--- title: "Frank Pitman Designs — Architects & Building Designers | Houzz" canonical_html_url: https://www.houzz.com/professionals/architects-and-building-designers/frank-pitman-designs-pfvwus-pf~939701887 markdown_url: https://www.houzz.com/md/professionals/pf~939701887.md entity_type: LocalBusiness business_name: "Frank Pitman Designs" category: ["Architects"] image: https://st.hzcdn.com/fimgs/35f3e16700ad1d3b_7491-w400-h400-b0-p0--.jpg address: "22086 Esplendor, Mission Viejo, California 92691, United States" latitude: 33.6128 longitude: -117.6622 phone: "(949) 768-3943" website: https://frankpitmandesignsca.com rating: 4.7 review_count: 13 best_of_houzz_awards: 8 followers: 408 last_updated: 2026-09-01 --- # Frank Pitman Designs Original Houzz profile: [Frank Pitman Designs](https://www.houzz.com/professionals/architects-and-building-designers/frank-pitman-designs-pfvwus-pf~939701887) ## Professional summary - **Primary category:** Architects - **Location:** Mission Viejo, CA - **Serves:** Santa Ana, Irvine, Mission Viejo, Newport Beach, Lake Forest, Tustin, Laguna Niguel, Aliso Viejo, Rancho Santa Margarita, San Juan Capistrano, Dana Point, Laguna Hills, North Tustin, Ladera Ranch, Laguna Beach, Laguna Woods, Coto De Caza, Foothill Ranch, Portola Hills, Trabuco Canyon, Silverado, East Irvine, El Toro, Newport Coast - **Houzz rating:** 4.7 out of 5 (13 reviews) - **Best of Houzz:** 8 awards (2013–2023), for Design, Service. ## About ### Houzz Badges - Star Houzzer - 5 Star Houzzer - Houzz Influencer - Recommended on Houzz - 50,000 Ideabook Saves - Award winning - High-end - 25 years in business Frank Pitman is an award-winning, imaginative interior designer serving Orange County, Southern California and beyond for more than 25 years with exceptionally unique and breathtaking designs. Let us bring our experience and vision to your project, whether it's a new home or a remodel. Frank is known for his space plan problem solving, his architectural woodwork design and cabinetry design, dazzling tile and stonework design, and rich custom furniture and upholstery. Frank Pitman has been featured in several of the Orange County Philharmonic Society's annual House of Design tours, and six time winner of the ASID Orange County platinum award for excellence in interior design. Frank received his degree in interior design from Brooks College in Long Beach, CA, and has been designing award-winning interiors ever since. Frank has been published in many magazines in California and nationally. ### Services Provided - Building Design - Home Remodeling - Architectural Drawings - House Plans - Home Additions - Home Extensions - Kitchen Design - Kitchen Remodeling - Energy-Efficient Homes - Floor Plans - Bathroom Design - Space Planning - Pool House Design & Construction - Drafting - Home Restoration - Historic Building Conservation - Handicap-Accessible Design - Basement Remodeling - Mudroom Design - Attic Conversion - Basement Design - Staircase Design - Deck Design - Landscape Plans - Laundry Room Design ### Areas Served - Santa Ana - Irvine - Mission Viejo - Newport Beach - Lake Forest - Tustin - Laguna Niguel - Aliso Viejo - Rancho Santa Margarita - San Juan Capistrano - Dana Point - Laguna Hills - North Tustin - Ladera Ranch - Laguna Beach - Laguna Woods - Coto De Caza - Foothill Ranch - Portola Hills - Trabuco Canyon - Silverado - East Irvine - El Toro - Newport Coast ### Typical Job Cost $50,000 - 5 million ## Business Details | Field | Value | | --- | --- | | Business Name | Frank Pitman Designs | | Address | 22086 Esplendor, Mission Viejo, California 92691, United States | | Phone | (949) 768-3943 | | Website | https://frankpitmandesignsca.com | | License Number | CID \#2327 | | Followers on Houzz | 408 | **Social profiles:** - Facebook — https://www.facebook.com/Frank-Pitman-Designs-130432533978/ - Blog — http://frankpitmandesigns.com/interior-design-south-orange-county-blog.html ## Contact - **Houzz profile:** [Frank Pitman Designs](https://www.houzz.com/professionals/architects-and-building-designers/frank-pitman-designs-pfvwus-pf~939701887) - **Website:** https://frankpitmandesignsca.com - **Phone:** (949) 768-3943 ## Credentials **Certifications & Awards** - Frank is an Allied Member of the American Society of Interior Designers (ASID) with six ASID platinum awards for design