THE ARCHITECTURAL PROCESS |
| The second part of stage one is creating your Design Brief for your new home. When the site analysis has been carried out you will sit down with your architect and develop your design brief. The brief, along with the site review, is the fundamental building block from which your new home design will grow. Because of this it’s very important that you get your design brief just right. Anything that you forget to tell your architect, that you really need will not be in your finished home, or will be the cause of expensive re-design fees and may require re-building sections of your home to get it right. As you are creating your brief be aware that if something is not in the brief it won’t be in your new home. |
what is the DESIGN brief?Simply put, the design or project brief, also called a ‘program’, is a list of all your requirements that need to be included in your home. how to start on your design briefWhen you start to create your brief, before you go over your requirements with your architect, it’s best to sit down with all the people who will be living in your home and discuss everything that they need and want. Discuss ideas, go away and think about them, come back to the brief and refine it. Your brief will be a work in progress until you feel that you have recorded everything that you need and want and defined what is important in your home for all your family members. As a starting point you can think about houses that you know and like and consider what aspects of them appeal to you. Think about the home you are living in now – what works and what doesn’t, what’s great about it, what does it lack? Looking in magazines, collecting images and noting down ideas are great ways to help you to think outside the box. what to consider when creating your brief
what your architect will doWhen you work with your architect to create the brief together they will ask you a multitude of questions about your ideas, your needs, your lifestyle and they will hone in on tiny details to make sure that they fully understand your requirements. Typically after your first meeting to create the brief they will put together a draft brief for you to look over which may include items requiring clarification. The draft brief can go backwards and forwards several times to refine the brief. Your job is to go over their brief document and make sure that it perfectly defines everything that you need in your home. Don’t start designing... This is the stage for ideas. This early stage of creating your home design brief is a chance to have fun and explore ideas, because right now there are no limitations to your perfect home. Even big ideas that you think are impossible right now, but are things that you would love to have in your home, can be adapted by your architect into creative design solutions that will help your finished home to be absolutely perfect for you. |
 |  Director at Archetype Building Design Studios B. ARCHITECTURE, B.A. (Architecture), UTS Master of Dispute Resolution (Faculty of Law, UTS) Member of the Australian Mediators Association |
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THE ARCHITECTURAL PROCESS |
STAGE 1: PROJECT DEVELOPMENT & ANALYSISThe first stage of your architectural design is all about working out exactly what you need, what you want and what you actually can do with the design of your new home. At the end of this stage the parameters of what you can build will have been established and the viability of your building project will be assessed. There are two parts to this stage: 1. The Site Review and 2. Creating the Design Brief. Right now we’ll explore what is included in The Site Review. the site reviewUndertaking a detailed and thorough Site Review is fundamental to the overall success of the project. Missing information could result in a design that doesn’t function properly for you, doesn’t maximise the opportunities of the site or worse isn’t able to be built because of planning restrictions that weren’t considered. What your Architect will do to complete the Site Review: |
| Your Architect will need to visit your property in person and take photos and measurements of the site and any existing structures and look at the existing conditions of the site and the surroundings. |
| Your Architect will arrange for a survey of the site and surrounding buildings. He or she will prepare a Site Survey which will be presented as a map showing boundaries, topography, utilities on the site, the location and height of any existing buildings, the location and height of neighbouring buildings, fences and any existing other features of the site. The survey will also establish the legal boundaries, any covenants or rights-of-way or encroachments on the site. |
| They will conduct research on the zoning and planning restriction with local authorities and check if there are additional planning restrictions that apply to your property. Local councils' regulations and processes, Local Environmental Plans, Development Control Plans, State Planning Policies, environmental agencies' regulations, Building Codes, BASIX and environmental design requirements and Standards all have their own conditions and restrictions which need to be considered. |
