faq

How much do plans cost?

The price of plans vary with complexity.  We generally suggest you budget about 1-2% of the building budget for plans.  There will also be other fees like Engineers, energy assessment, council and certifier fees and Levies, these are often a further 1-2% of the building budget.

Renovation plans are usually higher as the existing plan needs to be measured and drawn, and then the new plan created.

How much does it cost to build?

The price of a build varies based on a number of factors;  Location, design complexity, as well as the level of fit-out.

Prices have changed significantly since 2020, your builder will be able to give you an indicative range for the level of finish that they provide.  Generally, a new build will be cheaper per m2 than an addition or renovation.  A simple single-storey building will generally start at $2500/m2 and a 2-storey building will start at about $3000/m2

As renovations require hand demolition, removing, replacing and matching in materials and surfaces and supporting existing structures, the m2 rate can be over 1.5 times that of a new clean build

More complex buildings and fitout will generally start at about $3500/m2 and can easily go over $5000/m2

What areas are included in the m2 cost?

Generally, if the build has a roof or a floor/deck it is included in the m2 cost  i.e. garages under the main roof, verandas, alfrescoes, decks, balconies are all included in the m2 rate for budget calculation

What additional costs are there on top of the building cost?

This depends on the building contract, but may include floor coverings, window furnishings, loose appliances e.g. dishwashers, fridge, microwave, washing machine, air-conditioning, solar etc.

Additional costs externally often include fencing, retaining, stormwater, rainwater tanks, sheds, paths, and landscaping.

For a basic build there may be additional costs between $20,000 – $50,000, for a high quality landscaping & external finish costs can easily reach $200,000 – and are really only limited by budget. It is important that you are transparent and realistic with your budget to create the best result.

How long does the design process take?

This depends on a number of things, however getting an initial concept together depends on our work load, but it will generally be between 4-6 weeks. From there-on it depends on the responsiveness of the client and how much change is necessary from the initial design concept.

If there are not many changes required in the design, then time taken depends on third-parties such as engineers, council, energy assessment, builders quotes etc.

For the whole process from start to “on-site-commencement”, usually allow a minimum of 5 months for a simple design, but it may be in the order of 12 months for complex designs and if there are a lot of adjustments, or issues with planning consents.

What if I don’t like the initial design?

This happens occasionally, and it is unlikely that you will dislike the whole design. The process is to understand what works for you, so we ask you to be honest and mark up what you like and don’t like and send it back as part of the design review. Our philosophy is to build the building you want, not the building we want. Our aim at all times, is to work with you and get the best solution for you!

What about planning consent?

Planning consent can be a daunting prospect.  Many people consider the council rules to be either ‘legal’ or ‘illegal’ building.  The only ‘illegal’ building is one without appropriate approval, all other buildings are ‘legal’.  Whilst the council has the Planning and Design Code to follow, there are a few basic principles that the Government is trying to achieve through this process.  We understand those underlying principles and will design your building with those principles in mind.  This sometimes results in a longer planning process, but it usually means that you have a personalised building that looks good in the streetscape and reduces effects on adjoining properties, and not just another cookie from the cookie cutter.