Our initial consultation
At our first meeting
we will go over your project brief.
Once I have an understanding
of the scale and scope of your project I will then provide you with
a written fee proposal and agreement which is broken down into stages.
I can also advise
if any other consultants are necessary for your project and obtain fee
proposals for you.
Some things for you
to consider before our meeting are:
You may have an architectural style or styles you really like or some
photos or magazine cutouts of features you like.
I will bring together your layout at design stage but at the initial
consultation it is helpful to know how you intend to live in the house.
i.e. do you like open plan living or separate lounges or media rooms.
Do you want a garage with extra storage, how many bedrooms/bathrooms
would you like, what are your future plans for the house.
I always look at the site for the proposed house or the existing house
if it is an addition/alteration. Things we are looking for are the relationship
between your property and neighbouring properties, sun, wind direction,
contours of the land and outlook.
It is a good idea to consider timeframes for your project.
How much do you want to spend on your new house or addition/alteration?
Many clients have a friendly builder or other contractor they want to
use. Thatís ok but if you donít then I can help you through the tendering
process to obtain quotes and form a agreement with a contractor.
For more information click on the consumer build link below.
Preliminary Concept Plans
At this stage I will
visit the site and taking measurements and photos as necessary. I will
investigate council records for existing drawings (if an alteration/addition),
easements, zoning rules etc.
Site levels may be
required which will require the engagement of a land surveyor.
I then get creative
and develop a preliminary design taking into account your requirements,
orientation, site constraints, district plan requirements, the sites
relationship to the surrounding area.
The design will be
presented as a floor plan and elevations. A 3D sketch can be prepared
if necessary to illustrate the design.
I encourage my clients
at this stage to engage an independent quantity surveyor to gain an
indication for the cost of building the project.
Once the client is
happy with the design and the indicative cost to build the project they
will sign off the design and we will proceed to the developed design
At this stage you
may wish to engage an interior designer/colour consultant and/or a landscape
designer. I work with several professionals in these areas and am happy
to arrange a meeting and quote.
This stage is split
into two stages
The first is developed design. At this stage I develop the design to
include more information, detailed floor plans, elevations, cross sections
and some structural detailed plans.
We will work together
step by step choosing cladding materials, flooring, window and door
joinery, heating, interior fittings and fixtures and linings etc.
Once this is complete
we can get a fuller picture of whether any structural engineering is
Should any other
consultants be needed I will have the initial consultation and the consultant
will supply the client with a fee proposal and agreement form.
Plans and Specifications
The second stage
is while working alongside the other consultants (if required) I will
complete the working drawings and specifications.
I pride myself on
complete clear documentation. This is lessens the stress for the client,
myself, the local authority (council) and the builder.
While I endeavour
to design within the rules laid out in the district plan sometimes it
is unavoidable to fall outside what is allowed.
In this case a resource consent will be required.
I am happy to arrange quotes from either Landlink or Cuttriss Consultants
Documentation and Building Consent Application
Once the documentation
is complete I will then apply for building consent on your behalf. This
includes collating all the required information, having a sit down face
to face meeting with the council and answering any queries they have
until the time they issue the building consent.
You will be issued
with a set of documentation which you can then obtain quotations from
contractors if you wish to do this yourself.
Otherwise I can arrange
tendering on your behalf.
preparation of documentation setting out what is to be priced and calling
for tenderers. During the allocated tendering time I will answer queries
and issue variation notices as necessary.
Once all the tenders
have arrived I will analyse them and give you a chance to make a decision.
This can be compared against the quantity surveyors initial costings
I will then co-ordinate
the signing of the contractural documents between the successful contractor
and the client.
Note: some clients
may wish to go through the tendering process before applying for building
The contractor or
other project manager will manage the build and organizing sub-contractors.
I can offer the service
of contract administration.
Arrange site meetings and take minutes
Give progress updates
Answer contract queries and resolve any issues that arise during construction
Issue variation orders Ė making cost adjustments as necessary
Assess progress claims from the builder and issue certificates to the
owner for payment
Issue the practical completion certificate