Cost: $0

The first step in achieving your goals is to schedule a Free Discovery Call with us. During this 30-minute Q&A phone call, you'll have the opportunity to speak directly with our Partners, Marc Ojanen (English) and/or Shen-I Chiou (English or Mandarin), about your project.

This is the most important step in turning your dream home vision into a reality. It's an opportunity for us to review your objectives and any specific parameters you have for your design, discuss your timeline, budget and the proposed location, and to determine if we are a good fit for your project.

The goal of the Discovery Call is for us to understand more about you and what you want to achieve, determine your current situation and resources, provide you with a road map of your next steps based on your objectives and current situation. We will not cover specific design ideas, what your project cost will be or solve any complex problems

If we think we can help we will give you a brief rundown on who we are and the starting process we use to help our clients research and evaluate their options, which is Step 2 of our process: the Vision & Strategy Review.

If, however, we determine that we are not a good fit for your project, we will refer you to someone else who may be better suited for your situation.

Cost: Project-dependant; $2,500 on average (can be credited toward full design fee)

Mapping out a clear project Vision and Strategy early on will greatly increase the potential cost savings during the design and construction phases. 

Through this process, we will help you clarify your goals, bring your vision into focus, make informed decisions about renovating or building anew based on your needs, options, budget and timeline, identify and recommend any other consultants needed to round out the design team, provide you with a Rough Order of Magnitude estimate of construction costs, and map out a working project timeline from design through completion. 

Our services at this phase vary by project size and complexity and can range from a few hours spent discussing ideas, possibilities, budget, and outcomes at a high level, to a undertaking a more in-depth feasibility study. 

After this step is completed and we have a clear overview of the project, we will be able to provide you with an accurate fee quote for our full design services moving forward. 

Cost: $0

For most projects, we will be able to give you a fee quote for our full design services once we have a complete overview of the project obtained in the previous steps.

Our proposal will include our understanding of the scope followed by a clear outline of our services, deliverables and fees for each stage.

We work on fixed fees for portions of the work that are clearly defined, and hourly fees where more flexibility is beneficial to our clients. In any case, we will provide a clear understanding of all costs up front.

We typically add structural costs to our fees when project scope has been finalized, and will recommend and arrange proposals from any other specialty consultants needed to round out the design team.

Cost: Fixed Fee // Apx. 2.5-4% of construction value

In this phase, we translate the Program into an efficient building design by exploring concepts and testing options. The Schematic Design phase involves client meetings to visualize ideas using sketches and models, refining designs based on feedback until reaching an agreed direction. At the end of this stage, we will have enough information to get preliminary budgeting from qualified contractors and make any necessary adjustments to the design before moving into the next phase.

Cost: Fixed Fee // Apx. 3.5-6% of construction value

During Design Development, we advance the design significantly, refining materials, layouts, and structural elements, making adjustments as needed based on the Schematic Design Phase. Exterior and interior layouts are finalized, and drawings are prepared with necessary details for building permit compliance. We prepare and submit permit applications, coordinate with the various departments, and respond to plan check comments. Client involvement is minimal, mainly requiring patience. We aim for a smooth process, but duration and cost can vary based on jurisdiction, project complexity, and any special review procedures.

Note: If design review by the planning department is required, we will split this into two stages and submit permit applications to the Planning Department, respond to comments, and attend any necessary hearings to gain entitlements such as variances, conditional use permits, etc. prior to preparing the building permit application.

Cost: Fixed Fee // Apx. 3.5-6% of construction value

While the building authority reviews the submitted plans for permitting, we remain ready to address any comments or changes.

Simultaneously, we refine these plans into a comprehensive set of Construction Documents for contractor pricing and field use including interior and exterior design details and specifications for material, hardware, and finish selections.

This phase segues into a major project milestone: the Bidding Phase, which sets the final budget before construction begins.

Having a well-documented set of architectural plans is crucial. These plans serve as a definitive reference for contractors to accurately estimate costs and get competitive bids from subcontractors, ensuring that all parties have a clear understanding of the project's scope and requirements. Detailed documentation helps prevent discrepancies and ambiguities that could lead to misunderstandings or disputes during construction.

Furthermore, precise architectural plans enhance communication with the contractor, providing them with clear instructions and specifications. This clarity helps in coordinating various trades and managing resources efficiently, reducing the risk of errors, delays, and rework. Overall, well-documented plans foster a collaborative and transparent working relationship, contributing to a smoother construction process and a higher quality finished product.

Cost: Hourly + Expenses

During this phase, we recommend getting at least 3 competitive bids from qualified contractors to accurately estimate construction costs to validate the project budget developed in the previous design phases.

 We are available to attend interviews and walk-throughs, help you evaluate contractor qualifications, ensure that the selected contractors fully understand the project scope and intended quality, and provide assistance with obtaining and reviewing bids. 

We are happy to introduce our clients to reputable builders we work with and trust. You can find several listed in our Dream Team Directory available for free download here. 

Some clients already have a contractor in mind when they come to us, but many take advantage of our extensive network of contractors to find their builder.

Cost: Hourly + Expenses

During this phase, we are available to visit the jobsite, address builder questions and potential issues, ensuring the project is completed per our construction documents and ultimately meets your expectations.

We document progress, verify quality, confirm accurate billing, and assist with the final Punch List to ensure your satisfaction.

While many clients opt to oversee the construction process themselves, our involvement helps avoid costly delays and contractor change orders.