MWa Latest News Archives - Michelle Walker Architects

DUAL OCCUPANCY – STRATA?

February 20, 2020 Michelle Walker

DUAL OCCUPANCY – STRATA?

MWa are low rise, medium density, housing specialists and this includes the type of housing known as Dual Occupancy.

Dual Occupancy in NSW is a type of residential land use, is defined in the model State Environmental Planning Policy and is included in local Council’s Local Environment Plan (LEPs) as follows:

A Dual Occupancy is:

a type of residential accommodation
dual occupancy means 2 dwellings on one lot of land that are attached to each other but does not include a secondary dwelling
a dual occupancy can be either dual occupancy (attached) or a dual occupancy (detached) – see the above diagram which shows the difference

So, a dual occupancy is typically two dwellings built on the same lot of land (Torrens title), owned by one owner and this means the two dwellings cannot be separately owned or separately sold.

However:

a dual occupancy can be sub divided by the creation of a Strata Scheme (this includes the creation of individual strata lots which can be owned by seperate individuals and the creation of common property owned by the Owners Corporation), and
in some councils in NSW, the minimum sub division lot size does not apply in relation to land which is strata sub divided or community title

This can offer a huge advantage for those who wish to create two dwellings and be able to sell one and maintain ownership of the other.

The two dwellings can be attached or detached, side by side or one on top of each other, and the dwellings can be one or two stories (subject to the relevant planning development controls). The seperate dwellings in the strata will also require seperate utility services.

We have frequent requests from prospective purchasers and clients who are interested in a Dual Occupancy, but are not exactly sure what’s permissible, possible or prudent for their site. Refer to MWa’s articles: What is a Dual Occupancy? and The 3 Ps: Permissible, Possible & Prudent.

Dual Occupancy’s are not the same as adding a Secondary Dwelling (or a granny flat), so its also worth considering what’s permissible, possible and prudent under these seperate controls – refer to MWa’s article: Secondary Dwellings Explained

MWa can assist with a Feasibility Study to assess the site against the relevant development standards which apply for a Dual Occupancy and these may include minimum width, maximum height, maximum floor space ratio, setbacks, provision of open space and landscape open space, private open space, parking etc. This type of assessment starts with a detailed site survey of the site.

To find out more, talk to us on 0421 088 110 or book an Initial Consultation $400+GST.

WHAT IS A DUAL OCCUPANCY?

February 20, 2020 Michelle Walker

WHAT IS A DUAL OCCUPANCY?

MWa are low rise, medium density, housing specialists and this includes the type of housing known as Dual Occupancy.

Dual Occupancy in NSW is a type of residential land use, is defined in the model State Environmental Planning Policy and is included in local Council’s Local Environment Plan (LEPs) as follows:

A Dual Occupancy is:

a type of residential accommodation
dual occupancy means 2 dwellings on one lot of land that are attached to each other but does not include a secondary dwelling
a dual occupancy can be either dual occupancy (attached) or a dual occupancy (detached) – see the above diagram which shows the difference

So, a dual occupancy is typically two dwellings built on the same lot of land (Torrens title), owned by one owner.

This means the two dwellings cannot be separately owned or separately sold.

The two dwellings can be attached or detached, side by side or one on top of each other, and the dwellings can be one or two stories (subject to the relevant planning development controls).

Some local council’s in Sydney permit Dual Occupancies in certain zonings

If you want to find out if a Dual Occupancy is PERMITTED on your site:

confirm the land use zoning of the site is either Zone R1 (general residential), Zone R2 (low density residential), R3 (medium density residential) – find this in your contract of sale documents, look up the LEP maps on-line or search for your property on your council website e services aka find a property
confirm Dual Occupancy is permitted with consent in that zone – look up the legislation on-line

If you want to find out if a Dual Occupancy is POSSIBLE on your site, this will depend on many site specific factors and meeting the numbers development controls which apply to your site.

The most significant of these development controls is the minimum lot size of your site, which is a residential density control also found in the relevant LEP.

For example, if the minimum lot size for your site is 450sqm, this means that your site will need to be 900sqm for two dwellings to be permitted on your site as a Dual Occupancy.

If you can tick the box for both of these criteria (permissible in the zone and the area of the lot is big enough), then its worth investing in some thorough due diligence.

In some council’s in NSW the minimum sub division lot size does not apply in relation to land which is strata sub divided or community title – Refer to MWa’s article: Dual Occupancy Strata.

MWa can assist in assessing the site against the development standards for the site which will apply for a Dual Occupancy and these may include minimum width, maximum height, maximum floor space ratio, setbacks, provision of open space and landscape open space, private open space, parking etc.