excellence, and is certified by the California Council for Interior Design Certification. - **Best of Houzz:** 8 awards (2013–2023), for Design, Service. ## Reviews **Overall rating: 4.7 out of 5 — 13 reviews** ### Reviews **★★★★★ — Dan Ausman, Sept. 2017** > We selected Frank after seeing his work at the Strand Philharmonic Design House . We renovated our 5,000 square foot Laguna Niguel home down to the studs and engaged Frank to completely design the home. He spent time understanding our tastes, color palate, and style. He worked very closely with our contractor and hand sketched every room in the house to show furniture placement and cabinet design. He selected everything and presented it to us, including all cabinet hardware, cabinet stain color, stone/tile throughout the house, mirrors/pictures, accessories, drapery, carpets, lighting, etc. It took 2 days for him to completely install all the above furnishings. On the day of the "reveal" my wife and I were completely blown away. To say it exceeded our expectations would be an understatement. Frank is the most spectacular designer we have ever met. He nailed it for us and we cannot say enough about how much we appreciated him and the final outcome. We recommend him extremely highly!!!!! **★★★★★ — Pearlworksinc, Jan. 2016** > Frank is one of the top Designers in Southern California; his flair for bringing the old world and new world designs together are Exceptional. We have been fortunate that Frank chooses to use many of our Pearlworks parts in his designs. We look forward to a lasting relationship with such a great pioneer of his time! We thank him for making our parts SHINE! **★★★★★ — Pacific Coast Custom Design, Nov. 2015** > Frank is the most artistic, talented and imaginative man I have ever met. He is professional, engaging and a wonderful listener. His proposals are absolute perfection and his sense of style is even beyond that. I couldn't recommend anyone more highly. Frank is absolutely delightful and his work is perfection. **★★★★★ — bbogh, Oct. 2015** > We have been working with Frank for about a year and have found him and his work to be very professional. His knowledge and experience really make working with him fun. He does a great job listening to what we are looking for and remembers the little things we have asked for along the way. Frank always offers choices just to make sure we love what we pick. He has a great relationship with our contractor and responds quickly to questions. HIs fees are right in line with the industry and his relationship with the trades make it so easy. He did a great job in our remodel and easily incorporated the new construction into the existing design. Everywhere we go, everyone knows and respects Frank! I would recommend him to anyone! **★★★★★ — Gina Vertucci, Oct. 2015** > I knew Frank Pitman would be my designer from the moment he walked in my home. He is lively and charismatic and really listened to my thoughts and ideas. He was extremely professional, fun, prompt and always prepared. His design exceeded my expectation so much so that I've used him for several more projects! He is currently working on a master bathroom and closet and I can't wait to see where his creativity takes him! I'm so grateful I found this wonderful man! **★ — schwtz71, Sept. 2014** > He asked for $2K up front. Said he could my design for that amount. But spent most of it without asking for my approval within two weeks. And I doubt he even did half of what he charged me for. I fired him and only got back ~$300. The cost to complete my project would have cost me far more than what was left ($~300) It's a bait and switch as far I am concerned. A big waste of money. Plus his recommendations were SO far off what I wanted it was ridiculous. **Comment from Frank Pitman Designs:** > Reply to a review by Schwtz71 > > The client hired our firm to design her living /dining area after an initial consultation that was free of charge. Although I advised her to continue interviewing other designers that were already scheduled, she insisted on moving forward with us. We agreed to cap our design fees for the areas at $2000.00, which for 25 years has been our minimum deposit to start any project, based on an hourly fee of $150.00 per hour. The project was very small, with a very small budget, so we offered a cap on her