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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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The Importance of Hiring a Commercial Architect in Phoenix

Why do you need to hire a commercial architect in Phoenix for your business?  Simple.  It is the law.

Phoenix Commercial Architect: Hire One Today

Simple to Complex, You Need the Services of a Commercial Architect in Phoenix | 480-710-3861

Simple to Complex, You Need the Services of a Commercial Architect in Phoenix | 480-710-3861

Whether you’re interested in adding on to your existing business or building an office from the ground up, you’ll need a skilled commercial architect to help you draw up the plans and oversee construction. But how do you find the perfect architect for your project?

Keeping in mind the specifics of your design needs, it’s easy to narrow down your options and select the Phoenix commercial architect that is the best fit. Here are some basics about an architect’s duties and the education and experience involved in becoming one.

The Skills of an Architect:  Structure and Design

An architect in Phoenix is a licensed professional who must have a four year college degree in architecture. He or she must obtain experience through an internship and pass a licensing exam. This pro must have a well developed design sense, a good aesthetic eye, engineering and math aptitude as well as good communication skills, particularly where questions are concerned. He or she must also have strong organization and administration skills. There are varying levels of professionalism and certification in this field including project managers, designers, partners, and junior, mid-level and senior principals of the firm.

During the building process, this pro will draw plans and oversee other experts as well as have an ongoing dialog with the customer. Other experts  n the architectural firm will draw portions of the plans.  There can be several disciplines represented in a firm, including electrical, structural and mechanical engineers, plumbers, and even landscaping experts. There will be a set of drawings for each specialization and they all must be approved by the city, county or state where the construction is taking place. In order to be approved, drawings must be to scale and follow all of the regional building codes and regulations. Inspectors will come out to look over every stage of the building process in order to make sure the structure is safe and sound. As each portion is approved, the project will move ahead to the next step.

Designing the inside and outside of the structure will take time and periodic communication with the owner. The style, size and layout will be discussed and decided upon and then the drawings will be made.  Ultimately, a commercial architect in Phoenix will help you to find the balance between structure and design.

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DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295
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Hiring a Commercial Architect in Phoenix (Contd.)

A commercial architect in Phoenix not only has the design skills necessary to get a project started, he has the skills to turn it into reality.

As we covered previously, a commercial architect in Phoenix is more than just a designer, he is also an administrative professional. He can help you to navigate the often complicated process to get a building built.

Simple to Complex, You Need the Services of a Commercial Architect in Phoenix | 480-710-3861

Simple to Complex, You Need the Services of a Commercial Architect in Phoenix | 480-710-3861

Commercial Architectural Design: When and Where?

Where should you build a commercial property?  Well, as they say in show business, location, location, location.  All kidding aside, however, location matters, particularly where zoning is concerned.

Where you’re going to build your building matters.  How accessible is it to freeways and transit to make it easier for your employees to get to work?  Is the area you’re looking at zoned for commercial property, or is it something else such as light industrial or residential?

Before you even buy the property, research it.  There might be a Superfund cleanup concerning the area you’re building in, or maybe a moratorium on new development.  A professional commercial architect can do all of this for you.  He will also be able to tell you if there is water, power, and sewer access, and what jurisdiction the building site is governed by.  The Phoenix area has more than a few “county islands” which are county property that were absorbed when Phoenix started expanding.  While emergency services serve them, sometimes, it is hard to find out what codes are in place for the property you are looking at.  However, it isn’t just about codes and compliance that should influence you to contact an architect to build your commercial property, there is also the matter of the law.

Commercial Property and Your Business

To get a building built, by Arizona law, it must involve an architect. This is to help protect public safety, as well as code compliance and other vital considerations. An architect also knows about structural limitations, and what will or will not work when the building is completed. Without an architect, you could end up with a building that has a lot of glare from the sun, making seeing a computer screen or keeping your building cool a distinct challenge.

So remember, you hire the right professionals for the jobs that they’re licensed to do. You go to a dentist to get your teeth cleaned. You go to an accountant for matters concerning taxes and bookkeeping. And you call a commercial architect in Phoenix if you want to build a commercial building.


