Do I need an architect or a designer?

Question

I'm in escrow on my first flip. Gulp. There are a few configuration decisions I have to make.  The three biggest ones being: configuration of a bathroom I'm enlarging, whether to open up a kitchen and lose cabinet space, and how to best convert a laundry room (I want to move washer/dryer to garage and either use that space to extend kitchen or put in a half-bath).  Obviously these decisions are based on maximizing my ARV, so is it more appropriate to call a designer or an architect?  Ideally, I don't want to pay someone to draw up plans and all that -- I think I can just relay their vision to whomever my contractor ends up being.  I guess I'm just looking for an expert opinion and game plan.  Thoughts?

Dorothy Ma · Answer

@Andrew Robbins, I agree with Thomas S. - for opening up rooms and tearing down walls, you'll need a structural engineer, if there is any permits required a structural engineering evaluation is usually required.  For a smaller, renovation project like this, I would not spend the money to hire a designer or architect.  However, if you're really bad at re-configuring spaces, I would recommend you consult a professional, but I don't think hiring a designer/architect to draft drawings is necessary.

Do you have a contractor already? Your contractor should be able to work closely with you to figure out the game plan.

Andrew Robbins · Answer

Thanks Connor and Emilio. All good stuff. Yes, my purpose of wanting to meet with someone before my GC's is precisely to have a well-written plan for the work.  My realtor gave me some generalities, but I want an exact plan -- hence wanting to meet with a designer/architect.  Re Changing walls, I'm not sure that's the plan yet -- that's why I want to consult with a designer/architect first -- so I think getting a structural engineer and getting permits might be a little cart before the horse at this point.  If that's what the designer/architect recommends, then yes of course, that'll be the next step.  Thanks for replies! Much appreciated!

Connor Wingfield · Answer

Architectural designer here. I agree with Emilio, the more professional you approach it the more professional your GC will respond to you. If you prepare a scope document that lists out in bullet points every item you would like the GC to bid on, they should respond with a price that is broken down item by item. Once you walk the different GCs through the space and go over each item on your scope document you can ask for them to essentially bid on it. They should put a price by each item in the scope document, as well as the amount they require for overhead and insurance. You could even put both the new half-bath and the kitchen enlargement and have the GCs price both. Then you can decide at a later point what makes the most sense based on your numbers. Once you get all the bids back you can do a cost analysis on which feature might make the home more valuable. Just remember big kitchens, open floor plans and large master bedrooms with bathrooms suites are what bring in the big bucks here in California.

Emilio Ramirez · Answer

The decisions you're comtemplating on space require knowledge of the market. If you don't know that then you need to ask your realtor. Didn't you already?

In order to get apples to apples bids you need a fairly well written out scope of work and preferably plans. Changing walls to me signals permit and for permit you typically need to submit a plan. What does your permit department say?

By the way, how do you know if those walls you're punching out aren't structural? You hire an engineer to do a walk through. As others said, he may need to size beams.

Andrew Robbins · Answer

Thanks Greg and Dorothy. This is my first flip, so I don't have a team yet.  I'm going to have three or four (recommended) GC's give me bids, but I want these bids apples to apples -- not four individual visions and wildly different apples and oranges bids.  Specifically, I'm looking for someone who can advise me on what changes to make that will maximize my ROI -- i.e. Would it be better to turn the current kitchen-adjacent laundry room into a half-bath or extend the kitchen space?  So I want to have one vision when I bring in my contractors for bids, and say "Here's the plan. What are you gonna charge me to make it happen?"  Does that make sense? Is that the right way to go about it?  Like I said, it's my first one.  I don't really trust my design sense right now to make top dollar, so I'd rather invest a few bucks and do it right.

Thomas S. · Answer

You may need a structural engineer if you are removing or moving walls but a GC should be competent enough to tell you who you need.

What is it you want a architect or designer to tell you. What to do or how to do it.

If you want an opinion on your ARV based on your planned improvements bring in a qualified real estate agent.