Custom homes, renovations, and small-to-mid commercial projects where quality and long-term performance matter.

We're based in the Finger Lakes Region of New York State, but do work across the United States.

We are a good fit for clients who value thoughtful design, clear documentation, and a collaborative process. We may not be the right fit if your primary goal is to minimize design fees above all else.

The architectural design process typically takes 3–6 months for simpler projects and 6–12+ months for more complex homes or renovations, depending on scope, client decisions, and permitting. Keep in mind that this is not construction time.

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At Northline, our role goes beyond producing drawings—we focus on buildings that are designed to be built correctly and perform over time. While many architects focus primarily on design, we place equal emphasis on how a building actually goes together—coordinating systems, developing clear details, and making sure the design translates cleanly into construction. We focus on durability and performance—managing water, air, and heat through well-considered assemblies. These decisions directly impact how a building holds up, how it feels to live in, and how well it avoids common issues. We stay engaged with the builder during construction, helping carry those details through and supporting better execution in the field. Done well, a project comes together cleanly and lasts. Done poorly, it leads to confusion, change orders, and avoidable problems. Becoming an architect requires years of education, thousands of hours of experience, and multiple licensing exams. Combined with experience across hundreds of homes and additions, this brings real-world construction knowledge into the design process.

Architectural fees vary based on scope and complexity, but for most residential projects across the U.S., full-service architectural work typically falls in the range of 8%–15% of construction cost. In the Rochester and Western New York region, fees are often somewhat lower due to overall construction costs—but the level of coordination, responsibility, and expertise required remains the same. At Northline, our services are typically structured between ~3% and 9%, depending on the level of involvement. We offer multiple tiers to align with project goals, complexity, and budget—ranging from foundational design and permitting to fully detailed, performance-focused work with ongoing construction support. The more important question is what those decisions are worth. The design phase sets the direction for everything that follows—cost, coordination, and how well the building performs over time. Projects that lack clear design and coordination often run into delays, change orders, and avoidable issues during construction. These problems are typically far more expensive than getting the design right from the start. Our role is to bring clarity to that process—helping you make better decisions early, reduce risk during construction, and deliver a building that performs as intended. In many cases, the cost of good design & detailing is small compared to the cost of fixing problems later.

Sometimes—but we don’t operate as a drafting service. We’ll typically review and adjust the design first to make sure it’s buildable and performs well. That step is what helps avoid issues later and leads to a better final result.

We begin by understanding your goals, priorities, and budget. This sets the direction early—so decisions are aligned and realistic from the start.

We study the site, zoning, and building strategy to determine the simplest, but most durable path forward. Early decisions here have the biggest impact on cost, performance, and long-term success.

As the design develops, we focus on how the building will actually be constructed—coordinating layout, structure, and systems to avoid unnecessary complexity and reduce issues in the field.

We like to involve the builder early to align on cost, constructability, and sequencing. This helps keep the project grounded and avoids surprises later.

We develop clear, buildable details that manage water, air, and heat. These are the decisions that directly impact durability, efficiency, and comfort—and they need to be done right the first time.

During construction, we stay involved—reviewing work, answering questions, and catching issues early. Many critical details only happen once. Getting them right matters.