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April 15, 2025 9 mins

 Do I Really Need An Architect For My Project?

Ever dreamed of sketching your dream ADU on a napkin and handing it to a builder? The harsh reality might surprise you. Licensed general contractor Alex Kosley breaks down exactly why navigating the building process in Colorado Springs demands more than just creative vision.

While you technically don't need an architect for your ADU project, the permitting requirements are staggering: architectural drawings, framing plans, electrical layouts, plumbing designs, energy compliance certificates, soils tests, and engineer-stamped foundation designs. This complex web of documentation represents just the beginning of a process that can quickly overwhelm even the most determined DIY enthusiast.

Alex makes a compelling case for the design-build approach that StreamHome Construction has perfected. Unlike traditional construction methods where architects and builders work in separate silos, their integrated team collaborates seamlessly from day one. This eliminates the finger-pointing and communication breakdowns that plague conventional projects when unexpected challenges arise. 

Ready to explore your options without the headaches? Book a free consultation and discover what's possible with the right team behind your vision.

To learn more about StreamHome Construction visit:
https://www.YourStreamHome.com
StreamHome Construction
719-644-6777

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Episode Transcript

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Speaker 1 (00:04):
Welcome to the Stream Home Construction Podcast,
where we take your project fromconception to completion.
Hosted by Licensed GeneralContractor Alex Kozley, we cover
everything from accessorydwelling units to commercial
construction in the greaterColorado Springs area.
Whether you're dreaming of anew ADU, planning an office
upgrade or tackling a majorrenovation project, we've got

(00:26):
the expertise to guide youthrough it.
Let's get building.

Speaker 2 (00:37):
Welcome back everyone , tony Hill's co-host, slash
producer in the studio withlicensed general contractor,
alex Cozley.
Alex, how's it going?
I'm doing great, tony.
How are you?
Awesome, it's good to see youagain.
Alex, tell us, do I really needan architect for my project, or
can I sketch something on anapkin and call it good, all

(00:59):
right?

Speaker 3 (00:59):
Well, here's a question I absolutely love,
because do I really need anarchitect, or can I just sketch
something on a napkin and turnit into the building department?
Let me be clear from the start.
Technically, no you don't haveto hire a licensed architect to
design an ADU in ColoradoSprings.
But if you think you can justsketch it on a napkin and walk
into Pikes Peak RegionalBuilding Department, or PPRBD,

(01:20):
expecting a permit good luck.
Erbd expecting a permit Goodluck.
You'll quickly find out.
The process is way more complexthan it looks from the outside.
Unless you've been through itdozens of times or have a team
that has it can be veryfrustrating, expensive and time
consuming.
Here's the harsh reality whatit really takes to get plans
approved, to get an ADApermitted and built.
Here's a list of documents thatare typically required.

(01:43):
So we've got architecturaldrawings, including a split plan
to scale floor plan, to scaleexterior elevations, interior
sections, a floor framing planand a roof framing plan, and we
have an electrical plan.
We have a plumbing plan.
We have an HVAC equipmentcertificate.
We have an IECC certificate,which is showing your energy

(02:04):
code compliance.
We need to get a soils test andreport.
We need to get an engineerfoundation design that's based
on the soils test and then weneed to get a geological hazard
waiver or, depending on thesituation, potentially a full
geological hazard study ifrequired.
Unless your napkin sketchincludes a stamped structural
plan, framing diagrams, energycompliance reports and plumbing

(02:27):
risers.
You're going to need some help.
So I want to say definitelyhaving an architect is good, but
here's why a design-buildcompany is even better.
We've touched on this before,but I think it's appropriate to
add in the conversation herewhat you really need is someone
who knows how to get the jobdone from start to finish.
That's why we built Stream Homeas a design-build company.
It's really the best of bothworlds Traditional setup you

(02:49):
hire an architect to design theplans, then find a contractor to
build it.
But what happens when somethingcomes up unexpected on site?
Who do you call?
Who takes responsibility?
With design-build?
Everyone's on the same teamfrom day one.
There's no confusion, nofinger-pointing, no costly
miscommunication between thedesigner and builder.
It's all us At Astrium.

(03:12):
Our design team, engineeringpartners and construction crew
all collaborate in real time.
When one of our superintendentshas a question, they call our
project management team directly.

Speaker 2 (03:17):
If they can't resolve it.

Speaker 3 (03:18):
They submit an RFI or request for information to the
design team.
We get to work solving thatissue the same day, and these
are rare scenarios for us.
Even as expert builders, we dolean heavily on our design team
on every single project.
Whether it's clarifying framingconnection, double checking a
structural span or routingplumbing through a tight cavity,
these kind of design detailsalways come up.

