architects
Using an Architect (in a very small nutshell)
Concept Design
In the first part of the process, the Architect gets to know the client’s needs during the initial meeting and then takes some time to brainstorm a few initial ideas that match those needs. As the concept design period unfolds, these early designs are refined into a single, polished solution before moving on to the next phase. During this time, the Architect typically does a thorough assessment of the current property (either internally or with the help of a land surveyor if the best solution involves expanding the property boundaries). At this early stage, the Architect also checks out all the council regulations and overlays on the site to see if there are any additional local requirements beyond the Building Code and Regulations. Sometimes, a Town Planning permit might be needed, which is an extra step and can be quite time-consuming.
Unlike some other design approaches, we kick things off right away with computer modeling (alongside drawing and sketching). We think a solid 3D computer model is key to understanding even the initial stages of how the design will look and feel. It also helps us align with the client from the start, bringing these concepts to life. Can you imagine being able to walk through and visualize even the earliest versions of your design? This is even possible in VR!
At Concept Design, the Architect can suggest finishes, appliances, and fittings, but the process remains flexible. It’s usually a good idea to bring in a Cost Planner at this point to do an early analysis of the design and ensure the project stays within budget. Once everyone is satisfied with the overall concept, we move on to stage 2!
Design Development
Now, the design really takes shape! The spaces are being shaped and polished, and we’re adding more finishes, fixtures, and lighting. You can start to see how everything will fit together, and the cabinetry is starting to grow doors and handles. The model is getting more detailed, and the client can take a virtual tour to get a feel for what the final spaces will look like. The Architect is also starting to create accurate computer renderings of the interior spaces.
At this point, the Architect will suggest consulting with other experts, especially the Structural Engineer, to get their input early on in the design. Throughout the process, the Architect will keep comparing the design to a large catalog of relevant regulations and standards to make sure they’re all included. A Building Surveyor is also hired to ensure the building complies with all regulations and stays on the project until the end. The building needs to achieve an overall 6-star energy rating, which is where the Energy Rater comes in to calculate the numbers, run simulations, and make sure the design is energy-efficient. Consultants are usually recommended by the Architect to the client. You can find more information about the roles of consultants here: http://bit.ly/RNAcons
Contract (Construction) Documentation
Now, let’s dive into the technical side of things! We’ll create a mountain of detailed plans, sections, elevations, and other drawings. This will give the builders who are bidding on the project the tools they need to provide precise cost estimates and timelines. The Architect will also put together schedules and a performance specification to make sure we maintain the highest quality throughout the construction. The Structural Engineer will also share their drawings at this point. Once everything is ready, we’re all set to go to tender…
Tendering and Building Contract Signing
We’ll send out the drawing sets and specifications for tendering (usually to three builders). After a month, we’ll get back the cost estimates from the builders and compare the tenders. The Architect will then meet with the client to give them a recommendation. Often, the tenders need a bit of negotiation to align with the client’s budget. Keep in mind that this can be a lengthy process if we need to re-document everything.
Once the client and the builder are on the same page, we’ll move forward with the contract signing, and we can start building! The standard building contract we use for housing at RNA is the ABIC SW H. This contract is specifically designed to be managed by an Architect on the client’s behalf. One of the main benefits of this contract is that it ensures quality is maintained throughout the construction process.
Construction and Contract Administration
The build is coming together! The Architect plays a key role, acting as the client’s representative and making sure all design details are built correctly. The only time the Architect isn’t solely focused on the client’s needs is when they review the builder’s monthly progress claims. This helps determine how much the builder can charge, so it’s important for the Architect to stay neutral. As everything comes together, finishes are added, issues are resolved on-site, and the spaces start to take shape, leading to the final…
The client moves in!
The architect hands over a certificate of practical completion to the builder, and the Building Surveyor gives the go-ahead for occupancy. Just a little more money is needed from the client to the builder before the defects liability period kicks in. In the next three months, the builder works hard to fix any bugs and make sure the workmanship and performance meet the standards. Once everything is perfect, the client’s contract with both the Builder and the Architect wraps up when the Building Surveyor issues the final certificate.
A quick note about fees…
It’s often a surprise to learn that even small architectural projects can take hundreds of hours to complete. This is especially true when you consider that full interior design services, including selections and coordinating consultants, are part of the process.
Architectural fees depend on the project’s scope and complexity. For example, extensions, new builds, commercial, and multi-residential projects have different fee structures. Generally, for a construction budget under $500k, you can expect to pay between 6-9% (excluding tendering and contract administration). For instance, a $500k project might have a fee of about 8% for the first three stages (above), which would be around $40k.
As we discussed, the client isn’t obligated to complete every stage. The RNA Starter package could be a great starting point for bringing your new project to life.