An architect will commonly charge a fee based on the project costs (5% – 10%) but it is not unusual for an architect or building designer to agree to a fee based on the project and the work involved rather than the size or cost. There is a big difference in the work involved in preparing a town planning application and completing the working drawings.

Deeply embedded in the NRAS requirements is an explanation of what is "new". This may be found in the FAQ log.

Hi Sash,In considering the value (or otherwise) of land fit for development, the following is common:Find the right property by checking the zoning and overlays will suit the purpose.The first exit point can be the issuing of the TPP (DA) and if done well will generate significant profit.The second exit point is the sale of serviced and subdivided…[Read more]

I think Jane isolated a very important issue.You should always have a very clear idea of what you want to achieve, and ensure you have documentation – written or drawn – that adequately communicates this.Making decisions before you start, rather than along the way, will save time and money (and hassle).Best of luck with your project.

Hi J,Sound advice from Shannon. Always determine two things when considering knocking out a wall:Are there any services (electrical or plumbing) in the wall. It's dangerous and potentially expensive if you find these the hard way! When you have removed the linings you will be able to see if any services are present.Ascertain if the wall is bearing…[Read more]

Hi James,As a smaller, no fuss investment I have always been interested in car parks. I haven't bought one (although I am looking) so I can't give any direct feedback, but it seems to me that they yield well, show appreciation and are simple to manage.Having to use them in Melbourne, they also seem to be in high demand! It may be worth…[Read more]

Hi Sandra,Thanks for your kind comments.You're right about the continuity issues, it's tough when they chop and change points of contact, and I guess this is where the process needs to be more rigid. If the process is clear, and you stick to the communication protocol it shouldn't matter (at least in theory!) if the planners are interchanged along…[Read more]

I have been finding the issue is mainly one of semantics. In taking the deal to the financier, there is a definite shift in attitudes depending on whether the proposal is intended as an investment, or a development.I'm not kidding here.My own banker has said yes to an investment loan, and no to a development loan, for the same project. This seems…[Read more]

I agree with Amanda, it's easier to say $3,380 than it is to earn it!It seems to me that your proposal would not materially affect your employer.You can legally enter into a contract to purchase with a longish settlement, as you have proposed, with the condition that you may carry out improvements to the property as agreed with the vendor.It's not…[Read more]

It is my understanding that one can legally build two dwellings on a single title, and do with the second dwelling as you please.However, there is a need to get town planning approval for the building of a second dwelling.Generally speaking, it has been my experience that people going to the trouble of getting a TPP for a second dwelling will also…[Read more]

The short answer is yes, 600m2 will accommodate three townhouses.But of course there are a whole lot of reasons this may not happen, as others have pointed out.In every municipality there are different zones and overlays that help to determine the preferred density, dwelling types and dwelling diversity for the area.A proposal for three townhouses…[Read more]

Consider putting the funds you have into a TD, with the lender you are likely to use for finance,  for say 60 – 90 days while you do your research on properties (perhaps more than one as Propertunity suggests!) and then when you are ready, the funds have some "provenance" with the lender, that is to say, the funds came from the TD.

In my experience, the best town planning outcomes have been achieved by taking a cooperative and inclusive approach with council. The best method for doing this, in my opinion, is to work from concepts to final application – over a period of weeks – and taking minutes from each subsequent meeting. These minutes can then be shared with the planning…[Read more]

Mav,The combination of hipped and gabled roof, along with the proportions, suggest the is what's called "between the wars" style.These places are interesting I think because they often combine late "period" styles (with lees ornamentation) but also point to what was to come in the 1950s and 1960s when housing boomed and the blond brick veneer was…[Read more]

I hope the following advice is received as intended.If you need a planning outcome, then find a planner, architect or designer who can get the DA/TPP you require.A good one will be able to help you manage the relationship with your builder as well.Hope it works out.

Pascoe,The sums should (IMHO) always be current, and furthermore there should be some contingency allowed.And yes, the timeline is rubbery!There arre plenty of good deals around, and my suggestion is that you determine your goals and establish a plan to make these happen. If you can establish the fundamentals, then you can test and re-test these…[Read more]

Hi Bobba,I've come across many different variations on this theme, and the permutations are many and complex, and I'm sure the deals could also be profitable. There are many "what ifs" and "sunsets" that need to be built into these sort of arrangements.I would, however, make one suggestion. Have you thought about turning around the sourcing aspect…[Read more]

Hi Pascoe,If you are looking to enter into a property development, either for long term investment or short term profit, you need to do your research. I haven't heard anything particularly negative about Metropole, and they are certainly well known.Having a plan for your prospective project – right from the outset – and understanding what is…[Read more]

Hi Marie,Covenants, mortgages, caveats and other encumbrances can be found on the property title.If a property is for sale, the title should be in the contract documents.Otherwise you can carry out a title search.Hope that helps.Christian.

The mesh, I believe, is fibreglass. It's quite a brad weave and acts as a reiforcing agent. A phone call to a render supplier should have you on the right track.