Tenant improvements

FAQ

Frequently asked questions

• Do you draw restaurants?+

  No. We refer restaurant jobs to a registered architect instead of taking them: Arizona law limits what a firm that isn’t registered may prepare. Our free restaurant-conversion guides help you check a space before you sign the lease.

• Can you do plumbing and electrical layouts for a TI?+

  We produce permit-set plumbing + electrical layouts for the architectural drawing set. Load calcs and panel schedules that need an MEP engineer's seal are prepared and sealed by an independent registered MEP engineer — itemized on the quote.

• What if my landlord requires their architect to approve changes?+

  Common in most commercial leases. We produce the drawings, submit to your landlord's architect of record for sign-off, and revise as needed. The drawing scope doesn't change; we just add a landlord-coordination line to the schedule (typically adds 1–2 weeks).

• Do you do as-built measurement of the existing space?+

  Yes — for an itemized fee. Phoenix-area TIs we measure ourselves; outside Phoenix we can subcontract a local measurer or work from your existing as-builts if they're accurate enough (we verify a sample before relying on them).

• 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.