Hiring an Architect for a Home Renovation
The need to hire an architect for home improvement is different from hiring one for new construction. That great house-building company that can take an empty lot and design an exceptional house is not necessarily the best choice for opening up a 1920s bungalow or putting a second story on a house that is already in place. When you have to design around what you have, such as walls you can't see behind, obtain permits when you touch an existing wall, and work with a contractor who must build around your lifestyle, it's renovation time.
Most guides will throw the term "hiring an architect" together without considering the different aspects of it. This one doesn't. You'll find a straightforward, step-by-step guide to hiring an architect for home renovation, along with two elements most guides overlook: knowing whether you even need an architect versus a designer or a design-build firm, and the house-remodeling specifics that can trip up a remodel if they don't get raised early: existing conditions, permits, contingency budgeting, etc.
Do you actually need an architect? Architect vs. designer vs. design-build
Before you spend a dollar, figure out which kind of professional your renovation actually calls for. The three options look similar from the outside but solve different problems.
Architect. Drawings are appropriate for being stamped by a licensed architect and are legally responsible for the structural and code conformity of the plan. A stamped set of construction documents is required from your local building department for a permit if the renovation involves moving walls, changing the footprint or roofline, or your local building department demands it. This is the place to begin if your renovation involves any part of the "bones" of the house.
Interior designer or drafter. For changes to finishes, cabinetry, or layout that do not require changes to walls, a designer/drafter may be quicker and cheaper. But most designers or drafters can't stamp structural drawings, so if they end up having to get a new one, say an assumed non-load-bearing wall is actually all load-bearing, then you'll be forced to hire an architect anyway.
Design-build firm. In this arrangement, design and construction are under one company. The good news is that there's one point of contact and, frequently, a much quicker processing time because design and pricing are simultaneous. The downside is that the design will not be as well designed; the company that is responsible for the plans will also be responsible for the price and construction, so bids can't be compared against the plans from outside companies. It's not an obvious winner; it depends on the designer's preference for having a second set of eyes on the design before construction.
Rule of thumb: The "rule of thumb" is that the more your renovation involves changing the structure, footprint, or requires permits, the more you're going to need a licensed architect rather than a designer or a design-build firm.
Step-by-step: finding and hiring your architect for house renovation
1. Define your renovation scope and budget first.
Before contacting anyone, jot down what you want to change: which rooms, what's structural and what's cosmetic, and a realistic budget range. The ambiguous brief ("update the kitchen and maybe open it up") is difficult for an architect to scope a fee for and is challenging for the architect to gauge your budget. A general outline or a list of essentials vs. extras puts every architect you discuss the project with on the same page and makes their plans easier to compare later.
2. Build a shortlist.
Word-of-mouth from friends, neighbors, or contractors you already know is the best way to get architects who can provide you with drawings that are ready for renovation. Add the AIA architect directory, which enables you to use filters to see which architects in your area are working on projects and what kind of projects they handle, including residential renovations. If you've already secured a general contractor, then check with them to see who they've worked with successfully on construction projects using drawings by an architect, as that is a good practical and informative indicator.
3. Review portfolios for renovation work like yours.
Not all residential portfolios are the same. Consider renovation projects, not only new construction, and preferably one of a similar house age and/or design type. An architect who primarily specializes in creating new, “from the ground up” homes might not have extensive experience with the unexpected that you’ll encounter when you open up an old wall or work around an existing foundation. Notice how they have treated additions and how new work fits in with the old framework in terms of style.
4. Interview two or three and check references.
Not all residential portfolios are the same. Consider renovation projects, not only new construction, and preferably one with a similar house age and/or design type. An architect who primarily specializes in creating new, “from the ground up” homes might not have extensive experience with the unexpected issues that you’ll encounter when you open up an old wall or work around an existing foundation. Notice how they have treated additions and how new work fits in with the old framework in terms of style.What Actually Breaks in a 100-Year-Old House
5. Compare proposals and choose
After you conduct your interviews, look at all of your shortlist's written proposals side-by-side: fee structure, what is included in each phase, and a rough estimate of time. The lowest-cost plan may not be the optimal plan if it does not cover services that the other plans cover. Select based on fit, renovation experience, and a quote that's truly comparable to others rather than simply choosing the cheapest on the page.
Questions to ask an architect before hiring
Interviews go better with a structured list rather than an improvised conversation. Group your questions the way an experienced renovator would, and keep each one short enough that you actually get a direct answer.
Experience
Have you designed renovations for homes of a similar age or style to mine?
Who on your team will actually be doing the design work on my project?
