Services

Architecture & Design

Threshold Office provides comprehensive architecture services, guiding you from initial concept through construction administration. Our team ensures your vision is realized with a design tailored to your specific needs.

Architect of Record

Out-of-state and international practitioners with projects in New York can come to us to collaborate as the local Architect of Record.

Permitting

We assist property owners with obtaining and closing permits, including handling open permits for sales transactions.

Landmarks & Board Approvals

Many of our projects are in landmarked buildings and co-op or condo buildings. We prepare and present applications to the Landmarks Preservation Commission and manage co-op and condo board alteration approvals alongside DOB filings.

Design Process

  • 1 / Pre-Design

    We begin by understanding your project goals and site constraints to identify opportunities and challenges. We document the site and begin building a shared vision with you.

  • 2 / Schematic Design

    Then we explore concepts and establish the general look and feel of the design. Ultimately, we settle on the rough outlines for the desired uses and space types.

  • 3 / Design Development

    Plans are refined, materials and fixtures are selected, and preliminary cost estimates and value engineering are conducted.

  • 4 / Construction Documentation

    Detailed construction drawings and specifications are created, along with permit applications for Department of Buildings and Landmarks Preservation Commission approval.

  • 5 / Bidding & Negotiation

    At this point, we send the project out to bid, field questions and negotiations. We review & compare bids and advise on contractor selection.

  • 6 / Construction Administration

    During construction, we act as your advisor, review shop drawings, visit the site, and check that the work upholds the design intent.

Frequently Asked Questions

  • We focus on renovations of New York City lofts and townhouses, and also take on small-scale commercial and institutional work.

  • Yes. Many of our projects are in landmarked buildings or historic districts, and we handle Landmarks Preservation Commission approvals.

  • Yes. We prepare alteration agreements and drawings and coordinate with building management and boards.

  • Typically 3–6 months. The timeline depends on whether the project requires DOB filings and co-op or condo board review.

  • We’re based in Brooklyn and work throughout New York, with a focus on NYC.

  • Yes. We collaborate with out-of-state and international practitioners as the licensed local architect for New York projects.