Choosing the right space is a crucial decision that can impact both budget and timeline. At NOA, we help clients avoid costly missteps by providing thorough site evaluation and analysis before they commit to a lease or property.

Through on-site assessments, we evaluate key factors such as layout feasibility, space efficiency, base building utility provisions, accessibility, parking, circulation, and compliance with zoning and building regulations. Our findings are compiled into a detailed review report, offering clients the critical insights needed to determine whether a space aligns with their functional and operational needs.

By identifying potential challenges early, we empower clients to make informed decisions, minimizing the risk of unexpected expenses and project delays.

At NOA, we believe that successful design begins with understanding and aligning expectations. We work closely with our clients to ensure that their vision, functional requirements, budget, and timeline are all clearly defined from the start. This commitment to expectation alignment allows us to deliver designs that not only meet but exceed our clients’ goals.

Our comprehensive architectural and interior design services include:

• Conceptual & Schematic Design – Developing initial design concepts and space planning strategies tailored to client needs.

• Design Development – Refining the design, materials, and building systems to align with functional, aesthetic, and budgetary goals.

• Contract Documents - Preparing detailed architectural drawings and specifications to meet permitting, bidding, and construction requirements, providing comprehensive drawing sets that guide the entire construction process.

• Visualization & Presentation – Communicating design intent through 3D renderings, graphic presentations, and architectural drawings.

Throughout the design process, we integrate site conditions, accessibility, circulation, and parking considerations to ensure a well-planned and seamless outcome. By actively listening to our clients and fostering open communication, we ensure that every design decision aligns with their expectations—because we believe that expectation alignment is the key to a successful project.

Navigating municipal approvals is a critical step in moving projects forward. At NOA, we provide expertise in preparing and submitting comprehensive drawing packages for building permit applications, ensuring compliance with the Ontario Building Code (OBC) and local zoning by-laws.

Achieving permit approvals requires seamless coordination among multiple disciplines. We work closely with structural, mechanical, electrical, civil, and septic engineers, as well as other specialized consultants, to ensure all required documentation is complete, accurate, and aligned with municipal requirements. Our collaborative approach helps prevent delays and ensures a smooth approval process.

If a project falls outside of permitted zoning regulations, we assist clients with applications for Committee of Adjustment (COA) approvals or Minor Variances, guiding them through the process to address regulatory requirements efficiently. By managing these complex approvals, we help clients move forward with confidence, ensuring projects are compliant and ready for construction.

Securing the right construction team is a critical factor in the success of any project. At NOA, we guide clients through the bidding and negotiation process to ensure they select the most qualified contractor while maintaining cost efficiency and project integrity.

Our services include:

• Bid Review & Analysis – We carefully review bids from general contractors, ensuring they align with the project’s design, scope, and specifications. Our analysis helps clients compare proposals effectively, identifying key differences in pricing, materials, and construction approaches.

• Cost & Scope Evaluation – By identifying potential cost discrepancies, scope variations, and any omissions, we help clients avoid unexpected expenses and ensure that all project requirements are met.

• Contractor Coordination & Clarifications – We facilitate clear communication between the client, contractors, and consultants to address questions, resolve ambiguities, and confirm that all parties have a shared understanding of the project’s expectations.

• Value Engineering & Negotiation Support – If necessary, we assist in refining project costs through value engineering, ensuring that design intent is preserved while optimizing efficiency and affordability.

• Final Contractor Selection – With all factors carefully considered, we support clients in making informed decisions, helping them choose a contractor that aligns with their budget, timeline, and quality expectations.

Through a structured and transparent bidding process, NOA ensures that clients receive competitive, fair, and well-documented proposals, setting the foundation for a smooth and successful construction phase.

During construction, proactive oversight and coordination are essential to keeping a project on track. NOA provides ongoing technical support to ensure that construction progresses smoothly, remains within budget, and aligns with the approved design intent. Our hands-on approach helps clients navigate the complexities of the construction phase with confidence.

Our contract administration services include:

• Design Quality Management – We conduct regular site reviews to verify that construction aligns with the approved architectural drawings, specifications, and design intent, minimizing deviations that could impact quality and functionality.

• Consultant Coordination – We collaborate closely with structural, mechanical, electrical, civil, and other engineering consultants to address technical challenges, ensure proper integration of building systems, and maintain efficiency in project execution.

• Budget Oversight – By actively monitoring costs, we help clients manage expenses, address unforeseen challenges, and ensure financial alignment with project goals.

• Project Scheduling & Progress Monitoring – We support timely project completion by tracking milestones, identifying potential delays, and coordinating with contractors and consultants to keep work on schedule.

• Change Management & Documentation – We facilitate and document changes incurred during construction through Site Instructions (SI), Change Directive (CD), Change Orders (CO), and Contemplated Change Notices (CCN) to ensure that all modifications are properly recorded, evaluated, and approved before implementation.

• Site Reviews & Compliance Checks – We conduct periodic site visits to observe construction progress, review workmanship, and confirm adherence to building codes, permit conditions, and contractual obligations.

Throughout the construction process, NOA acts as a trusted partner, providing guidance, technical expertise, and thorough documentation to help clients achieve a seamless and successful project delivery while mitigating risks and unforeseen challenges.