The existing structure
How do you typically handle surprises once walls are opened up?
Will you do a measured survey of the existing house before design begins?
Permits and process
Are you licensed to practice in this state?
Will you handle the permit set and any zoning requirements for this remodel?
Will you personally stamp the final drawings?
Fees and services
How do you charge, and which phases are covered by that fee?
Do you stay involved once construction starts?
Contractors
Can you recommend a general contractor, or are you comfortable working with one I've already chosen?
How architect fees work
Architects typically price renovation work using one of three models, and each comes with a different trade-off worth understanding before you sign anything.
Percentage of construction cost. Often somewhere in the 5–15% range, this fee scales naturally with the size of the project. The trade-off: because the fee grows with the construction budget, it can create a subtle incentive toward a more expensive design rather than a leaner one.
Flat fee. This gives you a predictable number up front, which many homeowners prefer. The risk of a renovation specifically is scope creep—once walls are open and unexpected conditions surface, a flat fee can get strained if the original scope wasn't defined tightly.
Hourly. This model is fairest when the renovation's true scope is genuinely uncertain going in—for instance, if nobody knows what's behind a wall until it's opened. The downside is that it's uncapped, so costs can run higher than expected without a not-to-exceed clause.
Fees are typically broken into phases—schematic design, design development, construction documents, and construction administration—and you should ask upfront whether each phase is included. It's also worth asking whether the architect marks up materials or furnishings they help source, since that can add cost outside the base fee.
| Fee Model | Best When | Watch Out For |
|---|---|---|
| Percentage of construction cost | Scope is fairly well defined and likely to grow with budget. | Built-in incentive to spend more on construction |
| Flat fee | You want a predictable number and a clearly defined scope. | Scope creep once walls are opened |
| Hourly | The renovation's true scope is genuinely unknown up front. | No cap unless you negotiate a not-to-exceed limit. |
Renovation-specific things to get right
This is the part a generic "how to hire an architect" guide won't cover, and it's where renovation projects most often run into trouble.
Working with an existing structure.
Renovations mean designing around load-bearing walls, unknown conditions behind existing finishes, and the challenge of matching new construction to an older structure convincingly. Ask early how the architect plans to verify what's actually holding the house up before finalizing a design.
Permits and zoning for remodels
Renovation permitting can be more complex than new construction—setbacks, historic-district restrictions, and whether your specific change even triggers a full permit review all vary by jurisdiction. Portland'sresidential permitting guidance for home projects is a useful example of how a local building department lays out what triggers a permit and how zoning setbacks factor in—check your own city or county's building department for the rules that actually apply to you.
Budgeting a contingency
Set aside a contingency—commonly 10–20% of the construction budget—for what gets discovered once demolition starts. Outdated wiring, water damage, or structural surprises behind old finishes are common enough on renovations that skipping this line item is one of the most frequent causes of a renovation running over budget.
Getting a measured survey first
Before design work begins, ask whether the architect will produce (or commission) a measured survey or existing-conditions drawings of your house. Designing against an accurate record of what's actually there — not assumptions — avoids costly redesigns later in the process.
The contract: what to lock down before work starts
Don't let design work begin before you have a signed agreement. At minimum, it should cover:
Scope of work and phases—exactly what's included and, just as importantly, what's excluded
Fee structure and payment schedule, tied to specific project phases rather than open-ended billing
Timeline and milestones for each phase of the design and permitting process
Ownership of the drawings and how disputes or requested changes will be handled
The architect's role during construction—whether they'll make site visits, review contractor work, or coordinate directly with your GC
A contract that's vague on any of these points is where renovation projects tend to run into disagreements later.
Frequently Asked Questions
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It depends heavily on the fee model and project scope, but percentage-based fees commonly fall in the 5–15% range of construction cost for renovation work. Flat fees and hourly rates vary by region and firm size, so it's worth getting proposals from two or three architects to see a realistic local range before committing.
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If the project changes structure or footprint or requires a stamped permit set, you need a licensed architect—a contractor alone typically can't provide that. For purely cosmetic updates within existing walls, a contractor or designer may be sufficient, though many homeowners still bring in an architect for design guidance.
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Timelines vary with project complexity, but a typical renovation design phase—from initial concept through construction documents—often runs several weeks to a few months. Permitting review adds additional time on top of that and depends entirely on your local building department's timeline.
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Yes—most architects who work on renovations will prepare the permit set and can guide you through local zoning requirements, though the actual review and approval happen through your city or county building department. Ask any architect you're considering whether handling permits is included in their standard fee or billed separately.
