Hi,
We've decided on building two properties on the one lot, hammer-head style, and wondering if I can get some more input from people with more experience and knowledge. My question really is whether we should employ an independent building designer to create the building plan/proposal and put it to Council for approval, or if we should choose a building company (or perhaps an independent builder) and go with their plans. I think the con with the latter alternative is that we can buy something "off the plan", but may not necessarily be approved by Council (yet we already would've signed a contract with a company and any alteration to the plan will be costly). Or with the first alternative, we can get it approved by Council, but may cost an arm and a leg to actually have it built by a building company, as it will be a "custom design" (not from their books).
Obviously there are advantages and disadvantages with both options, but would appreciate other people's input on this.
Thanks!
Hey Ms Trump
The million dollar question.
To answer this one quick I would go with a designer so they can designer the buildings to suit the block.You will still have to go through the planning process first which will involve consulting a civil Eng in some cases to
complete the boundaries. Then working with a Townplanner to get planning approval.
The designer will normally work with the townplanner to provide planning drawings so all planning is approved and then you step into the working drawing phase.
Once completed any builder will quote on the working drawings.
In any case you will still have the planning costs and if you approach most builders they will send you to thier designer anyway.
It will cost you about $15-20k to get to quoting stage
civil surveyor for site works $1200
townplanner $3-5,000
designer planning drawings $2,500
council costs $1-2,000
working drawings $5,000
titles office $700
energy report $500Add to that, architectural fees if you go that way.
If the properties are to be IPs, then go with gut feel as to a medium density builder who can provide a turnkey package ie design & construct. You won't necessarily get a better return on a more expensive building just because it cost you more to build, the tenant doesn't care how much it cost.
id go with the building designer (although i may be a little bias)
the building will better suit the block and will be approved for you
if the construction price going with this option worries you, you can get a Quantity Surveyor (QS) to do a quick costs estimate for you for a small fee
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