It now seems like almost everyone in the building industry is offering design services of some sort. A first time homeowner or novice home builder-to-be need only look as far as the Yellow Pages of the local phone directory to walk away in complete confusion. The usual heading one might first look under is Architects, followed by Building Designers or Home Designers. If the individual feels confident in his or her design abilities, or is particularly frugal, then they might look directly under Drafting Services.

A recent trend for contractors (usually when the economy worsens and usually those companies specializing in remodeling), is advertising under design services. As a matter of fact, contractors often have the largest advertisements for design services and construction consultation in the phone directory and newspapers.

In addition to the phone book and local newspaper, the especially naive individual may seek the services of mail order or Internet house plan companies, generally located in Oregon, Texas, Tennessee, or Georgia; at the approximate cost of $350-$850 per plan. An individual may then try to obtain a building permit by submitting these drawings to the Building Inspection Department (with changes on the copies made in blue ink and liquid paper) for approval. These drawings are rarely approved without considerable additional work and generally need to be totally redrawn by local talents.

So let us evaluate the alternatives starting with the most obvious. Whereas not to condemn mail order or Internet design services in their entirety, it must be understood that California has special conservative design considerations which must be observed, including seismic and energy design standards. Despite the merging of the model building codes in the United States, construction techniques still vary greatly from state-to-state. Unless the working drawings are prepared within the state, mail order and internet plans should be used as a starting point for conceptual ideas only, and then properly disposed.

With the obvious exception of a Design-Build association between a contractor, designer and consultants; or contractors marketing prefabricated or packaged housing, an individual may avoid retaining a contractor directly for design services. Just as you may not want a police officer to represent you in court (although they may have a general understanding of the law), there may be reasons why you should not have contractors prepare working drawings for anything except the simplest of additions. Although contractors will often absorb the cost of working drawings into construction costs, you should understand that they are not free, although they may seem inexpensive initially.

Working drawings do not only guide construction, they are required to obtain a building permit and must comply to local building codes, municipal zoning ordinances, fire safety requirements, and state or federal mandated energy efficiency standards. They provide a legal document specifying materials and standards for construction, as well as providing a record of construction completed. In addition, working drawings are part of the legally binding agreement between the contractor and the client. Because of the complexity of information contained within the documents, it is imperative that they are clear and concise.

The designer traditionally acts as your representative. If a construction dispute arises, the designer often acts as a mediator or at least may assist in finding a solution to problems encountered. A contractor having a dual role as the designer, may not have the client's best interest at heart.

Drafting services should only be considered for modest additions. Although draftsmen often are capable of preparing drawings which may be able to obtain a building permit, their lack of experience and expertise limits their ability to specify materials and to detail concisely. Therefore many design decisions are ultimately left up to the contractor or a finish carpenter.

So who is left? Architects and Professional Building Designers. Most people do not even know the difference between the two. Architects are licensed by the state to practice architecture. Although some specialize in designing custom residences, most Architects in California specialize in larger projects including multi-residential and commercial buildings.

Building Designers are currently not licensed by the state (they have been in some states in the past), but are limited by law in California (other states’ laws vary) to designing single family residential buildings (not to exceed two stories and a basement in height), multifamily residential buildings (not to exceed four units on any legally defined lot), agricultural buildings, and in some cases non-structural tenant improvements and facade renovations to commercial buildings.

Like in any profession, there are both ethical and intelligent Architects and Building Designers. One difference is cost. Architects fees generally range from 10% to 15% of construction costs. Professional Building Designers in contrast, generally charge 3% to 6% of construction cost for comparable work.

So if you decide to retain a Designer, which one? This is primarily a "word of mouth" business. Therefore, recommendations from friends, neighbors, contractors, and real estate agents are one source of information. Interview the Designer and do not be shy about asking for job and client references. Is the Designer certified by National Council of Building Designer Certification or any other professional organizations? Before retaining the Designer, ask the local Building Department staff for a list of recommendations if available. Review examples of available work.   Although quality work is completed by hand as well as by the computer; drawings generated on the computer help assure complete accuracy in the drawings and construction details.

And last, you have to have complimentary personalities with your designer, and have trust in their judgment. You may be working closely with your designer for a number of months, so good and frequent communication is essential.