Complete Architectural Services

From sketches, to computer renderings, to virtual reality walk-throughs and fly-overs, to complete and thorough construction documents, I offer the latest technologies in computer-aided design and drafting. It has never been easier, faster, or more affordable to visualize and create any kind of building or space you can imagine—no more surprises: "That's not what I thought it would look like!"

Access to this technology, coupled with my extensive building experience, translates to more efficient design, economically as well as spatially. This process creates more accurate and detailed plans that enhance the efficiency and cost-effectiveness of the building process.

Construction costs have spiraled over the years. At the same time, ever more complex and stringent zoning ordinances and building codes mean that building and remodeling projects represent an increasing investment—of time and money. I believe that a significant aspect of my job as an architect is to save you money—by looking at your project, in its entirety and in detail, and seeking efficiencies at every stage, from planning to completion.

Yeah, but how much for a set of plans?

A fair enough question, and usually one of the first, I understand. So here is a very rough guide you can use if you're too shy to call and discuss it.  But keep in mind that every project will have its own unique characteristics due to location (planning/zoning requirements) and an almost endless array of other factors.  Building in California can often be somewhat like filing a lawsuit.  There is a "discovery" period in the beginning where it takes some time and effort to try and flush out all the potential impacts to the design before you should really spend much time at all on the design itself.  This normally cannot be done thoroughly without some investment of time and money.  This is part of the reason I offer a-

 Low Cost Feasibility Analysis

and

Real Estate Walk-Through

Residential-

Total architectural fees for most residential projects, both new houses, and also for remodel/additions will generally run 3% of construction costs.  For a general guide on figuring construction costs, please visit my other website here. This does not include possible needed consultant work such as structural engineering which is required for most projects.  Engineering can be figured roughly at $1.50- $2.50 per sq.ft. dependent mostly on structural complexity.

Although I do not typically work on anything but an hourly basis, this is what fees typically run through to permit.  This includes site research, schematic design, design development, complete construction drawings and permit processing services.  I will walk your project through the entire permitting process.

For the same square footage but greater detailing, higher end finishes, etc. it is normally very cost effective to handle detailing and specification for these types of items ahead of time.  The more money you are going to spend per sq.ft. on your project, the wiser it is to have a thorough and accurate set of plans.  Good plans avoid much more costly mistakes that are much harder to correct in the field than they are ahead of time on the computer and then on paper.

A word about additions & remodels-  Any project of this type that is less than about 800 sq.ft. in scope (including both the added and altered areas) will not typically run any less than that for an 800 sq.ft. project.  There comes a point in size where you still have to do "x" amount of work anywhere from 10 to about 800 sq.ft. as far as plans are concerned.  Even for very small additions, you still need a site plan, a floor plan (sometimes showing all of the existing floor plan as well as the new/altered one), four elevations, sections, etc.  I hope you can get the picture here.

Also see my other site for additional consultant work and fees that may be required of your project.

Commercial Tenant Improvement-

Plans for typical tenant improvement projects fees tend to run between $3000-$8000 through to permit.  Figure on the higher side for food service (restaurant) projects which involve the Health Dept. and on the lower end for retail.  The fees can be dependent on square footage as well but the projects I typically take on are on the smaller end of commercial work in size.  These usually have fewer consultants involved assuming few alterations will be taking place to the existing building.  Other consultant fees may be required as well such as electrical engineering to load calculations and single line diagrams, and mechanical engineering for out of the ordinary heating, cooling, or mechanical requirements.

New Commercial Buildings-

Architectural fees for these projects usually run about 4-5% of construction costs but also typically include a much greater involvement of consultants for structural, electrical, mechanical, plumbing, etc.  Total fees including consultants tend to run about 7-8% of constructions costs through to permit.