ArchiOven’s Intermediate Level of Service includes everything in the Basic Service and elevates it with focused design development, technical documentation, and presentation materials crafted to move your project from concept into construction-ready reality.

What’s included

• Tailored design meetings: Regular, client-specific sessions to refine layout, materials, lighting, and finishes; decisions are documented and integrated into drawings. These meetings ensure the design evolves to match your lifestyle, budget, and site conditions.

• Comprehensive Design Development: Scaled plans, elevations, and material/fixture specifications that translate the approved concept into detailed design intent. This stage resolves spatial relationships, systems coordination, and aesthetic decisions.

• Construction Document Plans: Fully drawn, dimensioned construction drawings suitable for bidding and construction—floor plans, sections, elevations, schedules, and details required by contractors to price and build accurately.

• Premium Renderings: High-resolution, photorealistic interior and exterior visuals that communicate the design intent to clients, stakeholders, and permitting authorities.

• Ready-to-Submit City Plans: Formatted plan sets with required diagrams, site information, and notes prepared to meet municipal submittal standards, reducing the back-and-forth with permitting departments.

Price and duration

• Typical fee range: $6,000–$45,000+ depending on project size, complexity, and scope (residential remodels at the lower end; full custom homes, commerical or complex sites at the higher end).

• Timeline: 6–20 weeks from kickoff through completion of Construction Documents and renderings for a typical single-family project. Timelines vary with decision turnaround, site conditions, and permitting requirements.

Value and ROI

• Reduced contractor risk and accurate bids: Detailed drawings and specifications minimize change orders, unforeseen costs, and schedule delays during construction.

• Faster permitting and approvals: Plans prepared to municipal standards accelerate review cycles and reduce costly resubmits.

• Confident decision-making: Premium renderings and documented design meetings ensure stakeholders understand the outcome before construction begins, reducing costly late changes.

• Higher resale and living value: Thoughtful design development and coordinated specifications create more usable, attractive spaces that perform better and command higher market value.

What makes this level unique

• Integration of creativity and buildability: We don’t stop at beautiful concepts—every design decision is reconciled with structural, MEP, and constructability considerations so the final set is both poetic and practical.

• Tailored collaboration: The process is client-centric and iterative; we use targeted meetings and decision logs to keep the design aligned with your priorities and budget.

• Permitting-first mindset: Plans are produced with city submittal requirements in mind from the outset, cutting review times and administrative friction.

• Presentation-grade visuals plus technical rigor: Combining photorealistic renderings with contractor-ready documentation provides persuasive materials for stakeholders while enabling a smooth path to construction.

Ideal for

• Homeowners planning a major remodel or new custom home who want a coordinated design and construction path.

• Developers seeking accurate bidding sets and marketable visuals to support sales or leasing.

• Clients who value a high level of detail, predictable budgets, and minimal surprises during construction.

Deliverables summary

• Design meeting notes and decision log

• Design Development drawings and specifications

• Complete Construction Document set (plans, sections, elevations, schedules, details)

• Premium photorealistic renderings (interior and exterior)

• Ready-to-submit City Plan set and submittal checklist

Next steps

• Initial consultation to review scope, site constraints, and budget

• Proposal and phased timeline tailored to your project

• Kickoff meeting to begin tailored design sessions and move toward permit-ready documentation

For a precise quote and timeline, we’ll review your site, program, and goals and provide a customized proposal reflecting the scale and complexity.

What’s included

• Comprehensive permit processing with local Building & Safety, Planning, Public Works, Fire, and any other jurisdictional agencies involved in your project.

• Preparation and submission of permit application packages tailored to each agency’s requirements.

• Coordination and response to agency comments, including revisions to drawings, calculations, and supporting documents.

• Scheduling and management of required agency meetings, plan checks, and inspections.

• Tracking and resolution of code compliance issues to minimize delays and unexpected costs.

• Acquisition of all necessary permits and approvals up to permit issuance.

• Ready-to-Issue Construction Plans: fully revised, stamped (where applicable), and assembled sets prepared for contractor bidding and on-site use.

• Clear documentation package: permit forms, agency correspondence, final approved drawings, and inspection schedules.

Client responsibilities

• Provide complete project program, existing site documentation (If available), and any previously issued plans.

• Timely decisions on design and scope assumptions to meet agency review timelines.

• Payment of all agency fees and third-party consultant charges (e.g., specialty reports, structural calculations, geotechnical reports) unless otherwise agreed.

Project timeline and milestones

• Initial agency intake and submittal: defined after project scope confirmation.

• Agency review and comment cycles: ongoing, schedule dependent on jurisdiction response times.

• Revisions and resubmittals: managed by our team to meet agency requirements.

• Final permit issuance and delivery of Ready-to-Issue Construction Plans: project milestone marking handoff to contractor or owner.

Deliverables

• Complete permit application package(s) submitted to relevant agencies.

• Record of agency communications and status updates.

• Final, agency-approved Ready-to-Issue Construction Plans (electronic and printed sets as agreed).

• Permit pages and approvals included in the final project documentation package.

This service is intended for clients who require turnkey permitting support

Included Services (Addendum)

• Construction Administration: Provide construction administration services throughout the construction phase to ensure design intent is implemented. Responsibilities include regular site visits, review of submittals and shop drawings, coordination with contractors, responses to requests for information (RFIs), review and approval of payment applications, issuance of construction clarification and change directives as needed, coordination of punch-list and substantial completion inspections, and final project closeout documentation.

Other Included Services

• Schematic Design

• Design Development

• Construction Documents

• Bidding Assistance

• Project Meetings and Coordination

• Permitting Support

• Interior Finish Selection and Specifications

For projects requiring extended or more intensive construction administration (daily site supervision, resident project representative services, expedited RFI turnaround, or extensive contract negotiations), an adjusted scope and fee will be proposed