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

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


Commercial Architecture Design Part 2

Part two of a series on commercial architecture explores some general concepts about it.

Commercial Architecture needs a professional's touch | 480-710-3861

Commercial Architecture needs a professional’s touch | 480-710-3861

What is Commercial Architecture?

What is commercial architecture? According to the site WISEGEEK.COM: “Commercial architecture is the design of buildings and structures for use by business. This genre of architecture is focused on combining function with style to meet the needs of a wide range of business types. The impact of commercial architecture can be seen in any major city center, where almost all the buildings are commercial. Architecture is the designing and building of structures designed to provide protection from the elements. The simplest structural requirements are easily satisfied by building a shelter, but an architect’s job is to combine good design elements into a building that meets both current and future needs.

The field of commercial architecture has been in place since the very beginning of architecture, and some of those structures are still available today. Roman and Greek commercial architecture included the building of elaborate structures, complete with courtyards and meeting rooms. Today, most architects work in commercial architecture. There are four stages to commercial architecture projects: obtain client requirements, determine site location, create design proposal and submit project plan and costing.

The first part of the process is to meet with the client and define his needs. The more specific and detailed the requirements, the more accurate the proposal can be. Ask to meet with people at different levels of the organization to understand how they conduct business, the practical requirements and the company’s public image. Look at the corporate image, publications and marketing materials provided by the firm to get a sense of its design tastes and preferences. [READ MORE]

A Commercial Architect Helps Keep You Within the Law

A commercial architect helps keep you within the law.  Even something as simple as not having a permit can result in fines, civil suits, or even criminal charges.  He or she can help you to navigate the permit process.

There are certain things you must go to a professional for.  If you’re seriously ill, you go to see a physician.  If you need professional legal advice, you consult an attorney. For help with your taxes, you hire an accountant.  And for help with building projects, you consult a professional commercial architect.

For more information on commercial 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 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

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

The Process of a Phoenix Architect Part 2: The Practical Side

Part two of our series on the process of a Phoenix architect explores the more mundane side of a project.  Be sure to read part one of this series as well.

An Architectural Project:  Plans and Dollar Amounts

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As a professional architect, I get asked one question above all others:  how much will this architectural project cost?  The best way to answer this depends on one’s approach.  The cost question must be answered quickly so that the project can proceed.  First off, you must know the answer to some questions.

What’s your budget?  What about your design goals?  How flexible are you regarding your budget as well as your architectural design goals.  If you identify both your budget and design goals, an architectural firm can provide you with  a low cost conceptual design package. If you need a building that holds 400 people, and your design goals will comfortably fit 200, then you need to expand your design, which in turn will impact your budget.  You must be willing to have up to 20% flexibility on your budget at this stage.

Once your conceptual design and budget align, the project enters into the final phase of the design phase.  At this stage, you must allow up to 10% +/- the cost. You must also start looking into materials and finishes at this point.

An Architectural Project:  From Design to Reality

Before the project is complete, everything must be in place.  There should be no technical issues, and nothing should be out of place on whatever level, be it mechanical, structural, electrical, geo-technical, or civil.  An architect is more than a designer, he is also an administrator, and someone that communicates with the city and/or county governments. He is your representative to the appropriate government entities.

So as you see, the design process is more than just blueprints and budgets.  It is a complex trail that involves a lot of paperwork as well as patience.  And who is  your guide?  Your local architect of course.
DesignLine Architects, LLC
470 E. Canyon Creek Court ,
Gilbert, AZ 85295

The Process of a Phoenix Architect Part 1

Architecture is a process that results in a finished product.  With that in mind, why wouldn’t you want a process to be followed when you’re looking at either building something from the ground up, or making some improvements?

A Phoenix Architect and Continuous Communication

An architect can help with a project, regardless of how big or small it is

Call in an architect for commercial or residential projects | (480) 710-3861

You know what often separates a triumph from a fiasco?  Communication at all steps of the process is key. While projects undertaken by a Phoenix architect often determine their own courses of action, they usually follow a  pattern.  For example, the first meeting should always be a complimentary consultation.

Architectural consultation should be all about ideas and discussion.  It’s a good time to have your documentation in order, and have field measurements and pictures taken.    At the end of the consultation, it’s a good idea to plan if and how to move further into the design process.