To find out more, talk to us on 0421 088 110 or book an Initial Consultation $400+GST.

THE ESSENTIAL 3Ps FOR A SMOOTH PROJECT

January 29, 2020 Michelle Walker

I’m not referring to the 3Ps of corporate governance: People, Planet and Profit, or the 3Ps for marketing: Product, Price and Positioning.

The MWa 3Ps are essential for a smooth and successful residential project: Permissible, Possible and Prudent.

As specialists in residential architecture, we help our clients to answer the three essential questions they need to know at the start of a project, for a smooth and successful renovation or new build:

what’s permissible?
what’s possible?
what’s prudent?

Here’s why the 3Ps are essential for a smooth & successful residential project:

PERMISSIBLE

What’s “permissible” by definition is what is permitted or what is allowed to be done on your site and your home.

There are a myriad of development controls which your site and home may be subject to.

At the outset, its important to know planning legislation is relevant to your site – both NSW government state planning controls (State Environmental Planning Policies) and local council planning controls (LEPs or local environment plans and DCPs – development control plans). These cover both local council DA regulations and the NSW Exempt and Complying Development controls. These controls can sometimes be complex to establish, the definitions hard to decipher, and sometimes the relevance is not readily apparent. Zoning uses, minimum lot area, height, FSR, landscape areas are the examples of the main types of controls which define what’s permissible.

Knowing and understanding what’s permissible is an essential part of MWa’s due diligence on each site at the outset of a project.

POSSIBLE

What’s “possible” by definition is what is able to be done or achieved on your site and your home. It’s different from what’s permissible, as regardless of the objectives of planning instruments and the numerics of planning controls, the real relevance of controls is how they can be applied physically to a site and home. Without this analysis of controls over the site, what is permitted on your site may not be able to be physically achieved.

Some simple examples where what’s permissible needs to be physically applied and tested on your site to determine what’s possible:

a site where sub division into two lots is permissible, however, for it to be permissible, the two lots need to have a solution for suitable street and vehicular access to both lots
a site where dual occupancy is permissible, however, the size and configuration of the site and the detailed numeric controls of the site must be suitable for a dual occupancy arrangement to be achieved
a site where a number of stories is permissible, however due to the site topography and the configuration of an existing dwelling, the location of a second storey may need to be massaged to be located on a certain part of the site to achieved to comply with maximum overall height, maximum wall height, side setbacks or side boundary envelope
a site where exempt and complying development controls can be applied, however, a clause in the local council LEP or DCP which relate to a local control for the site may over-ride a state complying development control for a particular part of the site ie: so confirming where a building can be sited to comply with an area for a terrestrial biodiversity

Testing what is permissible and what is possible is where the “gold is found”, in identifying the real constraints & opportunities for a site.

PRUDENT

What’s “prudent” by definition is acting with or showing care and thought for the future. Being prudent is making sure the perameters of the project are sensible, suitable and feasible, in particular as they relate to project costs and value.

We work with our clients to assist them in understanding and making good decisions about their project, before moving ahead on the detail of project delivery.

It’s about judgement and getting the foundations right at the start.

If you are not able to answer what’s permissible, what’s possible and what’s prudent for your site, MWa can help provide the answers with clarity and conviction.

MWa’s PROCESS

MWa’s unique sketch design service guides our clients through a step by step process to understand what’s permissible, possible and prudent.

The first step is an on-site initial consultation, which is a 1.5 to 2 hour, face to face meeting $400+GST.

Call us on 0421 088 110 or contact us on talktous.com.au to arrange at time.

HOW ARE YOUR PLANS COMING ALONG?

October 18, 2019 Michelle Walker

I saw this clever cartoon (The Way) by Leunig in the Saturday paper a few weeks ago, and saved it, as I suppose I could recognise myself in it. How does Leunig know that this is how I feel some days? Decision fatigue, to-do list fatigue, an all-round “lots on the plate” fatigue. Not conducive to making sound progress on anything.

On a professional level, I also recognise the state of mind of many prospective clients who are contemplating making a significant change to their homes.

If you are contemplating a big change like a property project, MWa can helps get your plans in order – they physical plans and that life plans that go along with it.

We understand the process, and appreciate your concerns. We give you choices to consider, and guide you through the hierarchy of decisions that you as a client need to make.

The first decision is to commit to action and contact MWa for an Initial Consultation.

The first choice you will make is to engage MWa as your architect.

From there, we treat what may be your biggest investment, as our own, and guide you through the process.

Your decisions are easy when your vision is clear.

Michelle

Contact us on 0421 088 110 or talktous@mwarchitects.net.au.

Download MWa Information Pack or read more of our Client Advice articles.

HOW MANY ARCHITECTS DOES IT TAKE TO BUILD A HOUSE?

