What We Actually Do

Look, we're not gonna promise you the moon here. What we will do is design spaces that work - buildings that breathe, adapt, and honestly just make sense for how people actually live and work.

Quick question before we dive in?

Call us at (604) 555-0147 - sometimes a 10-minute chat saves weeks of back-and-forth emails.

We've broken down our services into six main areas, but honestly? Most projects blend a few of these together. That's just how real architecture works.

Residential Architecture
01

Residential Architecture

Here's the thing about designing homes - everyone thinks they want something unique until you show 'em something truly different. We start by figuring out how you actually live, not how magazines say you should. Got teenagers who'll never use that formal dining room? Let's rethink that space.

What This Includes:
  • Site Analysis: We spend real time on your property - checking sun paths, wind patterns, that weird drainage issue you mentioned
  • Schematic Design: Rough sketches first, then we'll get into the detailed stuff once we're on the right track
  • Design Development: This is where materials, systems, and reality meet your vision
  • Construction Documents: The boring but essential part - detailed drawings contractors can actually build from
Typical timeline: 4-8 months depending on project complexity
Commercial Building Design
02

Commercial Building Design

Commercial work's a different beast - you're balancing brand identity, employee needs, customer experience, and oh yeah, making money. We've done everything from boutique retail spaces to mid-rise office buildings around Vancouver, and the one constant? Every business operates differently than they think they do.

Retail Spaces

Flow, visibility, and creating spaces where people want to linger

Office Buildings

Flexible layouts for the hybrid work reality we're all dealing with

Mixed-Use

Balancing residential, commercial, and public spaces without everyone annoying each other

Adaptive Reuse

Taking existing buildings and giving them a new life - often the most sustainable choice

Sustainable Design Consulting
03

Sustainable Design Consulting

Alright, let's talk sustainability without the greenwashing. We're not gonna slap some solar panels on a poorly designed building and call it eco-friendly. Real sustainable design starts at the concept phase - orientation, materials, systems, the whole package working together.

Our Approach (The Honest Version):
Step 1
Energy Modeling

We run the numbers before anything's built - catching energy waste while it's still just a drawing

Step 2
Material Selection

Local sourcing when possible, lifecycle analysis, and durability over trends

Step 3
Passive Strategies First

Natural ventilation, daylighting, thermal mass - using physics before throwing tech at problems

Step 4
Active Systems

Then we optimize mechanical systems, renewables, and smart building tech

This service works standalone or we'll bake it into your full design package - your call.

Interior Space Planning
04

Interior Space Planning

Ever walked into a building with great bones but the inside just doesn't work? Yeah, that drives us crazy too. Interior planning isn't just about making things pretty - it's about flow, function, and how spaces actually get used day-to-day.

We handle the spatial stuff:

  • Furniture layouts that aren't just copy-pasted from a catalog
  • Lighting design (natural and artificial working together, not competing)
  • Material palettes that'll age well, not date your space in five years
  • Acoustics - because open concept shouldn't mean hearing everything
  • Built-in storage solutions that actually match how you store stuff

We coordinate with interior designers and decorators too - we're not precious about it. Sometimes you need that finishing touch from someone who lives and breathes textiles.

Project Management
05

Project Management

So you've got your design approved and permits in hand - now comes the part where things actually get built. Construction administration isn't glamorous, but it's where good designs either come to life or fall apart. We stick around to make sure it's the first one.

Contractor Coordination

Site visits, answering questions (lots of questions), and making sure what's built matches what we drew

Budget Oversight

Reviewing change orders, catching cost creep early, helping you make informed decisions when surprises pop up

Schedule Monitoring

Keeping things moving without rushing the stuff that shouldn't be rushed

Quality Control

Weekly site inspections, punch lists, and making sure the details don't get lost in translation

Real talk: You don't technically need us for this phase, but projects with architectural oversight tend to have fewer "that's not what I expected" moments at the end.

Building Code Compliance
06

Building Code Compliance

Nobody gets excited about code compliance, but it's kinda important if you want your building to actually get built. BC Building Code, Vancouver bylaws, zoning regulations, accessibility standards - there's a lot to navigate, and it changes more often than you'd think.

What We Navigate:

Code compliance isn't just about checking boxes - it's about understanding the intent behind regulations and finding solutions that meet both the letter and spirit of the law.

  • Zoning Analysis: Height limits, setbacks, density - figuring out what you can actually do on your site
  • Building Code Review: Structural, fire safety, energy efficiency - the non-negotiables
  • Accessibility Compliance: Making sure spaces work for everyone, not just able-bodied folks
  • Energy Code: BC's getting stricter here, and rightly so
  • Permit Processing: We speak bureaucrat so you don't have to

Pro tip: We bring code considerations into the design process early. Way easier to design it right than retrofit compliance later.

How We Actually Work: Timeline Breakdown

Phase 1: Discovery (2-4 weeks)

Initial meetings, site analysis, budget reality check, and honestly discussing what's possible vs. what's wishful thinking.

Phase 2: Schematic Design (4-6 weeks)

Concept sketches, 3D models, exploring options. This is the fun part where anything's still possible.

Phase 3: Design Development (6-10 weeks)

Getting specific - materials, systems, structural engineering, making sure everything actually works together.

Phase 4: Construction Docs (8-12 weeks)

Detailed drawings, specifications, code compliance documentation. Less exciting, totally necessary.

Phase 5: Permits (4-12 weeks)

The waiting game. City review times vary, but we stay on top of it and handle any questions that come up.

Phase 6: Construction (varies)

Could be 6 months, could be 18 - depends on project size. We're there for site meetings and problem-solving throughout.

These timelines are ballpark - every project's different, and some phases overlap. We'll give you a more accurate schedule once we understand your specific situation.

Common Questions (The Unfiltered Answers)

Do I need all these services or can I pick and choose?

Totally up to you. Some clients want full-service from concept to completion, others just need help with a specific piece. We're flexible - though we'll be honest if we think you're skipping something that'll bite you later.

How much does this all cost?

Depends on project scope, complexity, and which services you need. Residential work typically runs 8-15% of construction costs, commercial varies more. We'll give you a detailed proposal after our initial meeting - no surprises.

Can you work with my contractor?

Yep. We work with client-selected contractors all the time. If you don't have one yet, we can suggest a few we've worked with successfully, but you're never locked in to anyone.

What if I change my mind mid-project?

Changes happen - we get it. Earlier in the process = easier and cheaper to adjust. Once we're in construction docs or building, changes get expensive fast. We'll always give you the real cost of any changes before proceeding.

Do you design outside Vancouver?

We're based in Vancouver but work throughout BC. For projects outside the Lower Mainland, we factor in travel time and costs, and sometimes partner with local consultants who know the area's specific codes and conditions.

Ready to Talk About Your Project