Hire an Architect or Designer
The right design professional can transform your addition vision into buildable plans—and save you money by avoiding costly mistakes. Here's how to choose between an architect and designer, what to expect to pay, and the questions that will help you find the best fit.
Quick Summary
Time needed
2-4 weeks
Cost
8-15% of construction
Professional help
Required
Architect vs. Designer: What's the Difference?
Both professionals can create plans for your addition, but they differ in training, licensing, and what projects they're best suited for. Understanding these differences helps you make the right choice for your specific project.
Licensed Architect
- 5+ years education + internship
- State-licensed, carries E&O insurance
- Can stamp structural drawings
- Cost: 10-15% of construction
- Best for: complex, multi-story, structural
Building Designer
- Varies—often self-taught or certified
- Not licensed in most states
- Cannot stamp—needs engineer for structural
- Cost: 8-12% of construction
- Best for: simpler additions, room additions
When You Need an Architect
Choose an architect if your addition involves: second-story construction, removing load-bearing walls, complex roof integration, or if your jurisdiction requires architect-stamped plans for additions over a certain square footage.
What Design Services Cost
Design fees are typically calculated as a percentage of construction costs, though some professionals charge hourly or a flat fee. Here's what to expect:
| Construction Cost | Designer Fee (8-12%) | Architect Fee (10-15%) |
|---|---|---|
| $50,000 | $4,000 - $6,000 | $5,000 - $7,500 |
| $100,000 | $8,000 - $12,000 | $10,000 - $15,000 |
| $200,000 | $16,000 - $24,000 | $20,000 - $30,000 |
| $300,000+ | $24,000 - $36,000 | $30,000 - $45,000 |
Hidden Cost Alert
Base fees often don't include: structural engineering ($1,500-$5,000), site surveys, permit expediting, or construction administration. Get a complete scope of services in writing before signing.
Essential Questions to Ask
Experience Questions
- •"How many home additions have you designed in the last 3 years?"
- •"Have you worked on projects similar in size and scope to mine?"
- •"Are you familiar with our local building codes and permit process?"
Process Questions
- •"What's your design process and how many revisions are included?"
- •"How long will it take from first meeting to permit-ready drawings?"
- •"Will you attend the permit meetings if issues arise?"
Cost and Contract Questions
- •"What's included in your fee and what costs extra?"
- •"How do you handle scope changes or additional revisions?"
- •"What's your payment schedule?"
Reference Questions (for past clients)
- •"Did the project stay on budget and timeline?"
- •"How responsive were they to your questions and changes?"
- •"Were there any permit issues with the plans?"
- •"Would you hire them again?"
How to Properly Check References
Don't just collect names—actually call them. Here's a thorough approach:
Request at least 3 references
Ask for clients from the past 2 years with similar project scope. Decline if they can only provide old references or projects very different from yours.
Visit a completed project if possible
Seeing their work in person tells you more than photos. Look at how the addition integrates with the original home—does it look like it belongs?
Check online reviews and complaints
Search their name plus "reviews," "complaints," or "lawsuit." Check the Better Business Bureau and your state's licensing board for any disciplinary actions.
Verify licensing and insurance
For architects, verify their license is active with your state board. Request a certificate of insurance showing professional liability (E&O) coverage.
Red Flags to Watch For
- No contract or vague scope: Everything should be in writing with clear deliverables.
- Large upfront payment: Standard is 10-25% to start, with payments tied to milestones.
- Won't provide references: Experienced professionals should have happy clients to share.
- Pushy about quick decisions: A good professional understands you're making a major investment.
- Claims to handle everything: Legitimate professionals are upfront about what they don't do.
Frequently Asked Questions
Can my contractor create the plans instead?
Some contractors offer "design-build" services, but this has tradeoffs. You lose the independent perspective of a designer who isn't motivated by construction profits. For complex additions, separate design and build is usually better.
How many architects should I interview?
Interview at least 3 candidates. This gives you a basis for comparison on price, communication style, and approach. Most initial consultations are free or low-cost.
What if I don't like the initial design?
This is normal—design is iterative. Most contracts include 2-3 revision rounds. The key is communicating clearly what you do and don't like. If you're fundamentally misaligned after multiple revisions, discuss ending the relationship before investing more.
Should the architect help select my contractor?
Many architects have relationships with trusted contractors and can provide recommendations. However, be wary of exclusive arrangements—you should always get multiple bids and make the final selection yourself.
Ready for the Next Step?
Once you've hired your design professional, the next critical task is working with them to design how your new roof will tie into your existing roof—a detail that makes or breaks the look and weatherproofing of your addition.