Building in Miami or any part of South Florida's completely different from any other building in the area of the country. While most of the east coast of the United States and much of the rest of the country, the building of houses with wooden frame and finished with brick or wood siding, South Florida building of concrete blocks and concrete.
Quality vs. price
Due to the structure of the wind storm in this area should be very strong. Where the rest of the country looks at us, because they are used only in a concrete block foundations, for my money, I really like concrete and block construction. Concrete blocks are not getting termites and rot. Thus, a particular block structure during the last 100 years or more with little or no maintenance. Unfortunately, the vast majority of homes in Miami have wooden rafters with plywood sheathing roofing, roofing material and then either gravel or concrete tiles on top. This type of design is not particularly good to resist hurricane conditions. Although the Florida Building Code protested his best to increase the requirements for the installation of the roof sheathing and finishing the roof, it can not begin to compare with the strength of the roof would have if the concrete slab was used for the roof structure.
So why, when we know that it is not we build a concrete slab roof? Cost – the only reason worth. It is much more expensive, how to design and install a concrete roof panels, especially on the side to take concrete tile covering.
Therefore, one of the first things a homeowner should be set at the beginning of the design process for a new home as the owner wants to spend on the construction. There is a cheap way to build a house and expensive way. This is an issue that will come many times in the process of design and construction.
But in order to determine the budget, the landlord must first install the new square foot home. Establish the total area in square feet, it will have to create a program for the home. A program is a list of numbers with their respective dimensions.
See an example of the list is as follows:
Living room of 240 square feet
Dining room of 120 square feet
Kitchen 170 square feet
Family Room 240 sq ft
The master bedroom is 240 square feet
Master bathroom 64 square feet
Bedroom number 2 216 square feet
Bedroom number 3192-square-foot
Bath № 2 36 square feet
Laundry 100 square feet
Linen closet 9 square feet
A / C Case 9 square feet
Total square feet = 1636
Circulation and walls is 20% = 1634 square feet = 327 square feet
Total = 1634 + 327 = 1,961 square feet
So now we have a general idea of the main spaces of the house, and about how many square feet of total homeowner need for the house.
In addition, it is a good time to decide whether any open space, such as a covered terrace or gazebo. In Florida, they are particularly well added to interior spaces. With excellent temperatures in winter there is no reason to spend all the time in the air-conditioned interior spaces.
So there will be a house that just under 2,000 square feet worth in South Florida? There's no magic formula to determine this. Value of the home depends on many things related to the design, such as the type of roof, ceiling height (s), design complexity, finishing, whether it's going to be a septic tank or sewage system, as well as the type of foundation. Then there are those costs that have nothing to do with the design, as the location of the house is occupied, with the & # 39 are contractors in the area, as a well-known and reliable contractor, etc. Despite the fact that the price of the house may be different from each other because of all the elements described above, at this time the range of $ 150 to $ 250 per square foot can be used for a house that is not too much detail with the standard design. So that when we return to the example. 2,000-square-foot building will cost between $ 300,000 and $ 500,000 excluding land.
The building department of Miami-Dade County does not require plans for a family & # 39; and residence must be signed and sealed by the architect or engineer. This is not true for all the municipalities of the region. For example, Coral Gables requires all plans must be signed and sealed by an architect. But for all practical purposes about & # 39; the amount of information that must be included in a set of plans in any jurisdiction in Miami-Dade County, most of the time, there is a need to hire more specialists: architect, engineer, MEP software, and engineering. LEAP stands for mechanical, electrical and plumbing. Mechanical engineer develops air conditioning, electrical engineer develops electric, including lighting and plumbing engineer designs the plumbing. structural engineer designs the structure and provides the necessary structural calculations for the building shell. The architect designs the house and coordinates of all & # 39; s work. Coordination of all the students, probably, the architect and # 39; s most important role, as without the consent can not be real conflicts during the construction phase. Despite the fact that it is legal to make plans for yourself in some parts of the country, it would be an impossible task to produce construction drawings for the permit (if the homeowner does not have experience in the construction of the actual experience and knowledge of the Florida building codes and local codes zoning).
These design services are a homeowner? In addition, they are very different, but there are also a number of good among established professionals. This range will be between 6% and 10% of construction costs for the plans for the resolution of all disciplines. Services during the construction phase, usually paid for separately on an hourly basis, or in a separate package.
Another important decision to be made at an early stage with the & # 39 is the style of the house. There are three basic styles are popular for home design in South Florida – Modern, Mediterranean and Key West.
Once a homeowner decides which style he wants, it is very important to convey the style and detail to the architect. The best way to explain the architect that he wants to or through the images from magazines or actual photos of other homes.
Now that you have the basic elements together, the next step is to select your architect. This is very important as it is the person with whom you will be working very closely over the next year.
Take a survey of the existing land of the time you are closed on the mortgage. If you lose it, or & # 39; too old or inaccurate, the architect arranges for you to get it done to upgrade or have a new one.
Ask to see pictures of his / her work. Ask for references. Asking questions. Ask him / her how he would approach the project. It begins to make sense if it was someone you could work. as the preferred style of the architect & # 39 You work? Have his / her work appeal to you? Ask about this process. Ask what you should expect in the way of his / her services. Ask him to show you the plans for a similar project.
People with & # 39 are the face, and each is unique. I remember how many people have hired me because I liked my "Mediterranean" or "Spanish" style or my modern or post-modern style. One person told me that she hired me because I returned her phone calls quickly. Chemistry between people it makes sense. Nha devalue first impressions.
As a rule, construction documents entail several parts: the drawings, specifications, instructions to bidders, and its addendum. Usually, when the architect handles the construction phase rate for the owner, he selects the type of contract owner will have with the contractor. This document is also a & # 39 is part of the construction documents.
Drawings & # 39 are a major part of the work that the specifications serve as a guide step by step to the contractor for use during construction. Sometimes in large workplaces, specifications are contained in a separate book and the guidelines of the project. In most residential projects, the specification is usually covered in the form of notes right in the drawings. For complex inter & # 39; erav separate package is an architect and paid for separately.
Construction documents are generated in phases from the general to the detailed. I would like to divide their projects into 4 stages: pre-design, design development, construction documents 50% and 100% of the construction documents. Each phase is based on the preliminary phase, until the architect Sun feels that all drawings are coordinated between the different disciplines and is ready to provide for the resolution.
With careful planning and communication with your architect, his drawings, and good coordination and careful selection of a reputable contractor, your new home project should proceed without any problems. Although frequently change orders due to unforeseen changes in conditions or the owner wants to carry out, most of the issues to be resolved before the start of construction.
For more information about the role of the architect in the construction process, see my article on the role of the architect in the construction process, is published here.