The Architectural Design Process

When you’re going through the architectural design process, you should start to get ideas from your architect.  This in turn leads to a conceptual design.  During this process, things start coming into balance.  What’s practical is balanced by what’s aesthetically pleasing.  On the subject of practicality, your architect is also a guide, and can help you navigate the often complex rules regarding building codes and permits at various levels of government. This is the point that you start entering into the practical phase of your design.

It isn’t as simple as just buying some building materials, hiring some workmen, and putting the building up.  A lot of people have some unreasonable expectations.  A good design will take several weeks to even months to complete.  While you may balk at that time-frame consider this.  Wouldn’t you rather have the building done right, and not have to worry about things like fines or even criminal charges?  That’s why you hire an architect in Phoenix.

Home Remodeling: Get a Professional In

Do you want to remodel your home?  Well, before you start, there are several steps you should take first.

Consult an Architect for Home Remodeling

Need a Home Remodel | Call an Architect | 480-710-3861

There are a lot of pitfalls that you can run into as a homeowner.  First off, successful home remodeling is based on decisions, and planning.  First off, it may be a good idea to have a good idea of what you like.  You may want to gather some pictures both of spaces you like as well as buildings.  Next, know your budget.  If you have about $10,000 to spend, and the estimates on how much  it will cost to remodel are at about $50,000, then you obviously have a shortfall.

An architect can help you with this as he can also help with scheduling, so if necessary you can do your project in phases. However, it isn’t just your budget you need to be aware of.  You also have to stay within the law.

Navigate the Permit Process with Ease: Call an Architect

Don’t forget the permits! You ask yourself, “Do I really need permits?” If you plan to move any plumbing, electrical or move bearing walls, your municipalities’ building department requires you to submit construction drawings for building permit approval. And some cities like Scottsdale and Phoenix offer expedited permit processing. Not only can an architectural firm like ours provide the design and construction drawings, we will submit them for you and work with the municipality to get them approved as quickly as possible. Designline Architects uses a proven design process that ensures that each project provides continuous communication and collaboration between our clients and our firm.

Just this service alone makes an architect invaluable.  If you try to navigate the permit process on your own, be prepared for a lot of red tape and frustration.

So know what you like and what you don’t.  Make sure all of your permits are in order and your fees are paid.  And get the help of an architect in Phoenix.

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

An Architect’s Areas of Specialty

An architect does more than just build buildings and design structures.  This article will explore some of the many things that a design professional like this can do either for a homeowner or a business owner.

Architects: More than Just Buildings

An architect in Phoenix can help you with remodeling

Call an Architect in Phoenix | (480) 710-3861

Ancient Rome was famous for its aqueducts, among other things. How were they built? With the help of a series of architects. Of course they had a different name back then, but the principles were the same.  Even back then, architects were people who wore many different hats.  Today, however, an architect serves a lot of purposes including:

Administration of projects-A lot of people don’t realize that an architect is more than just a design professional.  Architects also serve as the last word in projects, and are also the manager on whom a lot of decisions rest.

-Clearing permits with city governments where necessary.  Do you know what permits are necessary for a room addition?  If you’re building on land, do you know how to schedule an environmental impact study?  A Phoenix architect does.

Form and Function: More Jobs for Your Architect

-Aesthetics and incorporating both form and function.  If you are looking at custom home remodeling, do you know how to place a natural light source where it won’t be glaring, or too dark?  Guess who can tell where it should go…?

Tenant improvement.  Let’s say you have a commercial property.  One of your tenants has a booming business and needs to expand into the suite next door.  They want to knock out a wall.  Who do you go to for the answer?  Simple, you call in a professional architect.

There are certain jobs you don’t do yourself.  If you are injured in a car wreck, you don’t drive yourself to the hospital.  If  you are in danger from a criminal you call the police.  And when you want to do something connected with your building or structure, you call in an architect.

Design Line Architects, LLC  is a Phoenix based architecture firm.

Design Line Architects, LLC
470 East Canyon Creek Court
Gilbert, AZ 85295
(480) 710-3861