Where do you work?
I am based in Minneapolis, Minnesota, but am familiar with building codes in multiple climate zones and available to work remotely and/or travel anywhere in the US as needed.
What services do you provide?
I draw building plans for custom residential construction. I am not an interior designer.
The vast majority of my work is drawing 2D “builder sets.” A builder set is the full set of plans needed to build a house or addition, including site plans, foundation plans, floor/wall/roof framing plans, elevation views, section views, detail views, cabinet plans, electrical plans, window and door schedules, etc. I also provide 3D renderings as needed.
Many architects go further, offering detailed specifications on finishes, light fixtures, plumbing fixtures, appliances, furniture, and other interior design elements…and they charge a pretty penny for doing so. I can help with these things if desired but typically leave the majority of these decisions to the client and builder.
I do offer a few other services:
- I often prepare zoning permit and building permit applications.
- I also prepare detailed material lists based on my plans.
- I can remain “on-tap” throughout the construction process to answer questions, adapt the plans to unforeseen design changes, and advise on material choices or how to “get the details right.”
So you’re a drafter, not an architect? What does that mean exactly? Can I get a building permit with plans you’ve drawn?
I don’t have a degree in architecture and I’m not a licensed architect. Instead, my background is as a custom builder and I have learned drafting and design through self study. I have extensive knowledge of building codes, building science, building materials, engineering principles, and engineering calculations. I regularly design and draw full sets of building plans for full-sized new construction custom homes.
Credential requirements vary somewhat by permitting jurisdiction, but generally speaking, as long as the home is less than 4000 square feet, no architect or engineer’s stamp is required. I have drawn plans for countless projects that successfully pulled permits with no problem. One exception to this rule: if some part of the design is structurally complex (e.g. a very tall wall, a large cantilever, etc), the jurisdiction will require a structural engineer’s approval of my work. This can add a small fee to the overall cost, but since I charge a fraction of what an architect charges, you still save a lot of money.
How much do you charge?
I charge for my time hourly (as opposed to a percentage of building costs, which some architects do). This has proven to be the most flexible and straightforward way. Once the scope of work is outlined, I give a rough estimate for how many hours the work will take, usually in the form of a range of hours (e.g. 12-15 or 30-40). If most design decisions have already been made and the job is mainly one of drawing it out, the range is smaller. If it’s more of a collaborative design process where I go back and forth with the client using a series of sketches and we explore different concepts etc, the range is larger. Designing a home involves hundreds of decisions, so a person could potentially keep making small changes forever. I am at your service, and will just keep track of hours spent and check in with regular updates so we stay within the budget.
How do your costs compare to an architect’s?
Way less! Exactly how much less can vary greatly from project to project, but here are some rough numbers to give you a sense: An architect’s fee will typically be between 3-12% of total construction costs, depending on how much interior design and ongoing project management they provide in addition to their “builder set” drawings. I charge by the hour, but I have found that my fee (for a “builder set” only) usually ends up representing between 1.0% and 1.5% of construction costs, depending on how many design decisions have already been made beforehand.
However, the savings can go even deeper than that. Here’s a scenario that I have experienced (some version of) many times over the course of my career: A client comes to me with a full set of plans drawn by an architectural firm, which cost them about $20k. The plans are great – extremely thorough and detailed, and the design is both structurally sound and beautiful. The problem is that the design is so unnecessarily complex, the builder says it would cost $350,000 to build and this is way beyond the client’s budget! So the builder refers them to me, to start over. I produce a similar set of plans for much less (let’s say $4k instead of $20k), and even if they pay a structural engineer $500 to stamp the plans, they’ve saved a lot of money. But most importantly, my design is simpler and the space is more usable, without any sacrifice in quality, and it’s much more “build-able” because my background as a custom builder allows me to stay more in touch with the realities on the ground. Now the design is back within budget and the client can bring their dream home to life.