Architect: what to know

What the job involves, what changes the price, and what to ask a pro.

What architect is

An architect is a licensed design professional who plans buildings and additions. The work produces drawings and specifications, and it often includes help with permits and construction review. People hire an architect when a project needs a design that fits the site, the budget and the way the building will be used.

Signs you need it

  • You want an addition, a remodel or a new house that changes the layout of the existing building
  • Your lot has slope, an odd shape or restricted setbacks, and a stock plan will not fit
  • You need drawings for a permit, and the local building department asks for stamped plans
  • You want to balance design quality, a set budget and a schedule, and you need someone to coordinate the choices
  • A builder or contractor has asked for specifications so they can price the work accurately

What the pro does

  • The architect meets you to define the program, the budget, the site and the style you want
  • They survey the site, review any existing drawings and note the zoning, the setbacks and the utilities
  • They prepare concept sketches and a design direction for your review, with revisions until you approve one
  • They develop the drawings and specifications, including floor plans, elevations, sections and the details the builder needs
  • They prepare the permit set and respond to plan review comments from the local building department
  • They review shop drawings and visit the site during construction to check the work against the drawings

What changes the price

Every job is different, so we do not publish prices. These are the things that move the quote up or down.

  • Size and complexity of the project, including the number of rooms, levels and special features
  • Scope of services, such as concept only, full design, permit drawings or construction administration
  • Number of design revisions and meetings included before the drawings are set
  • Site conditions and the amount of survey, existing-building documentation and zoning research needed
  • Whether structural, mechanical or civil engineering is included or hired separately
  • Length of the project and the number of construction site visits required
  • Custom details, materials and specialty items that need extra drawings

What a written quote should spell out

  • Phases of service, with each deliverable listed by name, such as concept, design development and permit set
  • Number of design revisions included and the process for additional revisions
  • Who prepares the structural, mechanical and civil drawings, and whether they are included
  • Permit submittal, plan review response and who pays permit fees
  • Construction administration, site visits and the number of visits included
  • Ownership of the drawings and how the drawings may be reused

Questions to ask before you hire

  • What is your license number and where can I check it with the state licensing board?
  • Which phases of service are included, and what does each phase deliver?
  • Who prepares the structural, mechanical and civil drawings, and who signs them?
  • How many revisions are included, and how are extra revisions priced?
  • Will you visit the site during construction, and how often?
  • Who handles the permit submittal and the plan review responses?
  • Who owns the drawings, and can I use them with a different builder?

Red flags

  • They offer to design a house without any site visit or survey of the lot
  • They sign drawings they have not prepared or do not have the license to stamp
  • They promise a fixed construction cost before the drawings and the scope are set
  • They will not tell you who does the structural or mechanical design

What you can do yourself

You can gather the site survey, the existing plans, photos of spaces you like, a list of how you use each room and a budget range, and bring them to the first meeting. Do not draw permit plans or structural details yourself, since many permits require plans prepared or stamped by a licensed professional. Work with a licensed architect or designer for the design itself.

Licenses and permits

Architects are commonly licensed, and the title and the right to stamp drawings are usually restricted by the state. Check with your state licensing board for the architect's license status before you sign, and ask which engineers will stamp the structural and mechanical work.

Architect questions

What is the difference between an architect and a designer?

An architect is licensed to design buildings and stamp drawings in most places. A designer may work on interiors or layouts and may not be licensed for building design. Ask which one you are hiring and what they are licensed to stamp.

How much of the design happens before I see a price?

Design usually runs in phases. A concept phase gives you a direction, and the drawings firm up in later phases. Ask for the deliverables at each phase, and ask whether the builder will price from the design development set.

Do I still need an architect after I hire a builder?

Some projects do not need one, such as simple additions with a standard plan. Others need one for the design, the permit set or the construction review. Ask the builder which drawings they need from you before you decide.

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