Why would you say trash can? That’s kind of rude lol I can’t just walk in and tell some designer I need a 3 bed 2.5 bath X sqft home and think it’ll work for me....I have very specific needs to accommodate the land and homesite area. As well as specific room and window placement for views, that everything was worked around and other unimportant spaces squeezed in around those requirements. So personal taste to layouts is kind of irrelevant......

If you were ill, would you Google some symptoms, go to the drug store and buy some over the counter medications, and then go to a doctor and ask which ones you should take?

It's the same thing with the biggest investment you will ever make.

Good luck!

Y’all, that’s what I am asking, which professional I need......ie I’m not necessarily interested in someone who JUST does layout and design work, I want someone who can add in the electric, plumbing etc and someone who can assist with roof & structure questions as well as roof design options. Maybe I’m wrong but my understanding is an architect has 0 to do with structural concerns or plumbing and electrical and just do design of layout and aesthetics? But again I am not sure and that is why I am here asking. Why would I hire an architect when my layout really can’t be changed and they can’t assist with plumbing electrical plans or tell me what roofline options won’t require custom truss work? It’s my understanding architects have no cost info or structural info or mechanical layout info? perhaps I’ve been lead astray and that is not correct? Obviously I know I will need professional help but I do want to keep costs down and only seek the help I truly need to accomplish the end goal.....iE not hiring multiple professionals when one can possibly do the job I need.

You need an architect. And to not stop at McDonald’s on the way to a 5 star restaurant. You don’t know what you don’t know. An architect has 10 years into knowing all of the stuff you don’t. And that’s if he’s young. Add 30 years of practice on top of that, and that’s the person who creates your house design.

I will say it again - you need an architect. I am working with one right now. After we went over several designs I finally settled on one. She just finished the construction drawings. All the outlets, plumbing, etc. It's what they do. Now she has sent it out to bid. That's the way it works, at least around here.

Without being rude or further comment, hire a local architect.

Yes an architect handles every concern and scope of work you have mentioned. Go into this process with an open mind.

Your design is a first start but it also shows very strongly that you don't know what you don't know and that your background is not design and architecture. An architect will do it all and will create a plan that will work for you and your family.

All you need to bring to an architect is your land plot, the style of houses you like, your actual needs in terms of rooms, etc, your wants, needs and wouldn't it be nice to haves and your budget. A good architect will give you what you didn't even realize what you wanted or needed.

As an example of you not knowing what you don't know:

There is no way to open a door into the laundry room and then actually stand there and do laundry. Additionally, with your powder room, unless. you plan on sitting on the toilet while washing your hands, there is no way to wash your hands in there.

Your sketch is a good jumping off point bubble diagram for better things, from an expert! Your architect will talk with you to get the intent behind the sketch, and go over the siting,, views, access, etc. Then they will create something great, that can be physically constructed, with proper clearances, and to code.

You’ve got some unusual choices here. The garage seems to have an attached shop area, but doesn’t have an entry or access from the exterior directly to that area. Also, the garage door is really too small for a double bay. Space apportioning there is off.

Locating a closet on an exterior wall where there is an opportunity for windows for two sides for a living space is less than optimum. Those corners on homes are precious spots, and too valuable to waste in storage.

And there are other things, that you will get challenged on, in order to get you the most from the process, and improve the whole. The goal is to always get it right on paper, so that the build itself is satisfying with no regrets. Paper and design time are so much cheaper than a pause in construction, to change things on the fly after they’ve been built and you see the problems.

Good luck with your project!

It's obvious you've put a lot of thought and effort in this. If you had shown a simple ranch house, a skilled drafting service could have produced some drawings for you. An upside-down house, especially one with a garage underneath and large rooms on the lower floor presents some challenges that you'll need an architect or other skilled designer to design. Some of the issues to be resolved: floor-to-floor height, making the stairs work, efficient framing of the floor system, placement of columns, fire-rating the garage, all the plumbing coming down through living spaces, etc. I assume your funds for construction are not unlimited. An architect will help you to turn your idea into reality. BTW, I lived in an upside down house, and I hated dragging groceries up the stairs; your stairs will be taller than mine were.

The stair needs to be about 30" longer in order to have enough headroom at the landing under the office. the design of a stair should not be an after thought.

Is it necessary to climb a full story stairway to reach the front door?

Gentle suggestion; provide some means (dumbwaiter) of transporting groceries from garage to upper level, your back and legs will thank you.

You have certainly worked hard on this. Yes, you need an architect. He/she will provide you with the mechanicals as well as the structural engineer needed. I would suggest you read up on the building process so you can understand more how house construction works.

