HKS Architects is a large international design firm that works on buildings and urban spaces

HKS Architects is a Dallas-based architecture and design firm that has been operating since 1939. They work on projects across multiple building types — office towers, hospitals, hotels, airports, sports venues, and mixed-use developments — and have completed work in the United States and internationally. The firm employs several hundred architects, designers, and support staff across multiple offices.

If you are researching architecture firms because you are planning a building project, HKS is one option among many. Understanding what they do, how they charge, and what their process looks like can help you decide whether to contact them or explore other firms.

Key Takeaways

  • HKS Architects works primarily on large commercial and institutional projects rather than residential homes or small buildings.
  • The firm charges based on the scope and budget of each project, not a flat rate, so costs vary widely depending on what you are building.
  • Their design process typically includes initial concept work, detailed design phases, and construction administration — the timeline depends on project complexity.
  • HKS has offices in Dallas, Los Angeles, New York, London, and other cities, so they can work on projects across different regions.

The types of projects HKS typically handles

HKS focuses on large-scale commercial and institutional work. This includes office buildings, corporate headquarters, healthcare facilities like hospitals and medical centers, hotels and hospitality spaces, airports and transportation hubs, sports and entertainment venues, and mixed-use developments that combine multiple uses in one location.

The firm generally does not work on single-family homes or small residential projects. If you are building a house or a small commercial space, you would likely need a different firm. HKS's informed and business model are built around projects large enough to justify a full design team and a multi-year timeline.

Within their focus areas, HKS has developed particular experience in certain sectors. They have designed multiple office parks and corporate campuses, several major hospitals and medical office buildings, and numerous hospitality projects. This specialization means they understand the specific requirements, codes, and operational needs of these building types.

How HKS charges for their work

Architecture firms typically charge in one of three ways: a percentage of the total construction cost, a fixed fee for the entire project, or an hourly rate for time spent. HKS, like most large firms, usually works on a percentage or fixed-fee basis for projects of their scale.

The exact fee depends on the project budget, complexity, timeline, and scope of services. A straightforward office building renovation might cost less than a new hospital with specialized systems and regulatory requirements. There is no standard rate across the industry — each firm negotiates based on what the client needs and what the project demands.

If you are considering hiring HKS, you would need to contact them directly with details about your project to receive a fee proposal. They will want to understand the building type, square footage, location, timeline, and any special requirements before quoting a price.

The design and construction process at HKS

Most architecture projects follow a similar sequence. The first phase is schematic design, where the architect explores concepts, layouts, and overall direction. You and the architect discuss goals, budget, and vision, and the architect produces sketches and preliminary drawings.

The second phase is design development, where the chosen concept is refined. Systems are selected — mechanical, electrical, plumbing, structural — and drawings become more detailed. This is where costs become clearer and changes are easier to make than later.

The third phase is construction documents, the detailed drawings and specifications that contractors use to build. These are submitted to local building departments for permits. This phase is lengthy and technical.

Finally, construction administration is the architect's role during actual building. They visit the site, review the contractor's work, answer questions, and may support the building is constructed according to the plans. This phase runs from groundbreaking through project completion.

HKS's office locations and reach

HKS maintains offices in Dallas (headquarters), Los Angeles, New York, London, and several other cities. Having multiple offices allows them to serve clients across different regions and time zones, and to staff projects with local knowledge.

If you are building in a city where HKS has an office, they can assign a team familiar with local codes, permitting processes, and construction practices. If you are building elsewhere, they can still work on your project but may partner with local consultants or travel to the site as needed.

How to contact HKS if you have a project

If you are considering HKS for a project, start by visiting their website and reviewing their portfolio. Look at completed projects similar to what you want to build — this gives you a sense of their style and capabilities.

Most architecture firms have a "contact us" or "new projects" section on their website. You can reach out with a brief description of what you are planning: the building type, approximate size, location, and timeline. They will likely ask for a meeting to discuss the project in detail before providing a fee estimate.

Be prepared to discuss your budget, because architects need to know this early. A project budget of $5 million and $50 million will require very different approaches, even if the building type is the same. The more specific you can be about your needs and constraints, the better the initial conversation will go.

Comparing HKS to other architecture firms

HKS is one of many large architecture firms in the United States. Other national firms of similar size include Gensler, HOK (Hellmuth, Obata + Kassabaum), Perkins&Will, and Skidmore, Owings and Merrill (SOM). Each has different strengths, office locations, and project types they emphasize.

When choosing an architecture firm, consider the firm's experience with your building type, their office locations relative to your project, their design philosophy, and their fee structure. Interviewing multiple firms before deciding is standard practice and helps you find the best fit for your specific needs.

Smaller, local firms may offer more personalized attention and lower fees, but may have fewer resources for very large or complex projects. Larger national firms like HKS bring extensive experience and staff but may have higher overhead costs. There is no universally "best" choice — it depends on your project and what matters most to you.

Frequently Asked Questions

Does HKS work on residential projects or just commercial buildings?

HKS primarily focuses on large commercial and institutional projects. They do not typically design single-family homes or small residential buildings. If you are building a house, you would want to contact a residential architect or a smaller local firm.

How long does a typical project take from start to finish?

Timeline varies widely. A straightforward office renovation might take 18 months from design through construction. A new hospital or complex mixed-use development could take three to five years or longer. The architect can give you a more specific estimate once they understand your project scope.

What if I want to hire HKS but cannot afford their fees?

Large firms like HKS have higher overhead and typically work on larger budgets. If your project is smaller or your budget is tight, a mid-size or local architecture firm may be a better fit. You can also ask HKS whether they offer reduced-scope services or phased approaches that might lower initial costs.

Can HKS work on projects outside the United States?

Yes. HKS has completed international projects and maintains an office in London. They can work internationally, though they may partner with local architects or consultants who understand regional codes and practices in that country.

How do I know if HKS is the right firm for my project?

Review their portfolio and look for projects similar to yours in scale, building type, and design approach. Schedule an initial meeting to discuss your vision and budget. A good fit means the firm has relevant experience, understands your goals, and can work within your timeline and budget.