Concierge Services

We offer a range of optional concierge coordination services to help streamline your project beyond our core architectural work. Designed for clients who prefer a more hands-off approach, these services connect you with trusted specialists whose expertise integrates seamlessly with our drawings and process. You’ll maintain full control of these engagements and payments while we assist in coordinating their work to ensure a smooth, cohesive result.

Please contact our office for more details. These services are offered only in addition to our design work. Like all small businesses, we keep our prices for core offerings as lean as possible, which means not everything can be included. However, we understand that some clients may want an elevated level of support. We’re always happy to provide referrals to suppliers and consultants — these concierge services are simply for those who want that little bit extra.

Building Permit Portal Services

We offer a range of permit portal support options to suit different project needs and levels of involvement. Whether you’re looking for a simple application submission or full support through to permit issuance, each service is designed to streamline the process and ensure accurate submission to the municipality. All options include setting up or using the owner’s account, submitting the application, and ensuring you have access to manage your permit moving forward. Additional services, such as uploading other consultant documents, are available depending on the level of service selected. Please review the options below to determine which best fits your project.

DASH Permit Portal Service (City of Kingston Only)

Create owner account, submit application, and hand off credentials. What’s included:

Create DASH account using the owner’s email address.
Submit initial building permit application.
Provide login credentials for owner to manage inspections and payments.

Client Responsibility: All payments are made directly to the City of Kingston for permits and other applicable fees such as (but not limited to) impost and development charges. The client is also responsible for any future uploads (ie/ HVAC design, truss design, etc.)

DASH PLUS Permit Portal Service (City of Kingston Only)

Create owner account, submit application, and hand off credentials, upload review responses and consultant documents (i.e./ truss, plumbers verification form, etc.) until permit is issued. What’s included:

Create DASH account using the owner’s email address.
Submit initial building permit application.
Provide login credentials for owner to manage inspections and payments.
Upload review responses, and other consultant documents (i.e./ plumbers verification form, truss designs, etc.) prior to the issuance of the building permit.

Client Responsibility: All payments are made directly to the City for permits and other applicable fees such as (but not limited to) impost and development charges.

Permit Portal Service for Other Municipal Online Permitting Systems*

Create owner account, submit application, and hand off credentials. What’s included:

Create portal account using the owner’s email address.
Submit initial building permit application.
Provide login credentials for owner to manage inspections and payments.

Client Responsibility: All payments are made directly to the municipality for permits and other applicable fees such as (but not limited to) impost and development charges. Client responsible for any future uploads (ie/ HVAC design, Truss Design, etc.)

*Only available in municipalities where online permit applications are permitted.

For all Building Permit Portal Services:

The owner will need to provide their current mailing address, legal name, and contact information of the property owner on the deed. If the applicant already has an account, the email address, username, and password must be provided as accounts cannot be duplicated in the City’s system.

Short-Term Rental License Application

Coordination of Airbnb License once plans and construction are completed. What’s Included:

Complete paperwork for City of Kingston Airbnb License program.
Correspondence with the City of Kingston regarding the issuance of the license.

Client Responsibility:

Provide identification and proof of ownership (at time of application) as required for the license (required for all owners noted on deed) including Articles of Incorporation (if applicable)
Payment of short term license fee to City of Kingston.
Any renewal and reporting requirements after the license is issued.
Any required repairs to the house for the license.

This fee includes up to 4 hours of work (typically these take about 3-4 hours total to coordinate). Any additional time due to incomplete information or incomplete construction repairs, would be invoiced at our hourly rate.

Additional Printed Plan Set Service (Shipped within Canada Only)

Provide additional printed copies of permit or revised construction drawings, including shipping. This service is not included in standard project pricing. Printing is done by an outside contractor, and plans are shipped via courier (where courier services are available).

What’s included:

Print up to 4 copies of the current permit set or revised drawings on architectural-sized paper (size determined by project requirements).
Package and ship drawings to the client within Canada.

Client Responsibility:

This service is only available for active projects under contract.
Printing requests must be made with sufficient lead time, as production and shipping timelines may not align with construction schedules.
Additional sets beyond 4 copies, rush printing, or expedited shipping may be subject to additional fees.

Application for Permit to Demolish (City of Kingston Only)

Preparation and submission of required documentation for a demolition permit application. What’s included:
Completion of the Application for Permit to Demolish form.
Submission of the completed application along with client-provided documentation confirming arrangements for disconnection of all services.

Client Responsibility:

All permit fees are payable directly to the City of Kingston.
The client is responsible for arranging the disconnection of all services and providing satisfactory proof of these arrangements.
The client must also complete and sign the City’s prescribed form confirming that the site will be backfilled and graded with clean fill material, and that all private drain connections will be excavated and properly sealed at the property line.