I can’t just walk in and tell some designer I need a 3 bed 2.5 bath X sqft home and think it’ll work for me....I have very specific needs to accommodate the land and homesite area.

That's exactly what you do.

Have you studied all the building codes for your locale?

One thing I noticed in the Master Bedroom: walking through the bathroom to get to the closet, not ideal

Garage: how does the 2nd car get in?

Are you young? Lots of stairs. At any age if I was fortunate enough to be able to build my home I would want it to work into my old age

This should be fun for you

An architect doesn't just do the layout and building envelope design. They also create the roofing plans, the foundation plans, the plumbing, HVAC, and electrical plans. They will also specify the windows, doors, exterior finishes, and many of the built-in interior finishes, too. So I think what everyone here is telling you is that you will need stamped architect drawings to get a building permit. And you should be prepared to have the architect give you constructive feedback on your current design. They are trained to consider traffic flow, functionality, and building codes in addition to aesthetics.

Now, the other option is you take your idea to a general contractor-led design/build firm. They'll assign a designer to you to review your ideas, and then do all the drawings and construction themselves.

I grew up in an upside down house. My cousin (an architect) is currently building his own home, and it is an upside down house. This is usually driven by the lot. And yes, hauling groceries can be a pain, but put a storage pantry in the first level for the stuff you don't want to keep 24/7 on the main level and you're not hauling EVERYTHING (side note: you should add a storage room on the ground floor. You really don't have much storage in your plan - where will the xmas decorations go? sleeping bags? suitcases? furnace? water heater?). Really in the grand scheme of things, an upside down house is not the biggest deal. You'll be hauling laundry up and down stairs anyway. Groceries are really no different.

To answer your question, yes you should talk to an architect. They don't just design houses based on what they think is best (their personal tastes are not part of the equation). They design for the lot, the views, the light (have you considered that?) and what you need/want in a home. So yes, you can actually walk in and tell them "I need a 3 bed 2.5 bath home with views" and get what you want and need. You seem to be under the impression that architects only do what you just did - lay out a floorplan - but that isn't true at all. You probably don't need to talk to an engineer directly. The architect will spec a lot of the stuff for you, and IF anything needs engineering (big beams, for example), he will have a contact who can handle that part.

I love "designing" houses - heck, as a kid I used to make houses out of Lego! But if I were to build a house, I would absolutely hire an architect. They have the training and experience to help you develop a plan that suits your lot, your family, and your lifestyle.

Simple things like the fact that you have not included a furnace or water heater in your plan are indicators that there is a lot that you do not know about home design. That's not a criticism, just a fact - we all have areas of expertise, and areas in which we are not trained/experienced.

An architect will work together with you to get the best house you can have on your challenging lot. Just be prepared to let go of your per-conceived ideas (which is hard, after you've put so much time an effort into you plan), and be open to whatever possibilities they may present.

As others have said, this is likely the most expensive thing you will ever buy - you want to make sure you get it right!

In reality houses get built in all different ways from a hand sketch given to a drafter, then "engineered" at the local lumberyard (not recommended) to a robust collaboration between owner, architect, engineer and builder. At a minimum hiring a structural engineer is super cheap assurance the home is sound!

If you want the best design for your lot, your family and your dreams, hire an open minded architect and have an open minded conversation about the plans you've developed. Your plans are an excellent starting point, but as pointed out by others there are some things that simply don't work spatially.

If your statement "Why would I hire an architect when my layout really can’t be changed" is really true for you, just hire a draftsperson.

Which are the load-bearing walls?

"Maybe I’m wrong but my understanding is an architect has 0 to do with structural concerns or plumbing and electrical and just do design of layout and aesthetics?"

Yes, you are wrong. Good design is a great deal more than "aesthetics"

As an architect, when I design a house I determine how it will be structured and give the design to a structural engineer to size and document any LVL, steel or concrete beams or columns as required by state law. I draw the electrical plans showing the outlets and lighting and specify the fixtures. Plumbing fixtures are shown on my plans and are located for efficiency and sound control. Its very important to properly design stairs since it is difficult to modify them in the field. I am responsible for showing all code controlled aspects of he project on the drawings in order to get a permit.

I don't work on projects unless I'm hired to observe the work for quality and compliance with the contract.

It is rarely mandatory for a one or two family house to be designed by an architect but larger projects and multifamily buildings are required to be designed by an architect or an engineer although most states do not allow engineers to provide architectural services.

Obviously there are many issues with this plan: none of the walls align between floors, staircase is too narrow, I do not think it will have the head clearance, crazy 1/2 bath, 24" hallways, a door next to down staircase, paper thin walls, no mechanical room for furnace and water conditioning equipment, with 96" lower level will have no headroom for HVAC, plumbing in exterior walls, ...

