Architectural Design Services in the U.S. – Frequently Asked Questions for Homeowners & Developers
Introduction
Looking for architectural design services in the U.S.? Whether you’re building a new home, remodeling a commercial space, or launching a multi-state development, this guide answers the most frequently asked questions in 2025.
At Unified Studio Architect, we regularly assist homeowners, developers, and builders nationwide. From understanding local permit requirements to hiring the right licensed professional, this comprehensive FAQ covers it all. If you’re looking for clarity and confidence in your next project, this resource is for you.
General Questions About Architectural Design Services
What are architectural services?
Architectural services are the range of professional offerings provided by licensed architects throughout all stages of a construction project. These services are broadly categorized into the following phases:
Schematic Design (SD): Conceptual planning, preliminary layouts, site studies, and client vision alignment.
Design Development (DD): Refinement of schematic designs to define materiality, technical systems, and project coordination.
Construction Documents (CD): Production of detailed architectural drawings and specifications used for bidding, permits, and construction execution.
Permit Filing: Submittal of drawings to local authorities; includes responding to plan review comments and managing code compliance.
Bidding and Negotiation: Assisting in contractor selection, bid reviews, and scope alignment.
Construction Administration (CA): Fielding contractor questions, issuing clarifications, reviewing shop drawings, and overseeing site execution.
Additional specialized services may include:
Master planning for campuses or phased developments
Interior architecture for functional and aesthetic space planning
Sustainability consulting (e.g., LEED, WELL certifications)
Historic preservation and adaptive reuse designs
Accessibility compliance (ADA) and life safety plans
Zoning analysis and community outreach
What’s the difference between architects, designers, and drafters?
Architects are licensed professionals responsible for legal compliance, construction oversight, and design leadership. They must meet education, examination, and experience requirements set by state licensing boards.
Designers may have architectural or interior design backgrounds but are typically not licensed. They may work under the supervision of an architect or independently on projects not requiring permits.
Drafters specialize in technical drawings and construction documentation. They often work under architects or engineers and do not provide design input or code research.
Are architectural services service-oriented?
Absolutely. Architecture is a bespoke service profession centered around client needs, site challenges, regulatory constraints, and technical coordination. Every project involves customized solutions, iterative design development, and a deep understanding of the construction process. Architects manage relationships between clients, municipalities, contractors, and consultants to ensure a cohesive and executable design.
What is a service architect?
In the built environment, a “service architect” often refers to a professional managing the integration of building services—mechanical, electrical, plumbing (MEP), fire safety, and other engineered systems—into the architectural layout. This role ensures functionality, accessibility, and compliance. Note: In tech, this term can refer to a different discipline involving software and systems architecture.
Are architects considered a specified service business under IRS rules?
Yes. Under Section 199A of the Internal Revenue Code, architecture is classified as a “Specified Service Trade or Business” (SSTB). This impacts how firms and individuals deduct qualified business income (QBI) depending on:
Income thresholds (deduction phases out at higher income levels)
Entity structure (Sole Proprietor, LLC, S-Corp, etc.)
W-2 wages and capital assets in the business
Engaging a CPA familiar with SSTB tax law is essential for optimal financial structuring.
Tax and Legal Classification
Are architectural services taxable in Texas?
Generally, architectural services are not taxed in Texas when delivered as professional services. However, taxation may apply in cases where:
Services are tied to the sale of taxable deliverables (e.g., blueprints sold separately)
The project involves taxable real property improvements under construction services
Services are rendered to commercial developers bundling design and construction
Always check with a Texas-based tax expert when structuring contracts.
Are architectural services taxable in California?
California excludes most professional services—including architectural work—from state sales tax. However, the California Department of Tax and Fee Administration (CDTFA) may apply tax if:
Physical plans or blueprints are sold to third parties
Tangible goods or deliverables are provided (e.g., plotter prints, disks, or USBs)
Services are bundled with design-build construction packages
Clear contract documentation is crucial for tax exemption.
Are architects a specified service trade or business under IRS guidelines?
Yes. Architects fall under SSTB classification, which influences QBI deductions. Key details:
Income thresholds: Married couples filing jointly face QBI phaseouts starting at ~$364,200 (2024), while single filers start at ~$182,100.
W-2 wages and capital limitations: Firms with low payrolls or depreciable assets may see reduced deductions.
Entity structure: S-Corps with salaried owner-employees often benefit from structured wage allocations.
Consult tax professionals who understand the nuances of SSTB rules.
Licensing, Permits, and Local Regulations
Do architects need a license in every state?
