There are many types of architectural firms, and the services they provide can vary significantly. Some firms focus primarily on conceptual design and creative direction, while others specialize in technical documentation, permitting, and construction coordination. A full service architecture firm provides both design and technical expertise, guiding a project from the earliest planning stages through construction and completion.
A full service architecture firm manages the complete architectural process, including pre-design analysis, architectural design, interior design, engineering, consultant coordination, construction documents, permitting, construction administration, and project closeout. This integrated approach creates continuity throughout the project and allows the architect to maintain the design vision while coordinating the technical and regulatory requirements necessary to build the project successfully.
I am Jorge Fontan, owner of Fontan Architecture, a Manhattan-based architecture firm specializing in high-end residential projects. Our firm operates as a full service architecture practice, managing projects from initial feasibility studies and zoning analysis through construction and final sign-offs. In New York City, architecture requires both strong design capabilities and deep technical knowledge of construction, permitting, coordination, and regulatory approvals.
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Types of Architectural Firms and Services
Architecture combines creative design, technical coordination, regulatory knowledge, and construction documentation. Different firms structure their services differently depending on their expertise and project types.
Some architecture firms focus primarily on conceptual and aesthetic design. These firms may develop the overall vision, layouts, and material concepts for a project while relying on another architect or executive architect to produce the technical construction drawings and manage permitting.
Other firms specialize in technical execution, construction documents, code compliance, and consultant coordination. These firms may support projects that originate with outside designers or design architects.
A full service architecture firm integrates both design and technical execution within one practice. This allows the architect to maintain continuity throughout the project while coordinating the architectural, regulatory, and construction requirements from start to finish.
Pre-Purchase Property Evaluation and Acquisition Consulting
One of the most valuable services a full service architecture firm can provide is pre-purchase consulting before a property is acquired. This service is very common at our office. Evaluating a property with an architect prior to purchase can help identify opportunities, limitations, construction complexity, zoning constraints, and overall project feasibility before a major financial commitment is made.
Architectural pre-purchase consulting allows homeowners and buyers to make more informed decisions regarding apartments, lofts, townhouses, development sites, and residential properties. In New York City especially, zoning regulations, building conditions, landmark restrictions, structural limitations, and building systems can significantly impact the scope, cost, and feasibility of a project.
Pre-purchase architectural consulting may include:
- Zoning and code analysis
- Feasibility studies
- Preliminary layout studies
- Landmark review
- Building and site analysis
- Structural considerations
- Renovation potential evaluation
- Addition and expansion potential
- Budget and construction complexity review
- Building systems assessment coordination
- Department of Buildings considerations
- Condo, co-op restrictions
- Preliminary project strategy
For townhouse and development projects, pre-purchase analysis may also include evaluating allowable floor area, rear yard requirements, height and setback limitations, side yard requirements, and opportunities for enlargements or new construction.
For apartments and lofts, an architect can help assess layout potential, structural limitations, wet-over-dry restrictions, mechanical routing, and opportunities for combining units or reconfiguring spaces.
Assessing an empty lot to build a new home in NYC
Pre-Design
Pre-design is the preliminary analysis phase of a project. This stage establishes the foundation for the entire architectural process and is especially important for larger or more complex projects.
Pre-design services may include:
- Feasibility studies
- Zoning analysis
- Existing conditions analysis
- Budget planning
- Programming
- Building code review
- Site evaluation
- Project scheduling
During pre-design, we work closely with our clients to understand how they live, what is important to them, and how they want the home to function on a daily basis. This early phase helps establish the organizational framework for the project, including circulation, adjacencies, lifestyle priorities, entertaining needs, storage requirements, and long-term goals for the residence. A clear understanding of the client’s needs allows the architectural design process to develop with greater clarity, precision, and continuity from the beginning of the project.
In New York City, zoning and code analysis are critical early steps that directly influence the scope and potential of a project. Not all firms perform this work internally, and some rely on outside zoning consultants. As a full service architecture firm, we incorporate pre-design analysis into our process from the beginning of a project.
Schematic Design and Design Development
Schematic Design and Design Development are the first two phases of the architectural design process.
Schematic Design
Schematic Design establishes the overall direction of the project. This phase focuses on:
- Space planning
- Layouts
- Circulation
- Massing
- Initial material concepts
- Preliminary architectural character
The goal is to develop a clear architectural direction that aligns with the client’s goals, budget, and project constraints.
Design Development
Design Development refines the approved schematic design into a more coordinated and technically developed architectural proposal. During this phase, the architect further develops:
- Architectural detailing
- Material selections
- Millwork concepts
- Lighting coordination
- Structural coordination
- Mechanical coordination
- Kitchen and bathroom layouts
- Interior architectural detailing
This phase creates the framework for the technical construction documents that follow.
