Draftsperson vs. designer

[Tyger52]

I am currently limited by how much money we can spend on changing out a sunroom patio addition to a "real" addition. Planning it now, I visited a neighbor with the same floor plan as ours and the same addition except theirs had the standard 2 X 4 frame walls where we have thin aluminum. Both roofs are flat. I reasoned that a designer could make all kinds of suggestions on how to turn our sunroom addition into something far more than it is but would require a high price for both construction and design fees. Would it make more sense to have a draftsperson draw up blueprints based on what is existing so that I can get the insulated walls I want?

[Doug Aleshire]

Tyger52,

What you are asking is not unusual but the best approach for this is simple.

Since funds are an issue, I would suggest finding a good residential building designer. This is one that can assist with design and produce a good set of drawings for the building permit and to whom would be building this.

You may want to contact your local lumber yard for references or your local building official. The City may not want to recommend any one person but ask them for at least 3 names.

There is no need for a "designer" per say to help layout the proposed floor plan changes but I am not saying that they are not valuable. They are. For such a small project, however, and a limited conversion that you desire, you may want to limit your search to a building designer who can accommodate both your needs based upon what you are wanting for an end goal.

Hope this helps!

[homebild]

The answer depends upon where you live and your building code.

In states that have adopted the ICC (International Codes Council) IRC (International Residential Code) it remains illegal to use both a "designer" or a "draftsperson" since the IRC requires that either an engineer, architect, or other state "professionally" licensed person be the only ones qualified to design an addition or a home. :eek:

[Doug Aleshire]

homebild,

The statement you make is not exactly true. I do designs and complete construction drawings nationwide. The only stipulation is if stamped drawings are required for structural issuse or where the structure is over above the square footage that is allowed per that state. In most states 3500 sq. ft. of habitable space (this is determined by each state to its definition) and if the structure is over 3 stories and is not a multi housing unit. In these cases, an architect should be and must be used.

As Tyger52 indicates, he lives in California. The only issue that requires a stamp will be the issue of shear walls, structure. Anyone can draw the plans as long as they meet the requirements set forth by the City or State code. It has nothing to do with the IRC. Acquiring the stamp is a formality and the cost will vary depending on where you live for them to review the plans before submission to the City. Any changes an engineer requires must be made and then he will stamp to allow you to go to the City. This cost would be about a $1000 through a structural engineer or civil engineer (one man or small office type).

I suggest to you, Tyger52, contact your local city official to confirm what I have mentioned to avoid any misunderstanding of what I have said. If I am wrong, which I doubt, please respond back with any information you have found.

Hope this helps!