August 29, 2019 Michelle Walker

This is not a bad joke, with a corny punchline.

It’s the story of my own recent home renovation.

Just how many people are involved in building a “parent retreat” addition to an existing dwelling, on a flat site, on the Northern Beaches of Sydney?

2 Clients

Typically for a residential project,
this is usually 2 clients ie: both partners / husband & wife
(and it’s a challenge when your husband doesn’t agree…)

3 Architects

At MWa, our 3 architects work together to deliver as your architect.
Our clients know it’s a team effort, working to progress a project from sketch designs to approval drawings, documentation for construction including interiors and selections / specification, documentation for tendering, co – ordination of design consultants, design management and contract administration through construction.

6 Design Consultants

In order of appearance for this home addition:
surveyor, bushfire consultant, stormwater engineer, structural engineer,
independent certifier, landscape architect. Other commonly needed consultants are an arborist, geotechnical engineer & heritage specialist, quantity surveyor / builder.

8 Builders

“1 builder” was actually 8 people in this case –
the director, project manager, accounts who manage the progress claims, and the builder’s on-site crew including foreman(1), carpenters(2), labourers(1), apprentices(1). (Completed in 12 weeks with between 5 and 9 people on-site every day. Great job.)

24 Trades
(co-ordinated by the builder, site briefings with builder + client + architect)

In addition to the builder’s full time resources on-site providing co-ordination,
labour and carpentry skills, and ordering of all building materials, the following trades
were on-site during the build, often at least twice, but some up to five times at various stages throughout the project: excavator, waste, demolition, concrete, termite protection, bricklayer, insulation, cement renderer, plumber, electrician, carpenter, window joiner, roofer, gyprocker, joiner, waterproofer, in floor heating installer, tiler, the epoxy man, glazier, timber floor installer, stone mason, painter and finally, the cleaners.

24 Suppliers
(suppliers I went directly to as the client & architect)

Pavers by Amber, Tiles by Di Lorenzo and Hardware & General, Grout & Trims by Exclusive Tiles, Bathroomware & Taps & Heated Towel Rails by Harvey Norman, Bathrooms On-line, WC Bath & Shower and sinks by Concrete Nation, Attic Ladder by The Attic Group, Strip Drains by Stormtech, Oak Flooring by Tounge & Groove, Fireplace by Jetmaster and A&H Chimney, Blinds by Exquisite Solutions, Lights & Electrical Fixtures by Urban Lighting and Light Up Balgowlah, Paint by Dulux and Murobond, Stone (recycled) by The Brick Pitt, privacy film by TintFX, external aluminium louvres by Louvretec, Leaf Gutter Guards by The Leaf Man, picture rails by Art Line.

Hopefully, the above pyramid gives the inexperienced an understanding as to why building is a team effort, and why it takes so much time, energy, effort and money.

Even a simple residential addition requires significant resources to be successful, in terms of good outcomes with the right balance of time, cost & quality considerations.

A smooth and stress free building project requires a stable project pyramid where every person on the team is in the right place at the right time, doing their specific, specialised job, with the right information on hand.

If you don’t get this organisation in place, time, cost, quality and value are compromised, in one way or another.

My advice is to engage MWa to design, document and manage well, and build your home on good foundations.

Get your project pyramid right with MWa.

Michelle

Call MWa 0421 088 110

email: talktous@mwarchitects.net.au

IT’S A GREAT TIME TO RENOVATE, SYDNEY

March 26, 2019 Michelle Walker

HELLO AUTUMN: IT’S A GREAT TIME TO RENOVATE, SYDNEY

As I see it, it’s a great time to renovate in Sydney.

I’ve just completed alterations to my own home.

The changes complete the house, and give me great joy and satisfaction, every single day.

For me and my family, it was the right time to renovate.

Time is passing, and my family is growing up. Our domestic circumstances were sorted, our finances and building approvals were in place and the right builder was available.

I was prepared, so I could make the most of this opportunity as it presented itself.

The project ran smoothly and swiftly, completed within a record time of 12 weeks, with the construction cleaners in on the 21st December, just in time for Christmas.

Obviously, I relied on my professional experience and relationships to make it happen.

The MWa tried and true network of builder, design consultants, sub trades and suppliers were a joy to work with, as it all came together.

I had the confidence to know what I was doing was the right thing. Improving our home benefits me daily, improves my family life and contributes to my financial future.

I had the confidence to make the change I was seeking.

However, in the past few weeks, the news, all around, has been getting me down.

Today, I’m reminding myself that sometimes negative news has a stronger impact psychologically than positive news.

In the context of property, architecture, design and the renovation process in Sydney right now, the fundamentals are positive and I believe, will remain so, for the following reasons.

