SECTION 1 — General FAQs
What services do you provide?
We provide full architectural services including schematic design, construction documents, permit submission, land-use coordination, zoning research, project management, and construction administration. We specialize in residential remodels, commercial tenant improvements, retail spaces, wellness clinics, earthbag construction, ADUs, and multi-unit conversions.
What locations do you serve?
We regularly work in Oregon, Washington, New Mexico, Texas, Montana, and Florida, and can practice in most U.S. states through NCARB reciprocity. GMAC also provides contractor-level coordination and preconstruction support in Oregon.
Do you provide site visits?
Yes. For Oregon and Washington projects, in-person site visits are included or billed as needed. For out-of-state projects (New Mexico, Texas, Montana), site visits are scheduled as part of the kickoff phase and billed separately for travel.
Do you coordinate with engineers and consultants?
Yes. We coordinate structural, mechanical, electrical, plumbing, and energy consultants. We manage consultant communication and integrate their drawings into your permit set.
What is your typical fee structure?
We offer fixed-fee proposals for clearly defined scopes and hourly services for open-ended or evolving projects. Each proposal includes a breakdown of phases, deliverables, payment schedules, and exclusions.
How do I get started?
You can contact us through the website or email. Most projects begin with:
A brief phone consultation
A site visit (if needed)
A written proposal with itemized phases and fees
What is your typical fee structure?
We offer fixed-fee proposals for clearly defined scopes and hourly services for open-ended or evolving projects. Each proposal includes a breakdown of phases, deliverables, payment schedules, and exclusions.
Do you submit the building permit for me?
Yes. We prepare the permit drawings, complete the jurisdiction’s application, submit the set, and respond to all plan-review comments until approval.
How long does permitting take?
It depends on the city and project type. Typical timelines:
Small residential projects: 1–3 weeks review
Commercial tenant improvements: 2–6 weeks
Land use / planning approvals: 4–12 weeks
We handle all communication with reviewers to keep the process moving.
FREQUENTLY ASKED QUESTIONS
SECTION 2 — For Homeowners
Do I need an architect for a remodel?
If your remodel involves structural changes, wall removal, foundation work, or adding square footage, most jurisdictions require architectural drawings. Even small interior projects benefit from accurate plans, permitting guidance, and contractor coordination.
What are “permit drawings”?
Permit drawings typically include:
Site plan
Existing plan
Proposed plan
Demolition plan
Building sections
Exterior elevations
Structural coordination
Energy compliance
Code summaries
We tailor this list based on your project and your city’s requirements.
Can you help with ADUs or converting garages to living space?
Yes — ADUs and garage conversions are one of our specialties, including fire separation, energy upgrades, egress, and zoning compliance.
How soon can you start?
Typically within 1–2 weeks, depending on project complexity and availability.
Do you help with contractor selection?
We offer contractor bidding support and can connect you with trusted builders, depending on your location.
How much will my project cost to build?
We provide preliminary pricing guidance and coordinate with a contractor or estimator to give you realistic cost expectations before finalizing plans.
SECTION 3 — For Business Owners
Do I need an architect for a tenant improvement (TI)?
Yes. Any commercial TI that modifies walls, plumbing, electrical, mechanical, ADA accessibility, exits, or occupancy type requires an architect. We specialize in retail, salons, wellness clinics, golf simulators, dispensaries, and small office TIs.
Can you help me understand what permits I need?
Absolutely. We identify all applicable permits including:
Building permit
Mechanical
Electrical
Plumbing
Fire marshal
Health department (if applicable)
Land use / zoning compliance
We coordinate all of these for you.
Do you work with franchise requirements or national brands?
Yes. We can integrate corporate standards into your plans while ensuring compliance with local building codes.
Can you meet fast deadlines?
Yes — we regularly work with accelerated permitting schedules for commercial clients. We can produce a Pricing Set, Permit Set, and Construction Set in phases to keep your project moving.
What if my space needs ADA upgrades?
We identify all ADA requirements for:
Restrooms
Ramps
Entries
Parking
Door clearances
Fixtures
Accessible routes
We incorporate these into the design and permit drawings.
Can you coordinate with our GC and vendors?
Yes — we provide construction administration, weekly check-ins, subcontractor meetings, and plan clarifications during the build.
SECTION 4 — For Developers
Do you provide feasibility studies?
Yes. We analyze zoning, density, setbacks, FAR, parking requirements, and occupancy classifications to evaluate what can be built on your site.
Can you help with land-use and planning approval?
Yes. We coordinate with planning staff, prepare land-use applications, and create required documents such as:
Zoning summaries
Design review narratives
Parking/loading studies
Landscape compliance
Public works coordination
Do you provide multifamily or mixed-use design?
Yes — including duplexes, triplexes, ADUs, conversions, and mixed-use tenant improvements.
Do you coordinate structural engineering?
Absolutely. We work with engineers early in the process to ensure the project meets code while staying within your budget.
Can you help with early pricing and value engineering?
Yes. We produce schematic and pricing sets for your GC or estimator to run early pricing rounds before the design is finalized.
Can you handle multiple projects at once?
Yes — our workflow supports multi-location clients including retail rollouts and national expansion plans.
SECTION 5 — Billing, Timing & Process
How do you bill?
We provide:
Fixed fees for defined scopes
Hourly services for open-ended tasks
Milestone billing (start, 50%, completion)
Good-faith deposits for site visits
Invoices are itemized and transparent.
How long does the architectural process take?
Depends on project type:
Small residential remodel: 3–6 weeks for drawings
Commercial TI: 3–8 weeks, depending on scope
Full new build: varies based on complexity
We provide a clear schedule within your proposal.
What programs do you use?
Revit, Bluebeam, Twinmotion, AutoCAD, and AI-enhanced workflows to speed up rendering, drafting, and coordination.
Can you help after the permit is issued?
Yes — construction administration is optional and includes:
Subcontractor coordination
RFIs
Updated drawings
Site visits
Inspection support
SECTION 6 — Earthbag Homes & Alternative Construction
Do you design earthbag homes?
Yes, we specialize in earthbag construction and have successfully permitted earthbag homes in the Pacific Northwest. We offer plan sets, engineering coordination, and full architectural services.
Are earthbag homes legal to build in Oregon or Washington?
Yes, with proper engineering and compliance with structural and energy codes. We provide all documentation required for approval.
Can I purchase a pre-designed earthbag plan set?
Yes — plan sets are available and can be customized for your site, climate, and permitting requirements.
SECTION 7 — Contact & Getting Started
How do I request a proposal?
You can reach out through the contact page. We’ll ask for:
Address
Brief description of work
Photos or plans (if available)
Timeline and budget
Then we schedule a call and prepare a formal proposal.
Do you charge for consultations?
Intro calls are free. Site visits are billed based on location.
How soon can we begin?
Most projects begin within 1–2 weeks after the proposal is signed and deposit is collected.