Formwork Architects is a Philadelphia residential architecture firm, with offices at 123 South Broad Street in Center City. The firm was founded more than 40 years ago as McIntyre, Capron & Associates, and its work in the city now includes rowhome renovations, condominium interiors, and custom homes on urban lots. We know the conditions that shape residential work here: 16- to 20-foot frontages, shared party walls, Licenses & Inspections permitting, and Historical Commission review in neighborhoods such as Rittenhouse Square, Fitler Square or Society Hill.
Designing in the city is a different problem from designing in the suburbs. On a Main Line lot, the questions are siting and landscape. In a Philadelphia rowhome, they are how to bring daylight into a deep, narrow plan, how to fit a modern kitchen and primary suite into a fixed footprint, and how to add a roof deck or rear addition within zoning limits. Condominium work adds another set of rules: association approvals, fixed plumbing stacks, and freight elevator schedules.
Recent Philadelphia projects show the range. Fitler Square Refresh is a complete interior renovation of a 2,210 SF rowhome facing Schuylkill River Park, with a custom oak slat wall by Donald Reinert & Sons Mill Shop. Parc Rittenhouse is a 2,650 SF condominium renovation in the historic Parc Rittenhouse building, built by E.B. Mahoney Builders, with historically matched glass balcony doors by HWD Millwork Services. Every engagement follows the same process of consultation, design development, construction documents, and on-site administration, with Tom Weston and David Campanella involved at every stage.
Communities We Serve in Philadelphia
- Bella Vista
- Chestnut Hill
- Fairmount
- Fishtown
- Fitler Square
- Graduate Hospital
- Logan Square
- Mount Airy
- Northern Liberties
- Old City
- Queen Village
- Rittenhouse Square
- Society Hill
- Washington Square West
Frequently asked questions
Do I need an architect for a Philadelphia rowhome renovation?
For most substantial rowhome renovations, yes. Philadelphia generally requires plans sealed by a Pennsylvania-licensed architect or engineer for building permits that involve structural changes, additions, changes of use, or significant alterations to egress. Party walls, joist replacement, and roof deck framing all fall into that category. Beyond permitting, rowhome renovations tend to uncover conditions that call for design decisions mid-project, such as sagging floors, undocumented past alterations, or party wall problems. An architect makes those decisions within a coherent plan rather than one at a time.
What permits are required for a home addition in Philadelphia?
Most additions need both a zoning permit and a building permit from the Department of Licenses & Inspections. An addition that isn’t permitted by right under the property’s zoning district, for example because it exceeds height, lot coverage, or rear yard limits, will need a variance from the Zoning Board of Adjustment. That can add several months to the schedule. Properties on the Philadelphia Register of Historic Places or inside a designated historic district also need Historical Commission approval for exterior work, including many roof decks and rear additions. Formwork assesses zoning and historic status at the start of each project so the design is built around what can be approved.
How does urban residential architecture differ from suburban custom home design?
Suburban custom homes are shaped by the site: orientation, grading, setbacks, and landscape. Urban residential work is shaped by the existing structure and its neighbors. Shared party walls, narrow frontages, limited daylight, historic facades, and condominium association rules define what is possible. Construction logistics differ too. In the city that means street parking permits, material staging on tight blocks, and building access rules for condo work. The design goals are the same in both settings. The work in the city goes into solving a tighter set of constraints.
What does it cost to work with an architect in Philadelphia, and how long does a project take?
Architectural fees for custom residential work typically run six to ten percent of construction cost, depending on scope and complexity. Design generally takes eight to fourteen months and construction twelve to twenty-four months. Smaller interior renovations usually fall at the shorter end, while new construction and projects that need zoning relief run longer. Every Formwork project is priced on its own scope, and fees are discussed at the initial consultation.
Start a Conversation About Your Philadelphia Home
Formwork Architects offers an initial consultation to discuss your project's scope, building, and possibilities, whether that's a rowhome renovation, a condominium, or a new home in the city. There's no obligation — just a conversation.
Request a Consultation