What we take on.

Included

• Plot visit: dimensions, levels, access, neighbours, existing trees or drains.
• Concept plans and massing / elevation studies for your approval before detail.
• Detailed architectural set: floor plans, elevations, sections, staircase, toilet and kitchen positions.
• Notes on setbacks, height and coverage as they affect the plan.
• Coordination with interiors so joinery and services sit on the architectural grid.

You provide

• Plot size and location (or jamabandi / registry extract and a site photo).
• Who will live there, room count, parking, and a budget band for construction.
• Any existing survey, soil report or neighbour drawings if you have them.
• Sign-off or a written revision list on concept and then on the detailed set.

Deliverables

• Concept set, then a detailed architectural set for your signature.
• Enough information for structure and for an estimate / BOQ.
• Sanction drawings only if a licensed architect is appointed for that work.

We decline

• A typical plan stretched to your plot without a visit.
• A house that cannot sit within setbacks, height or coverage on that land.
• Signing municipal sheets as a licensed architect unless we are appointed for sanction on that job.

Included

• Furniture and circulation layouts; kitchen and wardrobe internals.
• Joinery drawings, material palettes, and lighting with the electrical layout.
• False-ceiling levels coordinated with AC and lights.
• Design visuals (interior studies) where they help you read the room before joinery is ordered.
• Site visits during finishing if we are also executing.

You provide

• Architectural plans (ours or another architect’s) or a measured survey of the existing rooms.
• What must be stored, cooked and seated — and a budget band for interiors.
• Decisions on the review set so procurement is not delayed.
• Whether furniture is in our BOQ or bought by you.

Deliverables

• Interior working set: layouts, joinery, ceiling, electrical points, finishes.
• Design visuals labeled as such.
• Updated sheets if a variation is accepted during finishing.

We decline

• Mood-board-only interiors with no measured rooms.
• Treating a design visual as a photograph of a finished house.
• Ordering joinery before the interior set is signed.

Included

• Estimate / BOQ against the approved drawings, with a note on exclusions.
• Site meetings; shuttering, steel and brickwork checked to the plans.
• Electrical points, plumbing and AC as marked; joinery and false ceiling as drawn.
• Hold-point notes or photographs where useful (plinth, slab, services before closing).
• Snag list before handover, measured against the signed set.

You provide

• Access to site, electricity and water as agreed, and timely decisions on samples.
• Stage payments as per the written contract. We do not publish a rate list on this website.
• Written instruction if the scope changes after the drawings are signed.
• Owner-supplied items (furniture, appliances, some fixtures) listed so they are not assumed in our BOQ.

Deliverables

• Work executed to the approved set, with variation orders where the scope changes.
• Snag list closed, then keys.
• As-built notes for accepted variations.

We decline

• Starting shuttering on a verbal lump sum that ignores steel, joinery or finishes.
• Verbal extras at the slab with no redraw.
• Calling unlimited change ‘turnkey’.

Included

• Street elevation, entrance canopy, lobby and reception.
• Guest rooms or banquet floor; pantry, toilets and service corridors.
• Interiors and lighting for public rooms; design visuals where useful.
• Coordination with a licensed architect for municipal / fire drawings where the authority asks.
• Execution through finishing if the job includes construction.

You provide

• Plot or existing building, intended operation (informal), room or seating count, and budget band.
• Any hotel brand or operator requirements, if they exist.
• A licensed architect for municipal / fire drawings where we are not that appointment.

Deliverables

• Coordinated architectural and interior set from gate to service.
• Site execution against that set if appointed.

We decline

• A hotel façade with no service plan.
• A banquet typical pasted onto a plot that cannot take the occupancy.
• A hotel treated as a larger house with extra rooms.

Included

• Measured survey of the shell, or use of the landlord’s drawing if it is accurate.
• Space plan, joinery, lighting, flooring and paint.
• Coordination with electrical and HVAC so the ceiling is not opened twice.
• Fit-out on site against that set if appointed.

You provide

• Lease plan or keys for survey, headcount or retail layout, and a budget band.
• Landlord rules on wet work, AC and signage.
• IT / security vendors if they must occupy ceiling void or a rack room.

Deliverables

• Interior working set for approval.
• Fit-out on site against that set if appointed.

We decline

• Drawing to a brochure floor plan without a survey.
• Furniture orders before the space plan is signed.

Included

• Survey of structure, services and openings.
• Remodelled plans; interiors and elevation where the job needs them.
• Phasing notes if the building stays occupied.
• Demolition and rebuilding sequenced from those drawings if we execute.

You provide

• Access for survey, any old drawings, and a list of what must remain.
• Budget band and whether work happens floor by floor.
• Whether the family or the shop stays in the building during work.

Deliverables

• Remodel set for signature.
• Site work against that set if appointed. Opening a slab or moving a wet wall is only done if the drawings say so.

We decline

• Demolition before a survey and a signed remodel set.
• Treating an occupied house as a vacant plot.
• Moving a load-bearing wall on a mood board.

Included

• Review of plot size, photographs or a short site visit.
• A note on setbacks, likely floors, and what the budget band can cover.
• Whether we are the right studio for the work, said plainly.

You provide

• City, plot or address, a few photographs, and what you want built.
• A budget band if you have one — even a range helps.

Deliverables

• A written next step: drawings, interiors, construction, or a decline if the job does not fit.

We decline

• Issuing a buildable typical from photographs alone.
• Filing municipal drawings from a first reading.
• Taking a job in a city we cannot visit and run site.