Can You Build a House Without an Architect?

Many people like the idea of building a house themselves and often ask if an architect is necessary.

Most places don’t require an architect to build a house. Only a few cities or states require an architect or engineer to create drawings for a building permit, but typically only require a contractor or the owner to build it. Various laws and regulations determine what’s required so check with your local building department.

Once you find out what is required to be submitted for approval to build a house, you will then need to figure out what you need others to do for you and what you are willing to do yourself.

What you need to get approval to build a house

In order to build a house you will need to submit an application for a building permit, submit drawings, and pay permit fees.

A permit application typically requires:

• The address where the house is to be built.
• The name, address, and contact information of the property owner where the house is to be built
• The size of the house
• The cost of the house
• A description of the work to be performed
• The name, address, and contact information of the contractor who will build the house

The size and cost of the house are sometimes used to determine the fee that will be charged for the permit, though many places will use a single-cost fee.

The description of work generally identifies what will be built and which systems will be installed (mechanical, electrical, plumbing, etc.). This information is used to determine what other separate permits might be required.

In addition to the permit application, many places will require you to submit a number of drawings in order to get approval for construction. These drawings could include:

• A site plan showing the property lines, where the house is being placed on the lot, how the ground will be modified, and where pavement is to occur.
• A foundation plan showing where foundations are to be placed, what their size will be, how deep they will be, what material is being used, and how they will be constructed.
• A floor plan, or floor plans if multiple floors, showing the size and shape of the building, all rooms, spaces, walls, doors, windows, porches, dimensions, and any other important information.
• A framing plan showing wood or steel framing, truss members, masonry support walls, and other components along with their sizes and spacing.
• A roof plan showing slopes, drainage, hips, valleys, fireplace chimneys, etc.
• Building elevations showing the height of the building, the location of doors and windows, and the materials to be used on the exterior of the house.
• A building section showing a view through the building and the vertical relationships between the roof, roof structure, walls, rooms, and foundations.
• A wall section or sections showing how the house is to be constructed.
• An electrical plan showing the service size (amps) and the locations for the service connection, fuse box, outlets, light fixtures, smoke alarms, etc. This is often included as part the floor plan noted above.
• A mechanical plan showing equipment locations, air duct sizes and routing, and air register locations, along with the amount of air being delivered to and ventilation being provided for each room.
• A plumbing plan showing locations of the service connection, equipment such as a water heater and water softener, the sizes and routing of the pipes, and the location of the plumbing fixtures such as sinks, toilets, bathtubs, etc.

There could be other items to submit as well such as energy compliance forms, radon system documents, zoning compliance information, and other possible documents.

A few cities and states might require these drawings to be created and sealed by an architect and/or an engineer, but most don’t. This wouldn’t necessarily keep you from being able to design your own house; you would just need to find someone who can create the permit documents and seal the drawings.

Separate permits and fees are often required for work such as:

• demolition of any existing buildings or structures where the house is to be built
• utility connections
• curb cuts for driveways
• mechanical systems
• electrical systems
• plumbing systems
• other systems as required

Small towns and smaller cities tend to require less information and fewer permits and fees than large cities and suburbs, so be sure to check with your local building department for what they’ll require.

Once everything is submitted and all fees have been paid, the local authority will review the documents for compliance with zoning and building codes. Corrections to the documents or additional information may be required before approval. Once all documents have been reviewed and approved, you’ll be issued the required permits to build your house.

Now that you have an idea of what might be required to get approval to build your house, you now need to decide what all you want to do yourself.

Being your own designer

Designing and building your own house is a dream many people have. Though it may feel overwhelming to figure everything out, it can be a fun challenge to create something of your own.

The National Association of Home Builders estimates that there are over 3,000 components that are used to build a house. This could easily be overwhelming. However, many people have effectively designed their own houses. It just takes a lot of organization and planning.

There are two main things you need to get familiar with to design your home:

• The zoning code. Your house will likely be built in an area that your local community has zoned for residential use. Zoning entails the requirements and limitations for building on your property. These can include building setbacks from property lines, the size of house you can build, the number of floors, the building height, or total paved and built area on the site.
• The building code. Your state/province and/or your local community have building requirements covering life safety, construction, insulation, energy efficiency, mechanical and plumbing systems, and other items. These are consolidated into a building code. You must comply with all requirements that apply to the house you are building in order to obtain approval to build your house.

Once you know these two things you can begin to design your house and create the documents needed to obtain a building permit.

You’ll also need to create additional information beyond the permit drawings in order to have documents that can be accurately priced by builders and subcontractors.

This additional info includes numerous drawing details showing how the various parts and pieces of the house are to be put together; schedules that outline information about doors, windows, plumbing and lighting fixtures, etc; specifications that state that materials and systems to be put into the house along with the quality of installation required; and any other information needed to accurately describe what you want in your house.

Being your own contractor

Contractors and subcontractors are often required to be registered and/or licensed with the state/province or the local authority.

You can act as your own contractor as long as you meet all requirements that state/province and local authorities might require of a homeowner to build their own house.

Contractors also need general liability insurance and to be bonded to ensure the completion of construction should they not be able to continue with the work. Discuss being your own contractor with any lender and insurance company you have to see what requirements they have in order to loan money for and to insure the project.

Once you have everything you need to act as your own contractor you’ll then need to figure out how much construction you’ll perform yourself and which work should or must be performed by others. Some people act only as a supervisory (general) contractor who subcontracts all construction work. Others might do the framing or the drywall themselves.

Be sure to do a lot of research on building and zoning codes, review everything you’ll need to design your house, and check what’s required to act as your own contractor. Most of all, have fun with the challenge!