1 “Invest in your nest” remains a good idea

Our homes are are often our greatest asset, both financially and emotionally, and they are the stage upon which we live out our daily lives. Our families grow, circumstances change, our needs change and our homes sometimes need to change too, so that we can get on with our best lives.

2 Demand is strong

Demand for housing in Sydney is not going anywhere, and we all have to live somewhere. Housing affordability remains at a record high, and our homes are our safe havens. Nearly all the families I talk with over the past five years have expressed their concerns about how their children are going to afford a home in Sydney. Investing in our homes by adapting them for multi generational living one way forward.

3 The sales market is stable

If you are about to sell your home now, Cunninghams Real Estate (Balgowlah) is reporting that we “may be reading more negative, sensationalised reports in the media about the current real estate market, however we are finding that if a property is presented well and priced realistically, genuine buyers are definitely making moves and transacting in real estate”. Cunninghams RE have sold 60 properties in 60 days. “It’s a stable market with buyers who have the luxury of taking more decision time…” March 18, 2019 www.cunninghamsre.com.au

4 Quality remains a defensive strategy

If you view your home as a strategy for wealth management and your own piece of property investment – then find out more about why quality matters in Sam Saggers “The Future of Property Investing in Australia”. His thesis is that the future of successful property real estate in Australia is quality, as our populations grow and our cities become more dense. Improving the quality of your home is a defensive, common sense strategy.

5 Interest rates are low

Interest rates are historically low with the RBA cash rate at 1.5%, where it has been since August 2016. Some of the banks are predicting further rate cuts this year, depending on other economic indicators. Low interest rates equals low risk and more possibilities.

6 NSW unemployment is at a record low of 3.9%

Low unemployment is a key factor in maintaining housing demand and NSW unemployment figures are the lowest in Australia.

7 Its a great time to get the attention you need and competitive tenders

Consider the headline: “Construction slump with the residential sector experiencing its sharpest decline in six years.” The residential sector covers apartment building and large contract housing / greenfield development. It doesn’t necessarily include individual homes and alterations & additions. While the industry is not as manic as it has been for the past couple of years, it’s a great time to reap the benefits and get the attention you need. It’s a good time to get competitive building tenders. It’s a good time to “mend your nets”.

My outlook today is one that recommends we don’t let the bad news overwhelm us and put our lives on hold.

Residential design for new homes and renovations is a long term proposition, a long tail endeavour.

If you started today, it will take a year to plan, document, tender and seek approvals to build, and the average MWa renovation construction time on-site is around 9 months.

What will your home and life be like in December 2020?

If you are considering a change to your home, plan for the future and make a start now, with the advantages offered by the current environment.

What change are you seeking? What’s holding you back?

If you have one burning question for MWa, if there is something stopping you from moving forward to start your renovation journey, please email it to me directly on michelle@mwarchitects.net.au.

If I can answer it simply, I will. If I can’t, I may have a suggestion on how to move forward.

If you, or someone you know, would benefit from two hours of personalised, individual, face to face advice about their home and what’s possible, book an on-site consultation.

As everyone seems to be crazy busy, I have set aside one Saturday a month, just for initial consultations.

Next available Saturday is 27 April. $400 + GST. Call us on 0421 088 110.

Michelle

1 ARCHITECTS – DO YOU NEED ONE? Is your project suitable?

May 8, 2018 Michelle Walker

Residential Architects. Do you need one? Is your project suitable?

If you are considering renovating or building a new home in Sydney, there are generally three options:

1. knock down and rebuild by a project home company

1. an addition to an existing home by a design and construct company or

1. an individual one-off approach, such as a residential architect, building designer or draftsperson

These options provide services to different segments of the residential building market.

Their offers are different in terms of cost, design, quality, involvement of the client/owner and the method of project delivery.

The differences are significant and relate to project budget, the quality and complexity of design, approvals, construction, the client/owner’s involvement, the control of the project and the level of personal and individualised service.

At the start of a project, consider what you need and what you are hoping for, to start off on the right track.

So, what do you need in terms of design and service?

1. pre designed and off-the-shelf: project home, fixed design, fixed price, fixed process

1. custom designed with some pre-designed choices for selection, fixed delivery process: design and construct, most often for specific situations like upper floor additions

1. individually tailored solutions and service: an architect, a building designer or draftsperson

The following resources are ways to find out more about the options available on the northern beaches and north shore of Sydney:

Knock Down, Rebuild – Project Homes: ie Metricon, Lawson, GJ Gardiner etc

Design and Construct: ie Add Style for Upper floor additions

Individual Tailored Solutions and Services:

- Undercover Architect: www.undercoverarchitect.com/architect-vs-draftsperson-vs-buildingdesigner
- Australian Institute of Architects: www.findanarchitect.com.au
- Building Designers Association of Australia: www.bdaa.com
- Drafter: ie Rapid Plans www.rapidplans.com.au
- google search “what’s the difference between an architect and a building designer?

