Cohousing-L Mailing List: Re: [C-L] Do you really need a developer?

[Joani Blank (joani]

I haven't contributed much but I can't let James' comments pass without a 
response.

There are cohousing groups in this country who've built their projects it 
without a developer. And more that have done it with a developer. (There 
are even developer driven projects). Virtually every group that decides to 
go it without a developer wishes they had done otherwise.  Usually they 
reject a developer because they don't see why he or she should get money 
for doing whatever it is they do. But in the end, groups that work with a 
developer--as well as those who use cohousing professionals (at least as 
consultants if not directly working with them)--find that these 
professionals save the group considerably more money than their services cost.

Then there's the small matter of construction financing. Given that most 
cohousing groups don't have a single member who is a real estate 
professionals, the acquisition of construction financing is way beyond 
their capabilities.

I know of two projects that were self-developed, where the residents feel 
fine about it. Both of these groups hired very strong project managers. 
Almost without exception, however, all the other groups that tried to do 
without a developer devoutly wish that they had done otherwise!

I'm curious to know, James, if you are working or have worked with a 
cohousing group. If so, I'd like to know how you experienced them as a 
client?  I'm asking for some insight into your experience working for a 
cohousing group.  But I'm also interested  to know if your suggestion that 
a group might not really need a developer is  based on observation of a 
particular situation or is it hypothetical?

Joani Blank
Swan's Market Cohousing.
Oakland, CA
Member, Board of Directors
The Cohousing Association of the United States (Coho/US)


> I also wonder if you really need a developer.  As an architect, most 
> projects I do are done directly with the client. We work out the plans 
> together.  The architect does the working drawings (detailed drawings with 
> all the details required for construction) and specifications. The client 
> (you) follows the process and must agree to all details as the drawings 
> are produced.  Then we put the working drawings and specifications (called 
> the contract documents at this point) out for tender and contractors 
> submit bids.  The architect analyses the bids and submits his analysis and 
> recommended contractor to the client. If you agree, you then sign a 
> contract with the contractor.  The architect reviews construction as it 
> proceeds to ensure that the project is built exactly as per the approved 
> drawings.  This process assures the best price and is standard in the 
> industry.  There are other wrinkles but this is the basic idea and its 
> very simple, assures that the client (you) has a say in the project at all 
> stages.  Sometimes the client will hire a project manager who then hires 
> the architect, but this is a more involved process and is usually only 
> warranted for very large and complex projects (say over ten million dollars.)
> I hope this helps.  I'd be interested to hear from others who used a 
> developer, as to why they used a developer, what the developer did, and if 
> it was worthwhile.
>
> James Kacki
> James Kacki-Architect & Planner Inc.

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