What services do you provide?

Our services are organized into three levels, allowing you to choose the amount of design and documentation that best fits your project and budget. Most projects are priced on a square-foot basis, with larger homes generally having a lower per-square-foot fee than smaller projects. Final fees are based on the size, complexity, and scope of the project.

Tier 1 – Concept Design – Typical projects include: New custom homes, Home additions, Remodels and renovations, Feasibility studies, Preliminary design for future construction, Projects in the early planning stages

Tier 2 – Design Development & Permit Drawings – Typical projects include: New custom homes requiring building permits, Home additions and major remodels, Accessory Dwelling Units (ADUs), Garage conversions, Detached shops and garages, Projects ready for contractor pricing and permit submittal.

Tier 3 – Construction Documents & Construction Consulting – Typical projects include: Custom homes requiring comprehensive construction documents, High-end custom residences, Complex additions and renovations, Projects requiring detailed finish and material specifications, Clients seeking accurate contractor bidding and reduced construction uncertainty, Projects where ongoing design support during construction is desired.

Not sure which service level is right for your project? Most clients begin with a complimentary consultation, where we’ll discuss your goals and recommend the level of service that best fits your project and budget.

Complimentary Initial Consultation & Site Visit

Let’s begin with a phone or Zoom meeting to discuss your project, followed by a visit to your property if appropriate. This initial consultation is an opportunity to learn about your goals, answer questions, evaluate the site, and determine the best path forward. It also gives us both a chance to ensure we’re a good fit to work together.

Initial consultations and local site visits are complimentary. For projects located more than one hour from our office or requiring extended travel, travel time and related expenses may apply and will be discussed in advance.

Design Services

Tier 1: Concept Design

These services cover the development of a customized design concept based on our initial consultation, site visits, and a thorough evaluation of your goals, budget, and property. This collaborative phase typically involves several design iterations as we refine the layout, functionality, and overall vision until a preferred concept is established.

The Concept Design phase includes the development of preliminary floor plans, building layout, and the overall architectural character of the project. Together, we explore design alternatives, evaluate how the spaces function, respond to site opportunities and constraints, and establish the project’s overall direction before moving into detailed construction documents.

Concept Design fees are based on the approximate square footage and complexity of the proposed project.

Tier 1 Deliverables

• Preliminary floor plans
• Conceptual exterior elevations
• Preliminary site layout
• Design revisions
• Budget guidance

Tier 2: Concept Design + Design Development + Permit Drawings

Design Development builds upon the approved Concept Design by transforming the preliminary design into a coordinated set of detailed plans ready for building permit submittal. During this phase, we refine the floor plans, elevations, dimensions, and construction details while coordinating the structural, building code, and construction requirements necessary to ensure the design can be built as intended.

This phase also provides an opportunity to finalize key design decisions, incorporate any approved revisions, and resolve technical issues before construction documents are completed. The result is a set of drawings that accurately communicates the design to the building department and contractor.

Design Development fees include all Concept Design services and are based on the total square footage and complexity of the project.

Tier 2 Deliverables

• Permit-ready drawings
• Floor plans
• Exterior elevations
• Building sections
• Code information
• Coordination with structural engineer (if required)

Tier 3: Concept Design + Permit Drawings + Detailed Construction Documents + Construction Consulting

This phase expands upon the Design Development drawings by creating a comprehensive set of construction documents that clearly communicate every aspect of the project to the builder, subcontractors, and permitting agencies. These detailed plans include the information needed for accurate contractor bidding, material selection, building permit approval, and construction.

Construction documents typically include detailed floor plans, elevations, building sections, construction details, schedules, and material specifications for items such as windows, doors, cabinetry, finishes, fixtures, and other key building components. The additional level of detail helps minimize questions during construction, improves pricing accuracy, and ensures the finished project reflects the intended design.

This tier also includes construction consulting services throughout the building process. We remain available to answer contractor questions, review shop drawings or product substitutions, provide clarification of the construction documents, conduct site visits as needed, and help resolve unforeseen conditions that may arise during construction.

Fees for this phase include all Concept Design and Design Development services and are based on the project’s total square footage, complexity, and anticipated level of construction support.

Tier 3 Deliverables

• Complete construction document set
• Window & door schedules
• Interior elevations
• Finish specifications
• Construction details
• Material selections
• Builder consultation
• Site visits (as agreed)

What do your services cost?

Tier 1: Concept Design Fees

Up to 400 sq.ft: $4.00/sq.ft.
401 to 800 sq.ft or less: $3.50/sq.ft.
801 to 1,500 sq. ft.: $3.25/sq. ft.
1,501 to 2,600 sq. ft.: $3.00/sq. ft.
2,601 to 4,000 sq. ft.: $2.75/sq. ft.
4,001+ sq. ft.: varies
Project minimum $1,500

Tier 2: Concept Design + Permit Drawing Fees

Up to 400 sq.ft.: $5.00/sq.ft
401 to 800 sq.ft: $4.50/sq.ft.
801 to 1,500 sq. ft.: $4.25/sq. ft.
1,501 to 2,600 sq. ft.: $4.00/sq. ft.
2,601 to 4,000 sq. ft.: $3.75/sq. ft.
4,001+ sq. ft.: varies
Project minimum $2,200

Tier 3: Concept Design + Permit Drawings + Detailed Construction Documents + Construction Consulting Fees

Up to 400 sq.ft: $7.00/sq.ft.
401-800 sq.ft: $6.50/sq.ft.
801 to 1,500 sq. ft.: $6.25/sq. ft.
1,501 to 2,600 sq. ft.: $6.00/sq. ft.
2,601 to 4,000 sq. ft.: $5.75/sq. ft.
4,001+ sq. ft.: varies
Project minimum $5,500

The above Tiers and rates apply to typical residential projects. Homes with challenging sites, extensive remodeling, unusual structural systems, or exceptional design complexity will likely require a custom proposal.

How do I get started?

Ready to discuss your project?

The best place to start is with a complimentary consultation. We’ll talk through your goals, answer your questions, review your property, and recommend the service level that’s right for your project.

Schedule a Consultation →

Frequently Asked Questions…

Why do larger homes cost less per square foot?

Because many design tasks take similar effort regardless of size, allowing larger projects to benefit from economies of scale.

Can I start with Tier 1?

Absolutely. Many clients begin with Concept Design before deciding whether to proceed with permitting or construction documents.

Can I upgrade tiers later?

Yes. Each tier includes the work completed in the previous phase, so you only pay for the additional services required.

Are engineering fees included?

No. Structural engineering, surveying, geotechnical reports, permit fees, and other consultant services are hired out separately. We work with various local business for these services.