In Michigan: Commercial Buildings If construction costs exceed $15,000 you need a building permit. Building permit applications must include construction documents signed and sealed by a Registered Architect. Residential A building permit is required for one and two family dwellings more than 3,500 square feet of calculated floor area. Building permit applications must be accompanied by construction documents signed and sealed by a Registered Architect or Professional Engineer. What other construction requires building permits? Before construction, an application must be submitted to the appropriate enforcing agency for a building permit. A permit is also required when the use or occupancy of a structure or portion thereof is changed. Ordinary Repairs A permit is not required for ordinary repairs. Ordinary repairs to structures may be made without permit, but such repairs shall not include the cutting away of any wall, partition or portion thereof, the removal or cutting of any structural beam or bearing support, or the removal or change of any required means of egress, or rearrangement of parts of a structure affecting the exit requirements; nor shall ordinary repairs including addition to, alteration of, replacement or relocation of any standpipe, water supply, sewer, drainage, drain leader, gas soil, waste, vent or similar piping, electric wiring or mechanical or other work affecting public health or general safety. Source Information Requirements vary by state.We're registered nationally. Contact Cityscape and we'll let you know if your project requires an architect.

Click here for the AIA architect search tool Here's another, more focused list: Tony Dellicolli, Cityscape Architects, Inc. | Derrick Mroz, Cityscape Architects, Inc. Consider contacting other business owners who have developed similar facilities and ask who they interviewed and ultimately selected. Ask who designed buildings and projects that you’ve admired or that seem especially appropriate.

Make sure they're as excited about your project as you are! You are engaging the services of a professional with whom you will work closely throughout the life of the project. Factors such as experience, technical competence, and available staff will be important to your decision. If you are soliciting proposals from more than one firm, make sure you can provide all the information required to ensure proposals provide 'apples to apples' comparisons for the scope of services. Find out how prospective architects do business, how they work with their clients, and how responsive they are to your management and decision styles.

We're available to meet or talk any time ! Seriously, as early as possible. Architects will help define the project in terms that provide meaningful guidance for design. They may also perform site studies, help apply for municipal approvals, and a variety of other predesign services.

Have you designed projects similar in type and size to mine? Have you addressed similar fuctional or design issues ? What specific team members will be working on my project? What consultants will you be using? Will you share references of other clients you've work for? Can you meet the deadlines I've shared? When will you be able to begin? Do you have a signature style? How frequently will you share your design progress? What method do you use to share designs? Are perspective views, renderings, etc. included in your fee? How do you handle feedback and charge for revisions? What is NOT included in your scope of services? Who else will I need to hire to complete this project? How is your fee determined ? (hourly, lump sum, % of build cost) What additional information do you need to begin? How do you provide quality control during design? How do you make sure your design meets my budget? Do you carry professional liability insurance? Will you recommend several general contractors?

Be prepared to answer questions about your project’s purpose, budget, time frame, site location, and stakeholders. Inform the Architect of any information that needs to remain confidential

The majority of Cityscape's renovation designs allow our clients to continue to run their business during construction.

Architects Can Make Your Life Easier Design and construction is a long and disruptive process, particularly if you are living or working in the space under construction. Architects are your advocates and design ways to make that process go smoothly. You're busy running a business, let an Architect spend the time: coordinating experts to handle engineering and other specialty design services sorting out complex building codes and zoning laws. finding qualified construction contractors based on your requirements. visiting the construction site to help verify the project is being built according to plans and specifications.

Cityscape creates a custom design development schedule for each project. Timing depends on size and complexity of the project...but our process always remains the same..:scroll down to view the design process.

A well-conceived project can be built more efficiently and economically. Architects plan your project with you. An architect can design a building that meets your needs today and can be adapted for tomorrow Thorough drawings make it easier for the contractor to accurately price and build your project. Energy-efficient buildings can save you money on fuel bills down the road. An architect can design a building to maximize heating from the sun and let in natural light, thus reducing your heating, cooling, and electric bills over time. Architects can work with your budget and help you select appropriate materials and workmanship at a fair price. Architects develop the drawings and specifications to help you get bids for construction that are based on your requirements. Architects can help you choose materials and finishes that are durable and beautiful, saving on maintenance and replacement costs. Architects stay abreast of material advances and that familiarity of options enables them to suggest appropriate materials for your project. As your ideas evolve, changes can be made on paper much less expensively than later on when construction is underway Because good design sells. A well-designed house has a higher resale value. A well-designed store draws customers. A well-designed work environment attracts employees and increases productivity. https://www.aiadc.com/page/why-hire-architect

Cityscape creates custom quotes for each project requested. New clients often hire Cityscape to handle a small portion of a project. This allows us to earn our clients trust with minimal financial impact. Upon successful completion, we are available for subsequent phases. We can create a billing plan that works for you. Contact us today and we'll put a custom for your project.