The owner will need to provide their current mailing address, legal name, and contact information of the property owner on the deed. If the applicant already has an account, the email address, username, and password must be provided as accounts cannot be duplicated in the City’s system.

Return Site Visits / Site Meetings

We understand that some clients prefer us to make a return site visit or arrange to meet on site to discuss the plans. To keep our design consultation fees as low as possible, these return trips are not included in our standard design package. What’s included:

2 staff members (for safety and coordination).
1 hour site time plus travel time (max. 30 minute each way). Additional time can be priced if required.

Revisions to the final plans to incorporate design / site changes (per hour)

We accommodate design changes after final plans are issued. We understand that sometimes plans change. To keep our design consultation fees as low as possible, design changes (that are not required as a part of the City Plan Review Process) after the final plans are completed, are not included in our standard design package. What’s included:

Hourly revisions for client-requested changes.
Note: City-requested changes during plan review of the original final plans (within 12 months of the final plans being issued), are included in our standard design package.
Price per hour.

Material Coordination Services

We offer a range of material coordination services to support both exterior and interior selections for your project. Whether you need guidance selecting finishes or help coordinating materials with your design plans, we work with you to ensure a cohesive and well-integrated result.

Building Code Consultation (per hour)

Building Code Consultation Services for when plans are not required. What’s Included:

Provide a report of building code analysis as required.
The fee is charged at an hourly rate.

Coordinate with Pre-Engineered Lumber Designers at Supplier

We obtain quotes from our supplier for pre-engineered products, and answer design queries. What’s Included:

Obtain estimate for required components such as Pre-Engineered Trusses, Engineered Floor Joists and other Pre-Engineered Lumber such as LVL (beams/lintels) and LSL (tall wall studs), and/or Pre-engineered wall panels and the design of these components from our preferred supplier.
Communicate with the supplier to clarify design questions (included in our standard design package).
Facilitate contract between supplier and client.
Provide revised electronic drawings showing point loads and sizes of other pre-engineered components (i.e./ pre-engineered floor joists, LVL, LSL) for clarity (up to 1 hour of design time; PDF copy provided).

Client Responsibility: All payments are made directly to the supplier for pre-engineered design and materials.

Engineering Coordination (Structural, Plumbing, Electrical, Mechanical, and / or Engineered grading plan)

Engineering Coordination Services
We offer a range of engineering coordination services to support your project from initial design through to permit approval. These services are intended to streamline communication between you and the required engineering professionals, while ensuring drawings are properly prepared and aligned with consultant requirements. Depending on the complexity of your project, options range from basic coordination with minimal plan updates to more involved support including detailed drafting and grading or servicing plans. All services include coordinating with our preferred engineering partners, facilitating communication, and preparing base drawings for consultant use, while engineering and consulting fees are contracted and paid directly by the client.

Option #1 - Minor engineering, no drafting details required.

Available in Kingston and surrounding areas, plus Peterborough and Ottawa.

We manage engineering coordination for your project, including quotes, meetings, and plan updates. What’s included:

Obtain estimate from our Preferred Engineering Firm.
Address design-related questions (included in our standard design package).
Up to 2 hours of meeting time with the engineer to review scope (additional time quoted in advance for larger projects).
Facilitate contract setup between engineer and client.
Provide minor plan revisions (up to 1 hour) for notes or sizing updates.
Prepare “cleaned” base drawings for engineer use (approved professionals only for liability compliance).

Client Responsibility: All payments are made directly to the Engineering firm for their work.

Option #1 - Minor engineering, no drafting details required. Engineering fees not included.

Option #2 - More involved engineering requiring drafting details

Available in Kingston and surrounding areas, plus Peterborough and Ottawa.

We manage engineering coordination for your project, including quotes, meetings, and plan updates. What’s included:

Obtain estimate from our Preferred Engineering Firm.
Address design-related questions (included in our standard design package).
Up to 2 hours of meeting time with the engineer to review scope (additional time quoted in advance for larger projects).
Facilitate contract setup between engineer and client.
Provide minor plan revisions (up to 1 hour) for notes or sizing updates.
Prepare “cleaned” base drawings for engineer use (approved professionals only for liability compliance).

Client Responsibility: All payments are made directly to the Engineering firm for their work.

Option #2 - More involved engineering requiring drafting details — Includes up to 7 hours of design time for detail drafting to reduce engineering costs. Additional hours quoted in advance. Engineering fees not included.

Grading and Servicing Plan Coordination

We manage the process of obtaining grading and/or servicing plans required by your municipality. What’s included:

Secure quotes from our preferred Engineering and/or Surveying Firm.
Coordinate communication and clarify design questions.
Revised electronic drawings to show any required changes to our drawings.
Facilitate contract between Engineer / Surveyor and client.
Prepare “cleaned” base drawings of the building for engineer use (approved professionals only for liability compliance).

