Guide
Renovation consultant, general contractor, or architect: who does what
Four roles, side by side
| Planning consultant (Revival) | General contractor | Architect or engineer | Design-build firm | |
|---|---|---|---|---|
| Pins down the job before pricing | Yes, on a qualifying call | Prices it after a walk-through | Yes, through design | Yes |
| Stamped drawings for the permit | No | No, unless it hires a design professional | Yes | Through its architect or engineer |
| Signs the construction contract | No | Yes | Not for construction | Yes |
| Takes payments for the work | No | Yes | Design fees only | Yes |
| Runs the trades and the schedule | No | Yes | May observe the work | Yes |
| Licensed by | Not a licensed trade | The county (home improvement license) | New York State | The county, plus a state licensed designer |
| Paid by | Network contractors may pay it a fee | You | You | You |
The planning consultant
A planning consultant helps you decide what the project is before anyone prices it: the scope, the budget, the permit office and who to talk to. Revival is this kind of consultant. It qualifies the job on a call, checks licenses and introduces licensed contractors, who do the walk-through and the estimate. It does not design, build, supervise or handle money for the work, and contractors in its network may pay it a fee, which it says up front.
The general contractor
The general contractor signs the construction contract with you, hires and schedules the trades, and is responsible for the work. On Long Island, a home improvement contractor needs a county license: see how to check one in Suffolk or Nassau. New York's home improvement contract law sets out what the written contract must include.
The architect or engineer
Architects and professional engineers are licensed by New York State, and building departments review structural projects from their drawings. An architect leads the design of the space; an engineer confirms what the structure, the foundation or a system can carry. Many additions need one or both. Revival never takes a fee from an architect or engineer.
The design-build firm
A design-build firm offers design and construction under one company, with a licensed architect or engineer on staff or on contract for the drawings. One contract can be simpler, but the same company is designing the job it will price, so a separate written scope helps you compare.
Which one to call first
- A like-for-like swap (new cabinets in the same layout, a tub to shower conversion): a licensed contractor can usually price it directly from a clear scope.
- Anything structural (an addition, a second story, a removed wall): planning first, then an architect or engineer, then contractors pricing the same drawings.
- Several rooms or trades at once: planning first, so the order of work and the systems are settled before anyone bids.
Questions homeowners ask
Who should I call first for a renovation?
For a project with several trades or any structural change, start with planning: what the lot allows, what the house can carry, and a scope. That points you to the right professional, often an architect or engineer for drawings, then a licensed contractor to build.
Is a renovation consultant the same as an owner's representative?
Not always. An owner's representative is usually paid by the homeowner to oversee a project during construction. Revival helps before construction, may be paid by the contractors it introduces, and never supervises the work.
How do I check an architect's or engineer's license in New York?
The New York State Education Department's Office of the Professions has a public license verification search for licensed professions, including architects and professional engineers.
More planning help: the planning guides, and how Revival works.
Sources
Every fact on this page comes from these official pages. Rules and fees change, so confirm with the office before you file anything.
- NYS Education Department, Office of the Professions, license verification search (read 2026-11-03)
- New York General Business Law section 771, home improvement contracts (NY Senate) (read 2026-11-03; page dated revision of 2021-10-29)
- Suffolk County Consumer Affairs, Licensing and Enforcement (read 2026-11-03)
- Nassau County Department of Consumer Affairs (read 2026-11-03)
Talk the job through before you call anyone
Tell us about the house and the job in about four minutes. Revival calls you, free, to go over the scope, the budget, the timing and your town's permit office. Contractor matches open as our first licensed partners sign.