faq

We prepared this page because we often get inquiries about just the broad strokes of architecture and working with an architect. In the following sections, we try to address the basics of what you may be wondering about.

If there is something we did not mention, let us know! We want to keep improving this page to address your most burning architecture questions!

Enjoy.

why do I need drawings?

Architects use graphical representation to accurately represent work before it takes place in the real world. This helps ensure that construction goes smoothly and you get what you want.

OK that’s what we do. Not why it may be helpful to you. We usually cite the following main reasons for working with an architect…

  1. To make it nice. If you just want a roof over your head and don’t care what it looks like or how the space within functions or feels to be in, you probably don’t need an architect. Often a structural engineer can help you get drawings that describe structures that are predominately functional.

  2. To document needs and wants of the client and communicate them to the contractor. We listen to the needs of our clients and translate them into physical form while taking into consideration the requirements of code, finance, constructibility, waterproofing, and aesthetics, amongst other factors. Then, architectural drawings become like graphical legal documents that mediate the relationship between and owner and contractor. Both parties agree that the drawings accurately represent the client’s intent and the contractor agrees to build according to them for a price.

  3. To get a building permit. The local authority wants to make sure you are building safely and well. The applicable Building Code covers everything from where tempered glass is required to the spacing of electrical outlets, the height of stair treads, and even the kind of glass you can use when turtles live nearby (yeah really!). The code reviewers in your town will not issue a building permit until they are satisfied that you are doing things “by the book.”

how much does construction cost?

We are currently (fall 2023) recommending that our residential clients budget $300 to $500 per square foot for new construction in the Southeast. For commercial, $250 to $400 can be anticipated. You may be able to cut corners and possibly come in for less, but we don’t recommend going into construction with corner-cutting in mind. It is a very complicated endeavor and it is best to be prepared for a generous budget and even an additional contingency.

Check out our budget calculator to fiddle with some typical construction and design fees.

By the way, you may not want to tell your contractor your construction budget, but you will want to be straight with your architect about it. It tells them how much fuel is in the tank to accomplish what you want. Your architect will check the design against the square foot unit costs as they design so the budget should be realistic for you.

how much does an architect cost?

You can use an architect for a variety of things. Architects can do visualizations and renderings, feasibility studies, lease exhibit plans, field surveys, master plans, construction supervision, waterproofing analysis, and marketing sheets. Usually, however, the goal is to create permit drawings.

The state of Florida, where we are based, recommends that architecture and engineering fees be about 10% of the cost of construction for a project of average complexity.

If you’d like to explore how various scenarios impact your construction cost and design fees, check our our budget calculator!

when do you need engineers?

The four main disciplines used in construction are mechanical, electrical, plumbing, and structural MEPS engineering. You usually need an engineer if you plan to  mess with the guts of your building... things like pipes, wires, beams, and air handlers. You are allowed to change fixtures, like chandeliers and faucets without a permit as long as you are keeping the existing locations. In residential construction, you are nonetheless allowed to have the MEP systems designed by the installing subcontractor. You still need a structural engineer though.

In fact, you may need a structural engineer and not an architect in some cases. If you want to add a shaded porch on the back of your house and you know exactly how big it is and there are no complex waterproofing connections to make, you can just have a structural engineer work up and sign the drawings for permit.

how long will it take?

Take a look at the timeline below. Projects vary in complexity greatly but we typically like to assign 20-30 workdays to each of the three main design phases: schematic design, design development, and construction documents. As far as permitting and construction, the complexity of the project and the contractor will determine the length of the construction process. We can nonetheless help you know what to expect once we get into your project a bit.

what about interiors?

Just tell us what you want to do! Your architect typically acts like both your advisor and quarterback during the design and construction process. It is our job to listen to your goals and objectives, recommend an appropriate course or deliverable, then facilitate the action items necessary to move the work forward.

It starts with you!

Once we have the basics pinned down, we can generate a proposal describing the architectural fees and what we understand to be the scope of work, or in other words, restating your objectives to put them on paper and be clear about what needs to get done. We request a signed proposal and retainer to get started on any work, including consultations. If you're not sure that you want to go forward with a proposal, you can always schedule an on-site consultation for a fee of $250 which is applied to the project if you move forward with us.