Client Responsibility: All payments are made directly to the Engineering / Surveying firm(s) for their work.

Planning Consultant Coordination

We secure quotes and provide building-related drawings to support minor variance/rezoning/site plan. What’s included:

Obtain estimate for any required planning applications from our preferred Planning Consultant Firms.
Coordinate clarifications and contract setup.
Up to 2 hours of meeting time with the Planners to review scope (additional time quoted in advance for larger projects).
Provide drafting services in regard to the building only, to the Planning Consultants for your project to lower your Planning Consultant cost (up to 2 hours of design time; only with existing design contract).

Client Responsibility: All payments are made directly to the Consultant for their work.

Survey Coordination Services

We offer survey coordination services to assist with obtaining the property information required for design, zoning review, and permit applications. Whether you need a new, updated survey or a historic survey for reference purposes, we coordinate with our preferred surveying partners to streamline the process and ensure the appropriate documentation is secured. These services include obtaining quotes, facilitating communication, and coordinating the scope of work based on your project needs. All surveying services are contracted directly with the surveying firm, with House of Three providing coordination and support throughout the process.

Survey Coordination

We manage the process of purchasing a new, updated survey with our Surveyor on your behalf.

What’s included:

Secure quotes from our preferred Surveying Firm.
Facilitate contract between Surveyor and client.
Address design-related questions (included in our standard design package).
Up to 1 hour of meeting time with the surveyor to review scope if required.
Coordinate communication including zoning information, and proposed building footprint if a plot plan by the surveyor is needed.
Prepare “cleaned” base drawings of proposed building for surveyor use (approved professionals only for liability compliance) if a plot plan by the surveyor is needed.

Client Responsibility: All payments are made directly to the Surveying firm for their work.

Historic Survey Coordination

We manage the process of purchasing a historic survey with our Surveyor on your
behalf.

What’s included:

Coordinate searching for historic (existing) surveys showing the original dwelling on your property and secure quotes from our preferred Surveying Firm.
Coordinate communication.
Facilitate contract between Surveyor and client if required.
Purchase Survey from our preferred Surveying Firm on the clients behalf.

Client Responsibility: By agreeing to this service, the client acknowledges that House of Three and the Surveying firm are not responsible for the contents of the survey. These surveys are historic in nature, and may pre-date any existing additions to the property. These surveys are for reference only. House of Three is not able to view the surveys prior to purchase by the client.

Ontario One Call Set Up and Tracking

Create owner account, submit locate request(s), and provide consolidated confirmations. What’s included:

Create an Ontario One Call account using the owner’s email address.
Submit locate request(s) for the project property.
Monitor responses and gather all electronic clearance emails.
Provide consolidated electronic copies of all received locate confirmations to the owner.

Client Responsibility:
The owner is responsible for notifying any tenants of the locate request, if applicable. Ontario One Call typically does not require access inside the building; however, utility representatives may attend the property to flag or spray‑paint underground utility locations. Dates and times of these visits are not scheduled in advance.

The owner will need to provide the legal address and project details for the property. If the owner already has an existing Ontario One Call account, the associated email address and login credentials must be provided, as duplicate accounts cannot be created.

HVAC/HRAI Coordination

We obtain quotes from our licensed HRAI designer or Mechanical Engineer, answer design queries, and provide “cleaned” base drawings for their use. What’s Included:

Secure a quote from our preferred licensed HRAI-qualified mechanical designer or Mechanical Engineer (design only; installation not included).
Address design-related questions (included in our standard design package).
Facilitate contract setup between designer/engineer and client.
Prepare “cleaned” base drawings for their use (provided only to approved professionals for liability compliance).

Client Responsibility: All payments are made directly to the supplier for design and materials.

Plumber Coordination (City of Kingston Only)

We obtain quotes from our licensed plumber, answer design queries, and obtain the plumbing verification form. What’s included:

Obtain estimate for any required plumbing contracting from our preferred Plumbing Contractor.
Coordinate clarifications and contract setup.
Obtain Plumbers verification form from Plumbing Contractor (Kingston only requirement).
Client Responsibility: All payments are made directly to the Plumber for their work.

Septic Design Coordination

We simplify septic system planning by managing quotes and minor plan updates. What’s included:

Obtain estimate for our preferred septic designer.
Coordinate clarifications and contract setup.
Revised drawings for minor changes if required (up to 1 hour of design time).

Client Responsibility: All payments are made directly to the Septic Designer for their work.

Please contact our office for a quote for our concierge services in conjunction with our regular design services. These services are only available with design contracts (for both custom and pre-designed contracts). Services depend on the availability of outside consultants where applicable.

E&OE. January 1, 2026.