1. How long does it take to get a permit? 

This varies depending on your project scope.  Please see the https://www.kastropgroup.com/design-process for information on the typical project phases.  We normally complete the Existing Conditions phase in 2 weeks, but the Preliminary Design phase can stretch depending on how much back and forth communication it takes to refine the design with you.  (Prompt replies to our emails can really speed this up!) If your project requires Design Review, it can take 3 to 6 months depending on the level of drawings needed, neighborhood outreach, and Planning hearing requirements.  For the Design Development and Construction Documents phases, the time to develop the drawings depends on our coordination with you and the required consultants.  (Our part of it usually does not take longer than 1 month, but if the consultants are busy, there can be significant delays.) When the plans are ready to submit to the City/County for review, most jurisdictions take 3 to 6 months to complete the plan check process.  (Projects in county unincorporated areas generally take longer than cities.)  Other factors that affect timing are a) staffing levels at the City/County, b) how many projects are already under review, c) how experienced the plan checkers are, d) whether the City/County is favorable to the project, etc.  Even small projects can take a month for the first plan check review.  Getting started at least 1 year before you wish to be under construction is a good general rule of thumb, but the timeline could be longer or shorter than this depending on the project scope.  If you bring us your project in January, don’t expect to start construction in the spring! 

2. Do I need a professional land survey for my project?   
Jurisdictions increasingly require surveys for projects that have gotten by without them in the past.  One reason is that cities and counties use the survey to verify property lines that may have inadvertently become uncertain over time. No one wants to build too close to, or over, a property boundary. Typically, if the project is only an interior remodel and is not affecting the square footage, a survey will not be required.  We will be able to inform you about this requirement at the start of the project.  Surveyors are very busy, and it may take time to get on their schedule.  If you need a survey don’t delay contacting a surveyor.  If your project is an Addition and you are on a corner lot, or have an odd-shaped lot, steep topography, back up to a land feature such as a creek, have an existing building on a zero-lot line, or heritage trees, your project will require a survey. 

3. What is your contract fee structure? 
After an initial site visit with you, we will provide a written proposal and estimate for our services based on our 30+ years of experience with diverse project types in the Bay Area.  We bill hourly for the actual time that we work (not a fixed fee).  If all goes smoothly, we will complete the work within the estimate.  Our process is somewhat unique in that we normally estimate Existing Conditions and Preliminary Design (EC/PD) phases as a beginning step.  When we complete the PD, we ask a trusted and experienced General Contractor for a Preliminary Construction Estimate (PCE).  That allows us to check if we are within your budget ballpark for the project.  After your go-ahead, we provide an estimate for the further work required to provide Design Development (DD) and Construction Documents (CD) as needed to submit for your building permit.  This approach allows us to be more accurate in estimating the later phases of the project.  If the project scope expands beyond initial discussions, if multiple redesigns are necessary, or other unforeseen circumstances arise, we will send an additional services estimate before proceeding.  For more information, see our blog post at https://www.kastropgroup.com/hiring-an-architect-what-does-it-cost  

4. Will my home addition or ADU project increase my property taxes? 
The short answer is yes.  New construction, such as a detached ADU will be assessed at the current property value per the County Assessor’s office and taxed accordingly.  Additions to an existing property are more complicated and the additional property tax is assessed only on the amount of new square footage, not a reassessment of the entire home. (Remodeling existing square footage with no increase does not trigger an additional tax assessment.) Commercial property depends on other factors, and we recommend that you seek a tax professional’s advice for those projects.  For more information on this topic see our blog post at https://www.kastropgroup.com/property-reassessment-how-to-plan-for-property-taxes-after-additions-or-improvements  

5. Do you provide interior design?   

​We provide as much interior design as you wish, but we usually stick to built-in features, such as space usage, ceiling height, ceiling, floor & wall surfaces, lighting fixtures and appliances.  Décor, such as furnishings, draperies, rugs, artwork, etc., is very personal and homeowners can choose for themselves or work with an interior decorator for ideas.  Some stores offer these services for free if you are ordering from their inventory or catalog. 

6. What is the difference between hiring a licensed Architect and a Designer? 
An Architect is a building design professional licensed by the state in which they practice.  The qualifications to get the license include several years of formal architectural education, several years of apprenticeship with a licensed architect, and extensive testing.  In California this means a minimum of 5 years of college-level education, 3 years of experience in architectural practice and then time to study for and pass a multi-part Architects Registration Examination (ARE). It often takes more than one year to complete the examination.  The shortest time to achieve a license in California is 8 years to qualify for the CA Supplemental Examination (CSE) and the average time to get licensed in CA is 10 years.  Anyone can call themselves a “Designer” with or without formal education and there is no testing or licensing requirement.  

Why does this matter? Architects are trained to create buildings that meet the Uniform Building Code and state building code. This is essentially a matter of public health and safety.  Public or commercial buildings require an architect to sign off on the construction documents with their professional license.  

Residential buildings do not require an architect by law. This tempts some homeowners to skip the architect and go straight to a contractor.  Given that your home is usually your biggest investment, and where you will spend much of your time, it is not the place to skimp on professional advice.  Graphics and computer-aided drafting does not provide the skill, experience and training to give you a quality design.  You may be unable to obtain a building permit if the submitted documents don’t meet the requirements of the building code.  It is like asking someone without a medical license to operate on you! 

7. How much will the plans cost? What will it cost to build my project? 

These are common questions that we cannot answer until we see your project site.  At the site visit we will review any complexity caused by existing conditions, the jurisdiction (where the project is located), and what you want to accomplish. For some projects, e.g., a small residential remodel, the cost might only depend on how much square footage is affected.  But if you are removing walls, adding floors or square footage, or changing ceiling height, other issues arise such as structural support, foundation work, utilities, and so on. Also, some uses result in different cost levels, such as whether the space will be leased, whether it must be accessible to the disabled, whether it is a historic building, etc.  

If you speak to an architect with plenty of experience, they can give you a reliable estimate up front for “soft costs” such as architecture, engineering and other consultants required for the project. For hard costs of building construction, you will need a contractor’s bid.  At The Kastrop Group, it is part of our process to get you a preliminary construction estimate from a trusted local general contractor after we complete a preliminary design and before we create the construction documents. This added step lets you know that the project is within your budget before we get too far into the design process. Experienced general contractors stay informed about the costs of materials and labor, and it helps the project to get them involved before the design is finalized. 

8. In that case, can you help me find a good contractor? 

Yes, we have worked with many experienced general contractors that we recommend to our clients. Once the construction documents are completed, we will review construction bids from multiple general contractors, making sure that you are getting an apples-to-apples comparison. Price might not be the only factor when you choose a G.C.  Knowing their specialties, we may recommend a G.C. based on the type of project, the personality & communication style that fits yours, and whether they will be available to fit your construction schedule.