Frequently Asked Questions
What kinds of projects do you work on?
We work on custom homes, home additions and renovations, residential development and multifamily projects such as townhomes and duplexes, and select commercial tenant improvements, including restaurants, retail, and other interior buildouts for local businesses.
Do you design home additions and renovations?
Yes. Additions and renovations are a regular part of our work. We study the existing home first, then design the new space so it fits the original house in layout, proportion, and character, and we prepare the drawings needed for permitting and construction.
Where do you work?
Our main office is in Winter Haven and we also have an office in Orlando. We work throughout Polk County, including Winter Haven, Lakeland, Davenport, and Haines City, across the Orlando area, and throughout Central Florida.
How long does the design process take?
Typical durations are:
- Schematic Design: 2 to 3 weeks
- Design Development: about 1 week per revision cycle
- Construction Documents: 2 to 3 weeks
- Final professional review: about 1 week
The overall timeline depends on the size of the project, the number of revision cycles, and how quickly decisions and information come in.
Does that timeline include permitting?
No. These durations cover preparing the design and construction documents. Plan review and permit issuance are handled by the city or county, and their review times vary by jurisdiction.
What happens if the building department sends review comments?
We respond to the plan review comments from the city or county and revise the drawings as needed. Comments related to the work in our agreed scope are typically included in the original fee. If a reviewer asks for something outside that scope, we let you know before doing any additional work.
Who reviews and seals the drawings for permit?
As the project moves toward permitting, we work closely with our team of licensed design professionals to prepare the documentation for permit submittal. Where a signed and sealed set is required, it is reviewed and sealed by the appropriate licensed professional.
Is structural engineering included? What about mechanical, electrical, and plumbing?
Structural design is included on almost all of our residential projects. Single-family homes typically do not require mechanical, electrical, and plumbing (MEP) design, and multifamily projects of up to three units typically need only energy calculations, which we also provide. Larger multifamily and commercial projects require MEP design, which we coordinate as part of the project.
How are your fees structured?
Most projects are priced as a fixed fee based on the scope we agree on in the proposal. Normal design revisions during Schematic Design and Design Development are included. Changes requested after Construction Documents begin, or changes to the project’s scope, may be billed as additional services, and we always discuss those before proceeding.
What do I need to get started?
A description of what you want to build, your property address, and any existing drawings, surveys, or photos you have. For new homes and additions, a current boundary survey is usually needed before design can begin. A rough budget and timeline also help us shape the proposal.
Do you work with builders and developers?
Yes. Along with homeowners, we work with builders, developers, and business owners, from single custom homes to townhome and multifamily developments.
Can you help once construction starts?
Yes. We offer construction administration services to help answer contractor questions, clarify the drawings, review proposed changes, and keep the built work aligned with the design.
How do I start a project?
Reach out through our contact form or call (863) 229-6408. We’ll talk through your project, then send a proposal that outlines the scope, fee, and timeline.