Architecture takes time. That's not a flaw — it's the work. Every phase below has a purpose, and skipping any of them shows up in the finished building.
Before we draw anything, we talk. A lot. We want to understand not just what you're building, but why — how you live, how you work, what bothers you about the spaces you're in now, and what you've always wanted but never been able to name.
This is where the building takes shape on paper. We explore multiple directions, test ideas against the site and program, and gradually narrow toward a design that answers the brief with clarity and precision. Expect drawings, models, and hard conversations.
The approved schematic design gets resolved at a finer level of detail. Every dimension is confirmed, every material is selected, and every system — structural, mechanical, electrical — is coordinated. This is where we catch problems before they become field issues.
We produce a complete set of drawings and specifications for permit and construction. These documents are precise, thorough, and contractor-ready. A well-drawn set means fewer RFIs, fewer surprises, and a smoother build.
We stay involved through construction — not to manage the contractor, but to protect the design. We make site visits, review submittals, respond to questions, and make sure what gets built matches what was drawn. The building deserves that attention, and so do you.
What to expect when you hire North & Line.
We work with a small number of clients at a time, which means you'll have direct access to the principals — not junior staff. Every decision goes through someone who cares deeply about the outcome.
You'll work directly with Mara or Daniel from start to finish. No hand-offs to junior staff mid-project.
We tell you when something won't work, when costs are trending over budget, and when a decision needs to be made. No surprises at the end.
We take on 4–6 projects per year. If we're full, we'll tell you and help you find someone else. We'd rather recommend a colleague than take on too much.
We stay in touch after construction. Most of our clients become long-term relationships — we want to know how the building performs over time.
Architecture fees vary by project type, complexity, and scope of services. We charge a percentage of construction cost for most projects, with a fixed fee option available for interiors and smaller commissions. All fees are discussed and agreed upon before we start.
| Service Type | Typical Fee Range |
|---|---|
| Residential — New Construction | 10 – 15% |
| Residential — Renovation | 12 – 18% |
| Commercial & Mixed Use | 8 – 12% |
| Interior Architecture (fixed) | $15K – $60K |
| Design Consultation (hourly) | $200 / hr |
| Feasibility Study | $3K – $8K |
* Fees are estimates based on typical project scope. Final fee is negotiated per project after an initial conversation. Reimbursable expenses (printing, travel, permits) are billed at cost.
The first conversation is free and takes about an hour. We'll talk about your project, your timeline, and whether we're the right fit for each other.