| A site analysis will be completed that will collate all the information collected from the site visit, the survey and the research. This will present findings on access, circulation, topography, materials, views, prevailing winds, sun movement, overshadowing, climate conditions, surrounding building context, site and local land use, local environment effects, existing vegetation, electrical lines, surrounding roads. All of this research and the findings will be compiled in a Project Review Report that will summarise the limitations on building on your site, regulations that affect your property, the planning application process and any issues that will impact on your home design. CONSULTANTS NEEDED FOR STAGE ONE
WHAT YOU NEED TO DO FOR STAGE ONEYou will need to supply any existing property information that you have, such as existing site and building plans and surveys, land information, consultant reports, building reports etc. You will need to obtain a sewer and water diagram from the water authority in your area. You will need to engage the Surveyor and in for some sites you will also need to contract a Geotechnical Engineer – your architect or designer will help you with these. The second part of Stage One is creating the Design Brief, which you can read about in the next entry. |
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Director at Archetype Building Design Studios B. ARCHITECTURE, B.A. (Architecture), UTS. Master of Dispute Resolution (Faculty of Law, UTS) Member of the Australian Mediators Association |
| If you have any questions about the Architectural Design Process or would like to work with us on your new home, please contact us here: |
The most common question asked of architects and designers is:
How much does it cost to build a hoMe?Unfortunately, there is no simple answer. Calculating the cost to build a house, either a new home, additions or a renovation, is a complex task and there is no clear rule to use until the design has been sufficiently resolved to allow for accurate costs to be estimated. Additionally every building project is different – with different site conditions, materials choices, size and complexity of the building works, ease of access and whether it is a new home or a renovation etc. – all factors affect the costs.
However, it is possible to provide estimates for building work based on average costs per square metre. The following information is presented as a rough guide to help you to understand the likely building costs for your project before you decide to continue with the design process. They are in Australian dollars and are accurate to the best of our knowledge at the time this was published. Regional price differences will occur. Keep in mind that the amounts shown are very general and are to be used as a rough guide only. The only way to get an accurate estimate of the building costs is to have a quantity surveyor calculate them for you. We recommend that you get professional advice before investing in your building project.
THE main factors that affect the cost of building a home
The building costs below will give you an idea of the range of costs you can anticipate when building your new home. We’ll cover the cost of building new homes as well as alterations + additions and renovations. Three costing options are provided for each of the building types. These are low, medium and high specification.
The Low Specification rate is for a house using basic materials and finishes. The Medium Specification rate is for a house constructed with standard materials and finishes. The High Specification rate is for a home built with top materials and high-end finishes and fixtures. NEW HOME BUILDING COSTSThese prices include the cost of building the footings, framing, walls and cladding, roofing, flooring, internal linings, windows and doors, electrics and plumbing and also include materials and labour.
ADDITIONS AND RENOVATIONS COSTSThe costs for alterations and additions or renovations to your home can be considerably more expensive than building a new home.
The reasons for these extra cost include the need for demolition, the potential of existing problems in the building such as electrical and plumbing issues, termites, structural faults and unexpected site conditions uncovered after demolition. 
The expense of renovating can often be reduced by the need to undertake less building work to provide you with the same amount of living space, and if there are few issues with the existing building then expect that the costs could be lower than shown. Extra costs WHEN building a hoMeThe cost of building isn’t the only cost that you need to cover when you are building your new home or renovating.
Some extra costs during building include professional fees (architects, engineers, certifiers etc.), application fees for development approval and building approval, soil tests, surveys and BASIX certification, to name a few. If you would like more details on the cost to build your home, including landscaping, kitchen and bathroom costs and extra costs you may not know about - access our Building Costs Guide below. We've also included some extra tips on ways you can reduce costs and help to keep your home building to budget. 
Angela McKenzie received her degrees in Architecture from the University of Technology, Sydney and has been specialising in helping people transform their home into their Perfect Family Home for over 25 years. She also has a Masters degree in Dispute Resolution (UTS, Law) specialising in managing construction disputes.
