Santos Kitchen

The project started with the existing kitchen area which included the kitchen, laundry cabinet and breakfast area. The spaces were segmented and hindering each other in the desired use. By opening up the space and reconfiguring the center island leading to a focal dining area the flow was increased along with storage, lighting and usability. A double stacked oven was installed in the corner to provide easy access and allow for additional storage in the center island. The powder room received a full face list and now serves as cabana bath as well.

The Laundry closet received its own room upstairs in proximity to the collection area and the master suite expanded with a walk through closet leading into the renovated and upgraded bathroom. The later focused on clean lines, functionality and natural light.

Santos Master Closet and Entry to Master Bathroom

In fact the opposite is generally applicable. True, there are the great public architects that charge a hefty fee and create amazingly spectacular architecture, such as Frank Gehry or Zaha Hadid. Most licensed architects however, are here to provide something very different: Value!

Previously I wrote about the necessity to create plans for permitting purposes. Architecture goes beyond just complying with applicable building code. Legislature has changed the landscape of architecture, engineering and construction to weigh more heavily in favor of contractors. Lobbying power certainly contributed to it, but so did public demand for economical construction.  The Architect and Engineering team has thus been moved to a check and balance position to make sure that code is complied with and that there is some sort of design intent. The latter however, is an important point to consider when thinking about value. The cheapest way to built, while complying with applicable codes, is seldom the most value…for the owner/client. This is where architects make the difference.

In recent conversation, architects were referred to as modern day cartoonists, who simply create beautiful images that inspire. These images are somewhat removed from what can and actually is constructed. While it is true that as a profession we use images to convey the design intend, there is a lot more to it, than simply creating beautiful pictures. The images and renderings are based on experience, knowledge and a deep understand of construction techniques, sizing, system coordination (such as lighting, HAVC, etc.), and finally color, finishes and a sense of place. No quality builder will take a simple image to attempt to create a building; and no architect will stop at a simple rendering to describe the project for construction.

So what then is the purpose of the architect? For me, that answer is simple. We provide value. We make sure that you have the best possible design, and get the most out of your budget. Good contractors understand the need for quality design and will send you to …

By listening the client and noting the specific needs as well as available funds, the best possible design can follow and save in construction by reducing guess work, errors and omissions and simply providing a detailed roadmap for the builder.

We have been trained to think in three dimensions and create amazing spaces that will best work for the applicable client.  Part of the education is also supervised experience, which contributes to a solid understanding of local and regional  construction practices and pricing. Combined with technology, such as Revit and other BIM modeling software, we have all the tools to deliver the ultimate service for any client: Value.

Consider the savings and the benefit in quality design, next time you are starting a project. The contractor/builder will be an important part of the project, but should never be the starting point…

www.SebastianEilert.com

“Evolve your Home” is the slogan for the new concept that
opened its store/showroom location in Coral Gables. Proprietors Christopher Block
and Buck Reilly have combined their experience in home energy auditing and
passion for good design and quality materials that have one common denominator:
they will make your home better in some way. That may include saving energy, reducing
your carbon footprint, saving water or improving your air quality.

The concept merges professional consulting on sustainable issues
with the ability to actually touch, sample and order some of the systems and materials
discussed. The benefit to the homeowner is that a pre-selection, or quality
control has already been applied to the materials exhibit in the showroom.

The benefit of actually experiencing the materials, rather
than looking at them in an online catalog, is one very valuable feature not just
to the homeowner looking to be more “green”, but also to professionals like
myself. I can now happily guide current and future clients to Habify to view a
lot of the materials I have been using for years.

The opening was attended by many in the green building industry
as well by selected Coral Gables officials to welcome the new business to Coral
Gables. A stylish event, I am sure it is indicative of the quality work Habify
brings to the area.

Learn more at: http://www.habify.com/

All kidding aside, the permitting process is an important and often misunderstood part of the construction process. Commercial and public projects are usually well familiar with the process, time and cost; but most home and small business owners are not.

Allow me to shed some light on the process here in the South of Florida. Florida has one of the most stringent building codes (Florida Building Code, revised every 3 years) in the country, and we have an enormous amount of permit categories (New Construction, Renovations, Doors and Windows, Exterior Painting, etc…). To make things worse, Miami-Dade County has what is called the “Miami-Dade Product Approval Process”, which tests all exterior components to withstand impact of 146 mph winds and will issue a NOA (Notice of Acceptance) for the products that we can use in this area. Doors, windows, skylights, roof tiles… all need one…

Partial Miami Dade Notice of Acceptance

Although the code legally allows each homeowner to get their own permit and built their own house, this is not recommended (if you are reading this, that generally indicates that you do not have enough knowledge to built your own project and deal with all the liabilities that come with it; especially in South Florida.

