3.0 CONSULTANTS
3.1 ENGAGING CONSULTANTS
Engaging consultants can be a daunting task.
How do you know who to choose?
In this section we will identify the professional services typically used during the construction of a domestic dwelling, and provide a few tips on how to select the right one and the best way to secure their services at a realistic price.
Consultants you will most likely need to use during the construction of your dwelling will include:
 Owner Builder - Working with Consultants |
Selecting a suitable provider of these services will normally be as the result of some research on the part of the owner builder. |
These professionals may be found from -
or any one of a number of sources.
What is important, is that you satisfy yourself that their experience and expertise is both recent and relevant to the type of project for which they are being engaged.
Equally as important is their work ethic. It is imperative that you establish a contractor’s work ethic, in particular should you choose to engage them on an hourly rate.
Note: Abacus Training would never advise employing any professional or trade contractor on an hourly basis.
Ask to see evidence of their work – ask to speak to previous clients or for personal referees.
Ensure also, that they carry the appropriate insurances, including professional indemnity.
As you would do for any trade service you are considering, try to always get three quotations or schedules of fees and make sure you understand exactly what services they are offering and the level of support that will be available throughout the project.
Read each offer carefully and make certain you are comparing apples with apples.
It will often be necessary to schedule one or more meetings with your chosen consultants, to ensure they fully understand and consider the specific aspects of your project.
The proforma Invitation to Offer Professional Services is included in the design and planning folder of the file structure:
- Trade Journals
- Yellow Pages/Internet Advertising
- Personal referrals
- Relevant Professional Association
or any one of a number of sources.
What is important, is that you satisfy yourself that their experience and expertise is both recent and relevant to the type of project for which they are being engaged.
Equally as important is their work ethic. It is imperative that you establish a contractor’s work ethic, in particular should you choose to engage them on an hourly rate.
Note: Abacus Training would never advise employing any professional or trade contractor on an hourly basis.
Ask to see evidence of their work – ask to speak to previous clients or for personal referees.
Ensure also, that they carry the appropriate insurances, including professional indemnity.
As you would do for any trade service you are considering, try to always get three quotations or schedules of fees and make sure you understand exactly what services they are offering and the level of support that will be available throughout the project.
Read each offer carefully and make certain you are comparing apples with apples.
It will often be necessary to schedule one or more meetings with your chosen consultants, to ensure they fully understand and consider the specific aspects of your project.
The proforma Invitation to Offer Professional Services is included in the design and planning folder of the file structure:
3.2 ARCHITECTS & DESIGNERS
Once the site contours are completed and you have settled on a rough draft for the dwelling, it will be necessary to engage the services of a licensed building designer or an architect to complete preliminary design drawings.
 Owner Builders - Architects or Designers? |
These drawings will provide the basis for engineering drawings to be completed and in most cases, should require little alteration for use as working drawings for council submission and/or private certification and should ensure an accurate presentation of the project for use in the tendering process.
Architect fees will vary considerably, and you will potentially cost yourself a lot of money if you do not choose wisely. |
As for all consultants, identify an architect or designer who know has a proven record in the type of construction you are proposing to build.
Check their current works in progress and satisfy yourself that they understand your requirements and that generally, their works normally include projects of similar size and budget to your own.
Don’t pay for a Rolls Royce or a Bentley, when a Commodore or Falcon will do the job just fine.
On your fist visit to the designer, be prepared, provide photos of homes similar in style to what you are trying to achieve, build up a portfolio of ideas, designs and sketches of the following:
The approved plans for the construction of a house, constitute a legal document, they are integral to the contracts drawn up between yourself and the trades or suppliers, they must be accurate, and provide sufficient detail to allow for estimating and construction purposes.
Note:
In general, unless you agree in writing, the copyright of the completed design will belong to the designer.
Check their current works in progress and satisfy yourself that they understand your requirements and that generally, their works normally include projects of similar size and budget to your own.
Don’t pay for a Rolls Royce or a Bentley, when a Commodore or Falcon will do the job just fine.
