If you’re planning a custom home—especially the kind meant to hold big family memories for decades—sooner or later you’ll bump into the titles: architect, building designer, draftsperson. They sound similar, and sometimes their work overlaps, which is why homeowners get confused. The truth is, the roles are different on purpose. Each brings a distinct blend of training, legal authority, risk management, and day-to-day responsibility. Picking the right one can protect your budget, your timeline, and ultimately the quality of the home you walk into.

An architect is a licensed professional who designs your home and leads the coordination it takes to get from dream to door swing.

A building designer designs homes too—often beautifully and with deep residential experience—but is typically not licensed as an architect.

A draftsperson commonly turns an existing design into precise technical drawings and rarely leads the overall concept or the coordination that follows.

That’s the one-sentence version. Now let’s talk about how this plays out

in real life.

Architects complete an accredited degree, log thousands of supervised hours, pass national exams, and maintain a state license with continuing education. It’s not trivia; that license carries legal responsibility. When an architect seals (or "stamps" - a name generated from the actual rubber stamp) drawings, they are accepting professional liability for the accuracy and code compliance of the design and coordination within their scope. That’s why you’ll see architects build and manage teams—structural and civil engineers, energy consultants, landscape architects, interior designers, surveyors—so the whole puzzle fits.

Building designers come from varied paths. Some trained in architecture programs or worked in architecture firms; others grew through residential drafting and design. Many are exceptionally skilled in space planning and materials, especially for straightforward single-family homes. Without an architectural license, they are limited in their scope, and are unable to stamp drawings in most jurisdictions for most project types, which is why it’s wise to ask early: “For this town and this scope, who will seal the permit set?”

Drafters (or drafting technicians) are specialists in documentation. Give a draftsperson a clear design and they’ll translate it into clean, buildable drawings with precision. It’s a skilled craft. But drafting isn’t the same job as leading the design or coordinating code, structure, energy, or permitting. Think of it like the difference between writing a story and copy-typing a polished manuscript—both valuable, but not interchangeable.

Local laws vary wildly, not only across the country, but even within the same state and county. Always confirm stamping and permitting requirements for your city, county, or state before you commit to a path.

On a full-service architectural project, your architect starts well before a single wall is drawn. We look at the site’s realities—topography, water, solar path, wind, views, neighbors, wetlands or shoreline rules, zoning overlays—then shape the plan around the life you’re building. We test options, align the budget with the level of finish, and set up a roadmap for permitting. As the design resolves, we prepare specifications and construction documents, often run the bidding process with builders, and stay involved during construction to answer questions, review submittals, and help manage changes. It’s design and advocacy, start to finish.

A building designer often takes the lead on design and modification of floor plans and elevations, and on some projects may coordinate with engineers. For simpler homes or smaller additions, that may be the right balance. The key difference is legal authority and scope: in some places a building designer can submit for permit; in others you’ll still need an architect or engineer’s seal on the set of drawings.

A draftsperson focuses on technical clarity—line weights, dimensions, details—usually working from sketches, markups, or a defined concept. If you already know what you want and your municipality allows it, this path can be an efficient way to move a solved design into a buildable set, provided you also secure the required seals and handle coordination with consultants. In general, a drafter takes direction rather than gives it.

Yes, architects cost more. But the value isn’t just in pretty drawings. It’s in risk managed and chaos avoided—catching a setback variance before you buy the lot, right-sizing your structure so you’re not paying for invisible steel, getting the energy model right so your lake house is cozy in February without a utility bill that bites. We also protect design intent throughout construction, so the home you fell in love with on paper is the home you actually move into.

Building designers typically sit in the middle on fees and in the middle on scope. For homes on straightforward sites with predictable codes, this may be a great fit.

Drafters are usually the lowest cost because the scope is narrower: document the design you already have.

Most architects are contracted by the homeowner and we owe our duty of care to you. That means the architect’s role includes protecting your interests during design, permitting, pricing, and construction (reviewing submittals, answering RFIs, visiting the site, and helping manage changes).

In design-build setups, an architect is often employed by the builder. That can work, but it changes the chain of loyalty—your architect’s contract is with the builder, not you. If you choose design-build, ask for clarity on decision rights, quality control, and who advocates for you when cost, schedule, and design goals collide.

This is why we recommend hiring architect and builder as separate partners working in tandem—not a single, under-one-roof design-build firm. This structure keeps checks and balances in place and ensures our loyalty remains with you, not the builder.

Building designers are often hired by homeowners or work for builders directly, depending on the project. On owner-led projects, they act much like an architect in early phases (space planning, elevations) and may help coordinate engineers. When hired by a builder, they’re often optimizing for constructability and speed. Either way, confirm who seals the drawings (if required) and who coordinates code compliance and consultants.

Drafters are typically contracted by whoever is leading the design—an architect, building designer, engineer, or sometimes a builder or homeowner with a settled plan. Their responsibility is technical accuracy and documentation, not design leadership or advocacy. If you hire a drafter directly, you’ll still need licensed professionals (as required locally) to review/coordinate and possibly stamp the set.

Ultimately, who pays whom shapes priorities. None of these arrangements are “bad,” they’re just different. The safest approach is transparency: get it in writing who is your advocate, who carries professional liability, and who has final say on design, quality, and cost decisions.

Consider these questions:

• Who is your client on this project—me or the builder?
• Who coordinates code, engineering, and energy compliance?
• Who visits the site and responds to questions during construction?
• If a conflict arises between cost and design, whose priorities lead?

If your dream home sits on a complex site—shoreline or steep slope, tricky soils, wetlands or wildlife considerations—if you’re working with review boards, planning multiple structures, or aiming for a Legacy Home™ level of quality and resilience, hire an architect to lead. The coordination alone will pay for itself in fewer surprises and a smoother build. Many larger municipalities require a licensed architect to provide the permit drawings, reagardless of what is being built.

If you’re reworking a kitchen and primary suite in a condo with straightforward permitting, a seasoned building designer may be perfect. Just confirm—early—how the permit set will be sealed and who’s coordinating consultants. Many rural areas and smaller municipalities don't require a licensed architect to submit drawings.

If you have a clear concept and simply need it drafted, a draftsperson can help you document it precisely. You’ll still need to bring in whatever licensed professionals your jurisdiction requires to review and seal the drawings.

Instead of peppering people with a dozen bullets, try this conversation:

“Walk me through how you lead a project like mine—from first site visit to move-in. What do you coordinate, and what do you hand off? For my town and scope, can you stamp the drawings, or will an engineer or architect do that? How do you manage code compliance, budget alignment, and changes during construction? What’s included in your fee, and what isn’t? Do you carry professional liability insurance? And could you show me one project with a similar site, size, and finish level?”

Their answers will tell you everything.

If someone suggests skipping permits “to save time,” or says the builder can “figure out structure later,” or can’t explain how local codes or shoreline rules apply to your property, pause. A beautiful rendering is not a building permit, and it’s definitely not a construction-ready set.

At 12/12 Architects, we lead end-to-end for families, whether you're building in a bustling neighborhood, building on water, in the woods, or in the mountains. We’re architects, yes, but also translators and advocates. We align the vision with the realities—environmental regulations, zoning, energy, budget, schedule—so your investment produces a calm, light-filled home that wears well, lives easy, and welcomes three generations without missing a beat.

We always contract directly with homeowners for Legacy-level custom homes. We collaborate closely with the selected builder (our preferred, or yours), but our first responsibility is to you—your vision, your site, your long-term value. And if you’re unsure which setup fits, a Story Session™ will map your options before you commit.

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