Enlisting the Help of Professionals

• INTRODUCTION AND OVERVIEW
• GET TO WORK
• FORMING A TEAM
• • Core Project Team
  • Project Stakeholders and Potential Supporters
  • How Does this Artist Space Reflect Your Community’s Voice?
  • Enlisting the Help of Professionals
• ON LOCATION
• FINANCE

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Photo courtesy of Buffalo Arts Studio.

Development projects require a joint effort. Even experienced developers work with external professionals. And while hiring professionals may seem expensive, making avoidable mistakes can be far more costly in the short- and long-term. At its best, facility development is a collaborative process, so this section has been created to help you recognize how essential asking the right questions, and hiring the right people is to the success of the project.

In particular, a lawyer, architect and financial specialist will be key resources who are likely to work with you and your project team throughout the stages of the development process. As such they should be a part of the development team from the very beginning. Idenitfy these core members of your team before searching for your site so that they can serve your immediate needs when you find the suitable property.

Additionally, the Online Resources bar at right provides a comprehensive set of links to professional resources from across the country. For example, many states and local bar associations provide pro-bono legal services to qualified clients and some states provide free legal assistance targeted towards artists and art organizations. Use the Online Resources bar to search for such opportunities, as well as for the support of the full range of expertise required to make your facility project a success.

Lawyer

• Help establish the legal existence of the developer (e.g. as a corporation, partnership, etc.)
• Negotiate contracts between the developer and other development team members
• Process legal documents for site control and acquisition
• Assist with zoning variation and building codes
• Provide counsel regarding taxation issues
• Bond issuance if the organization uses code section 501(c)(3) bonds in the financing

Architect

Although hiring an architect seems like a “luxury” for a tight budget, architects actually save you money by optimizing the mistakes that will cost more to rectify. The architect usually works with structural engineers, electrical engineers, landscape designers, interior designers, contractors, etc., as a team. An architect is necessary when the project involves: new construction; structural changes in rehabilitation projects; any architectural or construction drawings required for building permits. An architect’s work includes, but is not limited to:

• Site inspection and analysis
• Preliminary design addressing client’s requirements, building codes
• Preliminary construction budget based on the design
• Design drawings and construction documents
• Building and construction permits
• Assistance in selecting and negotiating the construction contract
• Review of construction work

When choosing an architect, please check out their:

• Previous projects- whether their design fits your taste
• Previous experience with artists space projects
• Working style- how they interact with their clients

There are a couple of ways to find a good architect:

• Visit the project you like and ask for the name of its architect
• Browse architecture or interior magazines and identify the architect you like
• Find the architecture by location using AIA Architecture Finder. See Online Resources

Financial Specialist

A financial specialist can help you analyze the financial feasibility of your project by considering potential development costs, project income, and funding resources. Additionally this resource can help you identify the project’s eligibility for funding programs and prepare applications to these programs. Hiring a financial specialist is highly recommended from the very beginning of the project in order to structure the strongest financial package possible. A financial specialist’s work includes but is not limited to:

• Preparing financial pro-forma and feasibility report
• Identifying funding resources and structuring financing packages
• Preparing and managing applications for loans, grants, mortgage insurances, etc.
• Assisting in signing contracts

To find a financial specialist consider talking to a specialized financial or real estate consulting firm or a local community development financial institution.

Additional Professional Expertise

If you have reviewed the content of Section 2 Get to Work it is perhaps clear that a strong team will require not only the immediate stakeholders for the artist space you are working to develop, as well as core professional support from a lawyer, architect and financial specialist, but will also enlist the following expertise:

Accountant

An accountant will track and record the income and expenses of a facility project, a critical role in keeping the project on track.

Appraiser

An appraiser estimates the market value of a property. Appraisal by a certified appraiser will be required from the lending institutions to which the project applies for a loan. Because the fee for a certified appraisal can be high, it is not often used in the early stages of the project. For further information, please refer to Hecht, Bennett L. Developing Affordable Housing: A Practical Guide for Nonprofit Organizations: Chapter 3. New York: Wiley, 1999 and other Further Reading listed below.

Construction Manager

The construction manager reviews costs incurred during construction, and supervises the process of construction. A construction manager is not necessarily needed if the project already has an architect who is responsible for supervising the construction.

General Contractor

The general contractor is responsible for the construction of the project. A general contractor joins the team after the property is acquired. S/he may hire sub-contractors, such as an electrical team, plumbing team, etc, to complete the construction work. For simple construction work involving only a few players, a general contractor is probably not necessary.

Inspector(s)

An inspector assesses the physical condition of the property, and identifies deficiencies and repairs needed. Sometimes, an architect can fulfill this function.

Management Company

The management company is responsible for property management after construction has been completed. A management company is not necessary if you decide to manage the property yourself or if the building will be managed by a condominium or cooperative board.

Further Reading

Hecht, Bennett L. Developing Affordable Housing: A Practical Guide for Nonprofit Organizations: Chapter 3. New York: Wiley, 1999.

“A Note on Development Teams.” ArtistLink.  Date of Access:  Dec 14, 2009. www.artistlink.org/?q=spacetoolbox/fordevelopers/noteondevelopmentteams

Renner, Chuck and Chicago Department of Planning and Development. “Square Feet Chicago-Hiring Professionals.” Chicago Artists Resource.  Chicago Department of Cultural Affairs.  Date of Access:  Dec 14, 2009.  www.chicagoartistsresource.org/node/8664

Sources

Hecht, Bennett L. Developing Affordable Housing: A Practical Guide for Nonprofit Organizations. New York: Wiley, 1999.

Corbett, Tom, et.al.  “Square Feet Chicago-Professional Services.” Chicago Artists Resource. Chicago Department of Cultural Affairs. Date of Access: Oct 30, 2009 www.chicagoartistsresource.org/node/8664

Resources. Lawyers and Accountants for the Arts. 2009. Date of Access: Oct 30th, 2009 http://www.vlaa.org/