On your fist visit to the designer, be prepared, provide photos of homes similar in style to what you are trying to achieve, build up a portfolio of ideas, designs and sketches of the following:
- External facades, looks, colours and finishes
- Internal finishes and colours
- Selected or preferred PC Items, fixture, fittings and fitments
- Sketches or photos of any special features or areas you wish to incorporate into the design
- Your Budget
The approved plans for the construction of a house, constitute a legal document, they are integral to the contracts drawn up between yourself and the trades or suppliers, they must be accurate, and provide sufficient detail to allow for estimating and construction purposes.
Note:
In general, unless you agree in writing, the copyright of the completed design will belong to the designer.
3.3 BUILDING CERTIFIERS
In recent times, builders – including owner builders – are more frequently engaging the services of private certifiers for the approval of building plans and the submission of building applications.
The use of these certifiers streamlines the process and generally allows for a faster turn around time when it comes to approving plans.
Whichever way you elect to go, you will need to complete the appropriate building application forms (available from your certifier) and provide your certifier with the specified number of copies of a complete set of plans, including all of the drawings prepared by the professionals as listed above.
3.4 SURVERYORS
The surveyor is an extremely important provider of information which will allow you to best design a home that suits your needs and the constraints of the block.
The surveyor will provide services including:
- Boundary identification and marking
- Location of easements
- Determination of contours
- Site and dwelling set out
Following is an extract from a typical specification for a domestic dwelling in respect to survey works:
The Surveyor shall properly set out all work to the Owner's approval and check the dimensions shown on drawings against such setting out.
The Owner shall be responsible for the accuracy of all levels.
Sub and separate Contractors must obtain all levels from the Owner.
The Owner shall co-ordinate the comprehensive setting out of the works generally in an accurate manner and within tolerances where specified.
Any discrepancy between the dimensions shown on the drawings and existing physical features shall be immediately brought to the Owner's attention and no further work carried out until the Owner's instructions are received.
3.5 STRUCTURAL ENGINEERS
In most domestic dwellings, the use of a structural engineer will be minimal. Having said that, private certifiers tend to rely on the engineer’s design input in any area that is not covered by the standard building span tables.
For example, it is likely the building designer will be acceptable to the certifier for the determination of wind loadings and tie downs, design of bracing walls and structural beams over standard windows and door heads.
However, the carriage of trusses over a large opening such as a double garage door or similar may require the design to be certified by an engineer.
Where a dwelling is designed and is to be constructed utilising structural glass, suspended concrete floors, cantilevered sections etc., the design expertise of the structural engineer becomes increasingly important.
It will be important to work closely with your nominated building designer to ensure the use of a structural engineer is achieved effectively.
3.6 GEOGRAPHICAL ENGINEER
You will need to engage a Geotechnical Engineer to determine the type of soil which will form the founding material for your structure.
This is achieved by drilling several bore holes under the area of the site where the proposed structure is to be erected, giving a representative sample of the subsoil qualities and the bearing capability of the ground.
In addition, the waste water management consultant may require soil testing to determine the absorption capability of the ground where effluent discharge is required.
The removed ‘core samples’ are examined and the site is classified based on the results of the examination.
Using this information, and based on the preliminary design drawings, the footing system for the dwelling can now be designed.
Just as the site contours can affect the cost of the ground works, so too can the site classification of the founding material.
Several new techniques and footing systems, including screw piles, are more commonly being used in domestic construction on problem sites, so you need to ensure that the engineer considers all possibilities to achieve the most appropriate and cost effective design for your project.
3.7 HYDRAULIC ENGINEER
 Owner Builders Course - Hydraulic Engineers |
As domestic dwellings become more complex and incorporate high tech fittings and fixtures, the use of mechanical engineers and hydraulic engineers is becoming more the norm.
Whilst their roles are varied, basically a mechanical engineer would be engaged to design high end air conditioning systems and the hydraulic engineer (consultant) would be used to design for complex roof drainage, high pressure areas, grey water usage, retention tanks, reticulation systems, irrigation, circulatory systems, water features etc. |
3.8 CONSULTANT REGISTER
To maintain consistency in information, we suggest you include all consultant details in the Project Participant Register.
Keep a hard copy of these details in the front of your Project Diary as quick reference for contractor, consultant and supplier details.
If you are keeping electronic records, you may wish to transfer abbreviated contact details into a schedule or a spreadsheet/database on your device..
The completed register must include contact information, license or registration numbers as applicable and insurance details.