Townhouse Design Interior Rendering
Interior Architecture and Interior Design
Many full service architecture firms also provide interior architecture and interior design services. This creates a more cohesive relationship between the architecture and interiors of the home.
At Fontan Architecture, we provide full interior design services as part of our architectural process. Integrating architecture and interior design within one cohesive process allows us to maintain continuity throughout the project, from the overall architectural concept down to the smallest interior details. This integrated approach creates stronger coordination between space planning, material composition, lighting, millwork, detailing, and the overall atmosphere of the home.
Interior architectural and interior design services may include:
- Kitchen design
- Bathroom design
- Custom millwork
- Built-in furniture
- Material selection
- Lighting coordination
- Interior detailing
- Finish coordination
- Furniture layouts
- Decorative lighting selection
- Fixture and hardware coordination
Our design process involves a high level of rigor, coordination, and refinement throughout every stage of the project. We regularly hand-select natural stone slabs directly from the stone yard to ensure the veining, scale, tone, and material character align with the architectural vision of the residence. We also work closely with millworkers and fabricators to develop and refine custom samples, mockups, finishes, and details before fabrication begins. This collaborative process allows us to carefully calibrate materials, proportions, textures, and detailing in coordination with the homeowner to create a highly tailored and cohesive result specific to each project.
Luxury Apartment Renovation in NYC
Engineering Consultant Coordination
Most architectural projects require engineering consultants, including:
- Structural engineers
- Mechanical engineers
- Electrical engineers
- Plumbing engineers
- Civil engineers
- Specialty consultants
- Lighting Design
- Accustic Design
Project teams can be structured in different ways. Sometimes the client hires consultants directly, while in other cases the architect coordinates the consultants as part of the architectural services.
At our firm, we often coordinate the engineering consultants directly to maintain continuity throughout the project. When comparing architectural proposals, it is important to understand which consultant services are included and how the project team will be managed.
Construction Documents
Construction Documents are the technical drawings and specifications used for permitting and construction. This is typically the largest and most detailed phase of the architectural process.
Construction documents include:
- Architectural plans
- Demolition plans
- Sections and elevations
- Construction details
- Coordination drawings
- Finish schedules
- Notes and specifications
- Consultant coordination
This phase transforms the design into a fully coordinated technical set of drawings that contractors can price and build from.
Technical expertise is one of the defining characteristics of a full service architecture firm. Some design-focused firms outsource construction documentation to executive architects or technical production teams. A full service firm integrates both the design and technical development within the same architectural process.
Filing and Permitting
Filing and permitting can be highly technical and jurisdiction-specific, especially in New York City.
Architectural permitting services may include:
- Department of Buildings filings
- Permit applications
- Landmarks Preservation Commission coordination
- Zoning compliance documentation
- Construction code coordination
- Responses to plan examiner objections
- Permit revisions and amendments
Construction Administration
Construction Administration refers to the architect’s role during construction.
During construction, the architect may:
- Visit the project site
- Review construction progress
- Answer contractor questions
- Issue clarifications
- Review shop drawings
- Coordinate with consultants
- Evaluate completed work
- Address field conditions
The architect helps maintain alignment between the approved construction documents and the work being built. Construction administration also supports quality control and coordination throughout construction.
Architect Jorge Fontan on ajobsite for an apartment remodel in NYC
Certificate of Occupancy and Project Closeout
At the completion of construction, projects often require inspections, approvals, and final sign-offs before completion.
Project closeout services may include:
- Final inspections
- Progress inspections
- Special inspections
- Sign-offs
- Closeout documentation
- Certificate of Occupancy coordination
In New York City, these processes can involve multiple agencies and technical requirements. A full service architecture firm helps coordinate these final stages to support project completion and occupancy.
Full Service Architectural Firms
A full service architecture firm provides continuity from concept through construction completion. Integrating design, technical documentation, consultant coordination, permitting, and construction administration within one architectural practice creates a more coordinated and efficient process for complex residential projects.
At Fontan Architecture, we approach architecture as a fully integrated process that combines design, technical expertise, and construction coordination to deliver high-end residential projects throughout New York City.
Request a Consultation with Fontan Architecture - 212 321 0194
Jorge Fontan, AIA, is an architect and founder of Fontan Architecture based in New York City. The firm focuses on residential design, including new homes and extensive renovations for discerning clients. Through collaborative dialogue that draws on the individuality of each client, projects develop as distinct architectural responses guided by thoughtful planning, precise detailing, and a commitment to creating enduring value.
