Your guide to the residential architectural process A step-by-step guide from Context Architects
We know that building a new house or renovating your home can seem daunting and complicated. So we’ve produced this guide to show you what happens at each stage, with simple steps to demystify the architectural process from start to finish. 1
Step 1: THE BRIEF
Step 7: WORKING DRAWINGS
Step 2: PRE-DESIGN
Step 8: BUILDING CONSENT
Step 3: CONCEPT DESIGN
Step 9: HIRING A BUILDER
Step 4: COSTING
Step 10: CONTRACT & SITE ADMINISTRATION
Step 5: DEVELOPED DESIGN
Step 11: PRACTICAL COMPLETION
Step 6: RESOURCE CONSENT APPLICATION
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THE BRIEF This is where you get to tell us what you want! And if you’re not sure, we’ll help you work it out. We’ll talk about what you like and together we’ll determine objectives, design intention, budget and timing. Then we’ll produce a fee proposal - how much it will cost - based on the brief.
What we do:
What you do:
• Help you clarify your ideas by sending you a Home Brief form to complete • Write a brief outlining your ideas, what you want to achieve and get it approved by you • Tell you what is achievable with your budget • Prepare a fee proposal and review with you • Prepare an NZIA1 contract • Prepare a draft building programme.
• Fill in Context Architect’s Home Brief form • Tell us what you love - show us pictures of other houses you like and go onto houzz.com or Pinterest to identify styles and ideas you admire • Think about your preferred aesthetic (modern, traditional, or eco for example) • What’s your budget? • Consider your time frame.
1 New Zealand Institute of Architects. Always look for the NZIA logo when engaging an architect
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PRE-DESIGN Consult with council on rules and regulations for your site, identify consultants needed and gather information on the existing property.
What we do:
What you do:
• Check accuracy of existing plans and measure • Obtain property information and check planning rules for any constraints (e.g. height or boundary) • Get the certificate of title or deposited plan and LIM • Get topographical, geotechnical and existing services surveys if required • Gather information on site levels, soil, services location, sun and wind data, vegetation etc. • Determine if resource consent is required.
• Supply any existing property information you have: plans, Land Information Memorandum (LIM), easements and covenants on the site, certificate of title and consultant reports.
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CONCEPT DESIGN Using all the information gathered and the design brief we’ve produced together, now the fun starts. We create a concept design - how your finished house will look.
What we do:
What you do:
• Present site layout and floor plans • Work up into sketches, layout plans, perspectives and elevations to show the overall scale and feeling of the house • If required develop a 3D model to better show how spaces work • It usually take several meetings to refine the concept design.
• Be available for meetings to discuss the concept design • When you are happy, sign the design off so we can go to the next stage - costing and detailed design.
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COSTING Next we develop a total project cost estimate based on the concept design. We are conscious of cost control and work closely with you to work out a budget at the beginning. We involve a quantity surveyor at the design stage to ensure the design matches your budget.
What we do:
What you do:
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Recommend a QS Organise the QS fee proposal Review the QS cost estimate with you If required, we recommend changes to meet your budget without compromising the design intent. • We are conscious of cost control and work closely with you to work out a fitout budget at the beginning. We involve a quantity surveyor at the Developed Design stage to ensure the design matches your budget.
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Agree to engaging a Quantity Surveyor (QS) Approve the QS fee Meet with us to discuss the QS cost estimate Assess your design priorities to meet your budget Once we’ve got an agreed budget, we move on to the developed design phase.
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DEVELOPED DESIGN Now we develop the design to the point where the project is real and you could build a house from the plans we create.
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RESOURCE CONSENT APPLICATION This is an assessment of the environmental effects of a project. If needed they can take anywhere from four to 12 weeks process at council.
What we do:
What we do:
• Coordinate fee proposals from consultants • Provide floor plans, elevations, sections to scale, and sketches of critical details • Prepare finishes schedules including colour schemes and materials • Present a 3D computer model showing the relationship to the site, sun and views and between interior spaces • Show fittings and furniture layouts for each space • Confirm the updated project timeline with you.
