Ask about our Custom Design Services

Architects help transform a homeowner's vision into reality through proper planning and design. The role of the architect is to design and document the blueprints for construction, collaborate with engineering consultants, coordinate with City Development Services, and communicate with the contractor — from the beginning to the end of the design, planning, and construction process.

Full custom design services are provided directly by Modern Homes ATX, LLC. See our Professional Services & Dual-License Disclosure page for details.

Pre-Design and Feasibility Study

In our initial consultation with homeowners, we discuss project goals, budgets, and schedule. This phase focuses on evaluating project constraints and opportunities and confirming project feasibility with building code, zoning regulations, and HOA guidelines, if applicable. Items we request at this stage include:

• Property surveys provided by a professional land surveyor:
  • Boundary and as-built survey — shows property boundaries, easements, existing site improvements, and setbacks per the plat
  • Topography survey — shows existing site grading
  • Tree survey — shows protected/heritage trees
  • Specialty surveys (if applicable) — flood plain survey, metes and bounds description, deed restrictions (covenants, conditions, and restrictions, typical for HOA neighborhoods)
• Zoning code research — height restrictions and building setbacks, land use restrictions, floor area ratio (FAR), impervious and building coverage restrictions, and flood plain analysis (FEMA) for structures in floodplains, which carry additional requirements
• As-built drawings for remodels and additions, showing the existing structure and conditions

Schematic Design

This phase focuses on transforming your project concept into a defined architectural design. Using the information gathered during pre-design, we develop the layout, form, and character while addressing functionality, style, and alignment with your goals.

• Architectural site plan — shows the proposed footprint of new construction and any existing site features, establishing basic building placement on the lot for review and coordination
• Floor plan layout — room arrangements, dimensions, and general flow of spaces
• Exterior elevations and roof design — window and door placements
• Architectural visualization — photo-realistic renderings to showcase the overall vision

Design Development Phase / Permit Approval Process

This phase refines the schematic design into a complete set of architectural drawings that incorporate the level of detail needed for engineering coordination, vendor estimating, and client finish selections. It bridges the gap between concept and construction readiness, ensuring accuracy before structural, MEP, and permit work begins. Design Development concludes with a detailed plan set to submit for construction pricing and permitting.

• Reflected ceiling plan (ceiling treatments — tray, vaulted, stepped, etc.)
• Plumbing fixture schedules and specifications
• Interior finish selections and specification (tile locations, flooring, accent walls, etc.)
• Lighting layout / reflected ceiling plans (ceiling fans, can lights, pendant lights, bathroom sconces, vent fans, exterior lights)
• Electrical layout — outlet plugs, light switches, data cable and communication
• Quantity takeoffs and comprehensive schedules for windows, doors, plumbing and lighting fixtures, and other key building components, with specific manufacturer and model information identified for more accurate pricing and coordination with builder and vendors

Construction Documentation Phase

Construction documents are coordinated with involved design consultants — interior designer, structural engineer, MEP engineer, civil engineer, landscape architect — and issued for construction as a complete plan set, compliant with local zoning and building codes, and signed and sealed by the appropriate professionals.

• Construction assemblies — roof, wall, and floor details with material specifications, insulation R-values, window and door U-factors, and other envelope components needed to meet city energy codes. These details confirm energy efficiency, code compliance, and exterior wall performance for RESCheck documentation.
• Building cross-section details — illustrate key structural relationships, floor and ceiling heights, and detailed connections from foundation to roof, providing clarity for construction and engineering coordination.

Construction Administration Phase

Our firm prioritizes maintaining the design intent throughout the construction process — between architectural aesthetics, interior specifications, and structural coordination — with a philosophy of Complete Design. Custom residential construction is dynamic, and it's common for clients to request changes or seek additional guidance during the construction process. To ensure a smooth and efficient build process, we provide guidelines in a separate document regarding our services, inquiry process, and how design adjustments are managed after Construction Documents (CDs) are issued.

Additional Design Services

Additional services not included in basic scope of work:

Unless noted otherwise, third-party professional services should be contracted directly with the appropriate consultant. The architect will coordinate with your selected consultant for:

• Property surveyor
• Geotechnical engineer / soils report and analysis
• Civil engineer
• Structural engineer
• Mechanical, electrical, plumbing (MEP) engineer
• Interior designer
• Landscape architecture
• TDLR / ADA accessibility consultant
• Building envelope consultant

Also not included in the basic scope of work:

• Permitting fees
• Cost of construction
• Additional site visits outside of those outlined in the proposal
• Estimating or material take-offs (unless noted otherwise)
• Redesign or rework to the plan set after owner's approval, for reasons outside the architect's error, which may be assessed at an hourly rate
• Bidding and negotiation with subcontractors or vendors
• Site inspection reports requested by the city, client, insurance company, or other entity

Any additional services requested above will require a separate proposal.

Hourly Rates

Principal / Sr. Project Manager / Architect	$125.00/hr
Project Manager / Lead Designer	$75.00/hr
Administrative Support	$25.00/hr
Site Visit and Inspection Report	$500/report