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Why does this Tenant Improvement Cost So Much?

    I'm often asked questions like this in the early phases of a tenant improvement. The client has many questions during early phases of an office relocation, and they normally would prefer to pin down the cost question quickly, so they can make a decision whether to move forward.
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DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295
Phone: 4807103861

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Architectural Project Management

There is a strong and valid reason why architectural project management is gaining momentum. Architectural firms are typically involved in the design and creative processes of a project and the utter intricacies concerning the building process can usually become overwhelming when managing its construction.

One more team member is required to exclusively serve as a Project Manager who will lead to the bundled management of the client, layout, consultants, building, administration, promoting, and finance for that firm’s initiatives, and that is a professional architect.

Construction Cost Estimate

An Architect is necessary to oversee any architectural project |

A Professional Architect Brings Order to Chaos

The architectural process previously used to be exclusively managed by building managers. Nonetheless, recent scientific developments are producing paradigm shifts in the way roles tend to be defined and in ways of working. Because of this, architects are not limited in order to just layout services in addition to becoming a lot more dynamic mixed up in construction procedure. They currently also present services which involve building demands including planning, control in addition to coordination of people, actions and challenges with modern building– all calling intended for tough expertise in Undertaking Management.

For this, there are economic shifts which have necessitated the particular integration. Without which usually a layout firm cannot carry on and develop within this profession. With this specific entails acquiring tenure involving management quality in the course of all stages to create processes, in addition to delivering the particular building.

Architectural Projects Need an Architect

Architectural projects won’t be the same as different business initiatives. Business initiatives generally use generic solutions that may be recreated in addition to re-used. Conversely, architectural initiatives are design-based in addition to need exclusive creative options for every single project. While there can be a generic list of procedural policies or Recommendations that a business may embrace as a standard in an architectural agency, blind observance to put standards merely limit prospective customers in producing unique in addition to tailor-made solutions required for architectural initiatives. At the particular helm of all building construction is the architectural task manager. An executive project manager doesn’t necessarily need to be an builder.

Ultimately, however, a qualified person must oversee all the plans.  This person needs to be an engineer, an artist, and an administrative genius.  In short, this person needs to be a professional architect.

Read more on this subject…

DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295

What a Residential Architect Can Do For Your Home

Residential architects are more than just adding a guest bedroom or remodeling the kitchen.  There’s so much more we can do for you.

Call in a Tenant Improvement Architect in Phoenix | 480-710-3861

Call in a Residential Architect in Phoenix | 480-710-3861

What Can a Residential Architect Do?

What can a residential architect do? According to WISEGEEK: “A residential architect designs buildings and structures that people live in. Residential architects work in many different settings. They may be self-employed, work for a smaller studio, or work for large companies and corporations. Residential architects may work independently, or in collaboration. Their daily work activities include designing structures, meeting with clients, and occasional visits to construction sites.

Residential architects are trained at designing living environments to suit specific conditions. They have at least a bachelor’s degree in architecture, often specifically in residential architecture. Residential architects receive training in designing single family homes, multi-family unit residences, assisted-living and senior housing units, tract homes, and remodels and additions to existing residential structures. Architects do not actually construct buildings, but design them according to the client’s specifications and the architect and client’s aesthetic sensibilities.

For example, a residential architect might be hired by a family that wanted to put a major addition onto their house. The residential architect would work with the family, considering a number of factors to determine what design would work best for the family before coming up with a design. The residential architect would consider the intended use of the new space, how the owners want it to look, cost and space considerations, building materials or desire for environmentally friendly construction, and the footprint of the existing house.” [READ SOURCE ARTICLE]

Hiring a Residential Architect: The Details that Matter

Most people don’t know how to do an environmental impact study.  In a lot of cases, people will get building permit A, B, and C, but forget D.  That’s where the architectural firm comes in.  An architect can take a home from design to dream home, or remodel an existing home to better fit the needs of its owners.

So remember, some things you can do on your own.  Other things you’re going to need help with.  And a residential architect should always be consulted with any home addition.

DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295


Hire an Architect to Remodel Your Home Part 3

Part one of a series on home remodeling with the help of an architect explores some very good reasons why you should get one rather than trying to do it yourself.

Hire an Architect for Home Remodeling

Call a Professional Architect for Home Remodeling | 480-710-3861

Call a Professional Architect for Home Remodeling | 480-710-3861

Why should you hire an architect to remodel your home? Isn’t it cheaper to do it myself? The answer to both of these questions is “it depends on the scope of your project.” For example, if you are adding bathroom fixtures, it is kind of silly to hire an architect for something like this. However, if you’re considering a large scale remodeling job, that’s where the line blurs a lot.

What’s at stake? Well, you could either get your dream home

If you’re considering a large-scale, once-in-a-lifetime remodel, the expert help of a licensed architect may help you achieve the home of your dreams.

This concludes part two of our series. For more tips on how to improve a commercial property, be sure to read part one and part two of this series as well.

DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295

How to Improve a Commercial Property Part 2

Part two of a series on commercial architecture explores some tips to improve a business, or more to the point, how to improve a commercial property.