design fees, not to exceed $2000.00. Purchases through Frank Pitman Designs, had any been made, would reflect a 35% commission over the net cost of furniture, etc., but there was no obligation whatsoever to purchase anything. This is a very easy, open ended, generous contract, with no obligation to purchase through us. At no time did anyone at Frank Pitman Designs ever allude to, mention, or attempt in any way, to charge her any more than the agreed upon $2000.00 for our services. The client had no basis to speculate that we would have dishonored our contract in future services. > > Our records indicate that on the initial designs alone we had given the project at least twice the amount of time than the 11 hours we billed for. > > Upon design consultation, the client described her preferred style and color scheme to be "contemporary, light, airy, beach themed, with light colors of off-whites, blues and greens with a compliment of yellow." We then presented two separate floor-plan options, each with drawings and elevations, and furniture selections within that genre. We procured bids for custom built-in options, and options of different fabric combinations were also presented. We created an eclectic mix of furniture, from medium toned sun-washed wood finishes and fabrics in colors that she herself described. The same would have been presented by the vast majority of any qualified designers given the design direction and description by the client. > > She rejected the entire design and options, preferring to go more modern, and presented to us pictures of things that she liked including chrome and black wall units and mirrored chests from Sears and Walmart. We honored our agreement and moved forward creating re-selections, still honoring the $2,000 cap on fees. > > Since I was getting conflicting design direction, I invited her for a day of shopping at wholesale showrooms and beginning price-point furniture stores so she could identify the styles that were appealing to her. We found what she repeatedly exclaimed to be the "Sofa of her dreams" at a wholesale manufacturer that is not open to the public. The sofa was only shipped as a chair and sofa set, and the vendor would not break up the set. She asked that I continue to negotiate with them, which I did for days until I was able to procure on her behalf, the sofa only, at the wholesale price. (She is not aware of this because she ended our relationship while these negotiations were in progress). > > Also on our shopping day with the client for re-selections, we put together an entire furniture package with options from an affordable furniture retailer. They were having a sale, and the pricing was amazing. By doing so, Frank Pitman Designs was knowingly forfeiting all opportunities to earn commissions for furnishings but was happy to do so to help the client get what she wanted, at the price she wanted to pay for them. At the end of our day together she thanked me for my expertise and knowledge for navigating all the sources and helping her to make decisions. > > Shortly after our shopping day, she fired us. The only reason she gave was that the budget was way too high. She asked for a refund of any remaining fees not yet used. > She then started working directly with the furniture store consultant that I introduced her to. The same store where we found all of the furniture that she liked. The store designer also measured her space (after we had done so), drew floor plans (after we had done so), and presented her with options including those that were made with us while she was still working with Frank Pitman Designs. > > She never ordered nor approved anything that they presented. She claims in her review that I wasted her time, and that I was so far off what she wanted that it was "ridiculous." This remark is inconsistent with the fact that while shopping with her there were many pieces she expressed a liking for, including items which, after "firing" us, she went back to the store to further negotiate for. Given that she had this much further interest in those items, items which I had helped her find, these facts are wholly inconsistent with her remark that I had "wasted her time." > > She also "doubts" I spent half of the actual hours she paid for. She was billed for 11 hours. We spent 5 hours at the furniture showrooms alone, not