Do You Need an Architect or a Designer for a Home Remodel in California?
Not always. California law lets people who are not licensed architects prepare plans for single-family homes of wood-frame construction that are no more than two stories and a basement, which covers most remodels. But anything that affects the structure, such as removing a bearing wall or framing that departs from conventional wood framing, needs a licensed architect or engineer, and your city’s building official has the final say. For most layout changes, a home remodeling designer is enough. For larger, structural, or complex projects, an architect is the safer choice.
At Jean-Prescott Studio, a Newport Beach architecture and design studio serving California homeowners since 2014, we prepare drawings and permit packages for remodels every week, and our team includes a California-licensed architect. We provide design and permitting only; we do not perform construction. This guide explains who does what, what the law says, how to choose, and what each costs, with sources for every claim. It is general information, not legal advice.
Key takeaways
- The law is more flexible than most people think. Under California Business and Professions Code Section 5537, unlicensed people may prepare plans for wood-frame single-family homes up to two stories and a basement.
- Structural work is the dividing line. Unlicensed designers may not design components that change or affect a building’s safety, including structural and seismic parts, according to the California Architects Board (CAB).
- Architects, designers, engineers, and contractors do different jobs. Hire the design professional before the contractor.
- Cost depends on scope. HomeAdvisor reports architect fees of 8% to 15% of construction cost, and up to 15% to 20% for remodels.
- Always verify licenses: architects with CAB, contractors with the CSLB.
Architect, Designer, Engineer or Contractor: Who Does What?
| Professional | What they do | Licensed in California? |
|---|---|---|
| Architect | Designs buildings and prepares drawings; can also coordinate consultants, help with bidding, and observe construction | Yes, by CAB |
| Home remodeling designer / drafter | Prepares floor plans and permit drawings for remodels; may help with layout and finishes | Not required for exempt residential work |
| Interior designer | Focuses on finishes, furnishings, and decor | A separate profession from architecture |
| Structural engineer | Calculates and designs the structural system | Yes |
| General contractor | Builds the project | Yes, by the CSLB |
| Design-build firm | Combines design and construction in one contract | Contractor license required |
Architect
According to CAB, architects may design any building type, with the exception of the structural portion of a hospital. Their services can include planning and designing, drawings and specifications, coordinating consultants, bid and contract assistance, and construction observation. Under California law, architects must provide a written contract that describes the services and fees.
Home remodeling designer
A designer for a home renovation prepares the plans your city needs to review a permit: floor plans, elevations, and details. CAB says unlicensed persons may design wood-frame single-family dwellings and certain small multifamily buildings, garages and appurtenant structures, and nonstructural interior alterations, fixtures, and cabinetwork. A good designer also helps you test layouts in 3D before you spend on construction.
Interior designer
An interior designer is not the same as an architect or a remodeling designer. Bob Vila’s guide notes that interior designers help with furnishings, decor, and finishes, and suggests them mainly for simple remodels. If your project changes walls or plumbing, you still need someone who can produce permit plans.
Structural engineer
A structural engineer evaluates how a building handles wind, gravity, and lateral forces, and CAB notes that structural engineers have no limitations on the buildings they can design. Some cities approve permits based on a structural engineer’s review. You need one when a plan changes or affects the structural system.
General contractor and design-build remodeler
A general contractor builds the project, and in California must be licensed by the Contractors State License Board (CSLB). Many contractors offer design-build services, where one firm handles both design and construction under a single contract. We compare the two models below.
Project manager
Someone has to coordinate the schedule, trades, inspections, and decisions. On many remodels this is the general contractor. On larger projects, an architect or a separate project manager may fill the role.
Does California Law Require an Architect for a Remodel?
Often, no. Business and Professions Code Section 5537 lists buildings for which persons who are not licensed architects may prepare plans, drawings, and specifications:
- Single-family dwellings of wood-frame construction, not more than two stories and a basement in height.
- Multiple dwellings of up to four units, wood-frame, not more than two stories and a basement (not clusters that add up to apartment or condominium complexes).
- Garages and other structures appurtenant to those buildings, if wood-frame and no more than two stories and a basement.
- Agricultural and ranch buildings of wood-frame construction, unless the building official finds an undue risk to public health.
There is an important limit in the same section: if any part of an exempt structure “deviates from substantial compliance with conventional framing requirements for woodframe construction,” the building official must require that portion to be prepared by, or under the responsible control of, a licensed architect or registered engineer, who stamps and signs the documents.
CAB’s consumer guide adds that unlicensed persons “may not design any component that changes or affects the safety of any building,” including structural or seismic components, and recommends consulting your local building department before hiring an unlicensed person. The guide says it is generally recommended to hire an architect, but not every project requires one.
How a city applies this
Cities apply the same state law. The City of San José, for example, says anyone may prepare plans for one- or two-story single-family dwellings, including additions, remodels, and garages, and for multifamily dwellings of up to four units, as long as they are wood-frame. It also says plans require a registered architect or engineer for alterations that change or affect the structural system and for portions that deviate from conventional wood framing, and that the building official may require a registered design professional for any project. Your own city, whether Los Angeles, Newport Beach, or another, may apply the rules differently, so ask your building department.
For a close look at how permits work for one room, see our guide to the bathroom remodel permit in California.
Which Remodels Need Professional Plans?
