Building Consultants You Will Need
…and what they do - part one
Confused about the array of building professionals that are involved in the design and construction process of your new home or development?
Don't worry, you're not the only one. One of the most common questions our clients ask is what consultants do I need and when? Read on to find a list of consultants that may be required during your project and what they do.
1. building designer / architect
You will want to get your architect or building designer on board early in order to streamline the process ahead. They will also assess and indicate which consultants you will require on your particular project and when. Many people think that designers are only responsible for designing the buildings. The truth is outside of design, they will also assist in getting the appropriate permits, liaising and coordinating the other consultants, tendering to builders, budgeting and administrating your contract during construction if required.
A good designer will be invaluable to you as not only will they add value through great design, but also guide you through the process and pitfalls of your project.
2. land surveyor
You will need a land surveyor at the outset of your project to produce a site features and levels survey as well as a title re-establishment plan.
In other words, a land surveyor will make a time to visit your property and analyse the site levels, establish the boundary locations and note any features (on the property and neighbouring properties) such as trees, authority assets, location of crossovers and existing buildings. All this information will be translated into a notated plan which can be handed to your BD/architect for them to work off.
This survey is vital to your architect as it will impact on various elements of the design. For example, the survey plan may pick up a particular native species tree which must have a protection zone around it - thus affecting the layout of your building.
Similarly, it could also pick up that there are habitable windows on the neighbouring property facing the shared boundary. Your architect would then need to take into account the potential overshadowing or overlooking the new design would create.
Finally, for development projects, your land surveyor will produce the plan of subdivision if there are multiple units on a block.
3. arborist
An arborist is engaged with the selection, planting and care of trees and plants. They should not be confused with Landscape Architects who are design based.
Often an arborist is called upon to write a report on the species and condition of specific trees on a site as part of a council planning application. They may also give a recommendation to council as to whether certain trees should be retained or removed. Similarly they can determine the extent of tree protection zones around existing trees which may affect design layouts and construction works.
4. landscape architect
Landscape architects are responsible for - you guessed it - the design of landscaping elements to your home or development. We love landscape architects and what they do because good greenspace design is just as important as interior design.
Beautiful and appropriate landscaping can help to enhance the architectural design and sit together to create a cohesive, wholesome final product which enhances the quality of your life.
In the case of your new home, they would produce a plan with numbers and species of proposed planting, gardens beds, water features, pathways etc. For a development project, a landscape design is often a requirement of council as part of the town planning process. A Landscape architect would know exactly what council's conditions are for the planting of outdoor spaces and produce designs accordingly.
5. private town planner
Often if undergoing a complicated development (multi-units), a private town planner can assist in saving time and reducing costs to achieve your planning permit.
They will bring their expertise in the field of planning regulations and council neighbourhood character requirements. Working together with your Designer, a private planner will ensure a much higher chance of success at getting your application approved by council.
6. traffic engineer
A traffic engineer can be called upon to assess the traffic and parking implications on your project if required. They will work with your designer to develop cost-effective and practical solutions to transport outcomes.
For example, we recently had a project where a traffic engineer was engaged to assess the turning circle of a vehicle coming into our proposed garage from a laneway. The allocated space was determined to be too small and therefore the floorplan was altered slightly to ensure ease of access for future vehicles.
7. quantity surveyor
Ah… Quantity Surveyors. They advise, estimate, and monitor construction costs from the feasibility stage, to design, to completion of construction.
A QS brings that extra level of certainty to any budget and gives you the confidence to go ahead with your plans.
Often your architect will recommend getting a quantity surveyor on board early to help give a more accurate estimate of cost of works based on a particular design. This cost estimate is called a Bill of Quantities and is broken down into labour and materials for each stage of the construction. They may also advise on the most economical way of achieving their requirements.
During construction, they can be called upon to fairly value progress payment claims and changes to design or quantities. Even after construction, they can prepare a depreciation schedule to assist your accountant if the project is a development.
Your mind is probably reeling now with all the different professions out there required to work on your project, and this a good thing! The more aware you are jumping into any project, the more likely it is to succeed or run smoothly.
Time for a cuppa break.. or keep reading! In the next post we will look at some of the consultants you will need during the working
drawings/building permit stage leading up to construction.
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