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Design services only — we do not self-perform construction. We maintain a referral list of contractors who build to the standard our drawings require and can facilitate introductions. We are not paid referral fees so recommendations are based solely on track record.

Schematic design to permit-ready documents is typically four to twelve months depending on scope, project complexity, and plan-check volume at the reviewing agency. We quote phase durations with assumptions clearly stated so your scheduling is not based on optimism. We flag delays in writing as soon as they are anticipated, not after they have occurred.

Yes for occupied spaces where the structure is not changing. Interior-only projects are scoped separately with a design development and construction documents phase appropriate to the work — we do not simplify the documentation when a contractor still needs to build from it.

We track estimated construction cost at each design milestone and flag when scope changes or market pricing push the project above budget. Value engineering options are presented before documents are issued for bid rather than after contractors return numbers that exceed the owner's expectation.