This table summarizes typical situations. It is a guide, not a legal determination, because the building official decides.
| Project | Plans needed? | Who typically prepares them |
|---|---|---|
| Painting, flooring, cabinets, countertops in place | Usually no permit and no plans | None |
| Kitchen or bathroom with new layout, plumbing, or electrical | Yes, for permit | Designer or architect |
| Removing or altering a wall | Depends on whether it is structural | Designer for non-structural; engineer or architect for structural |
| Addition or second story | Yes | Architect or designer plus engineer |
| ADU or garage conversion | Yes | Designer or architect plus engineer as needed |
| Non-wood-frame, larger multifamily, or commercial | Yes | Licensed architect or engineer |
California Residential Code Section R105 requires a permit to construct, alter, or repair a structure, with exemptions for finish work such as painting, tiling, cabinets, and countertops. For ADUs, see our ADU zoning guide for Los Angeles.
Architect vs Designer: How to Choose
| Your situation | Usually enough | Consider an architect |
|---|---|---|
| Updating a kitchen or bath layout in a conventional wood-frame house | A remodeling designer | If you want help with complex design problems |
| Opening up a wall between rooms | A designer plus an engineer if the wall is structural | If the structure is unusual |
| Adding a room, second story, or large addition | A designer working with an engineer | Often the better choice |
| Hillside, historic, or unusual structure | Rarely | Yes |
| Larger multifamily, non-wood-frame, or commercial project | No | Yes (required in many cases) |
| Choosing finishes and furniture | An interior designer | No |
Bob Vila’s guide says architects are the best choice for more complex projects, inconvenient layouts, and meeting code and permit requirements, and that interior designers fit simple remodels. In our experience, what matters most is not the title but the scope: who is qualified to prepare the drawings your city will accept, and who will take responsibility for them.
Design-Build vs Hiring a Designer First
This section is our general perspective, not a sourced statistic.
- Design-build puts design and construction under one contract. It can simplify communication, but the same firm is pricing and building its own design.
- Design first, then contractor gives you a complete set of drawings that several contractors can bid on equally. Block Renovation advises getting at least three quotes and comparing line items, which is only fair when everyone bids on the same plans.
Jean-Prescott Studio works the second way. We prepare the drawings and permits, and you choose a licensed contractor to build.
How Much Does an Architect or Designer Cost?
HomeAdvisor reports these national figures:
| Item | Typical cost |
|---|---|
| Architect, average | $6,635 (typical range $2,189 to $11,557) |
| Fee as percentage of construction cost | 8% to 15% for residential; remodels can reach 15% to 20% |
| Architect hourly rate | $125 to $250 |
| Kitchen remodel (architect fees) | $1,800 to $8,500 |
| Bathroom remodel (architect fees) | $800 to $3,500 |
| Home addition (architect fees) | $2,400 to $14,000 |
| Full renovation (architect fees) | $2,400 to $17,600 |
| 3D renderings | $200 to $2,000 per image |
Other roles cost less per hour. Bob Vila’s 2023 guide lists draftsmen at $30 to $120 per hour and structural engineers at $100 to $200 per hour. HomeLight cites kitchen designers at $100 to $500 per hour, and Renology, citing HomeAdvisor and HomeGuide, puts a designer fee at about 3% of a renovation budget (up to 10% for high-end designers) and structural engineers at 1% to 5% of the project budget.
These are national, secondary-source figures, and California costs tend to run higher. For the construction budget itself, see our guides to the kitchen remodel cost in California, the bathroom remodel cost in California, and the average cost to renovate a home.
How to Hire the Right Professional
- Check the license. CAB lets you confirm whether an architect is currently licensed and whether any enforcement or disciplinary action exists. For contractors, use the CSLB’s License Check.
- Get a written contract. CAB says architects must provide a written contract (Business and Professions Code Section 5536.22) that describes the project and services, the basis of compensation, change and termination procedures, and the ownership of the instruments of service.
- Match payments to services. CAB warns against excessive advances or retainers and recommends making the final payment when services are complete and you are satisfied.
- Ask what is included. Consultants such as structural engineers may be included in the basic fee or billed separately.
- Hire the design professional before the contractor. Define the scope on paper first, as we explain in our guides to how to start a home renovation and to bathroom remodel steps.
Frequently Asked Questions
Do I need an architect to remodel my house in California?
Not always. Under Business and Professions Code Section 5537, people who are not licensed architects may prepare plans for wood-frame single-family homes up to two stories and a basement. Portions that deviate from conventional framing require a licensed architect or engineer, and your building official decides.
What is the difference between an architect and a designer?
Architects are licensed by the California Architects Board and can design any building type except the structural portion of a hospital. Designers are not required to be licensed for exempt residential work, but may not design components that affect a building’s safety, such as structural or seismic parts.
Can a designer draw plans for a building permit?
Often yes for wood-frame single-family homes up to two stories and a basement, including additions and remodels, according to cities such as San José that apply Section 5537. The building official may still require a registered architect or engineer for structural portions.
Do I need a structural engineer for a remodel?
You need one when work changes or affects the structural system, or when framing deviates from conventional wood-frame requirements. Removing a structural wall is a common example. Ask your building department whether calculations are required for your project.
How much does an architect cost for a home remodel?
HomeAdvisor reports 8% to 15% of construction cost for residential architects, with remodels reaching 15% to 20%. Its remodel ranges are $1,800 to $8,500 for kitchens, $800 to $3,500 for bathrooms, and $2,400 to $17,600 for full renovations.
Should I hire a designer or a contractor first?
We recommend design first. Complete drawings let several licensed contractors bid on the same plans, and Block Renovation advises comparing at least three line-item quotes. A design-build firm is an alternative, but the same company designs and prices the work.
Ready to Start Your Remodel with the Right Plans?
The right professional depends on your scope, and getting that decision right early saves time and money. Jean-Prescott Studio can review your project, tell you what your city is likely to require, and prepare the drawings and permits before you collect a single contractor quote.