• Ascertain the need for neighbours’ consent, and if required prepare drawings • Prepare drawings, assessment of environmental effects report, consultants’ reports and submit application for resource consent • Answer council requests for further information until we achieve consent.
What you do:
• If for some reason your design does not comply with the district plan, you may need to get approval from your neighbours • We can attend neighbour meetings with you.
• Approve consultants’ fee proposals (for example structural engineer) • Agree on your procurement method (how you are going to engage someone to build it, for example tender or negotiated tender) • Review the 3D model and tweak the final design • Review critical detailing • Discuss landscaping ideas. • Agree on finishes, colour scheme, bathroom and kitchen fittings, etc
What you do:
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WORKING DRAWINGS The construction drawings forms the basis of a contract between you and the building contractor.
What we do:
What you do:
• Agree whether an updated QS estimate is needed before we start on the working drawings • Prepare detailed construction drawings (also called working drawings) based on this approved developed design • Prepare a written specification covering the type and quality of materials, processes and labour expected.
• Decide if you would like an updated cost estimate based on the final developed design before going ahead to construction with working drawings.
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BUILDING CONSENT A building consent is required to ensure construction work complies with the NZ Building Code and any other relevant standards.
What we do:
What you do:
• Prepare documentation in enough detail to be lodged for building consent • Lodge application with council • Answer ongoing council queries until building consent is achieved. Processing can take from four to 12 weeks.
• Be available to liaise with us if there are any unforeseen issues that arise as part of the process.
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HIRING A BUILDER Whether you want to negotiate directly with a preferred builder, or go to tender we will help you work out your best option.
What we do: • Pre-qualify the reputation and credit worthiness of potential builders • If tendering, invite up to four builders to price the project, and issue tender documentation • Coordinate the process, review tenders and report back with a recommendation • Award building contract and organise contract documentation • Obtain insurance / bond confirmation and projected cash-flow • Agree with builder on the programme.
What you do: • Discuss with your insurance broker your contract works insurance requirements • Discuss and agree on the best procurement strategy • If tendering, discuss potential builders • Meet to discuss the builder’s tender bids • Approve the successful building tender.
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CONTRACT & SITE ADMINISTRATION Construction begins! The architect’s role is to impartially administer the building contract between you and the contractor, and keep an eye on things as they get built. This is known as contract administration.
What we do:
What you do:
• Observe construction and run weekly site meetings to ensure work is in accordance with plans and specifications • Report progress via site meeting minutes • Issue contract instructions and provide additional information the builder needs • Receive claims for payment, make deductions as outlined in the contract, and issue certificates to authorise payment to the builder for work completed • No additional money is spent unless variations are approved by you.
• Attend site meetings if you want to • Review site meeting minutes and discuss any concerns with us • Pay the builder once we have approved their bills • Discuss and approve any variations to the building contract • Celebrate the roof going up with a traditional roof shout!
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PRACTICAL COMPLETION Construction has finished and all the dust has settled. Don’t worry, we haven’t moved on yet! Your architect will see that you get in ok and everything is finished as it should be.
What we do:
What you do:
• Assess and identify any defects at the end of construction (known as snagging) • Issue defects notices to ensure they are corrected before final contractor payment • Review warranties and guarantees provided by the builder • Prepare as-built drawings, services contacts and operating manuals as a set of home maintenance manuals for you • Determine and certify practical completion.
• Move in and enjoy your new home • Send out house warming invites! • Give us a call to tell us your feedback and thoughts on the process.
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If you want to talk to an architect about your ideas or getting started on these steps, get in touch and one of our residential experts will be happy to help.
www.contextarchitects.com
Auckland: Scott Cracknell Scott.Cracknell@context.net.nz Level 1, 326 New North Road, Kingsland, Auckland PO Box 56404 Dominion Road, Auckland 1446 P: 09 358 0140 M: 021 102 22 45 Christchurch: Heather Blewett heather.blewett@context.net.nz 75 Perry Street, Papanui, Christchurch PO Box 5227, Papanui, Christchurch 8542 P: 03 550 1550 M: 027 537 9804
www.contextarchitects.com