Now covered in more depth
Home Addition in Seattle: Architect vs. Contractor, Which Do You Need?
One of the most common questions from Seattle homeowners planning a renovation is: who do I call first, the architect or the contractor? The answer depends on your project.
Hire the Architect First If…
- Your project requires a building permit
- You want to move, remove, or add walls
- You are adding square footage (any type of addition)
- You are unsure exactly what you want or what is possible
- You want competitive bidding from multiple contractors
- The project involves structural changes
- You are building an ADU
In all these cases, the architect defines the scope, produces permit drawings, and then contractors bid on the completed design. You get competitive pricing and a contractor who knows exactly what they are building before they start.
Hire the Contractor First If…
- The scope is entirely cosmetic, no structural changes, no permit required
- You are replacing finishes, fixtures, or appliances in place
- You have already hired an architect and they are recommending contractors
- Your project is very small (under $30,000) with no complexity
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 Danger of Contractor-First for Permitted Work
Contractors who start before architectural drawings are complete often underbid, then charge change orders as the scope becomes clear. You also lose the ability to get competitive bids on a well-defined scope, and you may not discover code issues until construction is underway.
Design-Build: Both at Once
Design-build firms combine architecture and construction under one contract. This works well for speed and single-point accountability, but eliminates competitive bidding. See our comparison: architect vs. design-build in Seattle.
Piper Cole Architects helps homeowners sequence their project correctly from the start. free feasibility check, call 425-753-6452.