to mention the time spent taking meticulous measurements and reference photos at her home, creating her client box for her files and samples, shopping for furniture to fit in the spaces, shopping for fabrics to complement, ordering and managing samples, drawing scale floor-plans and elevations, and procuring pricing and bids. > > Now, we are forced to spend more valuable time defending ourselves in a public forum against these meritless accusations. Our services were textbook spot on, and professional. It is our opinion that our professional reputation has been injured without just cause every time anyone has seen her review. > > In the end we had spent far more hours at her home, in the design studio, and in the field, than what we billed for. The remarks in her review are inconsistent with the facts of the services we performed, our diligent efforts to satisfy, and the compliments she gave in person regarding the final selections. **★★★★★ — California Cushion & Carpet, June 2013** > We have worked with Frank for many years and find him very professional. Frank has a incredible concept of design and we love working with him. We would recommend Frank Pitman Designs to anyone one! **★★★★★ — pbrown60, Dec. 2012** > I had a very good experience with Frank Pitman Designs. I am very happy with the design and layout of my kitchen and bathrooms. He listened to what I wanted and did not try to talk me into anything beyond my budget or wishes. He was clear and concise in communicating with me and discussed how the project would progress in a clear and efficient manner. No surprises and no oops we forgot to consider that. Excellent attention to detail. > > I would highly recommend him to anyone. **★★★★★ — Shirley Reed, Dec. 2012** > Frank Pitman is brilliant, a true creative genius! We put our trust in Frank Pitman Designs and they delivered. The bathroom design created for our home exceeded all our expectations and is simply spectacular. What a transformation! They kept us informed throughout the process, stayed on schedule and very close to budget. I can't wait to work with them again on our kitchen! **★★★★★ — rwlott, Nov. 2012** > Frank Pitman designs is professional in approach and execution.Their ideas are current and they are knowledgable about many issues that are involved in completing a project.They listen to your personal wishes and include them in the project.They are also able to give you alternatives.I have worked with a number of designers over the years and can readily recognize talent. **★★★★★ — jra7750, Nov. 2012** > Frank Pitman is amazing! He has a wonderful eye for detail, and really listens to the clients likes and dislikes. He worked really well with the things we already had, antiques, keepsakes etc., that we wanted to keep, and incorporated them beautifully into the master plan. Highest recommendation! **★★★★★ — Lisa Victoria, Nov. 2012** > I have been a client of Frank Pitman Designs for many years, and wholeheartedly recommend them to anyone seeking a qualified, talented team, capable of providing you with exciting solutions to all your design endeavors. ## Selected projects - [Coastal Kitchen and Breakfast Room](https://www.houzz.com/hznb/projects/coastal-kitchen-and-breakfast-room-pj-vj~789416) - Location: Not specified - Photos: 5 - [kitchen](https://www.houzz.com/hznb/projects/kitchen-pj-vj~132834) - Location: Not specified - Photos: 3 - [penthouse](https://www.houzz.com/hznb/projects/penthouse-pj-vj~124185) - Location: Not specified - Photos: 6 - [Teen's Glam Suite / Dance Rehearsal Studio](https://www.houzz.com/hznb/projects/teen-s-glam-suite-dance-rehearsal-studio-pj-vj~128377) - Location: Not specified - Photos: 9 - Description: In 2011 a family in Coto de Caza were renovating an apartment above their garage for their daughter who was in her late teens. She was an accomplished dance student, and her parents wanted her and her friends to have a place to practice, and for sleepovers. The girls asked for a heavily 'Glam' look in hot pinks, while her parents preferred traditional motifs. We then created this mix of traditional forms, covered in contemporary glam finishes. We designed it with kitchenette including cooktop, a… - [media room](https://www.houzz.com/hznb/projects/media-room-pj-vj~130359) - Location: Not specified - Photos: 7 - [master