Initial Consultation

Our initial consultation is free.

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:

Architectural Style
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.

Your Budget
How much do you want to spend on your new house or addition/alteration?

Designer Involvement
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 stage.

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.

Working Drawings

This stage is split into two stages

Developed Design
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 required.

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.

Completed 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.

Resource Consents

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

Completed 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.


Tendering requires 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 as well.

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 consent.

Contract Administration

The contractor or other project manager will manage the build and organizing sub-contractors.

I can offer the service of contract administration.

I will:
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

© Rochelle Dennis - Kapiti Architectural Design Ltd