Frequently Asked Questions

Building a new home may be one of the biggest decisions of your life and should never be treated lightly.

On average, the procurement of a new residence will take almost a year and 80-90% of your financial resources. With so much at stake and with so many pitfalls along the way, it makes sense to consider using qualified, registered and experienced professionals.

There are a number of consultants involved in this process:

• The Architect (Chief Consultant, responsible for coordinating the services of all the other consultants and building practitioners).
• Geo-Technical Consultants (responsible for soil testing and reporting).
• Land Surveyors (responsible for property and land surveying).
• Structural Engineer (responsible for design, documentation and certification of structural elements of the new residence).
• Civil Engineer (responsible for all civil works on the site).
• Registered Building Practitioner (RBP – builder, responsible for the procurement of the building itself).
• Before considering who will be the Chief Consultant, ask yourself these important questions:
  • 
    What style of building do I want achieve? Will it be simple, modern, open-planned, volumetric, stylistic or even ecologically sustainable…?
  • 
    Where is my site? Will it require a Town Planning Permit?
  • Should I build myself, or engage the services of a qualified Registered Building
  • Practitioner? If I do, whom can I rely on to control the time, cost and quality…?
  • 
    What is my budget, including consultants, permits and building construction fees?
  • What does an architect do?

The Architect’s role goes far beyond that of designer or documenter of building drawings and specifications. The role of the Architect should be about turning an idea into reality and focusing on the project delivery as a turn-key operation; from start to finish.

Prior to an Architect commencing the design, a comprehensive Design Brief is established with the client, followed by the signing of A Client and Architect Agreement. This is issued by the Australian Institute of Architects (AIA) and clearly outlines the budget, fees and responsibilities of both parties.

During the design, documentation and actual construction of your project there are countless decisions to be made. Some decisions may appear quite simple, while others can in fact be extremely complex. An architect is someone qualified to make these decisions on your behalf. They are involved in the decision-making process throughout the entire project.

Sometimes clients feel as though they can save a few dollars by engaging a draftsperson instead of an Architect to procure a set of building drawings. But often the drawings they receive are so basic and so unresolved they cannot be effectively priced off yet alone built from. In such instances, the client is left having to do all of the hard work themselves in order to finish the project. They find themselves having to review quotations and estimates all by themselves. Often unable to decipher what the figures in fact mean? They find themselves signing contracts designed to entirely benefit the builder. They find themselves on site day after day, having to resolve countless issues that arise during construction. They are forced to make rash, illinformed decisions, which often lead to costly mistakes. Not to mention the endless frustration for the builder and sub-trades knowing that are being guided by someone with little to no industry experience. Changes are made on a daily basis and before long the builder is putting in variations for these changes and the costs continue to escalate and the completion date seems further and further away.

Often, the quality of the project is compromised in attempt to reign in the costs. Eventually, when the project is completed and clients have audited their project they find they’ve gone over time, over budget and arrived at a result well below their initial expectations. The ‘false economy’ of choosing a draftsperson instead of an architect becomes a painfully reality, learned all too late.

A recent study by the Australian Institute of Architects established that by cutting the costs of an architectural consultant’s fee by just 2-3%, clients ended up paying 11% more for their projects, which were often riddled with compromises, construction problems and time overruns. The realities are quite confronting.

AMG Architects are committed to providing you with an entire service focused on project delivery; within budget, on time and to the highest practical quality.

* To learn more contact AMG Architects and arrange a time to meet and discuss the details of your project.

AMG Architects provide four different fee options. These include:

1. Hourly Rate Service
2. Partial Architectural Service
3. Full Architectural Service
4. Project Management Service

The Hourly Rate Service is suitable for people interested in receiving professional advice and support on a short term basis. Our Hourly Rates are:

• Draftsperson: $100.00 per hour
• Architect: $150.00 per hour

Note: Discounts apply to existing and ongoing clients.

People who typically use the hourly rate service are owner builders, property developers and home owners who want draft designs assessed, expert advice and inspections conducted. AMG Architects offers professional advice and is a good starting point for people considering the construction their next project. This service is charged on an hourly basis with a standard session lasting three hours. Payment for this service is at the time of the appointment.

This option includes:

• Specialist advice
• Tips, ideas and suggestions for sensible home design
• Retrofitting cost effectively
• Where to buy land
• How do develop property
• Sketch plans
• Design development drawings
• Working Drawings
• Specifications
• Project management

The hourly rate can also be applied to the partial and full architectural services fee options, although this is not advisable as costs can escalate quickly, particularly with complex and timeconsuming jobs.

