Who it's for: owners and developers who want clear drawings, clean permits, and balanced decisions.
We listen first — how you'll use the place, and the realities of site, climate, and budget. Then we set the right priorities: siting & orientation, envelope and daylight, plan logic and circulation, structure, and right-sized MEP systems. We guide the few choices that matter to keep everything in proportion — as good as it needs to be, no more, no less.
What it includes: Concept to permit with energy woven into the architecture; a complete permit file and authority coordination; right-sized specifications for your site, climate, and budget.
How it flows: Listen → Concept options → Developed design & outline specs → Technical design → Permit.
Outcome: Comfortable, code-clean, buildable design that respects your budget and timeline.
Next step: Start your brief (we'll reply with a clear path and milestones).
Who it's for: owners and developers who want clear drawings, clean permits, and balanced decisions.
We listen first — how you'll use the place, and the realities of site, climate, and budget. Then we set the right priorities: siting & orientation, envelope and daylight, plan logic and circulation, structure, and right-sized MEP systems. We guide the few choices that matter to keep everything in proportion — as good as it needs to be, no more, no less.
What it includes: Concept to permit with energy woven into the architecture; a complete permit file and authority coordination; right-sized specifications for your site, climate, and budget.
How it flows: Listen → Concept options → Developed design & outline specs → Technical design → Permit.
Outcome: Comfortable, code-clean, buildable design that respects your budget and timeline.
Next step: Start your brief (we'll reply with a clear path and milestones).
After design & permits, we deliver your build in the way that fits your risk profile and how involved you want to be.
What it includes: Programme and procurement, coordination of trades, QA/QC and site safety, measurements and reporting, change-order control, and a clean handover with as-builts and warranties.
Project / Construction Management (Open-Book)
One-liner: Owner-led, open-book, % fee. We advise; you decide.
Who it's for: Clients who want transparency and control.
Control: You stay in full control — we recommend; you choose trades and materials.
Pricing: Our fee is a percentage of the certified construction cost (sliding-scale).
Transparency: Open-book access to all contractor/supplier quotes, contracts and invoices.
Risk: Cost risk sits with the owner; we mitigate it via competitive procurement and disciplined change-order control.
Outcome: Budget protection with full visibility and flexibility.
Build by Unit Rates (BoQ / Re-measure)
One-liner: Fixed unit prices, variable quantities. Medium, shared risk.
Who it's for: Renovations or projects with uncertain quantities/hidden conditions.
Control: Specs fixed up front; quantities measured on site (joint measurements).
Pricing: Fixed unit rates, monthly re-measurements; invoices match measured quantities.
Transparency: Shared BoQ and joint measurement records.
Risk: Medium. Uncertainty is priced into the unit rates — often costlier than open-book if quantities rise; often cheaper than turnkey when they don't.
Outcome: Fair split of risk with predictable pricing mechanics.
Design–Build "Turnkey" (Lump Sum)
One-liner: One fixed number. Lowest client risk, premium price.
Who it's for: Clients who prefer one accountable team and minimal involvement.
Control: Single point of responsibility. Drawings/specs locked before contract.
Pricing: One fixed price with clear milestones; warranties at handover.
Transparency: Progress reporting; not open-book.
Risk: Low for the client. We absorb cost risk — reflected as a premium.
Outcome: Predictable cost and date with minimal owner bandwidth.
After design & permits, we deliver your build in the way that fits your risk profile and how involved you want to be.
What it includes: Programme and procurement, coordination of trades, QA/QC and site safety, measurements and reporting, change-order control, and a clean handover with as-builts and warranties.
Project / Construction Management (Open-Book)
One-liner: Owner-led, open-book, % fee. We advise; you decide.
Who it's for: Clients who want transparency and control.
Control: You stay in full control — we recommend; you choose trades and materials.
Pricing: Our fee is a percentage of the certified construction cost (sliding-scale).
Transparency: Open-book access to all contractor/supplier quotes, contracts and invoices.
Risk: Cost risk sits with the owner; we mitigate it via competitive procurement and disciplined change-order control.
Outcome: Budget protection with full visibility and flexibility.
Build by Unit Rates (BoQ / Re-measure)
One-liner: Fixed unit prices, variable quantities. Medium, shared risk.
Who it's for: Renovations or projects with uncertain quantities/hidden conditions.
Control: Specs fixed up front; quantities measured on site (joint measurements).
Pricing: Fixed unit rates, monthly re-measurements; invoices match measured quantities.
Transparency: Shared BoQ and joint measurement records.
Risk: Medium. Uncertainty is priced into the unit rates — often costlier than open-book if quantities rise; often cheaper than turnkey when they don't.
Outcome: Fair split of risk with predictable pricing mechanics.
Design–Build "Turnkey" (Lump Sum)
One-liner: One fixed number. Lowest client risk, premium price.
Who it's for: Clients who prefer one accountable team and minimal involvement.
Control: Single point of responsibility. Drawings/specs locked before contract.
Pricing: One fixed price with clear milestones; warranties at handover.
Transparency: Progress reporting; not open-book.
Risk: Low for the client. We absorb cost risk — reflected as a premium.
Outcome: Predictable cost and date with minimal owner bandwidth.