For many a "do it yourselfer" the decision to design a project is second nature, but drawing plans suitable for submittal to the local building department may be a challenge, at least for the first few attempts. Home designers are much less expensive than hiring an architect but they lack the qualifications to provide structural calculations or design alternatives that might otherwise make your project more functional as well as aesthetically appealing. We all want to save money and the design process can help avoid unnecessary expenses in terms of time, material and costly mistakes resulting from miscalculations, overspanning or undersizing. It's your decision but as the adage says being, "penny wise, pound foolish", can result in considerable disappointment.
So you have made the decision to hire a home designer, great! The first thing you want to do is get a few references. Talk to those he has worked for and get their input on issues such as how quickly were the plans prepared, did they meet regulatory standards, does he/she charge for plan submission or resubmittals if errors are made? Home designers tend to be less likely to over specify when it comes to beam, footing or load carrying requirements and this is due primarily to their lack of training in the areas of engineering, hence you must consider the additional cost you may incur in the event beams or footings or spans require engineering calculations to determine if the "design" is suitable for the purpose it is intended. When all is said and done it may be to your advantage to pay for an architect but remember that they will usually side on the conservative end of the pendulum and specify deeper footings, larger beams and shorter spans which result in greater job costs.
Once your plans are prepared and depending on the terms of your agreement with your designer, the plans are ready for submission to the local building authority. The permit process can be "over the counter" or a rather lengthy process depending on the nature of the plan. Typical repair projects such as a door or window replacement perhaps a roof recover, or even a bathroom or shower remodel that does not result in changing the footprint can be issued the same day of submission. Where the intent is to expand the existing floorplan or alter existing walls and relocate fixtures the permit process will usually require a "plan check" by the building and/or planning department of the community in which the work is performed and depending on the extent of said home improvements the permit process will by longer. Is it worth the "trouble"? I would have to say that it is a worthwhile expense. With nearly 30 years of construction experience behind me, I can honestly say that it is money well spent. But, "My property taxes will increase!" you say. Depending on the size of your project the cost increase for most do it yourself projects is miniscule, if anything at all. If you stay within the perimeter of your existing footprint there is virtually no increase. In fact, were you to combine two bedrooms to make a master suite you might even petition the assessor to reduce your property's valuation because you have reduced the home by one bedroom and many municipalities base valuation on a combination of factors not just square footage.
In terms of the long run, getting a permit for your home improvement project will allay concerns that a buyer or a buyer's agent may have if and when your home is placed on the market for resale. The "total disclosure" laws (in California) require that the seller disclose any and all improvements performed over the history of the homes ownership. Failure to do so can, at the very least, provide grounds for the buyer's backing out and return of all earnest deposits made. In the worst case scenario, you, as a seller, may be forced to pay for any repairs that may be needed that have resulted from your "DIY" home improvement project.
