actually build the thing. (This may be a function of having an architect who is wonderful at solving the major problems and creating beautiful and livable spaces, but who is not so hot on covering all the details or designing details that are cost efficient to build and a builder who is pretty much the opposite.)

We pay the architect for his design work and for any additional time we need him for when issues come up in construction, but do not ask him to oversee the construction process, something I'm comfortable doing. Both guys get to do the part of the process they like and are good at and it seems to work out pretty well.

snoonyb - the retaining walls will need to go where the foundation footings are, so I'd consider it part of the addition. Can't really do it without the walls

This post was edited by Marmot3 on Thu, Mar 20, 14 at 15:41

While R8 gave you a reasonably comprehensive overview, you should establish a fiscally reasonable bench that you'll be comfortable with and seek estimates based upon that.

You may fins the you are overreaching in size and need to make some adjustments.

Part of the 10K quote for the plans are a " well, you already have 10K invested."

I would also look for a competent draftsman, because I don't see more than 5-6K for the plans, eng. and plan check..

good luck with your project

This post was edited by Renovator8 on Sun, Mar 23, 14 at 8:39