SERVICES

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.

In all residential building projects there are 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 planning 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, or other local governing body guidelines. This would form part of a development application to council.

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.

These services are available as fixed price or on an hourly basis.

Dealing with various consultants can be distracting and confusing. Structural engineers are typically required to provide drawings for building approval. These will be co-ordinated 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.

Project Management services are also available which is an extension to the before mentioned service. This relates to on-site co-ordination of trades and material delivery, and clarification/interpretation of the plans and reports.

These services are charged on an hourly basis.

The range of assistance offered by Brisbane Design Service can include all of the before mentioned services, as well as additional services 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.

  Filing systems and methods are available as a package. Further assistance throughout the course of the job is available on an hourly basis. Please refer to the fee schedule for more information.

• Quantities and Estimation

  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, which gives the owner an opportunity to be able to anticipate potential cost savings over the construction, by showing the breakdown of the prices by category according to trade/building element.

  These services are available on hourly basis

• Council correspondence

  Where council may require information regarding the project that may not be familiar with the owner, assistance is available to conduct correspondence on the client’s behalf. Such things may include responses to Council planning policies and laws (in a DA), or general research into a property’s development potential, 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, supplier’s agents and sub-contractors.

  On site supervision from industry professionals.

  Supervision 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 the public because they don’t know what to look for. It’s your project, see to it you get the quality you expect!

  Sub-contractors that are known to Brisdesign as providers of quality service and regarded as reliable can be contacted to arrange a price for the client. Only those that have had experience with us previously will be invited on our behalf. This can translate into a saving to the owner, and a quality result.

  Site meetings can be arranged on an hourly basis.