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ECO DESIGN/BUILD

BT - Big Timberworks

Eco Design/Build

The clean lines inherent in contemporary designs can add interest to a home, but can also appear hard edged and stark. By rendering contemporary design concepts in reclaimed materials and a rustic palette, we soften the starkness and introduce a warmth not often found in modern design. Brian H. Brothers AIA Architecture and Design, in collaboration with BT Gallatin Gateway, MT

What does “Eco Design/Build” mean?

Eco Design/Build describes the sustainable architecture and building methods we use at BT. Our number one priority is to build projects that have staying power: timeless designs featuring seamless integration with the site, time-tested construction methods, and future serviceability and adaptability in all mechanical systems. We creatively use reclaimed materials that, at the end of their useful lives, can be reintegrated back into the natural environment.

Specifics include: energy efficient shell, recycled and reclaimed products throughout, efficient heating system, fresh air system, passive solar, low VOC and natural finishes, water saving fixtures, energy saving appliances and fixtures, and energy production systems such as wind, geothermal, or solar.

What are the advantages of the design/build approach?

The design/build concept comes directly from the “master builder tradition,” which was the way most buildings were built for centuries. The planning, design, and construction are carried out by a single integrated team in concert with the client. Design/build has regained popularity because it eliminates many of the common frustrations and set-backs inherent with the modern prototype of separate architect and builder.

Advantages include:

  • single point of accountability
  • simplified lines of communication
  • cost efficiencies

Does BT actually do the building or are you a “suitcase” contractor?

“Suitcase contractor” is phrase that describes a business that manages the construction process entirely through subcontractors. At BT, we assign a project manager to manage the day-to-day operations and we have a carpentry crew on site every day. These employees are well supported by our timberwork, metalwork, woodwork, and sawmill shop operations. We also draw on a list of preferred subcontractors for services such as electrical, plumbing, and masonry.

In what geographic locales can I have BT build a home?

Our design/build work is usually limited to a radius of 50 miles from our facility in Gallatin Gateway, MT. On occasion we work beyond that radius. Our timberwork, sawmill, and furniture projects are often delivered out of our area.

Do you have a licensed architect on staff?

Yes, we have the privilege of working with Brian Brothers of Idea Architecture. Brian’s office is at our facility so he works side by side with our building division to come up with integrated designs and realistic budgets.

How long does it to go from concept to completion of a BT home?

The average design time could take from 3 mos. to a year or more depending on the size and complexity of project and the client’s ability to make decisions. A small project could take as little as 6 months to build, a medium size project will usually take a year, and a large project can take the same or longer. Time considerations are usually related to uniqueness and to the number of workers that can work effectively on the project.

What do design fees generally cost?

Our professional design fees generally run around 10% of project cost, depending on the scope of our services. We bill on an hourly basis for all design, drafting, specification, and construction supervision, and we itemize costs for any third-party consulting needed for structural, soils, and sanitation engineering. A reasonable retainer is required to begin design and monthly invoices are sent as work proceeds. The design retainer is credited toward the final design bill.

How are clients invoiced during the build phase of the design/build process?

With final design in hand, our construction manager generates a detailed, line-by-line construction budget referenced in the construction contract. In addition to the signed contract, we require a non-refundable retainer comparable to 2 months of average project billing to reserve a slot in our schedule. As soon as the construction phase begins, the retainer rolls over to become an up-front construction deposit that is credited to the final invoice. Invoices are sent monthly and are based on job progress and incurred costs.

What construction contract options are available to your clients?

We work with either “time and materials” or “fixed bid” contract options, depending on the project and the client’s preferences. “Time and materials” contracts generally work better on larger and more complicated projects in which timing and flexibility are issues. We start with a detailed estimate but use allowances for areas in which complete design and specification are not firm. Allowances can lead to budget creep, and we tell our clients to prepare to spend 10% more than the estimate. If this is not an option we go back and make cuts to elements in the original estimate.

In what cases does it make sense to use a ‘fixed bid’ construction contract?

Although we typically work under time and materials contracts, fixed bid is an option for smaller, straightforward projects that are budget-driven. Disadvantages of the fixed bid contract:

  • design costs are usually higher because budget-driven projects require more complete drawings and specifications
  • we require more lead time before ground breaking because we need firm bids, material * prices and signed contracts from subs before proceeding.
  • change orders are more prevalent than in a time and materials contract

What are some standard features of a BT home?

In keeping with our commitment to building creative, sustainable homes, we incorporate energy efficient, lasting components in every BT home, which commonly include:

  • Extensive timber framing
  • 50-yr roof covering
  • Super energy efficient shell
  • Radiant heat w/ air-to-air heat exchanger
  • cat-5 and a-v wiring
  • Low or no maintenance exteriors: weathered wood, stucco, stone, and metals with weathered patinas
  • Unique woodwork, metalwork, and plasterwork
  • Extensive use of reclaimed wood
  • Stone fireplace
  • Unique cabinets and countertops
  • Custom doors
  • Wood, tile, or stained concrete floors
  • Extensive landscaping

What does all this cost per square foot?

Cost is all about amenities and the quality and uniqueness of the design and construction. Our costs per square foot vary, and we can provide information based on previous projects on request. Some general rules about cost per square foot:

  • Small buildings cost more per square foot than larger buildings because there are fewer square feet to divide fixed costs into.
  • More complex forms cost more than simple forms.
  • Buildings with fewer layers cost less; stonework is a particularly expensive layer.
  • Projects in remote locations or on difficult jobsites cost more.
  • It’s usually cheaper to go up rather than out because roof and foundation costs are significant.
  • Outdoor features such as decks, large overhangs, porches and landscaping add greatly to cost per square foot since the calculation is based on inside square footage.
  • Likewise, garages add significantly to square foot costs if they aren’t counted as part of the finished living space.
  • Basements are less expensive square footage, averaging about 60% of above ground space.
  • Cathedral ceilings are more expensive than flat ceilings.
  • Exposed structure is more expensive to build than hidden structure.
  • Choice of finishes, fixtures, and other amenities have significant impacts on cost per square foot.