bathroom](https://www.houzz.com/hznb/projects/master-bathroom-pj-vj~159138) - Location: Not specified - Photos: 3 - [California Ranch Home](https://www.houzz.com/hznb/projects/california-ranch-home-pj-vj~130733) - Location: Not specified - Photos: 11 - [Living Room](https://www.houzz.com/hznb/projects/living-room-pj-vj~128521) - Location: Not specified - Photos: 4 [See all 8 projects](https://www.houzz.com/professionals/architects-and-building-designers/frank-pitman-designs-pfvwus-pf~939701887) ## Ideabooks - [family room 2](https://www.houzz.com/ideabooks/5602007/list/family-room-2) — 7 ideas - [bedroom](https://www.houzz.com/ideabooks/5599702/list/bedroom) — 5 ideas - [Theater 2](https://www.houzz.com/ideabooks/5599242/list/theater-2) — 4 ideas - [glam studio](https://www.houzz.com/ideabooks/5530300/list/glam-studio) — 8 ideas - [theater](https://www.houzz.com/ideabooks/5598612/list/theater) — 4 ideas - [family room](https://www.houzz.com/ideabooks/5597809/list/family-room) — 7 ideas - [Billiard room](https://www.houzz.com/ideabooks/5597418/list/billiard-room) — 4 ideas - [penthouse](https://www.houzz.com/ideabooks/5532029/list/penthouse) — 6 ideas - [kitchens](https://www.houzz.com/ideabooks/5573155/list/kitchens) — 21 ideas - [bathrooms](https://www.houzz.com/ideabooks/5572667/list/bathrooms) — 18 ideas [See all 10 ideabooks](https://www.houzz.com/ideabooks/users/frankpitmandesigns) ## Community Q&A **Q: is the settee a piece of furniture? what is the manufacturer?** *(in Photo Questions)* A: Hello, I'm so glad you like the breakfast settee. It is a custom piece, made specifically to fit the space. The piece is still available, or I can have my upholsterer create one to fit your project specifically as well, with your choice of fabric. There may be crate/shipping charges depending on your location. We're in Orange County, CA. **Q: kitchen dimensions and rattan chairs in eating area** *(in Photo Questions)* Hi there. I love what you designed in this home. I have two questions. First, what were the kitchen dimensions wall to wall...Before cabinets? And where did you purchase the 3 rattan chairs? Or can you point me in the direction of similar chairs? Thx so much. A: Hello, We're so glad you like this kitchen. We've been awarded for it by our guild, the American Society of Interior Designers. The overall width of the kitchen was 19',8" before cabinets. May I ask what part of the country you are in? I can then get a complete cost estimate on the rattan chairs you mentioned. Here's a photo just to be sure these are the chairs you are interested in. Thanks again. **Q: Dining Room** *(in Photo Questions)* Love this dining room. The chandelier and rug are gorgeous. A: Well thank you! I'm glad you like it. **Q: Ceiling Medallion and Chandelier** *(in Photo Questions)* Hello, In process of designing a beach front home and would love to incorporate elements like the chandelier and ceiling medallion. What is the manufacturer name? A: Hi. The Chandelier is by Currey. It's called the "Silvio." It's discontinued, however we can have our own people produce a similar look for you in custom chandeliers, pendants, flush-mounds, etc. We had the medallion made by our own people specifically for this project to compliment the chandelier. It is possible for us to have another medallion made as well, if you like. Ordinarily the chandelier comes with a plain metal medallion. **Q: Love this light!** *(in Photo Questions)* Where can I find this light fixture? A: Hello Scarlet, I'm so glad you like this fixture. When we acquired this one for our design client, we were informed that it was one of the remaining few of this exact model in existence, however our experts are looking for another right away, in hopes that we might offer one to you. **Q: Info on drapes please** *(in Photo Questions)* Please tell me about these drapes and where they can be purchased. Love them! A: Thank you Deb, we're glad you like this window treatment. The custom sized bamboo valances are entirely our own creation and we'd be happy to create some to fit your needs. The fabric panels are "Oh So Good" in white-silver, double-layered. Let us know what your needs are and we'll put together a materials information and pricing package for you to fit your project. --- *Source: Houzz professional profile. Reflects the profile as of 2026-09-01.*