We've seen a lot of crap renovation here. Does anyone have a recommendation? Should I use an architect or a structural engineer? The reason I ask is we are going to have to move a massive support beam as part of the renovation.

The plan is to add about 300 sq. ft. Gut existing bathrooms, kitchen and den. Enlarge the kitchen, add a larger utility room, 3rd bath and a butlers pantry. Also demolish and expand the sun room.

We'd like to work with the builder and do some of the work ourselves like most of the demo, painting, installing fixtures, sinks, toilets, lighting etc.

Would love to hear yall's thoughts.

We did a similar project and used the following structural engineer for taking a load bearing wall out.

Mike Bledsoe, P.E.
Persyn Engineering
4734 College Park
San Antonio, TX 78249
210-680-4126 phone ext. 108

We found the subcontractors for things we couldn't do.

Good luck.

I have no input other than I hear mixed reviews on Rhino. I see them a lot on the 09

I run a framing company and have engineering contacts. As well as a coworker that does quite a few remodels.

Feel free to reach out, and I can send you in the right direction.

(713) 212 9359

Depending on the value of your home you might not need an architect. I would definitely get a structural engineer to look at that beam, especially if it's a long span. Engineer probably costs a few hundred dollars and would be money well spent.

We'll be all in around $650k ($225k in renovation). The neighbor across the street's home sold for $825k, so I think we're ok??

Are you in COSA. In more ways than one that determines whether or not you need to submit plans or just an engineers assumption letter for a handful of beams.

We're in Northwood, Laramie Dr., unfortunately COSA

The additions dont seem huge so you could probably get away with no plans. COSA SAYS LESS THAN 1000 ft However here is straight from the permit portal the last job that we completed permits.

Foundation Repair Permit
Electrical General Permit
Mechanical Permit
Plumbing General Permit
Plumbing Gas Permit
Plumbing Sewer Permit
Mechanical Permit
Residential Repair Permit

These all have their own inspectors and chaos. That is still somewhat true if you go through plan review but you can have some sort of leg to stand on with a stamped set of plans.

Aside from limiting SOME city chaos there are benefits to having an architectural plan in terms of scope and project coordination. If you're doing it all then its all scope creep anyways. If you are bringing in any kind of help then the plans and specs are your playbook and its the best way to keep everyone on track/ hold any kind of accountability.

To be honest I wouldn't dream of doing a 225k remodel without them. That's how it turns into a 300k remodel. With misaligned expectations all the way through and you without a free Saturday til 2029.

Just my .02

Eta. That job was without plans. If it goes through plan review its an umbrella permit these days.

Reload8098 said:

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We're in Northwood, Laramie Dr., unfortunately COSA

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My sis just moved to Wyndale a couple of months ago.