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Most people who are looking to buy a family home will end up buying a home that needs renovating. Some homes are perfect home renovation material while others will turn out to be a disaster – costing enormous amounts of money and stress without really adding value to the home or improving your quality of life. But how do you tell the difference before you buy your fixer upper? We’ve compiled some tips to help you make the best decision when looking at fixer-uppers to purchase and then renovate to be your perfect home.
Know what you want in your renovatED HOME
Before you start to look at houses sit down and draw up a wish list of everything that your ideal home will be. (This is the Design Project Brief.) Then set them in order of priority. You will need to know how many bedrooms and bathrooms you will need. Do you need off street parking, if so for how many cars? What are your needs for outdoor space? Go through and list everything that you want in your home is much detail as you can. If you already have an architect or designer you can sit down with them and they will help you to create the design project brief. Knowing what you absolutely must have in a house will be of enormous value in ruling out houses that don’t fit the bill and helping you see the possibilities in other properties.
Look beyond the ugly in your fixer uppeR
Open your mind (and close your eyes!) Just because the house is old, dirty, dark, cluttered, messy, tasteless and maybe even smelly doesn’t mean this home isn’t a gem. Remember that you’re not buying the home to live in as it is. You will be tearing out that ugly carpet, repainting the walls, removing the 1970’s curtains and updating the kitchen. Be aware that what is off-putting about a house may just be superficial and easily and cheaply fixed. Even if you can’t visualise what the house could be, your architect will help you to create a wonderful home out of what presents as a disaster. If the house is presented very badly, but ticks all the boxes in other areas you might have found your perfect home for a bargain!
Know the structural soundness of the house
If you only do one thing before buying a house it has to be getting professional building and pest reports done on the property.
Unless you are planning to completely demolish the entire structure you need to be sure that the existing walls, structural beams, floors, roofing, plumbing, electrics etc are all up code and structurally sound. Having to completely rewire a house or replace all the floor joists because of termite damage or deal with asbestos removal can eat up enormous amounts of your renovation budget. Are you planning on adding an extra storey? Then have a structural engineer check that the existing walls and footings can support the added weight. Also you need to know if the existing building is up to code to prevent you spending your renovating budget on replacing things like balustrades and railings.
Unless you are planning to completely demolish the entire structure you need to be sure that the existing walls, structural beams, floors, roofing, plumbing, electrics etc are all up code and structurally sound. Having to completely rewire a house or replace all the floor joists because of termite damage or deal with asbestos removal can eat up enormous amounts of your renovation budget. Are you planning on adding an extra storey? Then have a structural engineer check that the existing walls and footings can support the added weight. Also you need to know if the existing building is up to code to prevent you spending your renovating budget on replacing things like balustrades and railings.
Consider the floor plan of the house you want to renovate
If the floor plan is something that you can work with and you need to create only minimal changes this will dramatically affect your renovation budget. Knocking down walls, adding structural beams, relocating bathrooms and kitchens all add to the building costs considerably. So, a good layout means that your budget can be directed towards other things like improving the finishes and fittings and adding new spaces and will move you a lot further towards creating your perfect family home.
Buy the worst house in the best street
It’s a cliché but it’s true to look for ‘the worst house in the best street’. This is a good start to help ensure that you are adding real monetary value and not over capitalising on the property. You can check what the other houses in the street have sold for recently and compare these prices to your renovation budget to see if you will be able to carry out the renovations that you want without overcapitalising on the property. It’s always best to get professional advice from a real estate agent or a valuer, especially if you are planning to on-sell the house after you renovate.
Check the planning controls before you buy your fixer-upper
Check with your local council and other authorities to see if the rules and regulations that apply will restrict what work you can do to the house. For example if the house is in a heritage area this will limit the changes you can make in terms of colours and materials, what can be demolished and visibility of new work from the street. Controls such as floor space ratio and height limitations may mean that you aren’t able to add the number bedrooms you need or extend the living area to suit your family.
