General question about fix and flipping houses

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General question about fix and flipping houses

Tommy Mun
Member since 2018 · 2 posts · 0 votes

Hi, my name is Tommy. I am a new investor looking towards into fix and flipping houses. I have a small question to where if its necessary to hire an architect first before the contractor for a full gut remodeling project. That would include new paint/walls,floor, kitchen, bathroom and updated rooms. As well as new lighting,plumbing, and heating/cooling system. I would like to know if its necessary to have an architect in the project or is it that i would only need a contractor to finish the entire full gut remodeling project.

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Jimmy Samaha
Staten Island, NY · Member since 2013 · 111 posts · 47 votes
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Tommy, it really depends on your city. Here in NYC, once you're replacing plumbing and heating and redoing kitchens and baths, the Buildings Department usually wants plans filed by an architect or engineer even if you aren't moving a single wall. In a lot of smaller towns a licensed GC can just pull the permits for a cosmetic gut with no drawings at all.

Easiest move is to call the local building department before you buy and ask what triggers stamped plans. If you do need one, an expediter or architect for a simple filing might run 3 to 8k here, and the permit timeline matters more than the fee because every extra month is holding costs on the flip. Build that into your numbers up front.

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  • Rosina Persaud
    Member since 2023 · 74 posts · 8 votes
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    Tommy, for a cosmetic gut — same walls, same layout, new finishes and systems — most investors start with a good general contractor, not an architect. Where an architect (or at least an engineer and permits) enters the picture is when you move walls, change the layout, add square footage, or touch structure; your local permitting office and housing authority can tell you exactly what triggers drawings, and that answer is local, so ask before you buy. From the operator side: we run 236 doors in Memphis and we test contractors in small paid steps long before a big job. Do not hand a full gut to an untested contractor — start small, watch communication and invoices, then scale up.

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    • Tommy Mun
      OP
      Member since 2018 · 2 posts · 0 votes
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      Understood. Thank you for your response and feedback

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  • Jimmy Samaha
    Staten Island, NY · Member since 2013 · 111 posts · 47 votes
    4d

    Tommy, it really depends on your city. Here in NYC, once you're replacing plumbing and heating and redoing kitchens and baths, the Buildings Department usually wants plans filed by an architect or engineer even if you aren't moving a single wall. In a lot of smaller towns a licensed GC can just pull the permits for a cosmetic gut with no drawings at all.

    Easiest move is to call the local building department before you buy and ask what triggers stamped plans. If you do need one, an expediter or architect for a simple filing might run 3 to 8k here, and the permit timeline matters more than the fee because every extra month is holding costs on the flip. Build that into your numbers up front.

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  • Jared W SmithBusiness Member
    Architect · Westchester County, NY · Member since 2018 · 684 posts · 476 votes
    2d

    @Jimmy Samaha Makes an excellent point.

    You have not mentioned the location of the property. Here where I am licensed (NY & CT), you would need an architect (or engineer) for a gut project like to describe. So check with your building dept. before starting. Best to have a local architect onboard from the onset to help with the whole process rather than at the last moment which could complicate things. Bear in mind Contractors looking to do the work quick and move on to other projects will ALWAYS tell you no permits are needed. If you are not construction savvy, then have an architect on the project as an extra set of eyes and ears is invaluable. I have saved many clients from contractors installing things incorrectly.

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