Frequently asked questions

Typically 2,000 to 50,000 square feet, with construction budgets between roughly $120,000 and $3.5 million. Below that range our overhead makes us poor value and we will tell you so rather than take the job.

Yes. About a third of our work is in the wider Midwest — Milwaukee, Madison, Indianapolis, St. Louis and the Illinois collar counties. Travel and per-diem costs are itemised separately and never marked up.

For a 10,000 sq ft standard office, budget about 4 weeks of design, 5 to 7 weeks for permitting and procurement, and 10 to 14 weeks on site. City of Chicago permit timing is the largest single variable and we report on it weekly.

In the current Chicago market, $78 to $135 per square foot for standard office construction, and $145 to $240 for healthcare, laboratory or hospitality. Furniture typically adds $1,850 to $4,600 per seat. Your landlord’s tenant improvement allowance often covers a meaningful share.

Often. We are happy to act as contractor and FF&E partner only, or to provide design assist during their documentation phase. We will not undercut another consultant’s scope to win the whole job.

No. The site visit, our written notes and the order-of-magnitude budget range are free and carry no obligation. We only invoice once you appoint us for design or construction.

Every change is priced and approved in writing before the work proceeds. If we discover something behind a wall, work stops on that item, you get a price and options within 48 hours, and you decide. We do not present surprises at final account.

A deposit at contract signature, then milestone payments tied to verifiable progress rather than calendar dates, with a 5–10% retention released after the punch list is signed off. We accept ACH, wire and check.

Yes. Illinois general contractor licence IL-GC-118422, City of Chicago Class A registration, $5M general liability, $2M umbrella and full workers’ compensation. Certificates are issued to your landlord before mobilisation.

In most cases yes. We run phased, after-hours and weekend programmes with dust containment and negative-air machines, on the rule that the space must be usable by 7am. Out-of-hours premiums are shown as a separate line.

Yes. We prepare and submit the permit application, respond to plan-review comments and schedule all inspections. Permit fees are paid at cost with the receipt attached.

You do, once the design fee is paid in full. We hand over editable files and PDFs. There is no clause requiring you to build with us in order to keep your own drawings.

We are dealer-neutral and bid across up to twelve manufacturer lines including contract-grade workstation, seating, lounge and conference ranges. You see every quote we receive along with the discount we negotiated.

Yes. Low-VOC finishes are our default specification, we reuse existing furniture wherever it is sound, and we divert construction waste from landfill where the building’s programme allows. We can also target LEED and WELL credits when your project pursues certification.

Twelve months on all workmanship from the date of substantial completion, plus manufacturer warranties registered in your name. We return at 30 and 90 days for a review walk at no charge.

Within one business day. Elizabeth reads every enquiry that arrives at the studio; if she is on site you may get a call back rather than an email.

No. We expect to be compared. We would rather lose a competitive bid than win a job by being the only number on the table.

A floor plan or lease exhibit if you have one, the approximate square footage, headcount, target occupancy date and any budget you have been given. If you have none of that, the address is enough to start.