19 Jan The complete guide to the development process – Part 2 of 2
The following post and video is part 2 (See Part 1 here) of our recent interview with Property investment gurus OnProperty who were keen to give their readers an easy to understand rundown on the design and development process.
Lucky you. Your development application (DA) went through council without a hitch. Not unheard of but I wouldn’t say this was the norm either. Now you have your approval it’s time to add that extra level of detail so you can get your construction certificate (CC), have builders price the job and commence construction.
STAGE 5 – CONSTRUCTION DOCUMENTATION
At this stage you have a council approved set of drawings which enables the architect to commence the detailed level of documentation required to get your building constructed. This may also involve incorporating some council conditions that were part of your DA approval. This stage may take a period of weeks but on anything more than a simple job will usually take at least a couple of months depending on the complexity of the job. As well as the drawings there will also likely be a number of schedules produced which outline the finishes, fittings and equipment (FF&E) that will be included in the project. Additional consultants will also be required to provide further detail to the architectural drawings. The most obvious being the structural engineer.
Once completed these documents will form the basis of the mandatory requirement for a construction certificate (CC). The CC (to be signed off by council or a private certifier) ensures that the construction documents are consistent with the DA approval (i.e you havn’t tried to add another floor to your house without council noticing) and that they are generally in compliance with the various Australian Standards and Building Codes. Without this you are not allowed to build.
STAGE 6 – TENDER STAGE
Your architect has now produced a set of documents that will allow you and your architect to have (ideally three) builders price the job. Once builders have responded with their prices your architect is in a position to assist you with making a decision on who may be most suitable. There is usually some negotiation involved with the preferred builder before signing a contract. The type of contract to be used is a subject for another blog post but there are typically two types. Lump Sum contracts and Cost Plus contracts.
STAGE 7 – CONSTRUCTION STAGE
Nice one. You have found a builder! It is usually preferable that the architect remain involved in some capacity for the duration of the build. This ensures that tabs can be kept on cost, quality and timing. Practical completion signals the substantial completion of works and the start of the defects liability period which involves the builder rectifying any defects identified by the architect. An occupation certificate will be required from the PCA and then a final certificate issued by the architect once all defects have been rectified. Then all you have to do is move in and enjoy your new home.
While the architect can be involved on an ad hoc basis through this construction stage it is advisable to engage them for this stage as the contract administrator. This ensures the best outcome for you.
That is the gist of the process. I have kept it as simple as possible and hopefully the video fills in any gaps. However, feel free to get in touch with any questions you may have. Always happy to talk…and drink coffee.
P.S In the meantime download one of our FREE guides to help you get started on your new project