Read issue #12 - Summer 2022 ΟικοδομiN by GO Hania
INVESTMENT: THE IDEAL APPROACH
From the moment someone decides to make an investment through a property, there are specific procedures to follow. There are specific steps that, if followed, will lead to the desired result. By following these steps and answering some questions, one ensures they are on the right track as an investor.
Curated by: Dimitris Koudounakis Architect Engineer,Zeropixel Architects
Starting a potential investment in the building industry, we should approach a group of specialist professionals. These three specialties are the economist-economic-technical office, the architect-engineer-technical office and the supervisor engineer-construction company (or consulting). Of course, it is good that all three of these people-offices are specialized in the implementation of studies that are included in the subsidy programs, and it would also be ideal for them to cooperate with each other.
It is worth taking a moment to briefly outline the responsibilities of each engineer. The architect-engineer is the one who takes the blank canvas, takes the ideas and wishes of the owner, reinforces them with their own, and tries to anticipate future needs. They will provide solutions not only for the design but also for the broader environment, will analyze weather conditions, sunlight/shade, views, the area's urban planning regulations, and take into account the visual and operational integrity of the project (concept). From that point, the project will be passed to the civil engineer, who will prepare the static study and ensure its accurate implementation. At this stage, the design process will work for the benefit of the client. The team should be able to create a project that will last, withstand time, respect bioclimatic design, and offer high levels of both aesthetics and functionality.
In the ideal scenario, where there is trust between the client, the contractor, and the team, and where the construction takes place without problems, the civil engineer will ensure that every element of the design is implemented accurately, while the architect-engineer monitors that all details are completed as originally envisioned. Once construction is completed, the necessary quality checks will be made by the civil engineer, who will approve the project's safe and functional delivery.
The key to success lies in a well-organized team, where one knows what to expect from the other. In this case, the collaboration between the civil and architect-engineer is crucial. Equally important is the respect between them. After all, the result that comes from the work of both must serve a single purpose, that is, to bring to life the ideas of the client as efficiently as possible. And especially when we talk about an investment decision, it seems obvious that maximizing results is the ultimate goal.
The economist, therefore, will proceed to create an investment plan, taking into account what the investor said, he will analyze the parameters, after consulting the project architect who has received the data on the study area and its possibilities , as he will also consult the supervising engineer regarding the cost (with deviation of course) of each option.
Therefore, by making the business plan, he decides in which program the investment will be included, taking into account the best performance that can be achieved. For example, it may be more advantageous for someone to invest on a specific plot of land, in a specific area, in small self-contained accommodation with a maximum area of 30m² than in 2 and 8-bed flats. So, he gives the data to the architect engineer and he proceeds with the preliminary study. During the preliminary study, there is continuous communication both with the client and with the economic-technical and supervising engineer. The last two define the frameworks and limitations within which the architect will work.
After the preliminary study has been completed, the economic and technical expert can judge whether the investment is more likely to be included in a program with or without a building permit. Therefore, if he deems it useful, we proceed with the preliminary study to issue a building permit. Before this, it is advisable, through the preliminary study, for the supervising engineer to do a (pre)costing of the project, in order to verify that it is within the correct financial framework.
It is important at this point to analyze the process of issuing a building permit and the stages it includes. So you have three stages. We start with the preliminary study, the initial process and approach of the project by the architect we mentioned above. This is followed by the issuance of the building permit, with the cooperation of the three specialties, architect, civil and mechanical engineer. As long as the building permit is being issued, an equally important part is the stage of creating the study. application. The architectural office that has undertaken the project in collaboration with the cooperating engineers and the supervising engineer, who will undertake the construction of the project, thoroughly study the construction process that will follow, creating plans for each related workshop. They solve construction issues, choose the appropriate materials, choose ways of applying materials and facilities, take measurements, arrive at a very small scale, design construction details, choose lighting (lighting study), etc. Thus, we end up with the perfect application study consisting of construction plans (reinforced concrete, retaining walls, masonry, thermal facades, plumbing, electrical, floors, carpentry, cooling-heating, surrounding space, metal structures, etc.), technical reports for each work, technical specifications for the materials and facilities we choose, measurements, high-quality photorealistic designs and everything else deemed necessary.
At the end of the tripartite process Pre-Design-Building Permit-Application Study, the investor has the option with the data that has been obtained, to proceed with the exact costing and construction of the project, either with a supervising engineer-office that undertakes supervision or construction of projects of this scale, or to contact a construction company that will fully respect the studies and in collaboration with an engineer will implement them.
The creation of a building, whether it is the residence that will embrace our life, or an investment, is an intervention in the place and will be there for many generations. We owe it to both the engineers and the employer of each project to approach this process with the seriousness and education it deserves and to leave a built environment that they will be happy to experience for future generations.