The process should start with an Architect, not a contractor. Your Architect will assist to create the appropriate program for your project and together with the applicable engineers, create a set of Construction Documents and calculations. (On a side note: this set will best reflect what you will need for your project as well as serve as the guideline for the contractor to do so in the most appropriate manner. The value of an Architect will be discussed elsewhere).

At this time the plans may be submitted by a Contractor (or an Owner-Builder, as noted above; not a good idea) to the building department. Most cities have their own building department, so submittal must be made within the city where the project is located. If the project is located in Miami Dade County, it will be submitted to the Miami Dade Building Department.

Along with the plans and calculations, a permit application must be submitted. This document generally must be signed and notarized by the owner and the Contractor. Some departments now require digital submittals as well.

Once the plans are submitted, they will be reviewed by the applicable disciplines for code compliance. These include but are not limited to: Zoning, Public Works, Planning, Building, Structural, Mechanical, Plumbing, Electrical, Fire and DERM. Upon submitting the project for permit, the necessary disciplines will be selected by the city.

If any reviewer has a question or comment about what was submitted on the plans, the Architect and engineers can either meet the reviewer (generally if they disagree with the comment) or supply the requested information and resubmit the plans.

After all disciplines in the building department have reviewed and are satisfied with the plans, a final fee must be paid and the permit is issued.

At this time construction may begin (legally).

During construction, the city will send a number of inspectors (selected similarly as the disciplines that reviewed the plans), to ensure that what was permitted on the plans is indeed built in the field.

Once construction is complete and all final inspections have been accepted, the permit will be closed out with the department, by the Contractor… and you have legally completed your project.

A note of caution: looking at the above outline may shock any owner wanting to do a project on their home/small business or even built a new home. Anyone who chooses not to do the above and receives a violation (there are people that ensure “code compliance” driving around every day) will have to go through the process anyway, correct anything that does not comply with code (thus was not approved in the plan review portion) AND must pay a fine.

The above process is a general outline and may vary depending on your particular project and the municipality that your project is located in. It is strongly advised to consult and select a licensed Architect and Contractor to make the process as smooth as possible.

VALUE is getting the most for your money of what you actually want! NOT getting the most stuff at the cheapest price.

Why do we need to change the role of the architect? To answer this question, we first need to look at the typical view of the architect and the reality that the profession is facing.

Outside of a few star architects the profession of architecture is not a money maker and indeed quite challenging. In fact, after 5+ years of schooling, 3+ years of IDP training and over 48 hours of testing for the license, architecture is the third to last paid profession in the relation from education to income. So why do we do it? because most of believe in making a difference and creating beautiful spaces and places.

There are a few of us that have made it to stardom through ingenuity, exceptional design and sometimes just luck: the right commission at the right time. Great architecture required a number of components: A client, funding, a site and a simple idea; for the latter, we come into place. A combination of all these factors creates amazing structure.

But what about the day to day architecture? Design, quality design is not a privilege to the wealthy but rather a necessity for all of us. After all, a well designed home provides the shelter that we need; a quality office space makes clients feel welcome and becomes a representation of the business it houses; a guest room and service area either make us feel welcome or uneasy. Design makes the difference.

Building codes and an overly cost driven clientele frequently dictate the project design and the contractor, rather than the architect is consulted and hired first. Ah yes, the permit! Too often architects are reduced to provide the bare minimum required for the builder to obtain their building permit and start to deliver the cheapest possible option at the maximum profit. The design input is guided by cost, rather than benefit and the role of the architect becomes a sideline to the construction process.

In reality a good architect can help in proper programming, coordinate design features to best match the client needs and budget and will likely help to eliminate many potential problems during construction. In this manner, the project will be the best possible option and fit for the most value; good design included.

Everyone deserved an architect! Indeed we do. Talk to people who have done projects through the builder as well as with an architect. The majority of feedback will be positive towards the latter (there are bad professionals in every profession, but as a whole, our rigorous training creates very competent individuals…). Your trusted Architect can also help with selecting and directing the builder, to create even more value for your project and bottom line.

Thinking about your next project? Start with interviewing both builders and architects and consider the true value of what you are getting.