Check the home buyers contract details
Have your solicitor look over the contract for you and check for issues such as easements and the location of the sewer line all of which can restrict where you can build or result in higher building costs.
Know your buying and renovating budget
If you know what your total budget is for buying and renovating your home you will be able to assess whether a home is right for you. You will also need to calculate all the costs associated with buying and then renovating the home. Remember to include fees, taxes, inspection and conveyancing costs. You need to find a home that fits the formula:
buying costs + renovation costs + fees & charges + contingency = your budget
If you’d like more information on home renovation budgets you can read our article here.
buying costs + renovation costs + fees & charges + contingency = your budget
If you’d like more information on home renovation budgets you can read our article here.
Extra things to check for before buying your fixer upper
- Is on street parking a problem? If so where will visitors park?
- If the house has been recently renovated you will be paying a premium for the work which may not be exactly to your taste, so consider the cost of doing renovations yourself compared to the extra cost of buying a renovated home and know what you are happy to compromise on.
- Have the walls been recently painted? Freshly painted walls can mask dampness and hide structural faults.
- Look at the heating and air conditioning system. Consider if these are adequate or will they need to be replaced.
- What condition is the guttering and downpipes in?
- Is there a pool? Do you want the pool to stay? Will the pool need repairs? Consider any removal or repair costs.
Purchasing your new home is one of the biggest decisions that you will ever make. Without being properly prepared you will be overwhelmed by the process and may make unnecessarily costly mistakes. So, do your homework, talk with experts and you will be well on your way to buying the fixer-upper what will one day be your perfect home.
Visit our website for more information and find out how we can help you to achieve your perfect family home www.archetypestudio.com.au
| Designing your dream home was the fun part - selecting beautiful finishes and designing incredible spaces for you and your family's future, imagining what it will be like to live in your perfect family home... The next stage is the most stressful part: Construction. Yes, the construction phase will be messy, it will seem to take forever and there will be problems no matter how well the preparation has been managed - it's just the nature of the beast. However, you can reduce the likelihood and the number of problems that occur and there are ways that you can participate in the process to help keep the construction of your home running smoothly. The best way to reduce the likelihood of issues arising during construction is for your architect to have prepared all the documentation for tendering and construction extremely thoroughly. The drawings should detail every single aspect of the build, the specification needs to include everything down to the colour of the grout on the bathroom floor, the schedules should include every detail of every item that will be supplied and installed by your contractor. This way your contractor will have ALL the information that will be necessary to build your home and won't be making quick decisions on your behalf (usually choosing the cheapest and quickest, and therefore typically not the best, option for your home). If you are using different designers to design interiors, built-ins, gardens, engineering, colours etc. it's vital to make sure that all the work is being co-ordinated by one person and all are designing from the one master brief. This is because you need to be sure that all the different designers are working from the same information, for the same goals and that all their work co-ordinates together. The most important way to reduce the stress levels of the construction phase if for you to have only one person designated to provide the contractor with instructions. This person can be you, your architect or a project manager. Many problems occur during the build when the contractor is being told to do different and contradictory things by different designers and by the home owners. This lack of clarity of communication guarantees that there will be time and cost increases and definitely increased stress levels for you! Visit our website for more information and find out how we can help you to achieve your dream home www.archetypestudio.com.au |
ARCHETYPE BUILDING DESIGN STUDIOS have released the new Architecture Process Guide. Designing and building any project is probably the largest investment anyone ever makes, however, few if any of the people undertaking extensive building and renovation projects have any experience with the process. That's why we created the Architecture Process Guide. The Guide is available to read or download from our site. Click here for a copy.
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Director at Archetype Building Design Studios
B. ARCHITECTURE, B.A. (Architecture), UTS. Master of Dispute Resolution (Faculty of Law, UTS) Member of the Australian Mediators Association |
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