At what point in a rehab do I need to bring in an architect?

Got an architect who handles the legalizing process, and the answer I got was I can do it, since others have done it, but the breezeway that connects the house to garage is also enclosed, thus living space, does not have the proper footings, and the garage windows are not large enough to provide a second egress, and the beams that holds up the garage roof is not the required 2x6 beams.

They require everything you mentioned, and even have some additional requirements...separate water, electric, and heating systems and meters, and a structural engineer or architects "statement of condition" for all the systems in the building...not cheap. $10k total costs would be nice.

Hello Everyone,I'm looking for a very small residential architect firm (1-2 architects) for a home remodel in inner SE Portland, OR.I need schematic design, drawings with stamps for permits, construction specifications, and 3-D models of floor plan/house design.

You get to learn from a more knowledgeable person and still share in the upside.Good luck,OrenThank you all for the feedbacksPlanning is indeed risky business, but if you do your due diligence right before buying and have a bullet proof architect your risks are not that great.In my opinion developping land in this area is an architect business; someone who has tons of experience dealing with the local bureaucracy and can save on costs doing most the job himself.The increased risk of construction essentialy lies in the amount of money at play; 2.5 millions is serious money for most of us.I have experience in construction and my experience tells me to be careful.Contractors can bail on you or screw up their job, you can have unexpected expenses, material prices can go up, and all this while you pay a high interest construction loanBasically you can waste a lot of time, quickly lose a good chunk of your profit or even los emoney if you are not careful.Planning is that regard is much more predictable; Consultants are paid standard fees, permits are the same, application processing time is pretty much the same, etcI think entitlement and construction of urban project such as appartment building is faster and carries less risk in case of RE downturn.

However, I was the Architect and acted as the GC.

The inspection must be performed by a licensed architect or engineer authorized to practice in the state of Florida.

I thought my plans were simple enough when discussing it with my architect but perhaps I can make changes.Thanks for the reply! 

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I would add that there are also some pretty awesome offshore architects.