MOB 0411 020 070
QBSA Licence 1065344
ABN 38 529 810 202
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MOB 0411 020 070 |
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Policy Sections:
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The extent of services available to the owner builder, or for that matter people dealing with builders, is broad enough to meet most hurdles and pitfalls encountered by the home owner. Our aim is to value add to the end result by reducing the costs incurred by people undertaking the project. In some instances this may result in a reduction in costs of up to 20%. This translates into a saving of $50,000 on a $250,000 project. In essence, all the services offered by architects and builders can be dealt with under the one banner, and excessive margins and fee scales can be avoided, resulting in a timely and quality job. Brisbane Design Service knows the answers you didn’t think you needed. The addition that can be made to your home is reassurance, peace of mind, and quality. Residential Design The design service offered covers the process of meeting with the client in initial interviews to discuss the brief of the project. This will establish the general parameters, which will form the basis of the design solution. The needs of the clients will be documented for future reference during the design process. A site evaluation will be conducted, addressing site specific issues such as aspect and orientation, topography, and existing services e.g water, power. Concept drawings are undertaken for presentation to the client. These will typically involve floor plans and elevations. In some cases, a model may be presented to give the client a 3d representation of the proposal. Once the final design is approved, a set of working drawings including details will be presented. These will enable the project to be costed for construction. Council Liaison In all residential building projects there is involved council and regulatory authorities with which to correspond with. Many projects involve town planning (development application) reports that respond to guidelines set out in the Brisbane City Plan. Town planing reports can be provided to address these requirements as part of the design process. Property descriptions and council services information can be sought for background reports on the potential of the development of the site. Building applications are a requirement of all considerable residential developments. Drawing sets and appropriate application forms are collated and presented to a building certifier for approval to build. Any further requirements for approval are addressed and finalised until approval is granted. Property subdivision can be arranged as part of the service package, should the property be applicable for subdivision under the guidelines of the Brisbane City Plan. This would form part of a development application to council. Drafting Should the client already have a design concept and only need the working drawings to be produced, a package could be provided that would bring the drawings up to a stage that would enable the client to obtain a costing from a builder. These drawings would also be suitable to be lodged for Building Application. Specifications may be provided that essentially improves the tender package for builders. Items are specified so that there is no confusion on the builders part on types of materials and finishes each part of the project will receive. This helps in reducing potential for conflict on finishes or materials that the client desired at the planning stage of the project. This can be an important document of the tender package. Consultant Co-ordination Dealing with various consultants can be distracting and confusing. Structural engineers are typically required to provide drawings for building approval. These will be coordinated with architectural drawings so both relate accordingly and are updated as architectural drawings are changed. Site inspections will also be required at times by the engineer. These can be organised as required according to the progress of the job. Further consultants that may be used through the course of the project include hydraulic engineers, surveyors and landscape architects. The coordination of all of these entities will determine the speed of the job to a certain extent. Owner Builders For owner builders, the range of assistance can include all of the before mentioned services, as well as additional services as listed below: Administrative assistance An accurate and regularly updated set of files goes along way to aiding the client in the efficient project administration of the job. Details of subcontractors, costs, retentions, claims, invoices, material orders, consultants, and correspondence advice are contained in such documents. All of this information is important to maintaining a high level of cost and quality control. This type of assistance is available on an hourly basis. Measuring and quantifying materials Should any circumstance arrive where quantities are needed prior to ordering materials, vital assistance may be required to ensure enough material is ordered, taking into account extraordinary detail work or allowances for waste etc. When quantities are not accurate, one of two things will happen. Trades are ultimately held up when they run out and may end up with nothing to do until the extra material arrives. This increases labour costs and extends the project time frame. Alternatively, if the quantity is too much than needed, this represents an increase in supply costs as many suppliers will not give credit on return of surplus material. As well, surplus material on site adds to job site clutter and poses an increased work place safety threat. Industry experts with years of on-site experience in the quantifying of materials and co-ordinating delivery are available on an hourly basis. Initial budget estimates are also available. This would entail a typical costing as done by a builder, with industry allowances and rates. This will provide take offs of materials for ordering quantities and the opportunity to be able to anticipate potential cost savings over the construction. A fixed fee quote can be arranged for such services. Council correspondence Where council may require information regarding the project that may not be familiar with the owner-builder, assistance is available to conduct correspondence on the client’s behalf. Such things may include responses to Council planning policies and laws, sealing of registered plans or subdivisions, or meetings with town planning staff. Other consultants can also be engaged on behalf of the client where the client is unwilling or unable to engage the consultant. These include consultants such as hydraulic engineers, structural engineers, surveyors, architects, suppliers agents and sub-contractors. Defects reports/Inspections Should the owner-builder be at the end of a job and has retentions on the final sub trades such as painters or tilers, a defect report can be arranged highlighting rectification work required before issue of final payments. A comprehensive report will ensure the job is correctly finished. Inspections from experts means that sub-contractors will not be able to ‘pull the wool over your eyes’. Short cuts that are taken by sub-contractors can be easily identified, and variations to the original quote could be reduced or avoided all together. Too many times the general trade industry delivers sub-standard work to owner-builders because they don’t know what to look for. It’s your house, see to it you get the quality you expect! Reports are available for a fixed fee. > View a portfolio of work completed by BDS ...
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© Brisbane Design Service, 2005. |
