FREQUENTLY
ASKED QUESTIONS

Every building that is not a single family home that doesn’t exceed two stories and a basement requires the services of a licensed design professional, also known as an architect. If you are designing a new single family home or remodeling your home you are not required to hire an architect to get the approvals from your local municipality. An architect (all architects must have a valid California license to practice architecture in California) is the minimum level of competency verified by the State of California.

Architects are uniquely trained and have the experience to take your requirements and compose that into a building that gives you satisfying and pleasing spaces, fulfill the technical requirements, and protect your financial investment. Architects with a California license have proven the minimum level of verifiable competency for work performed in the State of California.

A designer is not licensed and an architect is licensed by the State. In order to have acquired a license, and architect must have completed a minimum of 8 years experience of education and internship, passed extensive testing and must maintain regular continuing education to receive and keep their license up to date.

An architect is a service provider. Part of the service includes drawing “plans” that architects call the “instruments of service” or also “construction documents.” The primary purpose of the service an architect provides to a client is to act as a property owner's agent, advisor, and advocate. An architect's work includes design ideas, specifying products, coordination of consultants, project management, permit expediting and administration, engaging contractors, construction phase site visits, and ensuring that a client’s criteria are met.

Construction Documents are the official drawings, specifications and product information that comprises the instruction manual so that the general contractor and sub-contractors can build the project.

I base our architectural fees on the number of hours it takes our team to complete a project through all phases of architectural service. Our current hourly rates are: $300.00 per hour for Principal Architect, $225 per hour for Senior Architect, $200.00 per hour for Architect or Production Team Member. If the scope of work is clearly defined, we offer our clients a fixed fee service agreement. For your budgeting, our architect fees, when evaluated at a project's completion, tend to be between 8%-12% of the construction cost depending on the size of the project (smaller projects will be a higher percentage, larger will be a lower percentage). We DO NOT base our fees on a percentage of the cost of construction. This is a post construction evaluation to assist you in preparing your budget.

Our firm is currently in high demand. So, we are scheduling Introductory Meetings and Feasibility Studies about 2-3 weeks ahead. Once a contract is signed, a new client’s project goes on a wait list which is approximately 30-60 days at current.

This can vary on the size of the project and whether the client is ready or needs time to process thoughts presented during client-architect meetings. I value that time is important to our clients and so I only take on a small number of projects so that my staff and I are not the ones keeping a project from proceeding to the next step. When we meet for our initial consultation, I will give you an idea of how long your project should take.

It depends on the size of the bathroom. The majority of our projects have a budget of at least $500K. On occasion we will do a bathroom or kitchen remodel with a smaller budget if the client was a referral from one of our trusted general contractors, networking partners, or a previous client.

Because of my 30+ years of experience, I provide a lot more information and value in an initial consultation than other design professionals. I call this initial consultation a Feasibility Study. During a feasibility study, I help with defining the scope of work, preparing budgets, give design advice, discuss zoning requirements, detail information on the process of design through permitting, customize services, share pitfalls that could impact the project, and other information customized to the your project’s specific needs. This information is yours to take to any design professional you meet and will give you a jump start on your project and help you define realistic goals. I still offer short phone and video consultations for free.

No. By doing the design, we ensure that our clients needs are met and that building codes are being followed.

Yes. We can customize our service to provide design services only. Clients are given the choice on how much detail the design needs to be before being transferred to another entity. In order for this to be the agreed upon process, you should let us know that you intend to do this. Our standard full service contract terminates the owner's use of documents if the service agreement is terminated. However, a licensing agreement plus a fee is available if a client terminates prematurely.

Some municipalities require that a project must be reviewed for its design quality and conformance to the zoning requirements before any other municipal department can review and issue permits. These architectural reviews may require notifying neighbors and speaking before a Planning Commission or Architectural Review board. If this review is required for your project, plan for an extra 3 months (on average) to be added to your project schedule.

At this time, J. Kretschmer, Architect does not offer construction. However, we work with many great general building contractors and can connect you with several to bid and build your project.

There are some advantages to design/build that appeal to many people. How we are different is that an architect, licensed by the state, has the duty to act as your agent during the project and to look out for your best interests. My experience at being involved in 100s of construction projects makes me your expert and advocate through the course of municipal approvals and construction.

My staff and I have the experience to look out for you during construction. We can spot when the builder is not following the plans, has built something dangerous or is substituting quality products for cheap ones. With home remodels or rebuilds where portions of the existing home will remain, complete discovery doesn't occur until demolition. Our firm will be able to update the design, provide construction details to the general building contractor, and provide reports/updated plans to the building inspector or building department if an unexpected situation arises which will help you keep your construction on schedule.

An owner-builder is a property owner taking on all the responsibilities of construction even if they have hired a general contractor to build their project. The owner-builder becomes responsible for all inspections including scheduling and ensuring that the project received final inspection and occupancy. The owner can also be considered an an employer and will be required to pay employment taxes. Don’t be fooled into signing a permit as an owner builder by your general contractor if you do not have construction experience.

Our principal architect, Jennifer Kretschmer, FAIA was elevated to the American Institute of Architects' prestigious College of Fellows, its highest membership honor, for her exceptional work and contributions to architecture and society. The fellowship program was developed to elevate those architects who have achieved a standard of excellence in the profession and made a significant contribution to architecture and society on a national level. Architects who have been elevated to fellowship can be identified by the designation FAIA after their name. "Jennifer Kretschmer’s innovative virtual practice model and promotion of equitable, accommodating ways to work set new industry standards; her AIA leadership significantly elevated the profession and her ADU advocacy delivered solutions to the housing crisis."

FAIA: College of Fellows member of the American Institute of Architects NCARB: Certificate holder of the National Council of Architectural Review Boards confirming educations, testing, and experience as a licensed design professional. LEED Green Associate: Certified through education and testing to perform as a Green Associate of the Leadership in Energy and Environmental Design, U.S. Green Building Council Certified Passive House Designer (CPHD): Certified through education and testing to implement Passive House principles in building design, building science, energy efficiency, indoor air quality, and performance economics.