For Homeowners
Let’s create what matters most in your home.
our services.
We specialize in designing additions, major renovations, and custom homes for city and suburban living.
Custom Dream Homes
Home Additions
Major Renovations / Whole-house Remodels
Modular Custom Homes + Modular Home Additions
Philadelphia Trinity Home Renovations + Additions
Rowhome Construction + Third Story Additions
Property Evaluation Support (Before you buy land to build or an existing house to renovate)
We are licensed to practice in the state of Pennsylvania and New Jersey.
Areas we serve: Philadelphia and its Main Line suburbs (Delaware, Chester, and Montgomery Counties), South New Jersey
our experience.
Below are some common challenges that we are often approached with by homeowners.
Out of space:
The family has outgrown the house, making daily life and activities difficult. Moving is not ideal because we love the neighborhood and schools. Plus, there is nothing out there worth the move. Building an addition makes sense, but we do not know if our house or property can accommodate one.
The parents are aging and we want to accommodate them at home for better care.
Out of style / Lack of function: The house is stylistically and functionally outdated. It does not support modern day living nor is it reflective of our lifestyle.
Lack of insight:
This is our first time pursuing a construction project and we do not know what is involved or where to begin. We need expert guidance to help us achieve our goal and make the right decisions.
We do not know what we need or want and we cannot envision what is possible.
We are having a difficult time agreeing on how to approach our project.
New phase of life:
We are excited to build our dream home to create new memories in with the entire family. This is an opportunity for us to live the life we have always imagined, and we want to make sure the new home aligns with our values.
We are entering retirement and want to create a destination for our kids and grandchildren to gather.
our approach.
While the end product is a home, our end goal is a lifestyle unique and true to you. We do this by helping clients identify the things that matter to them most, and translate these values into a physical reality.
For many, the opportunity to build or renovate a home is something that happens maybe once in a lifetime. It is a considerable undertaking, and we understand this. As your Architects, we help you navigate the complexities of design and construction from beginning to end. Our approach is to provide homeowners with guidance, clarity, and confidence throughout the process.
TIMELINE + process overview.
The phases listed below is a typical outline of our architectural design process. The brief description under each phase provides a general overview of what a client could expect from us.
1 / PRELIMINARY DESIGN
This is the information gathering and client-focused research phase. We have in-depth conversations with the client to establish important project parameters such as: budget, timeline, scope, goals and values, needs/wants/wishes. Be prepared to answer lots of questions about yourself to provide us with deeper insight on who you are and the whys behind your project.
We also research local zoning and building codes to identify any restrictions or special provisions, study the site and context, survey existing building conditions, and request site survey if applicable.
2 / SCHEMATIC DESIGN
This is the design exploration phase where we study the possibilities. We apply different design approaches to generate multiple options for review and discussion. Client feedback is used to refine and identify the best design solution.
3 / DESIGN DEVELOPMENT
Once a design option has been selected from the previous phase, we enter into Design Development where the details of the project are further developed after zoning approval (when applicable) has been obtained. We begin to incorporate the structural, mechanical, electrical, plumbing, and building performance requirements. Materials and fixtures are discussed and selected alongside 3-D renderings of interior and exterior spaces. This phase is when clients begin to see and understand the overall design.
4 / CONSTRUCTION DOCUMENTS
Work under this phase includes coordination with consultants such as Structural, MEP (Mechanical, Electrical, and Plumbing), and Civil engineers to finalize construction drawings for contractor bidding and building permit submission. These documents become part of the contract agreement between you and the General Contractor. We apply great care and detail during this phase to obtain accurate pricing, minimize questions from the job site, and promote a smoother and more efficient construction process.
5 / BIDDING + CONTRACTOR SELECTION ADMINISTRATION
If the project will be bid out, we provide pre-bid meetings and onsite walk-throughs with the solicited contractors to answer any questions that they may have. We also assist with reviewing and comparing construction estimates to help clients make an informed decision.
6 / PERMITTING
Upon contractor selection, the Construction Documents are submitted to the local jurisdiction for review and approval of the necessary permits for construction. We also correspond with building officials during this time to address any questions or comments regarding the project.
7 / CONTRACT ADMINISTRATION
Construction is a complex process and we stay involved to make sure that everything is being built according to the design and contract documents. Work under this phase includes site visits to observe construction progress, assistance with reviewing contractor billing, and responding to contractor field questions that might arise. We continue to advocate for our clients and their project to ensure that all of the planning from the previous phases is carried out successfully.
TIMELINE
For New Construction:
Design + Documentation (Phases 1-4 above) = 6-9 months
Permitting = 2-3 months (varies between local jurisdictions and their staffing)
Construction: 12-18 months
For Additions / Renovations:
Design + Documentation (Phases 1-4 above) = 3-5 months
Permitting = 2-3 months (varies between local jurisdictions and their staffing)
Construction: 8-10 months
It is important to note that the timelines mentioned are estimates and can be affected by several factors such as: project size and complexity, client availability and decision making process, historic district / design review board / HOA approvals, unforeseen conditions, building supply and material delays. The intent of this information is to provide clients a general idea of the required time commitment for a quality result, and to encourage proper planning ahead of their search for an architect.
OUR WORK.
Residential
“Via Laulima was with us every step of the way over the course of our project and has been the subject of multiple recommendations to friends and family. You would be wise to consider them for your project! ”