Residential Architecture

What the engagement looks like

Residential commissions are quoted as one fixed sum once the schematic stage is signed off. That sum covers design, documentation, joinery, stonework, lighting design, and build supervision through to handover. We do not pass through trades; we hire them on your behalf and warrant the result.

Two long meetings begin every project — usually on site, sometimes over a meal. We want to understand how you cook, where you read, whether you host, who lives with you and how that may change. The schematic that follows is presented in person and in print; nothing important is communicated by email.

Typical inclusions

• Floor-plan re-planning and structural advice from a partner engineer
• Construction set, joinery and stonework drawings, lighting schedule
• In-house cabinetmaking and stone fabrication via partner workshops
• Window, drape and rug specification, sourced internationally if needed
• Three on-site supervision visits per week during the build phase
• Snag list closed before keys; styling and curtains are the last conversation

What we do not do

We do not take on more than twelve projects a year, we do not work on speculative new-build interiors, and we do not subcontract the documentation. Every drawing leaving Orbiflex carries the principal designer’s signature.