FAQs

To further assist prospective and current clients, we’ve compiled answers to our most frequently asked questions—covering everything from design timelines and permitting to contractor coordination and coastal construction considerations. These insights expand upon the process below, offering clarity and confidence as you embark on your architectural journey with CMSA.

Working with a professional architect transforms your vision into a functional, beautiful, and enduring home. At CMSA Architects, we do more than design floor plans — we create spaces that balance aesthetics, comfort, and performance while navigating complex zoning, permitting, and construction requirements.

For homeowners building or renovating in Sarasota and along Florida’s Gulf Coast, hiring an architect ensures your project is thoughtfully planned, structurally sound, and tailored to your lifestyle. From initial site analysis to construction oversight, CMSA provides the expertise to turn your ideas into a timeless home designed to last for generations.

Yes.

Hiring a licensed architect is an investment in the long-term value, performance, and clarity of your home.

In coastal environments, where flood zones, wind loads, and regulatory constraints shape the design process, early architectural leadership is particularly important.

Choosing CMSA Architects means partnering with a team that combines over 65 years of architectural and construction experience with a passion for timeless Florida design. We specialize in luxury residential and waterfront homes throughout Sarasota, Longboat Key, and the Gulf Coast, guiding clients through every phase — from concept to completion.

Our process is deeply collaborative. We work closely with homeowners, builders, and interior designers to ensure every detail reflects your vision, budget, and site potential. CMSA’s reputation is built on precision, craftsmanship, and a client experience that exceeds expectations.

CMSA Architects is recognized for its excellence in design, deep construction knowledge, and personalized client experience. Unlike firms that rely on standardized design packages, CMSA delivers a full-service, bespoke approach to architecture—an artistry that many describe as a “lost craft.”

Clients, contractors, and collaborators consistently note that CMSA’s work stands a step above industry standards, blending creativity, craftsmanship, and timeless proportion to achieve homes that endure for generations.

CMSA is a full-service architectural firm. Our projects range from high-end luxury waterfront homes to inland residential estates. Residential and commercial remodel and additions, condominium & tenant upfits and golf & country club master planning & design. The only requirement for every project that CMSA undertakes is that the project embodies high quality design in both form & function.

While CMSA Architects is based in Sarasota, Florida, our team provides architectural design services across the Florida Gulf Coast and beyond. Our work extends throughout Florida, Georgia, the Carolinas, Colorado, and the Caribbean, with projects ranging from luxury waterfront estates to mountain retreats.

With diverse experience across regions and architectural styles, CMSA combines timeless design principles with a deep understanding of site, climate, and context—allowing us to create residences that are both regionally appropriate and uniquely personal.

For more than three decades, CMSA Architects has set the standard for timeless residential architecture along Florida’s Gulf Coast. Our work reflects a commitment to proportion, balance, and enduring design, blending classic principles with modern innovation.

Clients choose CMSA for our attention to detail, integrity, and personalized service — values that define every home we design. Whether a new waterfront estate, renovation, or custom Sarasota residence, CMSA’s architecture stands apart for its craftsmanship, livability, and lasting beauty.

At CMSA Architects, every project begins with a complimentary on-site consultation to evaluate the property, study sun angles, view corridors, and assess existing conditions. Our team then conducts detailed due diligence, reviewing zoning regulations and municipal requirements to ensure your property can be used to its fullest potential.

Once the client decides to move forward, CMSA prepares a formal proposal and AIA agreement outlining the project scope and services. We then host a programming meeting at our Sarasota studio to discuss your goals, design priorities, and budget expectations.

Next, our architects develop schematic designs—including site plans, floor plans, and elevations—that define the layout, form, and vision of your future home. After client review and approval, the project advances into design development, where details are refined and materials are considered.

The final construction documents provide precise drawings and specifications for permitting, pricing, and building. During construction, CMSA offers contract administration services to ensure the project aligns with the approved design, schedule, and budget—delivering a seamless experience from concept to completion.

CMSA Architects typically works on a percentage-based fee, ranging from 8% to 10% of the total construction cost. This percentage may vary depending on project complexity, design scope, and municipal permitting requirements. Our fees are comprehensive, including both structural and mechanical engineering services, which represent about 2% to 2.5% of the total fee. The remaining 5.5% to 7.5% covers full architectural design services.

Until the final construction estimate is confirmed by the selected general contractor, CMSA bases billing on an estimated cost per square foot of air-conditioned area. Once the contractor’s estimate is finalized, the fee is adjusted and fixed accordingly. If the project scope changes during construction, additional fees may apply.
For projects with a limited or undefined scope, CMSA may propose an hourly-based agreement instead of a percentage fee. In those cases, all engineering and consulting services are billed as direct pass-through costs to the Owner, without markup.

