Before you start working with an architect, do this stuff first

So you’re ready to build a house. Great. But before you start with an architect to sketch your dream home, there are a few unglamorous steps you’ll want to take first.

They’re not fun. They won’t give you Pinterest inspiration. But they will save you time, money, and a lot of backtracking.

Start with a professional survey

This is the one thing you should do first, no matter what. A proper topographic and boundary survey maps out your property lines, slope, fences, utilities, trees—basically everything on the lot that matters.

Your architect needs this. So does your geotech engineer. And your arborist. Almost every next step depends on it, so don’t wait. Order the survey early and get that ball rolling.

Parallel process everything else

Once the survey is in motion, you can kick off the other pieces. The arborist and geotech reports need the survey to get started. Others like figuring out your rough budget or how you want to live can happen anytime.

Either way, most of these have long lead times. Our geotech report took two months. Arborists can be booked out weeks in advance. So it’s worth starting them all in parallel if you can.

Geotech report (yes, your dirt matters)

This tells you how buildable your lot is. It’ll confirm your soil type, drainage, and how much of the lot you’re allowed to cover with hard surfaces like roofs, patios, or driveways. Cities call this your “maximum impervious surface” and if you go over it, you’ll run into serious design problems.

Without a geotech report, you’re basically guessing what your lot can handle. Don’t guess.

Arborist report (the city cares a lot about trees)

Most Eastside cities have strict tree rules. You’ll need to document what’s already on your lot including the species, size, health, and exact location. An arborist will help you figure out how many “tree credits” you need and how many new ones you’ll need to plant. They’ll also draw up tree protection zones that limit where the house can go.

Bonus: if you have a dead or hazardous tree, the arborist can help you document it for removal. It’s worth doing this early to avoid surprises later.

Define your needs and dreams

This is the fun part. Think about how you live now and in the future. Is this your forever home or just a 5-10 year plan? Do you work from home? Have kids or pets? Host big family dinners or prefer quiet mornings with coffee and a book?

The clearer your answers, the easier it is for your architect to design something that actually fits your life, not just a photo you saved online.

Borrow from real life

One of the best ways to figure out what you want? Walk through other people’s homes. Visit open houses. Ask your friends and family what they love and what they’d do differently next time.

What layout actually works day-to-day? What feels too cramped, too open, or just right?

You can also peek behind the curtain: here’s how to get full architectural plans from homes in PNW for free. It’s easier than you think, and super helpful for ideas.

Set a rough budget

You don’t need to know every line item, but you should have a ballpark range. Are you building on a “we’ll make it work” budget or “this is our forever home, let’s go all out”? Your architect doesn’t need exact numbers, but they do need a sense of scale. No one wants to design a $4 million home when your actual budget is $1.5M.

Check for an oil tank (seriously, do this early)

If your house was built before 1980, there’s a good chance there’s a buried heating oil tank. If it leaked, you could be on the hook for $100K+ in cleanup costs.

WA’s PLIA program can cover up to $60K, but the clock starts ticking fast. This should be one of the first things you check after closing.

Don’t miss the window.

👉 Here’s how to check and get covered

Summary

Start with the survey. That’s your foundation. Once that’s in motion, kick off the geotech and arborist reports, and start thinking through your budget and lifestyle needs. All of this gives your architect the tools to design something that fits your lot, your goals, and your actual life.

Done your homework? Here’s what to expect next when working with an architect.

Then, the fun can begin.