If you are seeking an individually tailored solution and service, how do you decide if you need an architect?

Consider the following questions for discussion with your family, to prepare yourself at the outset to make the right choice:

What is the value of your site?
What is the value of your existing home?
Is a knock down and re-build process permitted on your site?
Is your existing home and site simple and straight forward, or complex? ie: existing special site conditions or zonings, steep topography, bushfire, environmental living area, foreshore area, heritage conservation, flood zone?
Is your existing home a robust and special asset, worthy of adapting to suit your ongoing needs?
What will you spend on your project, all up?
What will the dollar value of your asset – house and site – be upon completion?
How important is the home to you as a financial asset?
How important is the home/site to you, personally?
How long after the project is complete will you be living in the home?
How much dedicated time and personal resources do you have to undertake and contribute to the project over the next two years?
How much experience do you have in residential renovating and building?
Who will be responsible for the day to day carriage of the project?

If you home and site are of significant value to your and your family, if it is the most important financial asset, and the renovation/rebuild is going to be the largest financial commitment you have undertaken other than the original asset purchase, then getting sound professional guidance is prudent.

Residential architects are trained and qualified to provide design, advice and management services throughout all stages of pre design, design, approvals, documentation, tendering, building contracts and construction.

Residential architects:

act as your independent designer and advisor throughout the project
provide a personal, individualised and comprehensive service, from beginning to end
can sometimes provide planning, heritage, landscape and detailed interior design services, as well as the co-ordination of all other consultants (ie: structural, certifiers etc)
are paid directly by their clients for their time and expertise (they do make money from the building process)
generally undertake a limited number of projects a year, providing dedicated resources to their select clients

If you think the value, significance and complexity of your project warrants the best advice possible, then continue to read MWa’s STRAIGHT TALKING client advice articles, to find out more about architects, the ins and out of the process, how to prepare and how to find the right architect to suit you.

Read on…click below on MWa’s STRAIGHT TALKING client advice articles:

1 Architects – Do you need one? Is your project suitable?

2 Your Brief: Wish List, Shopping List & Priorities List: Decide what you need, what you want and what you can spend – before finding your architect.

3 Your Architect – A Good Match: How to find the right architect.

4 Process: Strategy, Vision, Compliance, Detail & Delivery: How it all works

5 Costs & Cashflow – 2018 Case Study: A recent renovation case study which shows you where the money goes and the cashflow from start to finish.

6 Time – How long will it take?: How to cut six months off a renovation time frame.

7 Fees – Myth vs Reality

8 Manage Costs, Save Money: 10 Ways to Manage Costs, 10 Ways to Save Money

2 YOUR BRIEF – Wish List, Shopping List & Priorities List

May 7, 2018 Michelle Walker

YOUR BRIEF – Wish List, Shopping List & Priorities List:

Decide what you need, what you want and what you can spend – before finding your architect.

Your initial brief is the first set of instructions to your architect. It’s the starting point for your project.

It will be a WISH LIST of your wants, needs and intangible hopes, often with meaning and significance beyond bricks and mortar.

It should also be a SHOPPING LIST as all the items on the list will have a cost.

And if you are serious about your project, you also need a PRIORITIES LIST. When the going gets tough, a simple reminder of your priorities will give you the clarity to make good decisions.

In our experience, renovating for ourselves and working with clients over the past ten years, the hardest part about being a client is knowing your wants, needs, the emotional value you place on aspects of your project, and your financial capacity to pay for it.

So it’s useful to recognise this before you start to put together your initial brief.

Commit your initial brief to paper and ensure that you and your family are in agreement, as much as possible, before engaging an architect and starting the process.

There are a variety of ways to consider and communicate your brief including:

The bigger picture “why” of the project
The accommodation schedule of your functional requirements
The character and feel of the home
Any other circumstances particular to our situation – may relate to timing, history of the site / approvals
Your hopes and expectations throughout the project
Your concerns and any problems or uncertainties

and the final two essential ingredients to a successful brief

The overall total project spend that you can afford
Your priorities list

Read on for more detail about each part of a brief.

1 The bigger picture “why” of the project

Start with the questions to ask yourself at the beginning of your project, outlined in 1: Do You Need An Architect (repeated below).

These are the bigger picture questions which frame your initial brief.

It may be that working with your architect will assist in answering some of these questions through the pre-design and sketch design process.