Yes. At CMSA Architects, our goal is to design a home that aligns with your vision and your budget from the very beginning. While our team focuses on architectural design and project planning, we collaborate closely with experienced Sarasota general contractors and trusted vendors to provide accurate cost feedback throughout the process.

After the schematic design phase, CMSA coordinates with the builder of your choice to prepare a detailed preliminary estimate based on site plans, floor plans, elevations, and specifications. This early cost review helps determine whether the design fits within your desired investment and identifies opportunities to refine or adjust before final drawings are completed.

By integrating design expertise with real-time market insight, CMSA ensures your custom home design remains both inspired and financially achievable.

Yes. While CMSA Architects is best known for designing custom luxury homes and new waterfront estates throughout Sarasota and the Florida Gulf Coast, we also specialize in renovations, remodels, and additions. Approximately 70% of our work involves new construction, while the remaining 30% includes transformative renovation projects that reimagine and enhance existing homes.

Whether modernizing an older residence, expanding a coastal property, or blending new architecture seamlessly with the original design, CMSA brings the same level of care, creativity, and craftsmanship to every project.

Yes. To begin the architectural review and determine a property’s full potential, CMSA requires an existing site plan or current boundary survey. A certified survey and elevation certificate (if in a flood zone) provide the information necessary to evaluate setbacks, grades, and coastal constraints.

All projects ultimately require a boundary survey certified within six months of permit application. This documentation helps our team and your builder understand how best to position your home to take advantage of views, sun angles, and site features while maintaining compliance with local regulations.

CMSA Architects works closely with local zoning and building departments at the start of every project to ensure full compliance with all municipal codes, design parameters, and coastal construction regulations. This early coordination allows our team to design efficiently within the site’s specific requirements—whether the project is a custom Sarasota residence, waterfront estate, or major renovation.

While CMSA manages the zoning review and documentation necessary for design approval, building permits must be submitted by the licensed general contractor or property owner. As a Florida-licensed architectural firm, CMSA provides all the detailed drawings and specifications required to support the permit application process.

Through this collaboration, clients benefit from a seamless, well-informed path from architectural design to construction readiness.

While CMSA Architects is not a licensed general contractor and does not directly manage construction, our team remains actively involved throughout the building phase to help ensure that your home is executed according to the architectural design, specifications, and quality standards.

We collaborate closely with trusted Sarasota builders and construction teams, providing contract administration and site observation services to support smooth communication and adherence to the approved plans. This partnership approach ensures that every detail—from structure to finish—reflects the design intent and delivers a seamless client experience from concept to completion.

Construction documents are the detailed drawings and written specifications that guide every step of the building process. They include site plans, floor plans, elevations, sections, and material notes—providing the clarity needed for accurate cost estimating, building permits, and construction execution.

At CMSA Architects, each set of construction documents is carefully developed using a blend of traditional drafting methods and advanced CAD/BIM technologies. From initial hand sketches to fully coordinated digital models, our Sarasota-based team selects the best tools to suit the project’s scale, complexity, and design goals.

This precision ensures that every custom home or renovation is built true to the architectural vision, performance standards, and timeless design CMSA is known for across the Florida Gulf Coast.

Every project is unique, but on average the architectural design process at CMSA Architects takes about six months from completion of programming to the issuance of construction documents for permitting.
The exact timeline depends on the project’s scope, complexity, and site requirements. Throughout each phase—schematic design, design development, and documentation—our Sarasota-based team maintains close communication with the client, builder, and consultants to ensure the process moves efficiently and reflects the desired design intent, budget, and schedule.

Once drawings are complete, permits are issued, and construction begins, CMSA enters the Contract Administration phase. During this stage, our architects provide oversight and coordination to help ensure that the contractor and owner meet all design, budget, and scheduling expectations.

CMSA participates in on-site walk-throughs and milestone reviews—for example, electrical layout meetings—to verify details and confirm design intent. This continued involvement ensures that every element of your custom Sarasota home is executed with precision and care, from the first foundation pour to the final finishes.

Yes. If you don’t already have a builder selected, CMSA Architects can recommend several trusted Sarasota and Florida Gulf Coast general contractors who align with your project’s scale, style, and budget.

We facilitate the contractor interview process, where owners meet qualified builders, review their portfolios, and tour current or recently completed homes. CMSA participates in these discussions, offering guidance and questions that help clients make informed decisions. Our firm maintains strong relationships with numerous high-end residential contractors throughout the region, helping ensure a smooth collaboration from design through construction.