Thread: Builders advice required - extension.

Originally Posted by solmanic

OR you could just ring an Architect and they will do it ALL for you. Contact the Vic chapter if the AIA and get some names in your area. Ring around and find someone you get on with and who LISTENS (we don't all do that one properly). Negotiate a fee for what extent of service you need, and off you go.

I know for my clients, even those requesting a limited service for a reduced fee, I will always help walk them through the process of design, certification and construction and attend to any queries regardless of whether or not they are actually paying me for every minute of my time.

Thanks, and as much as I would like to do that, I don't have the money for it. I need to keep the paid outside help to a minimum if I'm ever going to get it done. It's only a 4 x 4 metre room with 2 walls already existing from the house. Building wise it's easy, I just need advice on the cheapest way to get it legal.

Sorry if it offends, but I doubt an Architect is the cheapest way to do that. Correct me if I'm wrong - and I'm happy for you to give me an indicative cost.

Cheers.

Just a word of advice. You cannot back date a building permit once you have started, so if you start without a permit it doesn't matter how many photos etc. you take it will not help you obtain a permit retrospectively. (it is illegal and they will lose their license)
If you take your architectural plans, soil report, engineering and specifications to a private building surveyor they will only do the inspections as required on the permit, they will not step you through the build as you are supposed to be competent to do this. As owner builder you are required to apply to the building commission with a copy of title, proposed plans etc. and your completed application form with the appropriate fee. They will then issue you with an permit to build your addition as an owner builder.
Be aware a building permit is only valid for 2 years from the issue date and must be commenced within 12 months of the issue date to become valid otherwise the permit will lapse after the 12 months and you will have do the process and fees again.
Just remember when you apply for the final CofO. you will have to supply the certificates for the plumber (includes the roof) and electrician.
P.S. check the planning scheme for your site as there may be other restrictions you need to take into consideration.
P.P.S. if your addition is more than 25% of the existing residence you will also require a 6 star energy rating report which will be from $350 to $500 depending on who you use.
Hope this helps in your planning for the build.

SlowBoat, I guess Vic is different to Qld. That is exactly what my mate did and all above board. But thats why I said for Gav to make sure as there is always differences from state to state.

Gav, Slowboat has covered it very well. Here, we call the certs from each trade "form 16s" You need these from every trade (waterproofing is a trade)

As for the architect idea. They may be able to "organize" it but will not do all the paper work themselves, there fore will be engaging others like certifiers etc and will charge you accordingly.

Fair point. Yes, an Architect will cost you, but that's why I suggested contacting the local chapter of the Australian Institute of Architects as they may be able to point you in the direction of a small, sole practicioner who is willing to negotiate a lump sum fee for just what you need. If you already have to pay to get it drawn up, then a little extra and you will actually get some assistance with the design and approvals.

Fees vary depending on the size & complexity of a job, and on something as small as what you're doing it would be a nominal fee just to cover the estimated hours on the job. Whilst many Architects now charge for first visits, there are still many who will give you an hour or so inititial consultation for free. You may at least get some heads-up advice on pitfalls. You would be surprised how many times I have attended these types of tyre-kicker meetings only to find that the client is completely missing a golden design opportunity that they otherwise would have no idea about. Also there are times when I have met with potential clients who are proposing to do something flat out illegal and have no idea (building on sites with vegetation protection orders, heritage restrictions and so forth).

Uninformed is correct in saying that Architect's don't DO it all, but they do organise it all. And yes, the Architect's fee is then placed on top of the other, compulsory engineering & certification fees. But as far as doing the necessary paperwork, about the only paperwork my clients have to do is signing a letter authorising me to act on their behalf with the council and certifier.

It's a lot like lawyers. Yes, if you've got the time to do your own research you can self-represent, but you might find yourself in a huge mess. And I guarantee, all the dodgy builder stories on ACA & Today Tonight are people who just went straight to a builder with no professional assistance.

I'm just sorry I'm to far away from you to help out more meaningfully.

Originally Posted by solmanic

...It's a lot like lawyers. Yes, if you've got the time to do your own research you can self-represent, but you might find yourself in a huge mess. And I guarantee, all the dodgy builder stories on ACA & Today Tonight are people who just went straight to a DODGY builder with no professional assistance.

I'm just sorry I'm to far away from you to help out more meaningfully.

Fixed it for you,

From a planning point of view. Decide what you want and get plans drawn. You will need a soil test to work out the depth needed for stumps etc. I assume as you are doing it all yourself it is a lightweight construction such as a metal roof and weatherboards or similar. Get the soil test done before the plans are drawn and have the sub floor design done to suit the outcome of the soil test.
If the building is not close to a boundary then the height should not be a problem.
You will also need to take out warranty insurance as an owner builder and the plumber will have to insure his work as well. I am a registered builder but have not done any new work for quite a few years as I prefer to fix other peoples stuff ups. Work with a private building surveyor. The ones I have worked with in the past have all been really good however they have been in the eastern suburbs of Melbourne.

Hi

If you thinking of doing this yourself as an owner builder you'll need a few things to progress the project to site commencement

Firstly for a suspended conventional stump bearer timber floor with a skill ion roof the go to book is the timber framing manual As1684 it's been around in one form or another for 20 years and bar services (plumb,elect.) describes and specifies every component in one way or another.
Eg stumps, bearers, joists, studs, rafters, joists, blocking and how to put them together.
You get the doc. from standards Australia
If you subscribe to this you should avoid engaging an engineer as it is deemed to comply with the Building Code

A good draftmen will be needed to draw the plans ready for certifications. This will all you,ll need for an extension. It,s their job not the certifier to prepare compliant plans the certifier they only stamp them when there satisfied.

Do your own homework source your title, do a council search for an old plans docs held. They often have soil reports, re-establishment survey, level surveys, existing site plans.

Clive

Thanks guys, I have all the original plans for the house and the soil report - will this soil report still be valid for the extension? The report is 10 years old now.

Any idea what sort of money I'm up for to get a Draftsman to do the plans for me? I know this is one thing I can't dodge paying for.

Will they take my half assed drawings and the original house drawings and make something understandable from them that will pass muster for the permit?