What we actually do.
We’re a hybrid practice: architecture studio under one roof with a design-build construction arm. Most projects use both. Some use only one.
Architecture
Schematic + design development
Concept design, schematic options, design development packages, coordination with structural + MEP engineers. Most schematic phases run 6–10 weeks.
Discuss a project→Construction documents
Full CDs to building-permit standard. Specifications, finish schedules, joinery details. Coordinated with engineering. Typically 8–14 weeks.
Discuss a project→Permits + DOB + Landmarks
We file in-house. Most teams outsource this; we do it because it lets us course-correct fast when an inspector flags something. We know the people on the desk.
Discuss a project→Construction administration
Submittals, RFIs, field change orders, inspections. Our architects spend at least one day a week on each active job site.
Discuss a project→Design-build
General contracting
Full GC: scheduling, subcontracting, scope management, financial reporting. Bonded + insured for projects up to $25M.
Discuss a project→Pre-construction services
Constructability review, value engineering, schedule + cost modelling, subcontractor scoping. Often runs alongside CD phase.
Discuss a project→Construction management
Owner’s representative engagements when you’ve already chosen a GC and want a senior PM in your corner. Hourly or fixed-fee.
Discuss a project→Specialty trades — in-house
Custom millwork shop, in-house steel fabrication, in-house plaster + lath. The work that makes a project feel handled.
Inside the studio→Engagement models
Design-only
We design, you put it out to bid. Most appropriate for owners with a contractor relationship they want to keep.
Design-build
Single-source. We’re responsible for design + construction + delivery. Most efficient on schedule.
Construction-only
You’ve commissioned drawings elsewhere; we build. Subject to design-review fit before we accept.
Owner’s rep
We sit on your side of the table. Vendor-agnostic project oversight. Hourly or fixed-fee retainer.
Programming + feasibility
Earliest-stage work. Site evaluation, code analysis, massing studies. Typically 3–5 weeks.
Maintenance + small works
For past clients only. We don’t take new small-works clients — the ramp-up is too steep to be useful.
Not sure which model fits?
Tell us about the project. We’ll recommend the engagement that fits the brief, even if it costs us less work.