The questions get to the “why” driving your project, its feasibility, your preparedness to undertake the project and the type of service you will need from your architect.

What is the value of your site?
What is the value of your existing home?
Is a knock down and re-build process permitted on your site?
Is your existing home and site simple and straight forward, or complex? ie: existing special site conditions or zonings, steep topography, bushfire, environmental living area, foreshore area, heritage conservation, flood zone?
Is your existing home a robust and special asset, worthy of adapting to suit your ongoing needs?
What will you spend on your project, all up?
What will the $ value of your asset – house and site be, upon completion
How important is the home to you as a financial asset?
How important is the home/site to you, personally?
How long after the project is complete will you be living in the home?
How much dedicated time and personal resources do you have to undertake and contribute to the project over the next two years?
How much experience do you have in residential renovating and building?
Who will be responsible for the day to day carriage of the project?

2 The accommodation schedule of your functional requirements

The more functional description of the brief a the list of requirements that clients usually have no trouble with. Consider this as a numeric list of functions.

It does not need to be a list of instructions on HOW and WHERE these items are to go, unless you have a fixed idea that is driving the project.

An accommodation schedule approach to a brief is useful and clear to understand. For example:

main bedroom suite with WIR and ensuite with bath
three kids bedrooms with robes and desks
one family bathroom
one additional bedroom to use as a home office and occasional guest room
new kitchen
new laundry
new open planned living/dining
covered outdoor entertaining area with bbq
double garage
etc…

3 The character and feel of the home

Don’t be shy here, your architect needs to know what you like and what you don’t.

Photos are great ways explore and communicate character and feel, so a collection of images from HOUZZ or PINTEREST or a magazine is useful, as a mood board, rather than literal design instructions.

If you are doing an alteration and addition to an existing home, its also useful to consider that its going to be more realistic to work with the best features of your existing home than aspire to a vision of something so completely different, its going to be best to start building from new.

4 Any other circumstances particular to your site or situation

May relate to timing, history of the site / approvals

5 Your hopes and expectations throughout the project

This will be based on your personal expectations and past experiences

6 Your concerns, problems or uncertainties

Again based on your personal approach

The final two parts of a successful brief to start of a successful project are:

7 The overall total project spend that you can afford (this will be your reality check)

If you can’t be honest or clear about this at the beginning of your project, with yourselves and your architect, then your project won’t progress smoothly.

Clients are often reluctant to declare a figure to their architect and confess they don’t know what their “budget” is. Fair enough.

As an architect at the start of a job, we also don’t know how what the project budget should or will be either.

There are so many variables to residential work that it’s impossible to estimate straight off. Whatever the budget guesstimate at the engagement of the project, its not going to be accurate.

What is more useful is to start the other way around and consider how much you can spend on the renovations?

Most clients have a measure of their financial capacity – be it savings, cashing in an investment, re-draw or refinancing a mortgage or a construction loan.

Stating a dollar figure crystallises your thoughts and guides your decisions.

Cut your coat (renovations) to suit your cloth (budget).

“Unless commitment is made, there are only promised and hopes…”

8 Your priorities list

Your PRIORITIES LIST is one of the secrets to a successful project.

It should be short. One, two or three items or reasons why you are renovating/building. Know this and again, your decisions will be easier and your project will run more smoothly.

As an example, for a particular renovation, the priorities were:

one more bedroom – so the oldest son going into high school didn’t have to share a room with his brother
a new kitchen
to complete an outdoor space around the existing pool which was safe (and a great place to be), so we could have friends over (without the kids falling off 1.4m off the pool apron)

The above was not a complete brief, but it was the absolute essential, and everything else was secondary.

If you consider all the above aspects of your brief, then your project will have good foundations.

Armed with the above self knowledge, next step is to find the your architect.

Read on…click below on MWa’s STRAIGHT TALKING client advice articles:

1 Architects – Do you need one? Is your project suitable?

2 Your Brief: Wish List, Shopping List & Priorities List: Decide what you need, what you want and what you can spend – before finding your architect.

3 Your Architect – A Good Match: How to find the right architect.

4 Process: Strategy, Vision, Compliance, Detail & Delivery: How it all works

5 Costs & Cashflow – 2018 Case Study: A recent renovation case study which shows you where the money goes and the cashflow from start to finish.

6 Time – How long will it take?: How to cut six months off a renovation time frame.

7 Fees – Myth vs Reality

8 Manage Costs, Save Money: 10 Ways to Manage Costs, 10 Ways to Save Money

3 YOUR ARCHITECT – A GOOD MATCH. How to find the right architect?

May 6, 2018 Michelle Walker

3 YOUR ARCHITECT – A GOOD MATCH. How to find the right architect?

Your Architect – A good match: How do you find the right architect, one who is a good match for you and your project?

