Do I need an architect for a home addition in Virginia?

What Virginia law says

The Code of Virginia says no architect or professional engineer licence is required for people who prepare plans for single- and two-family homes, excluding electrical and mechanical systems, not exceeding three stories, provided the plans bear the name and address of the author and his occupation.^[1] So a contractor, a designer or a homeowner may draw an addition for a house of this kind, if the plans carry the author's name, address and occupation.

The exemption leaves out electrical and mechanical systems, so those parts of a set of plans are not covered by it.^[1] It also applies only to homes of three stories or fewer.^[1] Ask your building department whether it wants engineered drawings for anything in your addition.

What your building department will want

The permit application is made on a form supplied by the local building department, with a general description and location of the proposed work and other information the building official needs.^[2] Additional construction documents can be submitted as the application is amended.^[2] Practices differ by locality, so call or check your building department's website before paying for drawings, and ask what plan sets, site plans and structural details it requires for an addition.

When an architect is worth it

Legal exemption does not mean an architect adds nothing. Consider hiring one, or a structural engineer, when:

• the addition is large, two-storey, or changes the look of the existing house
• the design is unusual, with long spans, large openings or a new roof that crosses the old one
• you want the design, bids and construction oversight handled by someone separate from the builder
• the lot is tight, sloped or in a historic or flood hazard area
• you are not sure what you want, and want help working that out before you pay for construction

Many additions are drawn by a design-build contractor or a residential designer instead, and that works well when the plans are complete and the builder is licensed. Get the same set of drawings priced by more than one contractor; see what a home addition costs in Virginia.

Whoever draws it, the contractor must be licensed

Drawings are separate from construction. The building official must receive proof of a Virginia contractor licence, or a written statement that the applicant is not subject to licensure, before issuing a permit.^[2] The licence class depends on the contract: Class A contractors handle a single contract of $150,000 or more, Class B $30,000 or more but less than $150,000, and Class C over $1,000 but less than $30,000.^[3] DPOR's consumer guide says licensed contractors are subject to laws designed to protect the consumer, and that unlicensed contracting is against the law.^[4] Check the licence before you sign.

For the overall sequence from drawings to final inspection, read what building a home addition involves.

When to call a licensed pro

For the construction itself, always. Choose an architect, a residential designer or a licensed design-build contractor to produce the drawings, and a DPOR-licensed contractor to build them. Browse remodeling services or more remodeling answers, then describe your addition once and licensed local businesses will quote it.