Stephen N. Carter

Litchfield County Times, May 9 2003

Washington Firm Designs, Manages Construction

By David Lombino

After 25 years as an architect and construction manager, specializing in large commercial projects in New York City, Stephen Carter started the Carman Group LLC five years ago with the goal of transferring his expertise to the residential market, namely second homes in Litchfield County and Manhattan apartments.

The large corporate projects-Arthur Ashe Stadium at the USTA National Tennis Center, The Traveler's Building, the American Express Tower and Arco Tower among them-had to adhere to fixed timetables, strict cost ceilings and bottom-line-driven efficiency. By contrast, according to Mr. Carter, residential design, planning and construction is subject to a much higher degree of inefficiency.

Through a closer-than-typical scrutiny of the design and building process, his company claims to minimize unproductive time and cost overruns, to protect the integrity of the design and to increase the appraised value of the property.

"I can design and produce a design as good as anyone else, but coupled with that is to make this process enjoyable and efficient from design up to occupancy," explained Mr. Carter in an interview in Washington, where he has been weekending since 1985. He shares the home with his wife and adopted twin Chinese daughters, Zoe and Mei.

Anyone who has seen "The Money Pit" knows that residential construction has a reputation for headaches, cost overruns, mismanagement, unexpected fees and repeatedly missed deadlines. According to the Better Business Bureau Web site, four types of contracting businesses made the top 12 list among industries that generated the most inquiries in 2002: Roofing contractors ranked third, general contracting ranked fourth, home remodeling ranked seventh and home building ranked eighth. General contractors ranked 15th in the number of complaints filed, dropping from 11th in 2001.

The Carman Group can enter a project in the earliest pre-planning and design stages or jump in midstream to troubleshoot. Mr. Carter will lead clients through a "discovery period," getting to know the their taste and priorities, selecting details as specific as fixtures, floor materials, moldings, ceiling heights, doors and creating a "core idea that helps organize the project."

Mr. Carter, who is a member of the American Institute of Architects, will draw between four and five plans before the client and the architect hone in on a favorite. Then, as owner representative, he will draw up a budget, select and contract builders and act as construction manager, creating and imposing a schedule for construction.

As self-proclaimed expert at sequencing, Mr. Carter claims that with the right plan, a 12-month project can be done in eight months. "We offer superlative quality design work built at fair prices, on a schedule that has been agreed to and fulfilled," he summarized.

After consulting local realtors and builders, the architect aims to adapt designs to the local vernacular. "Around here they are looking for comfort, and cozy convenience," he explained, describing a four-season design with plenty of storage spaces, a central kitchen and breakfast areas that have views of outdoor play-spaces for children.

Mr. Carter has built and sold two houses on spec in Washington: a terra-cotta stucco house with an open plan on Barnes Road, and a Colonial on Frisbie Road. And he performed a total rehabilitation on the Calhoun Road house that he and his family occupy, transforming an uninspiring single-story ranch with a built-in, two-car garage into a bright, rambling Colonial with a dynamic roof-line, cathedral ceilings and skylights. He also added a separatetwo-car garage.

"The property has become like a campus," he said. "The way a lot of properties are around here, with several outbuildings."

The planning, sequencing and hands-on management will result in cost savings for the owner, Mr. Carter asserts, because projects will be finished on a tighter schedule, he will discover cheaper sources of materials and protect clients from pricey change orders and other extra costs. He reports that in an increasing number of projects, his fee is offset by the savings he generates. On top of that, the owner can occupy the property sooner.

"There are cost savings of what you would pay in fees-it's more efficient-and a continuing vigilance of what's being put in material-wise. For a protected owner, the project should go well. It should be a satisfying, enjoyable process when it's all finished," said Mr. Carter, noting that residential owners wield a different sized pocket book than do large, corporate institutions, furthering the importance of effective cost management.

Choosing the right contractors is essential, according to Mr. Carter, because their expertise, or lack thereof, can slow a project and result in a lower quality finished product.

"Some guy building concrete salt sheds for winter is not going to come up here and build your wood-frame house," he noted. "You want to design something that fits into the area, because [otherwise] no one will know how to do the work around here. ... The good guys just really know."

Mr. Carter has no personal beef with contractors and architects, but insists that they need to be kept on a tight leash. He said that some contractors "who do not have a good business sense" and those that charge by the hour are hesitant to become contractually involved with his hands-on management services. Others welcome the opportunity to have most of the office work done for them and to work from a clear plan. "Contractors should control the site, but they shouldn't control your ability to sleep at night, and they shouldn't control your checkbook," he said.

The Carman Group gladly translates all "constructionese" into plain English. The business will coordinate permits and approvals, select the appropriate types of contracts, oversee the project's schedule of values, negotiate unit prices with contractors and organize move-in and furniture and artwork installation.

He also does his homework to build strong relationships between the owner, the lender and any attorneys to ensure smooth sailing.

Services cost around $3,000 to $4,000 per month, with a typical schedule of six months for planning and design, and eight or nine months for construction management. He argues that this represents a savings over an architect who typically charges 15 percent of the total cost of a house, and a construction manager who could charge $50,000.

The Carman Group can be contacted at 860-868-7493, 212-430-6367, or via the Web site www.thinkbeforeyoubuild.com.