Client Cost Benefits

We completed the design development architectural designs for a new ground up two story custom home and then submitted our plans to the structural engineer for him to start his work. Soon thereafter I received the engineer’s designs for my review. A significant cost factor to analyze early-on, is the structural framing design of the home. 

His plans were loaded with steel columns and beams, which adds significant (unnecessary) costs to the project, in lieu of alternative wood timber beams such as PSL/LVL’s.

I responded back to him same day utilizing my general contractor experience, with the below much more cost-effective wood member structural framing options, as well as input for a much more cost-effective floor framing/foundation system:

EMAIL FROM PROJECT ENGINEER TO BSA:

"Hi Barry, 

Please see attached Peter’s structural flimsies for your review, comments & approval. Your recent updates on Arch Plan will be incorporated later.

Thank you,

Ben"

EMAIL RESPONSE FROM BSA TO STRUCTURAL ENGINEER:

"Hi Peter:

Looked over the plans; could we please adjust the following:

1. Foundation Plan:  Lines K-F, between 1-9, is slab on grade.  Lines A-F, between 1-9, is raised wood joist raised framing (I recalculated and will cut and export rather than fill and save tens of thousands of dollars).

2. Second Floor Framing Plan:  Please lets find a way without Any steel (utilize PSL and LVL members) in the job (we have 12"-14" between floors to utilize for depth of wood members; I can pad down the floor joists if necessary, but not preferred); can we delete the 10WF spanning 32' long and instead on Line 3 place a wood member 18' long, from Line I down to the 'u' shape pantry wall that is between F and E, then another wood member intersecting ninety degrees on Line F, going only 22' from Lines 3-5.  Framing from Lines 1-3 now goes North/South?

3.  Please incorporate new first floor exterior walls and footing at East as in attachment photo (Line 5 to the North and Line I to the East)

Thank you!

Barry R. Shaw AIA, GC”

STRUCTURAL ENGINEER RESPONSE BACK TO PROJECT ENGINEER:

“Ben please modify plans per attached"

The structural engineer redesigned his plans per my request and from my Builder insight, so the the entire framing system of this new home would be constructed with wood members only and no steel.

Resultant cost benefits to our client before construction even began include: saving over $80,000 in steel fabrication, erection, welders and special deputy inspectors, along with two+ weeks in less construction time and ease of overall framing assembly with typical connections now used with other wood framing members. 

In all candor, it’s quite possible that other firms may have opted to not spend any time querying this significant cost issue and allowed it to proceed as ’this is what our engineer has designed for your safety’ and profited by a $24,000 mark-up ($80,000 cost x 30% G.C. fee) and significant line item added project expense to the homeowner of $104,000 (the cost of the heavy timber wood members is about half this price).  

“BSA is honest, reliable and trustworthy! Very creative and always with great ideas. His subcontractors work hard with great skills and all with professional mannerism, supervised by Barry for an end result that is beautiful, on time and on the budget.

Vivian C.”

"Professionalism, leadership, trustworthiness, character and integrity come to mind when I think of Barry over his long standing experience as an architect and builder.

John Rix

Architectronix Inc."