The above are my personal views and some of my colleagues may not agree with me. I am always interested in dialogue. Please do not hesitate to contact me. Sebastian@SebastianEilert.com 786.556.3118

It is particularly interesting to me, to see the detailed explanation of what it takes to become a licensed Architect; something that most people are not aware of. It is one of the most intense and time consuming career paths you can imagine.

Consider the seriousness and effort of your licensed professional the next time you have the opportunity to select an Architect for your project…

“For those that know what it takes to be an architect, you may skip this next paragraph. But for those that don’t know, here is the process:

The first requirement for architectural registration is earning a professional degree from one of the 123 colleges that has an architecture program accredited by the National Architectural Accrediting Board (NAAB). A typical architecture program is a 5 year program. I believe I had to earn about 171 credits. I think a typical non-architecture degrees is about 120. The next step is the Intern Development program (IDP). Through the National Council of Architectural Registration Boards (NCARB) I had to complete  total 5,600 hours of specific work experience within 16 different categories, including programming, construction documents, and project management. Once I fulfilled NCARB’s IDP requirements, I became eligible to start taking the Architectural Registration Exams (ARE). When I started taking them, there were 9 exams; Pre-design, General Structures, Lateral Forces, Mechanical and Electrical systems, materials & methods, Construction Documents, site planning, building planning, and building technology. Each one is a 4 to 6 hour exam. Once the first exam is passed, you have 5 years to pass all of them. If an exam is failed, you must wait 6 months to retake the exam. Since licensing is done by each individual State, exam scores are sent directly to a State. For me, it was Florida. In June of this year I passed my final exam. The Florida Licensing Board reviewed my college transcript, my IDP transcript, and my passing exam scores and approved me for my license.

With my initial License, most states, including Massachusetts have a reciprocity process, where through NCARB, my records are submitted to another state (MA in this case) along with applications and fees, and the State reviews all the records. Before you can submit to other states, you need to be approved for an NCARB Certificate, which requires forms, fees, review of credentials and background check. Once I received my NCARB Certificate, I applied for a MA state License.

Tuesday night the MA Board of Registration of Architects met and approved me for a license. Today I was issued my license number, making it official. 17 long years to reach this one goal. For some people, this process is easy and maybe their license doesn’t mean so much to them. But for me, it has been a constant challenge. Maybe that is part of the reason why this means so so much to me.”

PS: the “AIA” stands for American Institute of Architects, and can only be used by a licensed Architect who has also joined this organization. It is a sure indicator that the individual is indeed licensed…

When thinking about improved energy improvement and especially the introduction of alternative or renewable energy, insulation is key as most of the energy is lost at the envelope of the building: the roof and the walls. If a building has an energy consumption of 100 units and produces 60 units with alternative energy, there are still 40 units to be paid each month.
Insulation, very high efficient appliances and HVAC as well energy star rated doors and windows can bring the unit use to 50. Not the same 60 units created actually pay back the owner… insulation is the key to make this equation work.

Beyond energy savings, choosing the right insulation may also contribute to better air quality. Even though most of the particles find their way into the air during construction, some insulation, such as batt insulation used for energy or sound barriers, can easily be released through simple repairs or even installation of picture nails and hooks.

There are so many options these days to look at insulation for the building. Bonded logic produces a series called Ultra Touch, which uses post-consumer blue jeans. Not just great insulation, but also bonus points for recycled content. Blow in cellulose insulation is formaldehyde and VOC free while diverting 300 tons of denim per month away form landfills. The R value can go up 30. Not a bad option (www.bondedlogic.com/ultratouch-cotton.htm).

Another fully sustainable alternative would be recycled wool, loose-fill insulation, such as the oregano shepherd line that provides up to r-4 per inch (www.oregonshepher.com).

There are more sustainable alternatives without going all the way to fully recycled or reclaimed materials. Formaldehyde free fiberglass comes in the traditionally familiar batt and roll variety with values from 11-38. Rigid foam panels also come in less toxic options, as does spray in insulation. Johns Manville and Owens Corning now offer environmental lines of product.

Personally I prefer a spray in system such as Icynene, Greenfiber or Certainteed. These systems use soy based or cellulose blows insulation that not just is easy t install and will literally fill the very last crack, but it also lets the access material be recycled on the spot, virtually eliminating any waste during construction.

It is important to seal all cracks, even if they are only a fraction of an inch. A small gap next to the insulation may appear minimal, but consider adding all those little cracks up to one large opening. This hole is typically about 3 square feet. Would you leave a 3 square feet hole in your wall? Probably not, so seal it. Knauf is a good option for these cracks as are other weatherization techniques.

