When you’re flipping a house, speed and efficiency matter, but so does safety and compliance. Whether you’re knocking down walls, adding square footage, or planning a complete gut renovation, one question often comes up early in the process:
Do I need an architect or structural engineer for this project?
The short answer is: sometimes.
While not every renovation requires a licensed professional, there are situations where it’s not just smart—it’s required. Understanding when to involve an architect or structural engineer can save you time, money, and potential permit headaches later on.
At Finance of America Commercial, we’ve funded countless Fix and Flip and Construction projects across the country, and we’ve seen how the right planning upfront prevents delays down the road. Let’s break down when you need professional help, what each expert does, and how it all ties into your loan approval process.
When an Architect Is Typically Needed
Common Situations That Require an Architect
1. Structural or Layout Changes
- Moving or removing walls, especially load-bearing ones.
- Changing the floor plan significantly (adding or removing rooms)
2. Square Footage Additions
- Adding new rooms, stories, or expanding the home’s footprint.
- Converting garages, attics, or basements into living space.
3. Major Renovations or Gut Rehabs
- When you’re taking the property down to the studs, city or county building departments often require architectural drawings to issue permits.
4. Zoning or Historic District Requirements
- In areas with strict design or historical preservation standards, an architect ensures compliance with local codes.
5. Condo or Multi-Unit Conversions
- Any change in property use (e.g., turning a duplex into condos) requires detailed architectural and code documentation.
Architectural plans act as a blueprint for both your contractor and your lender. They help ensure the project’s scope, safety, and value are well-defined.
What Does an Architect Actually Do?
An architect doesn’t just design how a property looks. They:
- Prepare permit-ready plans that meet building codes.
- Create detailed layouts showing structure, systems, and safety features.
- Coordinate with contractors to ensure renovations match approved plans.
- Provide official letters or stamped drawings required by lenders or local authorities.
Investor Tip: Even when an architect isn’t legally required, having basic design drawings can prevent costly mistakes and miscommunication during construction.
When to Consult a Structural Engineer
- Unsure whether a wall is load-bearing.
- Planning to remove beams, joists, or support posts.
- Adding a second story or rooftop deck.
- Repairing or replacing structural components damaged by rot, water, or foundation settling.
- Reinforcing older homes or those with visible structural cracks.
Engineers calculate the load paths and specify proper supports, beams, or reinforcements. Their reports or stamped drawings are often needed to obtain permits or to reassure your lender that the property will meet safety standards.
Why Lenders Care About Architects and Engineers
If you’re financing your flip or construction through a private lender like FACo, you may be asked to provide:
- Architectural drawings for projects with layout or structural changes.
- Building and construction permits.
- An architect’s letter verifying that renovations are non-structural (if applicable).
Why? Because these documents help verify that:
- The property’s after-repair value (ARV) is realistic.
- The scope of work is clear and approved by local authorities.
- The project can proceed safely, protecting both your investment and the lender’s collateral.
When lenders review your file, architectural plans and permits add transparency. They also help appraisers assess ARV accurately, which is critical for your funding approval.
At FACo, we aim to make this process smooth and clear. If your project requires architectural input, our lending team will let you know early, so you can prepare documentation before underwriting begins.
When You Don’t Need an Architect or Engineer
Many profitable flips don’t require any professional drawings or structural oversight.
You likely won’t need one if your scope includes:
- Cosmetic updates (paint, flooring, fixtures).
- Kitchen and bathroom remodels that don’t change layout or structure.
- Exterior updates like landscaping, siding, or window replacement.
- Simple repairs with existing permits.
Even then, always verify your local permit requirements—some municipalities require permits for electrical or plumbing work even in small remodels.
The Cost vs. Value of Hiring a Professional
Yes, hiring an architect or engineer adds upfront cost, but it often pays for itself in avoided problems and increased property value.
Here’s how:
- Avoid Rework: Mistakes from skipping permits or structural analysis can cost tens of thousands later.
- Faster Permits: Detailed drawings simplify approval and inspection.
- Higher Appraisal Accuracy: Lenders and appraisers have verified documentation of all improvements.
- Buyer Confidence: Professionally documented renovations enhance resale credibility.
Investor Tip: Always budget a small percentage (1–3% of project cost) for architectural or engineering support on complex renovations. It’s an investment in both safety and ROI.
Integrating Professional Oversight Into Your Flip Timeline
If your renovation requires an architect or engineer, timing matters.
Here’s the ideal order:
- Initial Walkthrough: Identify major changes.
- Consult a Structural Engineer (if needed): Confirm load-bearing elements.
- Hire an Architect: Create plans and submit for permits.
- Secure Financing: Provide plans and permits to your lender.
- Begin Construction: Follow approved drawings and inspection schedule.
When planned early, professional oversight doesn’t slow you down, it helps you avoid mid-project stoppages or permit rejections that cost more in lost time than the plans themselves.
FACo’s Approach: Simplicity Meets Compliance
At FACo, we understand the balance between speed and compliance in real estate investing. Our goal is to help you close quickly while meeting local and lender standards.
Whether your flip needs a simple permit or full architectural drawings, we’ll:
- Review your scope of work early in the application.
- Let you know if additional documentation is required.
- Coordinate appraisal and ARV review seamlessly.
We offer flexible loan programs, including:
- Fix & Flip Loans for value-add renovations.
- Ground-Up Construction Loans for new builds and major additions.
- Stabilized Bridge Loans for short-term holding and repositioning.
With the right team and the right loan, you can move confidently from blueprint to closing—without surprises.
Final Takeaway
Not every flip needs an architect or structural engineer, but when your project involves structural changes, additions, or extensive rehab, professional oversight is essential.
These experts don’t just help you stay compliant, they protect your investment, streamline the lending process, and ensure your renovation adds lasting value.
At FACo, we make it simple to know what’s required before you begin. From permitting to project funding, our team helps investors navigate the process efficiently—so you can focus on building your next profitable deal.
Ready to start your next project? Explore our Fix & Flip and Ground-Up Construction Loans today.
