New house or renovation design & plans, DA approval documentation, building contract administration

New house or renovation design & plans, DA approval documentation, building contract administration from Jansen Design

By: Jansen Design  09-Mar-2011
Keywords: Architecture, New Homes, Building Design

SERVICES We provide our consulting services in three separable parts:

1. DESIGN SERVICE a. Pre-Design: During our Pre-design meetings, our objective is to gain an understanding of your wishes, preferences and proclivities along with any specific instructions you may have, so that a Concept Design can be prepared. Preliminary data about the site and buildings is collected which together become "The Brief". b. Schematic design: Sketch drawings/plans are produced to define the general conceptual layout of the building, how it is sited and orientated, and what sorts of materials and structural systems are to be used. They are developed and modified as necessary to give expression to your instructions. Digital 3D models are used to assist the process. Preliminary building budgets are developed to keep the focus on reality.  

2. ARCHITECTURE SERVICE a. Developed Design: Once a sketch design is resolved to your satisfaction and with your approval, we then develop the preferred schematic design in detail, including appropriate drawings, and 3D computer modelling. At this stage we find and coordinate some of the other specialist consultants required for a variety of disciplines like surveying, landscape, geotechnical, structural and so on, including an independent cost expert to provide more crystallised costing advice to maintain focus on reality and viability b. Development Approvals: Where development and other approvals are required, we assist with obtaining them, preparing Development Application (DA) plans and organising and collating all other specialist reports for Council. We prepare Construction Certificate (CC) drawings and specifications and navigate and negotiate both the DA and CC through Council. Our CC drawings can be used by competent builders should a client choose to go to the next stage without our continued service.

3. CONSTRUCTION SERVICE a. Contract Documentation: Detailed working drawings, specifications and schedules are produced, to enable builders to submit competitive tenders. Other consultants work is incorporated into the tender documents, to include their construction details and materials. b. Tendering & Negotiation: The contract documents are sent to pre-qualified builders, who submit tender bids for the project. Bids received are checked to ensure they comply with the tender documents, and weighted if necessary, so you can "compare apples with apples"; we report to you with our recommendations and you choose the builder that looks right for you. If bids are above expectations, the plans are changed and/or reductions are negotiated. We prepare the building contract, help to explain what it means to you, and assist you and the builder to complete the document correctly. c. Contract Administration: We administer the construction contract and project including:- All the financial and legal management of the contract;- Inspecting and checking of the builder's work at least once a week, often more;- Checking Progress Claims against work completed, adjust them as necessary;- Issue Progress Certificates, which justify the builder's entitlement to payment and the certified value;- Control and evaluate Contract Variations (changes) and their costs in time and money;- Final selections of some materials, colours and products are made during construction in consultation with our clients; d. Post Construction: When the building is finished and ready to occupy, we issue a Certificate of Practical Completion which triggers the commencement of the Defects Liability Period. We compile a list of items which are not in accordance with the Contract (a Defects List)... and oblige the Builder to rectify them during the Defects Liability Period (usually 12 months). After the DLP has expired, and if there are no further defects, we issue a Final Certificate and the job is complete. We assist with resolution of difficulties and defects of Warranty items occurring after the Final Certificate. 


Keywords: Architect, Architectural Design, Architecture, Building Design, Design & Drafting, Drafting Services, Home Design, House Plans, New Homes, Northern Beaches, Sydney, Pittwater

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