Questions we hear most often.
We have tried to answer the questions that come up most in early conversations — about who we are, how we work, what we build with, and what it costs. If something is missing, get in touch.
Who we are and what we do.
What is Auerbach Architecture?
Auerbach Architecture is a residential and commercial design practice based in Lincoln, Massachusetts. We specialize in nature-integrated architecture, historic preservation, and the use of traditional biogenic building materials. Our work spans new construction, additions, and the careful restoration of historic structures. The practice serves clients across Martha's Vineyard, Cambridge, New York City, the Hamptons, Vermont, and Maine.
Where is Auerbach Architecture located?
Our office is at 25 Lincoln Road in Lincoln, Massachusetts — the Lincoln Old Town Hall, a civic building completed in 1848. We work from the second floor, the original meeting rooms. We serve clients throughout New England, New York, and the Mid-Atlantic.
What areas does Auerbach Architecture serve?
We serve clients throughout the Northeast and Mid-Atlantic, with a particular concentration on Martha's Vineyard, Cambridge and the Boston area, New York City, the Hamptons, Vermont, and coastal Maine. We maintain active relationships with local contractors, engineers, and permitting authorities in each market.
Who are the architects at Auerbach Architecture?
The practice is led by Zander Auerbach (Harvard, AIA, RA) and Emily Ottinger (Yale, licensed in ME, MA, and NY), with over 30 combined years of experience. The team also includes Rodrigo Novelo Pastrana (UCL, formerly Buro Happold) and designer Kate Vitvitskaia. Prior practices include Maryann Thompson Architects, Peter Eisenman Architects, MIT Media Lab, and Ann Beha Architects.
What types of projects does Auerbach Architecture take on?
We primarily work on residential projects — new homes, additions, renovations, and the careful expansion or restoration of historic structures. We also take on select museum and commercial commissions. Our projects range from compact, disciplined houses to multi-structure family compounds.
Has Auerbach Architecture received any press recognition?
Yes. Pond House — a 1,960 sq ft residence on Martha's Vineyard — was named House of the Month by Architectural Record in November 2024. Architectural Record is the leading peer-reviewed journal of the American architecture profession.
From first conversation to certificate of occupancy.
What is the process for starting a project with an architect?
It begins with a conversation. We want to understand your site, your program, and what drew you to the land or the building in the first place. From there, we move through schematic design, design development, construction documents, bidding and contractor selection, and construction administration. We are present at every stage.
How long does a residential architecture project take from design to completion?
A typical residential project takes 18 to 36 months from first meeting to occupancy. Design and documentation typically takes 6–12 months. Permitting varies by municipality — Martha's Vineyard and the Hamptons both have thorough review processes. Construction runs 12–18 months for most single-family projects.
At what stage should I hire an architect — before or after buying land?
Before, whenever possible. The site is the most important design input — its topography, orientation, tree canopy, view corridors, zoning restrictions, and setbacks all determine what can be built and where. We have helped clients evaluate land before purchase, and in several cases identified constraints or opportunities that changed the decision.
Do you handle permitting and contractor coordination?
Yes, both. Our construction documents are prepared for permit submission, and we manage the permitting process with local building departments and, where applicable, historic commissions, conservation commissions, and design review boards. During construction, we provide regular site visits and serve as the client's advocate in the field.
Do you offer interior design services?
Yes. Interior design is integrated into our architectural practice. We specify materials, finishes, lighting, and built-in elements as part of the design process. For clients who want help with furniture and furnishings, we can provide that as well, or work alongside a dedicated interior designer of the client's choosing.
How and why we build the way we do.
What makes Auerbach Architecture's approach different?
Two things, primarily. First, we design from the landscape inward — the site's topography, tree canopy, solar orientation, and view corridors shape the building before the floor plan does. Second, we build with traditional biogenic materials — linseed paint, lime plaster, hempcrete, wool and straw insulation, locally sourced timber — rather than the petroleum-derived, moisture-trapping products that dominate modern construction.
What are biogenic building materials and why do you use them?
Biogenic materials are derived from living organisms: timber, straw, wool, hemp, and lime. They share a critical property — permeability to water vapor. Unlike plastic-based modern materials, biogenic assemblies allow moisture to enter and to leave. A wall that can dry does not rot. This is the operating principle behind buildings that have stood for five hundred years across northern Europe.
What is a breathable building envelope?
A breathable envelope is a wall, roof, or floor assembly that allows water vapor to pass through rather than trapping it. A breathable assembly tolerates imperfection: moisture that enters can also leave, and rot cannot take hold. This is fundamentally different from contemporary sealed construction, which fails catastrophically when any element of the vapor barrier is imperfect.
Do you design Passive House or net-zero buildings?
We share Passive House's commitment to thermal performance and significantly reduced energy use, and we incorporate passive solar design, high-performance windows, and excellent envelope detailing into every project. However, we do not rely on the closed, sealed assemblies that standard Passive House certification requires, as these are incompatible with a breathable building strategy.
Can you work on historic homes and additions?
Historic work is a core part of our practice. We have restored, expanded, and carefully modernized 18th and 19th-century structures throughout New England and New York. We apply the same material logic to historic work as to new construction: traditional materials compatible with the original fabric, breathable assemblies that will not trap moisture against old masonry or timber.
Honest answers about cost.
How much does it cost to hire an architect for a new home?
Architecture fees for a new custom residence typically range from 8% to 15% of the construction budget, depending on scope, complexity, and level of service. For a $1.5M construction project, that means fees in the range of $120,000–$225,000, spanning all phases from schematic design through construction administration.
How are architecture fees typically structured?
Fees are typically structured as a percentage of construction cost, a fixed fee for defined scope, or hourly for limited engagements like feasibility studies or pre-purchase consultations. We generally work on fixed-fee agreements for full-service projects, with clear milestones tied to design phases. We do not charge for an initial conversation.
Can Auerbach Architecture work within a tighter budget?
Yes. The most powerful tool for delivering a healthy, beautiful building at an accessible cost is efficiency of plan. A compact, well-organized home costs less to build, less to heat and cool, and less to maintain. Pond House is 1,960 sq ft with 3.5 bedrooms and generous outdoor living. Runner Road's main house is 1,850 sq ft with a separate guest cottage. These are not compromises — they are the point.
Our markets and licensure.
Do you design homes on Martha's Vineyard?
Yes. Martha's Vineyard is one of our primary markets. Pond House — our Architectural Record House of the Month — is on the Vineyard, and we have additional active projects there. We are experienced with the Vineyard's permitting environment, Conservation District requirements, and the island's contractor relationships.
Can you design a home in the Hamptons?
Yes. We have designed and managed projects on the East End of Long Island, including Further Lane and Colony Lane. We are familiar with Hamptons zoning, Architectural Review Board processes, and the regional contractor market.
Are you licensed to practice in Maine, Vermont, and New York?
Emily Ottinger is licensed in Maine, Massachusetts, and New York. Zander Auerbach holds licensure in Massachusetts, with reciprocity available in additional states as projects require. Licensure in additional states is obtained as needed and is not a barrier to beginning a project conversation.