Services
Lenders, attorneys and insurers hire us for a clear outside view. Owners and buyers hire us to have an architect on their side. Either way, the visit, the report and the signature are the same.
Every job has a fixed fee, agreed in writing before we start. Rush schedules and work in New York City are priced accordingly.
Every report is dated and expires twelve months after the site visit, or at the end of a lender’s own reliance period where that governs. A renewal visit brings it current.
What every report contains
01Three figures on the first page: what to fix now, in the next twelve months, and over ten years. The urgent findings are listed beneath them, each with its cost.
What we observed, what it means, what to do. Numbered in the order found and never renumbered.
Measured plans, and hand-drawn axons where words run out.
Permits, certificate of occupancy and filed plans, flood zone, insurance claims, oil tank and sewage, each with the date we searched.
Every cost replaces in kind and states its basis and date, so it can be brought forward later.
Where a better system would cut operating costs, we show it beside the finding with its premium and yearly savings. It never enters the totals.
Tell us at the interview what you are weighing, a renovation or a second unit, and we price those paths outside the totals.
Where the report sets cost against value, it cites the town’s assessment roll. We do not appraise.
Issued, signed and sealed, and good for twelve months from the site visit.
Independent · for lenders, attorneys, insurers and due diligence firms
02Where a building stands today, what it needs now, and what it will cost over the years ahead, from a single-family house to a multifamily or commercial property. Commercial work follows ASTM E2018-24.
An architect’s read of a building before you close: its condition, its code issues, and what you are really buying, ranked by what needs attention first.
We review the plans and budget before the loan closes, then visit the site through construction, so each draw pays for work that is actually in place.
A draw pays for work in place. Pay for work that isn’t there and the loan has no collateral behind it.
A licensed architect’s review of your team’s reports, documented in a written evaluation. Where a seal is required, it follows that review, never replaces it.
Did the architect do what a careful architect would have done? A clear written answer for counsel, grounded in the documents.
For owners · homeowners, buyers and small building owners
03The same visit, the same report and the same signature, on your side of the table.
Your house or small building, on the record: condition, permits and records, measured area, and a ten-year cost forecast, signed by a licensed architect.
An architect’s read of the house before you close, inside your due diligence period, ranked by what needs attention first.
A dated schedule of what each building system will need and when, priced in current dollars.
A licensed architect on call for owners and family offices holding several properties. Billed monthly.
Every building system has an end date. The only question is whether it lands on your schedule or the building’s.
Specialists
04We hire and manage every specialist. You deal with one person, the architect. Their fee passes through at cost, with no markup, and their findings are credited by name in one report.
Outside our scope
05We stay in our lane. If a property needs one of these, the report says so.
Questions
06No. An AS FOUND report is an architectural assessment by a New York registered architect. Beyond condition, it carries measured drawings, public records, a cost for every finding and a ten-year forecast, signed and sealed.
The architect, only. We hire and manage the specialist, pass their fee through at cost with no markup, and fold their findings into one report.
For scale. A $40,000 need reads differently against a $400,000 house than against a $1.4 million one. The value is cited from the town’s assessment roll. It is never an appraisal, a loan-to-value figure or a view on what the property will sell for.
They are estimates calibrated to two years of your utility bills, and typically hold within about 30% either way. A blower-door test and a thermal scan replace the assumptions when you need firmer numbers.
Request a proposal
Send the address, the service and the date that matters. We reply within one business day with a written scope and fixed fee, or with the questions we need answered to set one.