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Our architecture services are what you need to get the job done

Architecture Services

The foundation of a successful project is good design and proper planning.  Without the upfront investment in these critical phases of a project, quality suffers, costs balloon and successful outcomes are compromised.  We provide architecture services that can help set the project off on the right foot.


The experienced architecture services team at Riley begins by working with you to develop a preliminary project profile analyzing the functional needs, legal requirements, cost constraints, and physical context of a project.


We then create innovative solutions that, together with you and a select team of consultants, are developed and refined into a plan for implementation.

Project Management

Managing a project is a complex process that requires coordination of many different moving parts.  From contracting site surveys and geological investigations to processing applications, permits, and reports, maintaining project schedules and budgets, and coordinating the various consultants need throughout the life project; successful project management helps keep projects on time and on budget.


Riley Architects provide full management services to oversee all aspects of your project, providing you with a weekly status update to give you clarity and insight on progress.  Our project managers will also help navigate unforeseen conditions that arise during the project, giving you a trusted advisor from start to finish.

Construction Management

In the end, the quality of the end product is a result of the integrity of the materials used, and the skill and care of the people that are involved in every step of the construction process.


Riley Construction works hard to find the best materials and people to work with on the construction of a project, and we have a robust quality assurance and quality control program in place to catch and correct deficiencies before they become problems.


We are also committed to a responsible workplace environment where worker safety and environmental well-being are on equal footing with our demands for quality craftsmanship and efficient production.  We will not rush a job if it means compromising on any of these key elements of a project.

What will it cost?

The cost components of a custom project can be broken into three categories (1) Land Costs (2) Soft Costs and (3) Hard Costs.  Together, these costs create a total project base cost. 


A contingency is added to this base cost to create a total project budget.  The contingency is to account for unknowns and unaccounted for costs at various points in the project development.  Contingencies can be seen as accounting for risk in a project, and as a project progresses, the contingency is typically reduced.


As there are many variables in a project, and at the early phases, a wide range of unknowns, it is important to create a project budget early in the process and to understand the components of that budget.  The budget creates signposts for guiding future design and construction decision making.




Land Costs

Purchase Price

Demolition & Clearing

Utilities & Site Services


Soft Costs

Legal Fees

Surveys, Testing & Reports

Architectural Design

Structural & Mechanical Design

Landscape Design

Specialized Consultants

Permits & Fees

Financing Costs

Temporary Relocation


Hard Costs

Contractor's Fees


General Conditions

Sub-Contractors & Materials

What is the process?


Preliminary Project Report

There are two key steps to starting a project on a solid foundation.


(1) Defining the project program.  Most architects will collect programmatic information and a visual wishlist from a client, which is a necessary first step.  But in our experience, we have learned that there is usually a deeper and more emotional ambition for a project.  We go much further, creating an experiential wish list to guide and shape the design process.


(2) Identify project constraints.  Once we have established the ambitions of the project, we need to analyze the legal, financial, and logistical constraints and eliminate as many assumptions as possible before we start to design.  Assumptions lead to surprises, and surprises usually cost money.


This two-step analysis is critical to the success of your project and we wouldn't consider starting design without this work complete.


Design & Permits

The design process is comprised of 3 phases.


(1) Concept Design. We begin by organizing the various programmatic requirements within the project constraints identified in the "Preliminary Project Report".  We give shape to the components of the project and test the configurations against our project criteria, looking at function and form as well as the natural environment and built surroundings.  If there is a landscape component to the project, we incorporate site space planning in this phase, too.


(2) Design Development.  Once a concept for the project has been established we work to develop the idea to more specifically respond to the various ambitions and constraints of the project.  Primary materials and products are defined for the interior and exterior of the space, and building structure and mechanical systems are folded into the plans.  For expedited projects, the Design Development documents can be submitted for permitting.


(3) Construction Documents.  Building on the Design Development phase, we produce Construction Documents capturing interior and exterior construction details and further defining the products, materials, fixtures, and finishes to be incorporated into the construction.   Structural and mechanical systems are further refined and coordinated with the architecture of the project.



Project construction requires the orchestration of many moving parts. We approach construction through a 6 step structure.


(1) Construction Start Up.  Finalize sub-contracts, obtain permits, post notices, and prepare site temporary facilities and utilities.   Conduct pre-construction meeting with the client and key project team members.


(2) Site Preparation. Demolition, selective removals, site excavation, rough grading, and site & below grade utilities and infrastructure.


(3) Foundations & Framing.  The literal foundation of the project - footings, piers, piles, slab on grade - are a critical step in creating the quality construction that we are committed to producing.  The framing creates the bones of the project and needs to be plumb, straight, and level for all the finishes to be properly installed.  


(4) Exterior Envelope.  The exterior doors and windows, as well as the weather barrier, insulation, roofing, and cladding.  "Closing up" a project by completing the exterior envelope is a major milestone because it allows for interior finishes to be safely installed.


(5) Interior & Site Finishes.  Installing finishes is quite a time and labor intensive phase of a project, but the care and attention to detail that we demand of ourselves and our team members results in a quality finished product that we are proud to put our name on.


(6) Project Close Out.  Finishing touches, testing, systems startup, and final quality control reviews are conducted to prepare the project for move in.  All that is left is for you to build your life in the space we have created for you.

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