Finding the right architect is essential for a successful project.

All registered architects have:

years of university education (generally 2 degrees over 6 years)
practical industry experience (2 years minimum experience to attain competency in each category of professional service)
past written and interview exams by the NSW Board of Architects Registration to become registered
undertaken 20 hours of mandatory Continuing Professional Education annually to maintain their registration and
hold Professional Indemnity Insurance

However, not all architects will be the right fit for your personally, nor suit your type residential project.

For a residential renovation or a new home, find a registered architect with residential experience, a good track record and a personal approach that you feel comfortable with.

An architect who does commercial or industrial or retail work, for example, will not have the experience to deliver a residential project, which is subject to a different set of statutory and regulatory codes relating to residential building and building contracts.

Residential work is rated as the most complex type of work by the Australian Institute of Architects, and often requires detailed involvement in a project to guide typical residential clients and work with an existing dwelling.

Residential design, local planning, construction, building services, regulations and building contracts are specific and specialised fields of knowledge.

So, there are four steps to finding a good match architect:

Research
Initial suitability
Selection criteria
Making the final choice

1 RESEARCH

Some resources for finding architects in your local area are:

AIA (Australian Institute of Architects): www.findanarchitect.com.au
NSW Board of Architects: www.architects.nsw.gov.au
NSW Office of Environment & Heritage (heritage advisory listings, if relevant)
HOUZZ online photo and listing site with local design practices
GOOGLE search “architect northern beaches” or “architect northshore” etc
HOUSES magazine – Australia’s leading architectural magazine dedicated to residential work
asking friends, relatives and other local professionals for referrals

2 INITIAL SUITABILITY

Before you talk to an architect, consider the following criteria to establish their suitability:

Have they been recommended by a past client, friend, colleague or building professional?
Do you like what you see on their website – in terms of their message, information, past projects on their portfolio?
Do they specialise in the type of projects that match yours ie: alteration & additions, heritage conservation areas, sustainability, outdoor living, interiors?
Do they work in your area?
Have you seen some of their built work or seen their projects under construction in your area?
Do they offer any pre-design consultancy services? ie: client information, initial consultation?
Are they registered with the NSW Board of Architects?
Can you find them on social media, to find out more about them? ie: instagram / facebook / HOUZZ?

3 SELECTION CRITERIA

Gather basic information about any prospective architect at a face to face meeting, so you can cover your bases and compare apples with apples when considering your best fit.

Its surprising how many prospective clients we meet who do not ask any questions about our practice or experience, at an initial consultation.

Consider your first meeting like a job interview, and ask these questions to see how well your architect communicates with you and provides you with information on the questions below:

How long have you been in practice?
What is the size of the practice and the level of experience?
What is your ideal client and ideal project type / size (to see if you are a good fit)?
What are your similar residential projects (similar in type, location, size and budget)?
Can you show us a portfolio of similar residential projects: ie images, drawings, case studies, site visits?
Can you provide previous clients references or testimonials?
Have you worked with our council before? what are their requirements?
What is your process to guide us through a renovation?
What scope of services do you offer?
How do you approach building cost management?
What consultants do you use?
What builders do you work with?
How do you tender?
How do you charge your fees and what does your architect & client agreement like?
How do we engage your services and get started?

4 MAKING THE FINAL CHOICE

You will be working with your architect for about two years.

You will be dealing with large amounts of money, and there will be problems along the way to resolve together.

So its important to engage someone you like and trust.

If the architects you have met meet the above criteria and answers the above questions in a way that gives you confidence, then go with your instinct by considering these final simple, but revealing, questions:

How do you feel about them?
Who do you like the most?
Who will do the best job?
Who wants the job the most?
There in lies your answer.

One final piece of advice.

Question: How to find the right architect?

Answer: It’s not by asking about the fees first.

Download this article and MWa’s BRIEF PROFORMA checklist to help you prepare your initial brief.

Read on…click below on MWa’s STRAIGHT TALKING client advice articles:

1 Architects – Do you need one? Is your project suitable?

2 Your Brief: Wish List, Shopping List & Priorities List: Decide what you need, what you want and what you can spend – before finding your architect.

3 Your Architect – A Good Match: How to find the right architect.

4 Process: Strategy, Vision, Compliance, Detail & Delivery: How it all works

5 Costs & Cashflow – 2018 Case Study: A recent renovation case study which shows you where the money goes and the cashflow from start to finish.