(03:40):
The key really is how quicklyand effectively your team can
adapt.
Partly because we've builtstrong working relationships
with PBRBD reviewers andinspectors, we can get answers
and approval quickly.
And then with our in-house teamas well as our building
department, we have an insideadvantage, so we wait weeks or
days for a reply.

(04:00):
We get direct communication tokeep the project moving.
The design-build process for uslooks like we come out, we do a
free consultation to assessyour goals, budget and property
to see what's feasible.
We then do a pre-constructionreview where we provide a
ballpark estimate, a projectinvestment summary, info about
our team, next steps and thatpre-construction services

(04:21):
agreement to get the designprocess started.
Once that's signed, we scheduleyour design kickoff meeting.
We go into schematic design,which is basically your floor
plan and your site plan, makingsure that that'll make sense.
We've got the right rooms inthe right places.
It's a good flow that matchesour client's goal.
We typically go through aboutfour iterations of a design with

(04:43):
the client and the design team.
We're finding that to get it tothat specific goal, aligning
their budget and their goals allinto the design package.
Once that's completed, wesubmit it to the building
department.
We begin our cost estimatingconstruction contract
preparation at that point, oncethe building department has
approved that we get in theconstruction contract sign, we

(05:05):
start building.
We hand that off from ourpre-construction team to our
construction team.
We've already been trained onthe project in and out.
By the time we're done withthat process, everything's fully
inspected and it's handed offto the client.
You get a brand new, clean,fully inspected, move-in ready
ADU with zero surprises.
Custom ADUs do take aroundthree to four months for

(05:27):
pre-construction, about four tofive months for construction.
Now our streamlined model ADUsthat we are working on right now
we're targeting one month forpre-construction and three
months of construction.
So four months all in fromfirst contract to final
completion.
So really fast for a brand new,brand up build.
But you know, that kind ofspeed and precision only happens

(05:47):
when your team isn't scramblingto figure things out.
So, in regards to why streamhome design build services,
what's the advantage there?
But again, the question isreally why not just do it
yourself?
Why not do the design yourselfand find a contractor?
I just want to touch on a fewother reasons.
There's a lot of complexity toa construction project, so as a
design build firm, we're able tocatch a lot of details others

(06:09):
miss because we have the overlapbetween the design and the
construction team.
So the construction team isalways scrubbing those plans as
they're going through to makesure that the design is
constructible.
But yeah, we have to evaluatehow the structure ties together.
Connection points, framing,transitions, wall thicknesses,
door thicknesses how do allthose things tie together?
Thicknesses, door thicknesseshow do all those things tie

(06:31):
together?
Those are just things that youknow people drawing on back of a
napkin are probably notthinking of and may not even
have the skills and knowledgeand experience to even figure
that out without extensivetraining.
We need to know where wires arerunning, where HVAC lines are
running, where plumbing actuallyfits in the walls.
We need to make sure that thesesystems aren't interacting or
overlapping or running into eachother.

(06:51):
They all need to placeeverything in everything in its
place.
Drainage and venting systemshave to be code compliant.
That can be pretty complex.
Pbrbd has their on top of theseveral hundred page IRC
residential code.
Pbrbd has its internal code,which is about 200 pages or so.
So having to know all of thatdetail as well just takes really

(07:14):
like years and years.
If somebody wanted to do this ontheir own they would literally
need probably a year of almostfull-time just learning how to
do this stuff, working with thebuilding department, working
through all these things.
So you know there's just a lotof things that if not caught or
thought through early, can leadto expensive change orders later
on and potential delays.
So we design for buildability,not just for looks, which is

(07:36):
what you can often find withjust an architecture firm or
somebody designing their ownstructure.
So you really do need a teamwho knows what they're doing.
And if that team includesdesigners, engineers and
builders working together,solving problems, submitting
plans, passing inspections, thenyou're not just building an ADU
, you're building peace of mind.
Are you ready to explore youroptions?

(07:56):
Book a free consultation atwwwyourstreamhomecom and let's
see what's possible on yourproperty.
Whether you're just gettingstarted or already searching for
a lot.
We'll help you move forwardwith clarity, confidence and the
best team in the game.

Speaker 2 (08:12):
Awesome.
Thanks for joining us today,alex.
We look forward to hearing morefrom you in the next episode.
Have a great day, you too.

Speaker 3 (08:21):
Bye, thanks, tony.

Speaker 1 (08:27):
That's a wrap for this episode of the Stream Home
Construction Podcast.
Ready to bring your vision tolife?
Snag a free on-siteconsultation by visiting our
website at wwwyourstreamhomecom,or call or text us at
719-644-6777.

(08:47):
Until next time, let's keepbuilding your residential and
commercial dream in the greaterColorado Springs area.
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