I'm doing my first flipping, do I need to hire an architect?

Question

Hi there,

I'm doing my first flipping in Miami. I got this great house that needs some changes, such as replacing windows, new electrical, some plumbing and   turn down a kitchen wall to create an open concept living room.

Well, I got advise to hire an architect to create the drawings of the house. But now the architect is bringing an engineer on board to measure the wind resistance on the new windows. To make a long story short, the architect is charging me $5000 for the drawings we'll use to get the permits in the city.

I nee to know if that's average or I'm been charge too high.

The drawings includes plumbing, electrical, windows and structural and that's not include any permits fee or processing.

I'd really appreciate any help with this issue!

Thanks a bunch!!

Tommy Desmond · Answer

You only really need an architect if you're doing major structural redesigns of the floorplan or otherwise dramatically modifying the property (like adding a second floor). 
	
	If you're just doing a superficial rehab (new flooring, paint, kitchen remodel), you don't need an architect.

If you're somewhere in the middle, like tearing out a wall to open a floor plan, depending on how much wall you're taking out, you might want to talk to an engineer. On most of our projects, if we take out a wall to open the kitchen, it's usually a short enough span where we can just estimate the header requirements on the site.

It's up to you. It depends on the size and scope of your remodel. I personally only use architects when I add to the second floor.

J Scott · Answer

I can't speak about the need for an architect -- this will be determine by your local jurisdiction.  But $5000 for an architect to draw a room or two is ridiculous -- this is more than we've spent on an architect to draw up plans to build a new 4000 sf house we're working on.

Find someone less expensive (ask their hourly rate and how many hours they predict the job will take)...

Roy Dynesius · Answer

Cathy is correct.  I'm a licensed Structural Engineer in Florida and do a lot of work in South Florida.  If you are working on the interior you will be fine, i.e. do not take down a bearing wall.

But you will need Wind design pressures for the new exterior windows/doors.  I see you're in Miami & Miami-Dade will require an NOA on the windows/doors you use to make sure they are designed to the required pressures.  The Miami-Dade building dept is a bear to work with as well.  Make sure you have building dept comments included in your engineering fee.  They always come back with something to change/update.

Cathy Svercl · Answer

technically, the Florida Building Code does not require services of an engineer or architect in the design/re-design of single family homes.  (local building departments may have tighter requirements.)  regardless, any new or changes to the roof, walls, windows, and exterior doors of homes requires a structural engineer or architect to calculate the wind loads & sign & seal the drawings.

your GC should recommend some architects and engineers so you can get additional design fee proposals for comparison.

p.s.  i am a licensed Florida Architect #AR93491 in the Tampa Bay area.

John Moore · Answer

First welcome to the BP family.  Some HOA's in the Miami area require Arch. drawings for property improvements.  Most single family homes avoid the extra expense.  The replacement windows you are buying usually have  information on the window if they are suitable for your area.  You may require permits for some of the work your doing and I would determine this first as you don't want to incur the wrath of the inspector or get a cease and desist order.  The subs you hired should be able to inform you as to what is required and what isn't.  Again, welcome aboard.

David Schwalb · Answer

An engineer is only necessary if that wall is even structural of course.  I've removed 4 walls in my private residences or rehab and since none of them have been structural, no big deal.

Tim Williams · Answer

Jhon, David and Tommy,

Thanks a lot for welcoming me to the BP family and for taking the time to reply to my post. I have more clear idea now on what to do. I'm meeting a new GC with all the new information I gathered on your replies.

Thanks again!

TW

I'm doing my first flipping, do I need to hire an architect?

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