Starting Condo Renovation - Should I hire an Architect?

[Anthony Caraballo]

I am new to real estate investing but have been doing research for a couple years now and I just acquired a 3-1,  1,200 sqft Cliffside Condo in North Jersey overlooking the Manhattan skyline but it needs a complete remodel. I have done small remodeling projects myself prior to this but this is my first complete gut and renovation of an entire condo so I am looking for advice about how to move forward.

I have talked to a few people they say I might need to hire an Architect to draw up plans if I plan to knock down any walls as well as proper permits for the renovation from the local government before anyone can start the work. What is the order I should go about this? 

Should I hire an architect and discuss plans for the apartment first and get approval before reaching out to contractors? 

How will the I or the architect know which common walls can be taken down and which are load bearing or perhaps cement while we discuss the plans?

In your opinion is it worth the extra step or should I leave the walls up and go straight to the general contractor? 

Any and all opinions and advice is welcome!

[Evan Polaski]

@Anthony Caraballo generally speaking yes.  I live in Cincinnati, so can only speak to my process.  Legally, in Cincinnati, you need a permit to change a light or faucet.  But as you get to a gut level renovation, in a condo building where you will have nosy neighbors, you will definitely need permits.  Your permits will require drawings.  An architect, or at least a draftsman is who will create those drawings.  Sometimes you would be allowed to get a contractor to draw them.  I have drawn my own.  But an architect and/or engineer is going to be your safest bet.  

If you are pulling down structural walls, you will certainly need an engineer stamp too, but again the architect will likely have a few they know and work with to help where needed.  

Most architects I know will do at least a quick intro meeting to talk over general scope, rough costs and process for free or for a very nominal fee.

As for whether you do a level of rehab that an architect is required or just a GC, that is for you to know based on the cost and value proposition of the rehab. Generally speaking, for single family flips, I have done the best in total dollar profit the more extensive the rehab. But from an IRR perspective, the more cosmetic the better, because I can be in and out very quickly.