The Client Brief contains important information for you to assess likely building costs and provides us with detailed information on what you want in your renovation or new development. We ask that you fill out the Client Brief and return it to us so we can provide you with an accurate fee proposal for our services.
We also recommend you review the Plans & Approvals Flowchart and the Building Process Flowchart so that you can familiarise yourself with the process.
A guide to our likely fees is included within the Client Brief. Once you have returned the Client Brief to us, we will assess the information you have supplied and prepare a fee proposal for your approval prior to commencement.
The site meeting is our opportunity to discuss the Client Brief with you as well as your goals and expectations. We can also give you an indication of the sites strengths and weaknesses, and provide guidance on approval authority rules and expectations. We view any existing buildings, complete a site measure & a photographic survey. This information (in conjunction with a surveyor’s contour plan) is used to produce a digital model of the existing building, and forms the basis for the concept design.
A concept floor plan is produced first, outlining rooms and spaces. The concept design incorporates information gathered at the site meeting, and it is illustrated clearly so that you can see the end result. You are invited to mark up changes at this stage before the final design is completed.
We will complete the final design drawings and present them to you in colour. We provide floor plans, external elevations and perspectives of what the building will look like.
This is the final opportunity to request changes, after this stage any further changes may attract an additional fee. Once you have signed off the drawings, we will prepare the drawings to DA or CDC standard for authority approval. We can also provide additional supporting documentation (like photomontages or 3D images) on request for an additional fee.
A Complying Development Certificate (CDC) is a simple approval process for developments that ‘comply’ with the requirements set out in a state-wide development code. Documentation requirements are similar to those for a DA/CC approval with council, though less supporting documentation is required which makes this approval process cheaper and quicker (approval within 10 days).
A CDC application can be made either to local council, or a private certifier.
The approval process under the state code is however not as flexible as a DA, and if all the requirements cannot be strictly met, the application will need to be submitted to council for a Development Application.
The Development Application is a comprehensive set of documents for the purpose of gaining Development Consent from Council.
This includes drawings and other written justification that illustrates to Council WHAT your proposed building work is. It should comply with the various Councils planning controls including the Local Environment Plan (LEP) and Development Control Plans (DCP’s) etc. Designs that do not comply with all the provisions of the DCP’s may still obtain Development Consent, however these approvals often take longer as additional information is generally required to satisfy Council that the proposal will not adversely affect neighbouring properties. These documents are lodged with Council with an application fee.
If successful, you will receive Development Consent from Council, however this is NOT an approval to start construction. To commence construction you require a Construction Certificate.
The Construction Certificate application is a more detailed set of drawings that indicate HOW your building work will be constructed. This includes detailed drawings and other documentation (e.g. structural engineers’ drawings) that adequately illustrate how the building will be constructed, and that it will be completed in accordance with the National Construction Code (NCC). This standard of documentation is the starting point that is suitable for a licensed builder to quote on & construct your building work from.
Again, the Construction Certificate application has an associated fee, and if successful, you will receive a Construction Certificate. This can be obtained from Council or a private certifier and this IS your approval to start construction, however, depending on the type of project, it is likely you will also require some additional services.
Often additional drawing information and specifications are required to accurately illustrate the architects’ intentions (basically to ensure each builder is quoting “apples for apples”). We can control the tender documentation and management process for you, which can also include advice on contracts.
On more complex projects (either by size, or architectural detail), we often recommend construction documentation. This level of documentation is the most detailed and ensures that, if you have an eye for detail, that you get exactly what you want.
Do you want internal elevations of your en suite showing the tiling layout, location of the bath, bath spout and mixer? Do you want details of the location of all light fittings, power outlets, light switches & ceiling fans? Does the building contain tricky building details you want to ensure are built properly, like a box gutter or basement wall? If the answer is yes, then Construction Documentation is for you.
Tender Documentation is usually a process suited to larger scale/cost projects, where we can formally issue your construction project to various builders, with a clear brief on the scope of work. What this means is that you get quotes from your preferred builders in a competitive environment, and you can ensure that all quotes are for the same scope of works, and level of finish.
Contract Administration is the assessment and approval of the builder’s progress claims and variations, responding to the builders’ requests for information and completing progress inspections in accordance with the building contract. It will ensure that the builder is only getting paid for the work that is completed, and that all work is inspected, fit for purpose and of an acceptable standard. Contract Administration is a way to ensure the contract is complied with, and that it results in a fair & reasonable outcome between owner & builder.
If you have any questions feel free to contact us on 1300 131 270.