You need to work with someone to design this. It is not two independent floors

A two storey house is more complicated to design than a single storey house. For example, the plumbing pipes from upstairs have to go pretty well straight down. Your master bathroom sinks have no place for the pipes to drain down because they are over the open area of the great room.

I asked about load bearing walls. I don't think you have them. At least some of the upstairs walls have to line up with the lower walls, to bear the load of the roof. Your plan doesn't adequately do that.

Those are some of the reasons why people say it cannot be built as you have designed it. Architects are trained to do the mechanical calculations (e.g. load bearing) as well as the design part, and will definitely do the electrical, plumbing, HVAC design as part of the house design.

Your plan will give an architect an idea of the room sizes you want, and your priorities as far as which floor you want to have certain rooms, so it's not a waste of time that you did this. Good luck on your home build.

Yes an architect. A professional may suggest that you consider installing a dumb waiter to get your groceries up to the second floor.

The architect will know the codes you must comply with and the other mechanics of the home like electrical, plumbing, HVAC, structural clearances.

Keep in mind that because of the dept of your plan, your rooms may tend to be dark. For someone like me, that's a deal-breaker.

Your plan will be considered a sketch by any professional If you are not presenting scaled drawings like this below, then all the necessary considerations have not be factored into your plan.

>The architect will know the codes you must comply with and the other mechanics of the home like electrical, plumbing, HVAC, structural clearances.

BIG NO. An architect will NOT know enough about HVAC, plenums, mechanicals, equipment clearances, plumbing or electrical. HVAC, plumbers or electricians will not care for ANYTHING provided by an architect. Some jurisdictions require sample of "MEP: electrical plan" - mostly to size the load and panel.

You do NOT necessarily need an architect, but you DO need a building expert. There are reputable builders in communities who employ drafting professionals and have the same expertise (building codes etc.) that architects have. Whatever people are saying here, lots of great houses are constructed without architects. With that said, a complicated house plan like yours should be vetted by a design expert, and that is what architects excel in. Now that I've offered my two cents, hopefully politely, I cannot BELIEVE how rude some of these comments are. I wish Houzz had a "block" feature so I never had to hear from "JuneKnow" and "cpartist". Sheesh.

I'm sorry you're kind of getting dumped on. Sometimes people are lacking in charity and patience when they think you aren't correct. And I definitely get annoyed when people answer "architect" as if it's the answer for everything. It's not always the right answer to go first to an architect and pay all that money and then look for a builder. I would find your builder options first and then talk to them about design options using your ideas, preferences and sketches. When I asked a similar question, the take away for me was that the builder is not an incidental factor. Figure out who builds at your price range. If no one does, you may have to reevaluate whether you can afford to build without saving up some more money. My research convinced me that if 20k extra here or there was a problem, we could not afford to build yet. You need to prepare for larger numbers than expected, or prepared to give up more control and build something the builder has done more often but is less your exact vision. It's fun to build dream castles but it can be hard to come down to the reality that other people who are doing the building have a lot of say, unless you just have so much money that you can afford to pay an architect and their own favorite builders for the full control, bespoke house. It's a trade off based on who is in your price range.

A two storey house is more complicated to design than a single storey house. For example, the plumbing pipes from upstairs have to go pretty well straight down. Your master bathroom sinks have no place for the pipes to drain down because they are over the open area of the great room.

Pipes do not need to go straight down in a two story home. The required fall on a 4" drain pipe is 1/8" per foot. With standard fittings you can typically move drains at least 20' in a floor joist.

The biggest problem with designing two story homes is doing so in a cost effective manner. Load bearing walls don't need to stack, plumbing doesn't need to stack, your bathroom can be above the living room but making those things happen can add to the cost such that they make no sense in a typical build. The stairs need to be fixed, proportions adjusted appropriately, and the rest is probably buildable if you don't care how much it costs.

----

To the OP... Houses are not a zero sum game. Value considers both what you pay and what you get. Good design is not an expense, it is an investment. If a good design can keep you happy in a home and defer or remove transaction costs associated with selling and moving then it easily pays for itself. Furthermore, if your home lives well for you then it will lead to lifestyle and possibly financial benefits for yourself.

I understand that an architect may not fit into your budget, in that case try to find a talented draftsman/designer to help you. I would suggest interviewing a lot of people to find someone who talks to you about your goals and helps refine your vision rather than someone who simply produces plans, as it will help add value to your plan.

Wow, my sympathies to the original poster. So many people in this forum are incredibly rude and judgmental. I was hoping to find an answer to a question that I have related to whether I need an MEP engineer for my home remodel. I didn't find the answer here, and now I have no desire to post a separate question given all of the rude responses.