6 Time – How long will it take?: How to cut six months off a renovation time frame.

7 Fees – Myth vs Reality

8 Manage Costs, Save Money: 10 Ways to Manage Costs, 10 Ways to Save Money

4 RESIDENTIAL ARCHITECT PROCESS: How it all works. Strategy, Vision, Detail & Delivery

May 5, 2018 Michelle Walker

4: RESIDENTIAL ARCHITECT PROCESS – HOW IT ALL WORKS. Strategy, Vision, Detail and Delivery.

“I’m thinking of renovating. I want to get it right so I’d like to use an architect. I like your website and your work. So what’s the process and how do you work?”

A beautiful question and nice way to make an enquiry with an architect.

If you’ve contacted a good architect, they will love to answer this question.

Most architects deliver their services based on stages, inherited from the Australian Institute of Architects historical approach to the Architect & Client Agreement and scopes of services.

Not all architects offer exactly the same services.

At MWa, we offer our services in four main stages:

Stage 1: SKETCH DESIGN
Stage 2: APPROVALS
Stage 3: DOCUMENTATION
Stage 4: SERVICES DURING CONSTRUCTION

However, before we launch on into a project and get into the detail of the process, the work we do at MWa with our prospective clients at PRE DESIGN is also important.

We know clients generally want to know what’s the process, how long it takes, and how much our services and the project will cost.

We provide information to assist prospective clients with their research and preparation, their first enquiry with an architect, an information pack, a 2 hour on-site initial consultation and a written architect and client agreement and fee proposal.

And this is all before we start with the actual work of the STRATEGY, VISION, COMPLIANCE, DETAILS AND DELIVERY.

Read on for more details about each stage of the process.

Stage 1: SKETCH DESIGN: Setting the Strategy and Vision

The sketch process investigates the design possibilities for your site & home, so you can make strategic decisions before proceeding with the further stages of project delivery (stage 2, 3 and 4).

This stage will assist you to decide your preferred design, the likely scope of construction works, required approvals and project budget. It includes:

site survey (by consultant) & existing dwelling measured drawings, site analysis, development controls assessment
initial sketch design, including design layout options, character & materials inspirations & 3D studies
preferred sketch design
written outline scope of works
initial budget estimate by a consulting builder or quantity surveyor

Stage 2: APPROVALS: The Necessary Compliance

The complexity of the approvals process will be affected by the zoning and sensitivity of the site (ie conservation area, bush fire area, waterfront property etc), the neighbours, and also if a DA (development application) or CDC (complying development certificate) is required. It includes:

approval submission including survey, architectural drawings, BASIX, required reports
co-ordination of required design consultants ie stormwater, heritage, bushfire, landscape etc
lodgement of DA submission (fees, forms, copies)
services during approval process
(note: complying development certificate (CDC) is a combined approvals & documentation stage and is lodged like a Construction Certificate at end of Stage 3)

Stage 3: DOCUMENTATION: The Detail and the Details

Detailed design and documentation of your building project ensures a thorough & co-ordinated set of documents for tendering, contract documents, obtaining a construction approval (CC) or Complying Development Certificate (CDC) & for on-site construction. It includes:

architectural drawings with construction information, outline specification, compliance with DA conditions of consent
co-ordination of required design consultants ie: independent certifier (PCA), structural, stormwater
additional documentation for tender / construction ie: architectural drawings, electrical layouts & schedules, window & door schedules, detailed specification, schedules of items by proprietor, schedule of PC sums, interior & exterior finishes schedule
detailed design ie: kitchens, bathrooms, laundries, staircase, robes fireplace, outdoor kitchen
tendering
building contract
lodgement of CC of CDC
construction certificate (CC) or complying development certificate (CDC) submission

Stage 4: SERVICES DURING CONSTRUCTION: Delivery on-site.

Contract administration by architect (architect, owner & contractor) or design advisory service through construction (building contract owner & contractor only). This stage of service ensures the design is co-ordinated and carried throughout construction, including detailed design development with site / contractor / sub contractor input and final purchased selections.

Download this article and MWa’s PROJECT STAGES diagram to explain each stage of the design and building process and where you are at on your journey.

Read on…click below on MWa’s STRAIGHT TALKING client advice articles:

1 Architects – Do you need one? Is your project suitable?

2 Your Brief: Wish List, Shopping List & Priorities List: Decide what you need, what you want and what you can spend – before finding your architect.

3 Your Architect – A Good Match: How to find the right architect.

4 Process: Strategy, Vision, Compliance, Detail & Delivery: How it all works

5 Costs & Cashflow – 2018 Case Study: A recent renovation case study which shows you where the money goes and the cashflow from start to finish.

6 Time – How long will it take?: How to cut six months off a renovation time frame.

7 Fees – Myth vs Reality

8 Manage Costs, Save Money: 10 Ways to Manage Costs, 10 Ways to Save Money