What Does an Architect Actually Do?
Most people know architects design buildings. But the full scope of what a licensed architect does — and why that matters for your project — is less well understood. This guide explains what architects do, when you need one, and how to get the most from the relationship.
The Core Roles of an Architect
1. Translator: From Vision to Reality
The first job of an architect is to understand what you want and translate it into a buildable design. This is harder than it sounds. Most clients can describe how they want to live or work, but cannot visualize how that translates into floor plans, ceiling heights, window placements, or material choices. A good architect asks the right questions, listens carefully, and uses spatial knowledge to create environments that serve your life.
2. Technical Expert: Codes, Structure, and Systems
Buildings are subject to dozens of regulatory requirements: zoning codes, building codes, fire codes, energy codes, accessibility standards, and environmental regulations. Architects know these requirements and design within them — or find legal ways to work around restrictions that would otherwise block your project. They also coordinate with structural, mechanical, electrical, and plumbing engineers to ensure every system works together.
3. Project Manager: Design Through Construction
On full-service projects, architects manage the process from initial design through construction completion. This includes coordinating consultants, managing permit applications, reviewing contractor bids, issuing addenda during bidding, responding to contractor questions during construction (RFIs), reviewing shop drawings and submittals, conducting site visits, and overseeing inspections. Good construction administration prevents costly errors and ensures the building is built as designed.
4. Advocate: For Your Interests
During construction, the architect acts as your representative. When a contractor proposes a substitution, the architect evaluates whether it is equivalent. When a dispute arises about scope or quality, the architect interprets the contract documents. When an inspector raises a question, the architect clarifies the design intent. This advocacy is one of the most valuable services architects provide — and the one most often underestimated by first-time clients.
What Services Does an Architect Provide?
Architectural services can be divided into phases:
Pre-Design and Feasibility
Before any design work begins, we assess your project’s feasibility: zoning and code analysis, site evaluation, budget benchmarking, and schedule planning. This phase saves clients significant money by identifying constraints before expensive drawings are produced.
Schematic Design (SD)
We develop the conceptual design: floor plan options, building massing, key design ideas. At the end of schematic design, you have enough information to make a go/no-go decision on the project and to get rough cost estimates from contractors.
Design Development (DD)
We refine the design: finalized floor plans, elevations, sections, material selections, and coordination with structural and MEP engineers. Design development documents are sufficient for detailed cost estimating.
Construction Documents (CDs)
We produce permit-ready and construction-ready drawings: comprehensive plans, elevations, sections, details, specifications, and schedules. These documents define exactly what is to be built and form the basis for contractor bids and contracts.
Bidding and Negotiation
We assist with contractor selection, issue the bid package, answer contractor questions, evaluate bids, and help negotiate the construction contract. Many clients find this phase alone saves them more than the architect’s fee in avoided contractor overcharges.
Construction Administration (CA)
We visit the site regularly, review submittals, respond to RFIs, issue clarifications and supplemental instructions, process pay applications, and track project progress. Construction administration is the phase where architectural value is most directly realized — and the phase most often undervalued by clients seeking to reduce fees.
When Do You Need a Licensed Architect vs. a Designer?
Washington State law requires a licensed architect to stamp drawings for:
- New commercial buildings of any size
- Additions to commercial buildings
- New residential buildings with more than 4 dwelling units
- Most new single-family homes (some jurisdictions exempt simple construction from this requirement — confirm with your local building department)
- Projects involving structural changes to existing buildings
Unlicensed residential designers can legally prepare drawings for single-family homes and duplexes in many jurisdictions, but they cannot stamp structural drawings and often lack the code knowledge, liability coverage, and professional standards that licensed architects bring.
When in doubt, hire a licensed architect — particularly for any project involving significant investment, structural complexity, or commercial use.
How Architecture Services Are Priced in Seattle
Architectural fees in the Seattle area are typically structured as:
- Percentage of construction cost: 8 to 15% for full residential services; 6 to 12% for commercial
- Fixed fee: Negotiated lump sum for clearly defined project scope
- Hourly: $150 to $250/hour for consulting, feasibility studies, or limited-scope engagements
Architectural fees are not a cost — they are an investment. A well-designed building constructed according to complete documents costs less to build, less to operate, and sells for more than an equivalent building built from incomplete or poorly coordinated drawings.
What Makes Piper Cole Architects Different
Founded in 2000 by principal David Meade, Piper Cole Architects brings 25 years of continuous practice in the Seattle area. We have designed 800+ projects across every building type and budget level. What distinguishes our practice:
- Personal involvement of the principal architect from initial consultation through project completion
- Deep familiarity with Seattle, Kirkland, Bellevue, Redmond, and regional permitting requirements
- A track record of delivering projects on budget and on schedule
- Design that responds to client goals, site conditions, and neighborhood context — not formula
Explore Our Services
- Residential Architecture — Custom homes, additions, and ADUs in Seattle and the Eastside
- Commercial Architecture — Commercial, medical, and mixed-use design
- Renovation & Restoration — Whole-home remodels and historic renovations
- Interior Architecture — Space planning and interior detailing
- Our Design Process — Concept through construction, step by step
From Our Blog
- When Do You Need an Architect? A Seattle Homeowner’s Guide
- How to Choose the Right Architect in the Seattle Area
- How Much Does It Cost to Hire an Architect in Seattle?
- Residential vs. Commercial Architecture: Key Differences
- Seattle Architecture Permits: What Homeowners Need to Know
Contact Piper Cole Architects for a free initial consultation. We will explain exactly what services apply to your project and what to expect at every stage.