Custom homes

FAQ

Frequently asked questions

• How detailed is the construction document set?+

  Permit-ready CDs include floor plans, elevations, sections, roof framing, electrical, plumbing, mechanical, structural notes, and details necessary for the AHJ and a competent GC to build the home. We don't produce full structural calcs — those are prepared and sealed by an independent registered structural engineer (a separate line on your quote).

• Do you handle Title 24 / energy compliance?+

  For CA, NV, and AZ projects we produce energy compliance documentation through independent energy consultants. The cost varies by jurisdiction and is itemized on the quote.

• Can you work from a napkin sketch, or do I need an architect for SD/DD?+

  Both. We can take a hand sketch + program brief and produce the schematic, design development, and CDs ourselves. Or, if you've already engaged an architect for SD/DD, we take their drawings to permit-ready CDs.

• Do you do interior elevations and millwork?+

  Standard interior elevations (kitchens, baths, built-ins) are in scope. Detailed millwork shop drawings are typically produced by your cabinet shop; we produce the architectural intent drawings that the shop uses.

• Do you stamp drawings?+

  No — we are a drafting studio, not a registered architecture or engineering firm, and we never apply a seal. Where a project needs an engineer’s seal, an independent engineer registered in your state is responsible for that part of the work: they prepare it, or directly supervise its preparation, and seal it. Engineering and seals, where your city requires them, are separate lines on your quote, so there are no surprises. If a project needs a registered architect, we refer you to one instead of taking it.

• Do you submit permits on my behalf?+

  Yes — for an itemized fee, we file the permit package directly with the AHJ, handle correction cycles, and shepherd the set through to issuance. Or you can take the finished set and submit it yourself. Your call; either way, the drawing scope is the same.

• What is your revision policy?+

  Every fixed-fee quote includes two rounds of revisions before construction documents are finalized. On a standard quote, our answers to the city’s comments on items in our scope are included, and if the city flags an error in our drawings, we fix it free. Substantive scope changes after CD freeze are quoted separately, as a fixed price, before the work starts.

• Can you work with my existing GC, engineer, or interior designer?+

  Yes. We routinely coordinate with general contractors, structural / MEP engineers, kitchen designers, and interior designers your team has already retained. We work in their CAD format, attend their coordination meetings, and produce drawings that bid cleanly against their scope.

• How fast can you turn around a set?+

  A Permit-Ready set typically takes 4–6 weeks from a complete brief. Your delivery date is in writing on the quote.

• What languages do you work in?+

  This website is in English, Spanish, and Chinese, and your proposal, agreement, estimates, and invoices can also be shown in Chinese (the English version governs). We can issue drawing sets bilingually if your trade contractors prefer Spanish — useful in Phoenix, Las Vegas, and Texas markets.

• What insurance do you carry, and who is responsible if a drawing error causes a problem during construction?+

  We carry general liability insurance, and we re-cut any drawing issue we caused at no charge. Because we are a drafting studio, any sheet that needs an engineer’s seal is prepared or directly supervised, and sealed, by an independent registered engineer who carries their own professional (errors-and-omissions) liability for that work. Ask us for our certificate of insurance before you sign.

• Do I own the drawings, and can I get the editable CAD files?+

  You receive the permit-ready set you paid for, and your contract spells out your rights to the files. If you need the native, editable CAD (DWG) — to hand to a builder, a sub, or another firm — tell us during intake so we confirm the deliverable format up front rather than at handoff.

• What do you need from me to get started, and how much is the deposit?+

  To quote, we need your project basics: the location or parcel, your scope, and any survey, existing plans, or even a rough sketch. Engagements start with a deposit at contract signing — paid by card, ACH, or check through the client portal — with the balance tied to project milestones. You do not need an architect's drawings to begin; we work from a napkin sketch or pick up an architect's earlier design.

• Can you tell me what my project will cost to build, not just to draw?+

  We don't quote construction costs — that's your general contractor's bid, and it depends on finishes, site conditions, and the current local labor and material market. We design to a clear, complete scope so your GC can price it tightly with fewer surprises, and we can connect you with GC partners for a build estimate.