Cityscape will meet with you to determine your new building needs and evaluate existing conditions. We'll offer recommendations with supporting evidence of what should stay and what should go.

Cityscape asks for and includes your input from start to finish. It’s how we deliver drawings for a building that is customized to your needs, while still meeting all code requirements. The best building projects are created when the client and architect work together as a team. Take an active role. Only delegate decision-making if you are prepared to live with his or her decisions. Designing a building is an exciting, creative challenge. The process can be fun, satisfying, and positive. If at any time in the design process you are uncomfortable, discuss your concerns with your architect. You don't want the architect to control the project to the point that the building is no longer yours. But you also want to be careful not to restrict the architect so much that you are not getting your money's worth in terms of design creativity. from: https://www.aiadc.com/page/why-hire-architect

Our drawings are created so they result in built projects. We're not interested in pretty pictures. Good design is a proejct that is built, meets our clietns needs, and helps them run a more effiicent business.

GOALS: 1) Obtain a Building Permit. Municipalities need proof your building will follow all appicable codes 2) Builders need to know what they're going to construct. These documents assist with cost estimates and provide expectations on quality and detail of construction.

GOAL: OBSERVE CONSTRUCTION FOR CONSISTENCY W/ CONSTRUCTION DOCS. ANSWER CONTRACTOR QUESTIONS, RESOLVE DESIGN DETAILS, HANDLE CHANGES. FEE BREAKDOWN: ~30% OF TOTAL FEE THE OWNER’S AGENT Construction administration is as important as all of the other phases. There is a lot of information the contractor and sub contractors need to process. During this phase, we act as the owner’s agent and provide the following services: OBSERVATION SERVICES We will set up regular meetings with the contractor to observe the work for general conformance with the construction documents. We will also work with the contractor to answer questions and resolve design issues that naturally arise during construction. REVIEW SUBMITTALS, SHOP DRAWINGS AND WORK WITH FABRICATORS There will be many products that will be purchased for your home that need to be reviewed in detail, we review these for consistency with the specifications, and make additional selections and decision as needed. We also work with fabricators such as the cabinetmakers, finish carpenter, tile installer, etc. to refine minor details during construction. SUPPLEMENTAL DOCUMENTATION As needed, we will provide supplemental documents to clarify design intent for the contractor. HANDLE REQUESTS FOR CHANGES The contractor, architect, or owner may need to change something during construction. The architect can administer this process and prepare the necessary document revisions. PUNCH LIST The punch list takes place when the contractor states that they are finished with construction. It is the contractor’s punch list and we aid the contractor by walking the site and pointing out items that do not meet the drawing standards.

Yes.Cityscape recommends selecting your contractor early in the proces, and getting cost estimates at each stage of the design process. This ensures the design will fall within the budget provided.

Cityscape offers site anaylsis as an a la carte service. Real estate agents are often not versed in all site constraints and regulations that will impact buildign options.

Yes, Cityscape can be hired to just measure existing conditions. Request existing conditions drawing We offer a la carte services. If you'd like to hire us to determine if your building can fit on a site, we can do that. Expanding your building and want to know what you can keep? We're here to help.

Cityscape creates renderings at the begining of the design process to help clients understand how a project will appear when complete. Renderings are a great way to excite employees, investors, and approval committees. See examples of Cityscape's rendering options here

When it comes to hiring the contractor the owner typically has two choices: NEGOTIATION You may have already selected a contractor based on qualifications, capabilities and/or referrals. If this is the case, the contractor will put the drawings out to bid with multiple subcontractors at this time. Typically, 90% of the project is competitively bid. The contractor will then select the best bids from the subcontractors, and put together an overall project bid. The owner can then negotiate the terms with the contract including their fee and if there is a guarantee max price. BIDDING If you did not get a contractor involved in the design phase, the next step is putting the drawings and specification out to bid with two or more contractors. We will help preselect contractors who are a good fit for your project. We will then assist the owner in evaluate the contractor’s bids. Please note bidding is still an option even if you selected a contractor during the design process. However, if you end up selecting another contractor, it is customary to pay the contractor for the time they put up front in the design. WHICH METHOD IS BETTER? There are positives and negatives to both processes. Either way, it’s important to determine the method of contractor selection early in the process. Cityscape can help you determine which method is right for you.