We remodeled, moved walls too, and wanted the peace of mind in knowing that we'd end up with solid construction that wouldn't cause future problems (at least not cause them within a short time frame). Because our original space was horribly laid out (4 rooms involved), we went with an architect to get a plan with better use of space...and we got a wonderful plan. During the project, because we ended up needing support advice when one load bearing wall was due for demo, so we also called in a structural engineer for just that piece of the project. That was another good decision as a previous owner had really muddled the space we were working in and had done some really half-a... things to support the roof in their 80's reno. We general contracted the project and did some of the work ourselves but also hired some out. Having an architect's plan allowed us to double check everything that the workers did and it prevented alot of confusion. We're in a 1918 bungalow and wanted our work to be very sympathetic with the design of the rest of the house so we chose an architect who specialized in old homes. We'd also seen his work on other homes and we made sure that we communicated well (we spoke a need and it made it into the plan). He covered our bases on all code requirements but we had to fine tune a couple of things with our local building department and I handled all that with phone calls and visits. We chose the structural engineer through recommendations of our neighbors. I can't comment on design firms or UBuild it, but I'd go this route again in a minute. It made the planning and execution pretty painless for us.

I drew my own plans (for the addition, too; that required some calculations by an engineer for one beam that holds up an overhang and bridges the opening to the existing house.) I also pulled the permits and am doing all the work myself. If you've got subcontractors involved, you'll definitely want a set of master plans, and depending on the extent of your work and your location, you'll probably need some for permits anyways.

We've hired a draftsman who has drawn up preliminary plans already. We're removing one wall which is not a load bearing wall so hopefully when the plans are submitted the city won't need structural engineering to sign off on it.

Thanks for replying. Do the draftsmen or architects come to your home to ensure that walls aren't load bearing, or do you still need to hire a structural engineer? Just wondering about the process here.
Thanks!

Our architect came to our house once and he measured everything...I mean everything! He lives in another state (a friend) so he wanted to get everything done once. He also had a digital camera and he was snapping away every time he moved. However, since our load bearing wall was encased in paneling and plaster, he couldn't see the guts of the support to determine the needed solution - he just identified it. The structural engineer came to our house twice - both times as the wall was open. If you are concerned about structural support, I'd get a separate structural engineer involved...unless your architect had the needed background.

In both cases, we paid a contracted amount for the services so the house calls weren't extra. All other communication with those professionals was handled by phone, email and regular mail.

The draftsman had questions as to whether it was a load bearing wall but because of allergies he didn't want to climb into my attic since I had loose insulation.

My GC had checked and was sure it wasn't load bearing but to ease the draftsman's concern, yesterday he went up into the attic again and took pictures of all of the joists and supporting structures.

In short, we do not need a structural engineer unless the city requires us to get a sign off from a structural engineer.

Roxy,

My advice to you is to hire a good architect, you won't regret it. We tried to save money by hiring a GC that also was a draftsperson. Though he was able to do the drawings, there were many things he missed which ended up costing us more money. In the end, we probably ended up spending more money.

A good architect should be able to not only address structural issues, but also design/asthetic ones as well (window heights, ceiling height, trim and mouldings). It's these design suggestions which will give your house/remodel that special touch.

we used a draftsperson. Because of really tight permit dpt. in our area we were also required to have the plans engineered and an engineered drainage plan. We had structural problems with our plans but worked through them easily thanks to our GREAT gc. That being said, I have had several friends hire and architecht and pay four times what we spent for less elaborate plans or work and end up in either litigation witht the architect or having to rework things with there GC. I think that there are good and bad in every profession. Good luck to you.