The Partial Architectural Service is ideal for people who want to oversee and manage the building of a house themselves. But require expert design advice. This option includes an Architect completing the concept design and sketch design development stage of the architectural process and then handing the job to the client who would then appoint a builder (of their own choice). The final construction documentation for the project would be organised through the builder or client. This is a service rarely offered by AMG Architects unless the client were an experienced Builder, Project Manager or Property Developer.

Fee

The charge for this service is between 3 and 4 per cent of the cost to build or renovate the house with the rate varying depending on the complexity, intricacy and size of the job. AMG Architects standard charges are based on Rawlinson’s cost of construction. This option is for homes that cost between $250,000 and $700,000 to build.

Payment for this service is in three stages, with 7 day payment terms:

1. Client pays a deposit upon appointing AMG Architects (invoice provided);
2. Client issued an invoice upon completion of the concept design stage; and
3. Client issued a final invoice upon completion of the sketch design stage, having obtained drawings suitable for ‘planning approval’ submission and at an acceptable estimated budget price.

A Partial Architectural Service contract can be cancelled at any stage if due payments have not been made in full.

This option includes:

• Concept Design
• Site visit and investigation
• Arrangement of feature survey (cost met by client)
• Interview
• Discussion sketches
• Sketch Design development
• Computer modelling
• Creation of individual design
• Drawings suitable for planning approval (if required)
• Opinion of Probable Cost to build based on market rates
• Handover

This option does NOT include:

• Cost of feature survey
• Working and structural drawings (required for council approval
• Energy Reports (required by Council)
• Room layout details
• Wardrobe and cupboard details
• Kitchen and bathroom layouts
• Electrical layouts
• Reflected ceiling plans
• Interior design
• Schedule of finishes
• Project management
• Comprehensive specification and contract addenda
• Specifications and addendums
• Plan printing
• Additional site visits
• Engineer, surveyor, estimator and other consultants’ fees

The Full Architectural Service is a comprehensive package where AMG Architects design and help deliver modern, environmentally-friendly, practical and thoughtful bespoke architectural projects that truly respond to the client’s individual circumstances. This option includes an Architect being involved in all stages of the architectural process, from concept design, sketch design, Town Planning, through to design development, working drawings and specification, tendering, contracts and contract administration during the actual construction works. The Full Architectural Service is the most logical choice for people who understand the value of investing in the services of an Architect. This option is ideal for new homes, renovations and complex houses.

Fee

The charge for this service is between 8 and 12 per cent of the cost to build or renovate the house with the charge varying depending on the complexity, intricacy and size of the job.

Payment for this service is in four stages, with 7 day payment terms:

• Client pays a deposit upon appointing AMG Architects (equating to 10% of the total estimated project value).
• Client issued 1-3 separately staged amounts to AMG Architects during the Concept Sketch Design Stage (equating to 20% of the total estimated project value).
• Client issued 1-3 separately staged invoices during the Design Development Stage (equating to 30% of the total estimated project value).
• Client issued 1-3 separately staged invoices during the Construction Documentation Stage (equating to 30% of the total estimated project value).
• Client issued 1-3 separately staged invoices during the Contract Administration Stage (equating to 10% of the actual project cost upon completion).

Note: A Full Architectural Service contract can be cancelled at any stage if due payments have not been made in full. As the building design is refined over the course of the project, the building cost will also reflect these changes, using Rawlinson’s Cost of Construction Guide, on which AMG Architects fee is based. Therefore fees will be modified during the course of the final three stages, with a final adjustment to the building quotation on completion of the scope of works.

This option includes:

• Concept Design
• Site visit and investigation
• Arrangement of feature survey (cost met by client)
• Interview
• Discussion sketches
• Sketch Design Development
• Computer modelling
• Creation of individual design
• Drawings suitable for planning approval
• Opinion of Probable Cost to build based on market rates
• Construction documentation
• Dimensioned plans, sections and elevations suitable for building tender
• Kitchen and bathroom room layouts
• Reflected ceiling lighting plans
• Electrical layouts
• Window and door schedules
• Architectural details
• Wardrobe and cupboard detailing
• Specifications suitable for building tender
• Schedule of finishes
• Engaging the structural, civil engineer and/or other consultants on behalf of the client
• Liaising with the structural, civil engineers and/or other consultants
• Energy efficiency reports
• Documents suitable for Building Permit submission

This option does NOT include:

• Cost of a Features and Levels Survey
• Structural drawings (required for Building Permit approval)
• Interior design
• Project management
• Plan printing
• Additional site visits
• Structural engineer, civil engineer, landscape designer, surveyor, estimator, energy consultants and other consultants’ fees
• Building Permit submission
• Calling of building tenders

At the end of the Construction Documentation Stage owners have the option of engaging AMG Architects to undertake the entire management of their building project. This comprehensive turn-key package ensures clients liaise with one Architect from project commencement right through to house build, lock-up and handover. This desirable option is often the choice of busy professionals, frequent travellers and others who have previously used AMG Architects.

