Engineering Fee for Rehab structure

[JStructsteel]

Working on a proposal to rehab an old farmhouse into a commercial type building. two story, with basement. Timber framed with balloon framed walls. Sounds like alot of work to the footings too.
Their budget is 750K
I was going to be at 1.5% plus site visits billed separate. That gives me about a week of engineering, rest drafting, CA etc.

What would you folks be at? Southwest Ohio.
Thanks

 

[XR250]

No way to know without seeing it but that seems low. You will run into all sorts of issues trying to get this to meet gravity and lateral. I would think 4%

 

[JStructsteel]

Thanks.
Yea I hate these type jobs. I like to do lump sum, but I could do a hourly not to exceed. But then if the budget for that amount, I should just be at that amount.

 

[XR250]

Never do hourly NTE

 

[JStructsteel]

I agree. Not going to do that.

I dont think I can justify 30K with the client, would be some sticker shock to them!

 

[Larryhd2]

With a change of use like that, the building department here (CA) would require a full code upgrade... seismic/wind and all the associated energy/access/fire upgrades also.

You need to determine how much of the structure will actually "calc out" to see how much retrofitting will be required, then figure out your fee. I would do a schematic phase before giving the full design fee.

Also, be sure you build in time for determining what's actually there. If you don't have the original plans then you need someone (or you) to do a field survey.... and determining footing width/depth/reinforcing will be tough to do.

 

[XR250]

I agree. Not going to do that.

I dont think I can justify 30K with the client, would be some sticker shock to them!

They can find another engineer to lose their ass. I guess it depends how hungry you are.

 

[EdStainless]

Foundation issues, drainage issues, asbestos abatement issues, it was originally built as one story and then later jacked up to add a second story, and so on.
If you want to do it, then quote it in two parts.
First site inspection/survey work and generate a report.
Then after that you can talk about the true scope and cost.

 

[TRAK.Structural]

I like the 2-part approach (survey and doc existing conditions first, then design for the retrofit). Figuring out the strength properties of old wood has always seemed like an impossible task to me, especially if its of the era where trees were cut and milled on site.

 

[phamENG]

The two part approach is my typical for this type of project. I'll call it a feasibility study phase followed by contract documents phase. There's a chance their $750k is laughably low. If they can find that out with a $2k report rather than a $12k set of drawings that cost you $25k to produce, everyone will be a whole lot happier.

 

[human909]

Jumping on the bandwagon late here but I recently did a project vaguely similar to this.

It was a new build that was grossly under designed. First there was an initial report that laid out just how under designed things were and roughly indicated the direction things would need to head to fix things.

The next stage was the work fixing things which was at least 50% more work than designing fresh! This was despite having construction drawings.

Refurbishments can be challenging. Don't undersell your services.