DESIGN SERVICES 
Concept to Permit · Three-Phase Engagement
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PHASE 1 — CONCEPT SKETCH
$800 – $1,800  (flat fee, +HST)

Deliverables:
  - Hand-drawn or digital concept sketch (floor plan + one perspective view)
  - Mood & material direction notes (palette, materials, lighting approach)
  - One revision pass
  - Brief scope narrative (½–1 page for early contractor conversations)

Turnaround: 3–5 business days
Deposit: 50% to commence
Format: PDF delivery


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PHASE 2 — DEVELOPED CONCEPT PLAN
$2,500 – $5,500  (flat fee, +HST)
Phase 1 fee fully credited.

Deliverables:
  - Scaled floor plan with furniture layout (dimensioned, contractor-ready)
  - Reflected ceiling plan (lighting zones, fixture locations)
  - Key interior elevations — 2 to 4 (counter/bar, feature wall, service area)
  - Finish & material schedule (flooring, wall, millwork, fixtures with product refs)
  - Concept narrative & ROM budget guidance by scope area
  - Two revision rounds (mid-draft check-in + final revision)

Turnaround: 2–3 weeks
Deposit: 50% to commence
Format: PDF + DWG


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PHASE 3 — PERMIT DRAWINGS & DESIGN SERVICES
$6,500 – $14,000  (flat fee, +HST)
All prior phase fees fully credited.

Construction Drawings:
  - Dimensioned floor plans (existing & proposed)
  - Full interior elevations (all key walls, millwork faces)
  - Reflected ceiling plan (finalized)
  - Millwork drawings (counter, bar, shelving — shop-quote ready)
  - Finish & hardware schedule (fully specified)
  - Details & sections as required

Design Services:
  - Permit submission package (compiled & formatted for building department)
  - Consultant coordination (structural & MEP engineer liaison)
  - Tender support (issue drawings to contractors, respond to RFIs)
  - Shop drawing review (millwork and key trade submittals)
  - Site visits during construction (up to 3; additional billed hourly)

Note: Structural, mechanical, and electrical engineering are provided by
third-party consultants engaged separately. Their fees are not included.

Turnaround: 4–8 weeks
Deposit: 40% to commence
Format: PDF + DWG drawing set


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  All figures before HST. Consultant (engineering) fees excluded.
  Each phase fee credited in full toward the next.
  Clients may stop at any phase.
  Pricing based on a single commercial tenant space up to ~2,000 SF.