This service includes:

• Calling of tenders or direct negotiated tender from builders
• Coordinating the signing of the building contract
• Organising the submission to the Building Surveyor for Building Approval
• Recorded on-site meetings with the builder
• Follow-up explanatory site drawings as required
• Amending tender drawings as appropriate
• Coordinating owner’s final selections as required
• Assessing the builder’s progress claims
• Issuing progress certificates and other architectural certificates including practical completion and final certificates.
• This option is ideal for new homes, retrofits and renovations.

Fee

The charge for this service is 3 to 5 per cent of the final build cost of the house and is based on
the complexity, intricacy and size of the job.

Payment for this service is as follows, with 7 day payment terms:

• Client pays a deposit upon appointing AMG Architects (equating to 10% of the total estimated project value). This deposit is to cover the calling of tenders, making any necessary adjustments to the drawings and specifications and to negotiate an acceptable contact sum; and
• During the course of the building contract when each progress claim is submitted by the builder on a monthly or milestone basis, AMG Architects submits an invoice for the agreed percentage of each claim less the 20% deposit already paid.

Fees for services relating to commercial projects can either be based on an hourly rate or a percentage of the construction cost. Our Hourly Rates are:

• Draftsperson: $90.00 per hour
• Architect: $120.00 per hour

Note: Discounts apply to existing and ongoing clients. For projects where our fees are based on a percentage of the construction cost, please contact us to discuss the applicable rate. The actual percentage used depends on several factors such as the size, complexity and estimated budget of the entire project.

The simplest way to answer this is:
A Town Planning Permit is concerned with WHAT you propose to build/renovate?
A Building Permit is concerned with HOW you propose to build/renovate?

A Town Planning Permit is not always required for a building project. But you should seek the advice of an industry professional such as an architect who is familiar/practices in this area. They can establish what conditions apply to your property and whether there are any considerations that will trigger a Town Planning Application/Permit?

A Building Permit is most often required for a building project. The Victorian Building Authority have begun to clamp down on even the smallest domestic building projects. Owner Builders are now required to register with the VBA through an online qualification course. A Building Permit can be obtained by completing adequate building documentation (working drawings and specifications) completed by a registered professional (architect and/or building practitioner) and submitting to either a private Building Surveyor or Council employed Building Surveyor.

Additional Note:

One of the biggest issues currently being addressed by the VBA is the lack of quality building documentation by registered professional. When considering a professional, ask for examples of their building documentation and share with your proposed builders. Ask them if the level of detail and quality of documentation will be sufficient to effectively price, procure a Building Permit and ultimately build? Saving money by reducing the level of building documentation generally increases the cost of building by as much as 20%. Why? Because a lack of detail means the builder must make assumptions about what needs to be considered in order to effectively build. These assumptions become exaggerated allowances in their quotations. The builder is often perplexed by unresolved details on site which are extremely costly to resolve during the building process. The project is often delayed until these unresolved issues are addressed. Time = Money. Delays = Waste.

It is wise to allow approximately 10-13% of your project budget to engage the necessary professionals to complete your project. These professionals typically include:
* Architect,
* Structural and Civil Engineers,
* Energy Consultants and
* Qualified Building Surveyor.

Anything less than this will typically lead to high degree of risk in completing the project on time, on budget and to an acceptable level of quality.

You must provide sufficient building documentation by qualified professionals to either a Council employed or private Building Surveyor for approval.”

Note: One of the biggest issues currently being addressed by the Victorian Building Authority, is the lack of quality building documentation by registered professional. When considering a professional, ask for examples of their building documentation and share with your proposed builders. Ask them if the level of detail and quality of documentation will be sufficient to effectively price, procure a Building Permit and ultimately build?

Saving money by reducing the level of building documentation generally increases the cost of building by as much as 20%.

Why?
*Because a lack of detail means the builder must make assumptions about what needs to be considered in order to effectively build.
*These assumptions become exaggerated allowances in their quotations.
*The builder is often perplexed by unresolved details on site which are extremely costly to resolve during the building process.
*The project is often delayed until these unresolved issues are addressed.
*Time = Money. Delays = Waste.

It is wise to allow approximately 10-13% of your project budget to engage the necessary professionals to complete your project. These professionals typically include:
* Architect,
* Structural and Civil Engineers,
* Energy Consultants and
* Qualified Building Surveyor.

Anything less than this will typically lead to high degree of risk in completing the project on time, on budget and to an acceptable level of quality.

Be wary of cutting professional fees in your project budget. It is false economy. Ultimately you will pay for it later in the project, during the construction phase