I already have a space. Can I still work with Prose Architecture?

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Of course! We realize that not every client will need every service, and our fees are calculated based on the services you do need.

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I'm on a really tight budget. Can I skip this phase?

 

You can, but depending on how tight your budget is, this might be the most important service (and possibly the only service) we could provide you. 

 

When working within a very tight budget, it's important to find a space that requires only the most minimal interventions - finishes, fixtures, furniture, lighting, and signage.

 

We're able to quickly evaluate spaces for code compliance, accessibility, and program fit so that you can know what you're getting into up front.

I know what products/services I want to offer in my space, but I don't really have an idea about the theme. Can you help?

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Yes! We'll ask you questions and learn about your journey to this point. From there, we can come up with a few options for themes that we can use to tie your space together.

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Do you do brand design as part of this service?

Though we love strong branding and marketing, we won't pretend to be experts on this. But, we have some great contacts who we can connect you with if you need assistance with your branding.

I have my own vendors that I want to work with. Is that ok?

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Totally ok! We only ask that you connect us with these folks up front, and that we clearly delineate project roles.

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Do I need an interior designer for my project?

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Nope! Retail architects like us do a ton of interiors, and this is included as part of our core services.

This seems complex. How long does it take?

 

It can be complex, but it doesn't have to be. Utilizing our Programming and Site Evaluation services helps streamline this phase because we've already done a lot of the heavy lifting in terms of code compliance and preliminary layouts. 

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If we've been a part of your project from Programming and Site Evaluation, this phase takes an average of 4-6 weeks. Without having done Programming and Site Evaluation, it could take 8+ weeks.

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The ranges shared here are for your reference. Durations may fluctuate depending on the complexity of the project, 

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Will I get renderings for my project?

 

If you want or need renderings, you'll get renderings. We don't find it necessary to render every project - some projects are simple enough to be designed without renderings. Based on the scope of your project, we'll propose the services we think are right for it; if you want to layer in renderings at that point, we can adjust the proposal accordingly.
 

Do I need a permit?

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If you are making meaningful alterations to the interior of the space, changing the use of the space (e.g. from restaurant to retail store), or changing the egress of the space (number or width of exits), you will need a building permit.

 

There are certain types of very minor interior alterations that might not require a permit, though if you are making a change to use or egress, you'd still need to file for a permit.

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What happens during the permit process?

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Signed and sealed architectural drawings are submitted to the building department in the city/town in which the project is located. Professional plans examiners review the drawings for code compliance, and either issue comments or a notice of approval. If comments are issued, the architect revises the drawings and resubmits. One round of comments is most common, but differs by project.

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Should I bid to multiple contractors, or should I bring a contractor on earlier in the project?

 

There are advantages and disadvantages to both strategies, and you should choose what's right for you.

 

Bidding allows you to see a range of prices and frequently get the most competitive pricing. However, it takes time, and there could be surprises when bids come back that require you to change your project if costs are a concern.

 

Working with a contractor earlier in the project allows you to have honest conversations about cost up front, and enables you to design to your budget a bit more closely. They can also give you better visibility into project schedule. And, if your project is in New Jersey, you'll need a contractor on board in order to apply for your building permit, so this helps make that process more seamless.

My bids came back way over budget. What do I do now?
 

We can review the bids together to look for inconsistencies, and then have follow up conversations with each contractor to try determine what's driving their numbers. This is a process we refer to as leveling, and ensures that we're getting a true apples-to-apples comparison. 

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From there, we can chat with the lowest bidder about opportunities to cut costs from the project - are there material substitutions we can make, or lower cost items we can use instead of what was specified? We can also look at the overall design - are there details that would be costly to execute that we could simplify in order to get closer to your budget target?

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There is a lot of price volatility in construction right now, so this phase can be challenging and discouraging, but it doesn't have to be when you have a strong team of creative problem solvers on your side.

Is there anything I can do to prevent encountering plot twists?

 

Using our Programming and Site Evaluation services can help mitigate the potential impact of plot twists, because it allows us to learn as much as possible up front and to craft the project using the most information possible. 

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If I don't include Permitting, Bidding, and/or Construction Administration in my initial contract, can I add it later if something comes up and I need help?

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You can, but please understand that our availability does fluctuate based on projects we have in our pipeline, and short notice additional services can be difficult to schedule depending on what commitments we have made to other clients during that timeframe. Cost of these services as a later add-on may be higher than what was quoted in the initial proposal.

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Are these services optional?

 

In order for us to adequately support you through your project journey, these services are a must, and included in every proposal.