Now covered in more depth
When Do You Need an Architect in Seattle? (And When You Don’t)
Working with an architect feels different depending on whether you are building from scratch or renovating an existing home. Understanding those differences helps you prepare for the process and set realistic expectations.
New Construction: Starting from a Blank Page
New construction projects give the architect maximum creative freedom, there is no existing structure to work around. The process typically involves:
- Site analysis: views, solar, topography, access, utilities
- Full design from scratch: floor plan, massing, exterior, systems
- Complete permit drawings without reference to existing conditions
- More predictable construction cost because there are no unknowns inside existing walls
Architect fee: Typically 10-15% of construction cost for full residential service
Total timeline: 18-30 months from design to move-in
Renovation: Designing Within Constraints
Renovation projects require understanding the existing building before designing. This adds steps:
- Existing conditions survey: measuring and documenting the existing home
- Structural investigation: understanding what can and cannot be changed
- Integration: making new work connect seamlessly with old
- Discovery risk: existing conditions may not match expectations once walls are opened
Architect fee: Often higher percentage (12-18%) because renovation design is more complex per square foot
Total timeline: 12-20 months depending on scope
Planning a project?
Planning a remodel of your own?
Send David the address and a few lines about what you want. The first feasibility check is free and usually takes about a day: what the site and the code are likely to allow, and what to check first.
Architect since 1996, member of the AIA and NCARB. Three Masonry Excellence Awards for commercial projects; the Carr residence was featured in Above The Lake and Lux magazines.
The Key Difference
New construction is about opportunity, you can do anything the site and zoning allow. Renovation is about problem-solving, how to get from what exists to what you want. Both require an experienced architect, but the design process is fundamentally different.
Piper Cole Architects has extensive experience in both new construction and renovation across the Seattle metro area. free feasibility check, call 425-753-6452.