If a free call sounds more up your alley, the button below will allow you to schedule a call with us to discuss your project. Just share some basics about your project and pick a time to chat.

We are looking forward to hearing more about your project!

when should I get a contractor involved?

A contractor wants a clear direction for your project as much as you do. They will be asked to build something and want you to be please with the result the first time, with no costly re-builds.

The best way to communicate what you want is with scaled drawings that describe your intent accurately and are thus quantifiable. Standing around an empty lot and saying you want something “yay big” is much harder for a contractor to price than a dimensioned and annotated floor plan.

In some situations, it may nonetheless be good to seek input from a contractor BEFORE things are completely worked out. You still want to have something to show them. We recommend opening conversations with contractors at the completion of Schematic Design and\or Design Development (see “how long will it take?” below) when the intent of your project is somewhat clear.

Don’t expect hard numbers though. Pricing done at this time is mostly a courtesy offered in exchange for being considered for the bidder list once the drawings are ready. It is important to understand that it takes a great deal of figuring and a network of trusted subcontractors to put together a construction cost estimate. Early on it is important to be respectful of a contractors time and effort before any money is on the table.

Yes, we do that too!

There are three F’s that are commonly mentioned in construction: Finishes, Fixtures, and Furnishings or FFF. The first two, Fixtures and Finishes are included in our Standard and Premium Service Categories as they typically involve items that are fixed in place. We recommend including Fixtures and Finishes or FF in your drawings to provide more specificity and control that helps clarify what is expected to your bidding contractors.

We also provide Interior Design services that are focused on the third F, Furnishings. From utilizing our vendor relationships to ensure the highest quality furnishings and accessories to installation/staging services, we can help you fill out your project down to the finest detail.

Here are a more interior design services we provide depending on your selected level of service.

how do you get started?

do you need an architect, an interior designer, or both?

If you are pretty happy with the layout of your home or business but feel it lacks that special something, you are probably in need of interior design.  This means you will keep load-bearing walls and MEP (Mechanical, Electrical, Plumbing) systems for the most part but will update finishes, fixtures, and furnishings.  This can also include new cabinetry and countertops. Finally, Interior Design includes the finishing touches that make a space sing: everything from paintings and sculptures to vases and pillows can complete the vision as a unified composition.


Architects are typically involved when there is more to do than minor modifications.  It may be hard to know where to draw that line however.  You may understand that you are not happy with a space or how it feels, but to know what is possible a consultation with an architect can flesh that out. You may discover that big improvements can be made by simply moving a wall or a door.  Architects are trained to look at the big picture and understand how to translate them to surgical improvments.

existing conditions survey We visit the site to photograph and laser scan what is currently built.
existing conditions modeling We convert the laser scan data into a 3d model that is an accurate starting point for design.
existing furniture modeling/tracking If you have a piece you'd like to keep and utilize in the new interior layout, we will model it based on dimensions and photos you provide so we can be sure it will fit where it is intended.
kick-off meeting A first meeting to circle back on your goals and review the existing conditions.
concept boards - draft 1 A pdf showing a first stab at the design. Boards combine design elements, product images, and fabrics to represent the general palette of the design.
concept review meeting 1 An in-office meeting to discuss the first draft of the concept boards.
concept boards - draft 2 This is a revised pdf capturing notes and changes from the concept review meeting.
concept review meeting 2 An in-office meeting to discuss the changes and updates to the concept boards.
scaled interior floor plan This is a floor plan view of the design area show things to scale with dimensions and annotations.
product specifications and pricing We find exact products to fit the design and provide purchasing information.
purchase orders We contact vendors to get exact pricing, shipping info, and any ancillary charges for you to review.
showroom visits Through our network of vendors, we setup meetings at a vendor showroom to review and discuss items in person.
trade discounts Using our trade discounts, we buy items on your behalf and sell them to you at a significant discount below retail.
purchase and shipping logistics and tracking Once items have been ordered, we help plan for install date by coordinating with delivery companies and vendors while things are in production or in transit.
delivery management and temporary storage If some an items are scheduled to arrive before install date, we arrange to have them delivered to our storage partners until the install site is ready.