Yes. Practicing architecture legally requires state licensure, with each state having its own process, even if reciprocity is available through NCARB. Licensure involves:
A professional degree from a NAAB-accredited institution
Internship hours documented through the Architectural Experience Program (AXP)
Passing the Architect Registration Examination (ARE), composed of six divisions
Continuing education (CE) for license renewal
The NCARB Certificate can streamline out-of-state licensure, but supplemental state-specific exams and fees may still apply.
How do architectural services vary by state?
Every state applies distinct building codes, energy standards, and local ordinances. Examples include:
Texas: Requires TDLR registration for accessibility reviews, energy code compliance with IECC, and attention to slab-on-grade and windstorm issues along the coast.
Florida: Has some of the strictest codes for hurricane resistance—impact windows, flood elevation, and Miami-Dade NOA requirements.
California: Adheres to the California Building Code (CBC) and Title 24 for energy, fire safety, and seismic requirements.
Illinois: Includes additional fire codes in urban zones and nuanced energy and plumbing requirements.
New York: Overseen by the DOB in NYC, with stringent zoning, egress, and structural review requirements, especially in landmarked districts.
Choosing an architect familiar with local or regional standards is critical.
What’s included in a permit set?
Permit drawings (a.k.a. construction documents) generally include:
Site plan and grading/drainage
Architectural floor plans and roof plans
Elevations and building sections
Wall sections and construction details
Structural engineering drawings
HVAC, electrical, and plumbing layouts
Energy compliance documentation
Accessibility compliance (ADA, Fair Housing, etc.)
Code summary and occupancy classification
Fire safety and egress plans (where required)
At Unified Studio Architect, every set is tailored to the jurisdiction’s electronic permitting platform, such as ePlans or ProjectDox.
What is required for residential permits?
While local requirements vary, most residential projects require:
Legal survey with setbacks and lot coverage
Architectural drawings and details (floor plans, elevations, sections)
Structural foundation and framing design
Smoke and CO detector locations
Attic and crawlspace ventilation details
Stair geometry and handrail compliance
IECC energy compliance report (Manual J/S/D if HVAC is involved)
HOA approvals and impact fee documentation
Soils or geotechnical report (in some zones)
Stormwater mitigation (especially in flood-prone zones)
Choosing the Right Architect
How do I find a good architect near me?
Use these tips:
Check licensure through your state board or NCARB directory.
Evaluate portfolios for design style, technical complexity, and similar project types.
Interview multiple firms to understand responsiveness and communication style.
Verify insurance: General liability and professional liability coverage are a must.
Clarify deliverables: Ensure you understand the number of revisions, consultant coordination, and submittal readiness.
Read reviews on Google, Houzz, or local referral networks.
What questions should I ask before hiring an architect?
Are you licensed and insured in my state?
Have you completed similar projects in this city/county?
What does your base fee include vs. optional services?
How do you manage code review comments or revisions after submittal?
Do you coordinate with structural, MEP, and civil engineers?
What is your process for handling construction changes (ASIs, RFIs)?
How much do architectural services cost?
Architectural fees depend on:
Project size and scope
Location (urban vs. suburban or rural)
Permit complexity
Number of consultants involved
Typical fee structures:
Flat fee: Best for well-defined scopes (e.g., residential additions)
Percentage of construction cost: Common for custom homes and commercial buildings (8%–15%)
Hourly rate: Ideal for feasibility studies, code consultations, or pre-design work ($100–$250/hr)
Unified Studio Architect Services
What makes Unified Studio Architect unique?
Licensed across multiple states with deep understanding of local codes
Diverse experience: residential, commercial, institutional, and adaptive reuse
Expertise in electronic permit platforms (ePlans, ProjectDox, etc.)
Remote design delivery using BIM, Bluebeam, and collaborative meetings
Proven track record with city reviewers and code consultants
Ability to resolve complex comments and accelerate permit approvals
Which states do you serve?
We currently provide full-service architectural packages in:
Texas
Florida
Illinois
Maryland
Georgia
Connecticut
Washington, D.C.
New York (consulting services only)
What’s included in a full-service architectural package?
Our deliverables typically include:
Feasibility and zoning analysis
Schematic design and massing studies
Code-compliant construction drawings
Coordination with engineers (MEP, structural, civil)
Permit submittal management and post-review revisions
Energy modeling and code reports
Support during construction: RFIs, site photos, and drawing updates
Conclusion
Architectural services in the United States involve far more than drawing floor plans—they guide every legal, structural, and aesthetic decision tied to building and development. With varied codes and jurisdictional requirements, working with a licensed, experienced architect ensures your project is code-compliant, constructible, and aligned with your goals.
Whether you’re planning a new build in Texas, navigating historic preservation in New York, or preparing stormproof designs in Florida, our FAQ serves as your go-to resource.
Start your project with confidence—contact Unified Studio Architect today.