When tackling your next project or upgrade, think of the insulation and realize quick savings in your energy bill. For further questions, contact your design professional. Sebastian Eilert Architecture. 786.556.3118 www.SebastianEilert.com

Energy indeed has gotten a lot of attention in the last few months, especially the
concept of net-zero energy. The net zero concept is very appealing by taking
advantage of the existing infrastructure rather than having to create a full
independent power storage unit. Typically the consumption averages out to zero
over the term of a 12 month period.

The same concept can be used for the consumption of water; essentially creating an onsite
water filter systems. Water will not be able to quite be net zero, due to
evaporation and other environmental factors that are undoubtedly part of the
cleaning process. But a recycled water loop will probably be about 95%
effective. The remaining 5% can easily be made up by rain water or a well,
depending on the geographic location of the project.

The interesting part to me is the energy that is required to move and clean water.
By bringing this aspect of water use directly to the project, much energy can
be saved on the moving of water to and from the project and the reality of net
zero energy and water is much more realistic to attain.

Considering now, that in California for example about one third of the state’s energy is
used to clean and transport water, it does seem a little like putting the stick
before the carrot…

I am grateful to be part of a cutting research project at the University of Miami
that is addressing this very topic: The net zero water dorm. This project will
have move students into a retrofitted hall to be the live users of on-site
cleaned water – all water, from sinks, showers and toilets.

What can you do for your own project? Continue to focus on water reduction in daily
use and install conservation features in your renovation and new construction.
Dual flush toilets or even composting toilets are readily available. Low flow
shower heads and faucets are standard for all manufacturers and a rain
collection system such as simple rain barrel can be installed in any project.

Use the best suited system for water heating, be it on demand, solar or
conventional tank with a PV panel to power it. By using water intelligently,
the use of energy can also be reduced. Why not be the first house to clean your
own water?

Start your own water conserving project with www.SebastianEilert.com

Still, I frequently get the same question when noting that my architectural business focuses on sustainable design: What is that… and what does it mean?

We read about greening this and saving the planet in that way, how to recycle your plastic bottle, use your own bags for groceries and change a light bulb to save energy. The publications and articles about “green” are plenty and stretch across a wide variety of sectors; real estate, fashion, construction, food & wine and many more. Still there remain many people out there, that are not sure what this trend all means and why and how it affects them.

Well, it is not a trend and it will most certainly affect you and your children. The words may be trendy and will likely change over
time, but the meaning remains valid. So here I offer a basic introduction to the topic from my perspective.

What is green design and sustainable building? …do I paint my house green to be a green building? …is it all about energy savings? …does it have to be certified?

Sustainability is the basis of green or better sustainable design and construction. Sustainability being defined as “meets the resource needs of current generations, without compromising those of future generations.” It depends on where you look, that might be one or seven generations, but the principal remains the same. The construction industry, when considering material harvesting and manufacturing through design and construction to operations and maintenance is probably the largest consumer of resources; including water, energy, natural resources and generation of waste. In order to be sustainable, the industry must
change to incorporate better practices that are less harmful to the environment and reduce the need of resources. This is the foundation of sustainable design and construction.

To make this work however, something else must be considered. A multitude of factors must be in balance for these changes to be
effective and permanent. In the industry we call this the “Triple Bottom Line”.
Think of it as a three legged stool. All three legs must be stable, in order for someone to sit on it… same with the following principals:

Environmental considerations: Doing the right thing for the environment; creating healthier environments to live and work, reduce the strain on natural areas and resources.

Economical considerations: We have to make a living, so there needs to be a reasonable profit involved under the current market economy that we live in.

Social considerations: The people at large must be able to use it and be comfortable using it. It must serve the welfare of the general public and it must be accepted culturally.

Take energy for example, specifically Photovoltaic’s. The idea is not new. But when first created and installed, the inventors created odd looking structures that were not socially accepted: they had the right idea to save money on energy and reduce their environmental impact; but the social factor prevented them from becoming main stream and make a lasting impact…

Now think that you can do business and make a profit by doing the right thing and create something beautiful and lasting… that is what sustainable designers strive to do!

Interested in more information or a presentation? Want to start your sustainable project or have questions about it? Feel free to contact me for more help. Sebastian Eilert, AIA. Sebastian Eilert Architecture, Inc. – a Transforming Architecture company. 786.556.3118