Rx Architectural Service for Starters and Fixer-Uppers

By Bill Primavera

The Home Guru

When we realtors see a new listing described as a “fixer-upper” or “sold as is,” we’re inclined to think that it will be purchased by a contractor who will flip the property for re-sale.

Regular buyers, intimidated by the scope and cost of major re-design and renovation, might be loathe to buy a distressed property, even with some of the incredible deals in short sales and foreclosures that are out there right now.  But, if they had the right guidance and an accurate projection of costs in advance, they might be encouraged to move forward, especially if that service is free.

There is such service offered by Michael Piccirillo, an architect I know as a fellow member of the architectural review board in my town. He recently asked me if I were involved with any distressed properties and, if so, he could be of help.  Indeed, in the current market I see many more buyers pondering whether to bid on low-priced houses that need significant work. What they may lack is the discerning eye of a professional to know what can be done with them and how much it would cost. And, if that service is free, there is no risk involved.

Here’s how the process works.

Either the realtor or prospective buyer can contact Michael to do a walk-though of the property with them free of charge. While on the premises, he asks the buyers about their needs and what they don’t like about the structure, over and above the obvious upgrades that would be needed. He will point out how the space might be rearranged or expanded to accommodate the buyer’s lifestyle preferences, and he will give a rough estimate of what those renovations could cost. Based on that input, the buyer can decide whether to move forward with the purchase.

Next, Michael will schedule a second meeting, also free of charge, at which he discusses a specific plan for upgrading and, if needed, expansion. If client and architect agree with a specific vision for the property, Michael then prepares a formal proposal with a flat fee for professional services, along with a schedule of estimated costs. For his fee, he also coordinates all the construction work to be done.

The flat fee naturally depends on the scope of the project. “If there are three different capes that need re-design and renovation in three different ways, each would have a different fee,” Michael explains. “For instance if the work involves just basic interior renovations, gutting the bathroom and kitchen and replacing the windows, the fee for design and oversight of the work can be as low as $2,500.  If the client wants to blow out the roof and gut the interior, the fee can be considerably higher, but the client knows exactly what it is in advance.”  The only fee adjustment occurs if the project requires his attendance at meetings with the town board, planning department or zoning board.  For that, he charges $100 an hour for his time.

Once the design of the project is in place, Michael will bring in one or two of the 10 contractors with whom he works to project the costs of the job to know if it’s within budget. If  not, he  makes adjustments in the design and/or materials. “If the client has a $200,000 budget, but the contractors say the job is running higher than that, we’ll re-evaluate what we’re doing then and there, rather than waiting until final plans are in place and everybody loves them, but then we find that we have to pull back,” he says.

When the design is completed, it goes out for bid to contractors and kitchen companies, and together with the client, the work is awarded.  Once the work begins, Michael says that clients can pull out of the process at any time during construction to continue on their own, “but most clients want me to be involved all the way through.”

Michael Piccirillo’s website is www.mpiccirilloarchitect.com and his contact number is 914-245-2278.

Bill Primavera is a licensed Realtor® (PrimaveraHomes.com), affiliated with Coldwell Banker, and a marketing practitioner (PrimaveraPR.com). He can be emailed at This e-mail address is being protected from spambots. You need JavaScript enabled to view it or reached directly at 914-522-2076. Follow him on Twitter for housing market updates at Twitter,com/HomeGuruNY.