How to Improve Commercial Property

We know commercial architecture.  We know how to design a building so that it fits into building codes for a city, as well as establish budgets, set up contractors and other things.  However, we know some other things that you wouldn’t think we know.  One thing is how to improve commercial property.  First off, if you expand your commercial property, it goes a long way to leasing space or even selling it.  However, it isn’t just about adding space, it’s adding the right sort of space.

For example if you’re in a light or heavy industrial area, adding more warehouse space makes great sense, adding retail space, not so much.

This concludes part two of our series. For more tips on how to improve a commercial property, be sure to read part one and part three of this series as well.

DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295

Remodeling Projects Part 3: Remodeling a Custom Home

Part two of a series on remodeling projects covers  remodeling a custom home.

Why Remodel a Custom Home?

Custom Home Design | 480-710-3861

Why remodel a custom home?  Several reasons come to mind.  For example, what if you’re expanding your family, or want to rent out a room of your home?  You may need to add a room from scratch.

Even if you have contracting or construction experience, it’s a good idea to bring in a home remodeling architect in to make sure that anything you’re doing won’t adversely affect either the structure, or the rest of the home.  However, there are other reasons to remodel a custom home as well, as this article excerpt from the National Association of Home Builders illustrates:

“Remodeling your home can modernize the style, make it more comfortable, improve energy-efficiency and home functionality, increase the value of your home, and help with upkeep and maintenance. Home remodeling is a sure investment in your home to ensure longevity, usefulness, and home value.”

Source Article:

Remodeling a Custom Home for Market Value

Now that the recession is coming to an end thankfully, you may be considering selling your home.  Homes are still plentiful, so you want to have a few things working in your favor.  One of the best selling points around is to put newly remodeled in the forms when you’re talking to a realtor.  And if you hire a custom home remodeling architect, it won’t just be a remodeling job, it will be a great remodeling job.

So remember, your home is more than just your property, it is also an investment.  And if you want a good addition to your investment, calling a home remodeling architect can really help.

This concludes part two of our series.  For more information on remodeling projects, be sure to read part one and part two as well.

DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295

Architects and Architectural Design Part 3: The Final Stages of a Project

Part three of a series on architects and architectural design explores the final stages of a project.

The Architectural Process:  It’s All in The Details

Home Remodeling-Call an Architect

Home Remodeling-Call an Architect | (480) 710-3861

At this stage  your architect is bringing  the design concepts that he or she learned in college.  if it is a current building that is being remodeled, at this point maybe a feature can be improved on.  For example, let’s say you don’t have enough light in a room. This may be the time to add another window or a skylight.  All changes are checked, double-checked, and even modeled to make sure that they don’t adversely affect the structural integrity of your home or business.  After all the checking is been done, it enters into the permits process.

The reason that permits are put in place are to help with oversight, keep in compliance with building codes, and to protect public safety.  It’s all very well and good to make a building that is five stories high, but if the local jurisdiction only permits buildings of two stories, then the project will encounter snags.  There is also the aesthetics of your building project, both on a residential level and on a commercial level.  An architect has to have familiarity with the city’s codes.

Architectural Design and City Planning

A professional architect has to know the way the city works.  For example, in places such as Santa Barbara and Cape Cod at opposite ends of the country, there are only a handful of building styles that are permitted in each city.  Why?  Well, the city planners don’t want anything to disrupt the aesthetics of the city.  Multinational corporations such as Starbucks and McDonald’s had to learn the hard way about signage, building design and more when they tried to expand into these areas.

It makes sense if you think about it.  No one wants a bright neon sign in the middle of a quaint village, nor does nayone want a skyscraper in an area that’s all residential.  That’s why it’s always best to hire the right architect to help you with any remodeling projects, or designs.

This concludes part three of our series.  For more information on architects and architectural design, be sure to read part one and part two as well.

DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295

Architects and Architectural Design Part 2: An Architect’s Duties

Part two of our series on architects and architectural design explores the duties of an architect.

What Does an Architect Do?

An Architect Can Help You Build Your Dreams | 480-710-3861

lot of times people ask what they think is a stupid question: “what does an architect do?” A lot of other people assume that all we do is make up blueprints, and that’s it. However, an architect follows a deliberate and step laden process to get from conception all the way to the doors opening. Here are the first steps in the architectural process.

Step 1: The initial interview with the client.  This is more than just finding out what the client wants.  During the interview, both the client and the architect see if the partnership will be a good fit.  The architect shows off his portfolio, and goes over their normal process with the client.

Step 2: Gathering information.  This is where the architect visits the site to review the conditions he will be working with. If the project is from the ground up, a surveyor may be called, otherwise, a set of plans for the structure as is is provided.  These plans are readily available at the city/county as a rule.

The Architectural Process

The third step of the process can be summed up by a question: how feasible is my architectural project?  Using the  information from step two this  is where an architect prepares a couple of designs.  So as you see, there is a lot of pre-work before the project begins in earnest.  We will discuss more of this process in our next article.

For now, know that an architect is about more than just drawing plans.

This concludes part two of our series.  For more information on architects and architectural design, be sure to read part one and part three as well.

DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295

Architects and Architectural Design Part 1: Architectural Styles

Part one of a series on architects and architectural design focuses on architectural styles.

What is Architectural Style?

Architectural Style is a Fusion of Form and Function | 480-710-3861

According to this excerpt from Wikipedia.Org, “An architectural style is characterized by the features that make it notable. A style may include such elements as form, method of construction, materials, and regional character. Most architecture can be classified as a chronology of styles which changes over time reflecting changing fashions, beliefs and religions, or the emergence of new ideas, technology or materials which make new styles possible. Styles therefore emerge from the history of a society and are documented in the subject of architectural history. At any time several styles may be fashionable, and when a style changes it usually does so gradually, as architects learn and adapt to new ideas. The new style is sometimes only a rebellion against an existing style, such as post-modernism (means “after modernism”) which has in recent years found its own language and split into a number of styles with other names. [READ MORE]

All architecture is a combination of form and function.  Some architecture has become iconic.  Look at the Eiffel Tower in Paris and the Empire State Building in New York. One key axiom of modern architecture is that form is secondary to function. In other words, the architect must design a building that does what it supposed to.  A library for example has different needs than say a data center or a fine arts museum

The Balancing Act: An Architect and the Roles He Plays

An architect does more than just create some blueprints.  Usually an architect is involved at every stage of the process, and can be an administrator, a financial expert, and other areas that people don’t realize.  Our next article will explore these roles in more depth.

And what of architectural style? Remember, that unless you have given an architect carte blanche, you will always have the final say of how your building is going to look.

This concludes part one of our series.  For more information on architects and architectural design, be sure to read part two and part three as well.

DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295

Architects and Aesthetic Design

Architects straddle the fence between form and function, and between structure and aesthetics. Each property has its own unique challenges and quirks.

Chain Restaurants and Architectural Design

Get a Commercial Architect, No Matter What Your Business Is | 480-710-3861

Maxine bought an old chain restaurant sight unseen.  Big mistake.  It used to be part of a notable pizza chain, and as such the building had a distinctive shape that showed what it once was.  Maxine wanted to open a vegetarian restaurant which was not in line with the pizza place motif.   Fortunately for her, she called an architectural firm, namely us to help her.  We were able to get the building changed over to looking much more like a bistro than a chain restaurant.

Look at a lot of chain restaurants and you can see the problem that will require you to call in an architect .  A certain taco chain for example has older restaurants that look a lot like a pueblo.  A certain defunct pizza chain is famous for its alpine peaked roof, and any restaurant that moves into either of those two spaces will have to deal with obvious design limitations.  In the case of fast food, sometimes, the furniture is cheap, fiberglass, and bolted to the floor.  With America facing an obesity epidemic, it may deter larger customers from patronizing an establishment.  It may sound funny, but it’s not.  However, there is another reason you want to get a professional in on the job.

Architects and Compliance with the Law

In addition to something like this, a lot of older chain restaurants were built before the Americans with Disability Act was passed, which means that the buildings are not wheelchair accessible.  This will not only cost a restaurant clients, it could also cost them in fines with the city, state, or in some cases at the federal level.  That’s another reason to call in an architect:  compliance.

Working together, you’d be surprised at how quickly an architect can make a building not only structurally sound, but aesthetically pleasing and compliant as well.

DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295

Tenant Improvement Architects and Your Building Part 2

Part two of a series on tenant improvement architects explores when you should and shouldn’t agree to tenant improvements.

Tenant Improvement Architects:  What Requests Are Valid?



As a landlord, it’s your responsibility to balance your tenant’s needs with how much it will cost and whether it is even doable.  However, you must try to keep your tenant happy, and hiring a tenant improvement architect in Phoenix is a good step in that direction, as they can help you control costs effectively.

First off, any tenant improvement that adds value to the property should be agreed to without hesitation.  For example, electrical improvements such as additional power outlets, and communications upgrades such as broadband internet connections, entertainment such as cable or satellite are safe bets.  Another thing that works are any improvements that bring your building in compliance with various laws such as ramps for wheelchairs, smoke detectors, etc.   In fact, these tenant improvements are very cost-effective particularly when viewed against the cost of fines and litigation.  Upgrades to the HVAC system also add marketability to the property and should be considered right up front.

Cosmetic Changes and a Tenant Improvement Architect

Cosmetic changes on the other hand are a judgment call for any landlord to make.   For example, knocking out a wall and replacing it with glass bricks is a tenant improvement that may limit the use of the property when it comes up for rent again.   And with an existing tenant, you have to consider whether or not you wish to keep them as a tenant before agreeing to any tenant improvement projects.  In cases like custom paint jobs for the lobby, it’s a good idea for landlords to put in a clause that the tenant has to restore it back to its original shape when they move out.

So as you see, some improvements are obvious.  Some others, you have to measure cost versus gain, and other ones you have to consider sparingly.  One thing that you don’t want to do, however, is do any project without any input from a tenant improvement architect.

This concludes part two of our series on tenant improvement architects. Be sure to read part one of this series as well.
DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295