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| Definitions |
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| Registered Architect |
| Architects are the at the top of the list, They have to be registered and have completed an exhaustive tertiary qualification. All major construction in New Zealand is designed by Registered Architects, and they will often project mange the job as well for an extra fee. Typically, architects are the most expensive in the design field, and usually they will charge a percentage of the total cost of the proposed work. Most architects have a thorough understanding of the entire building process and if you are looking to build something that is very unique and individual, they are a good option. |
| Architectural Designer |
| An Architectural designer can be a very good choice for most people. Pricing for architectural designers varies, depending on their experience and how much you require them to do, but they are generally a lot more cost effective than a registered architect. Some architectural designers will give you a set price to produce your drawings, while others prefer to work on a “charge up basis” (where the charge to you is dependant on the amount of hours that are spent working on your drawings). |
| Draughtsperson |
| Essentially a draughts person is only used where there is no actual design work to be carried out. That means that the design has already been done by the owners, and they need is someone who is capable of producing sufficient working drawings. Draughts people are the most cost effective option, but they will only produce drawings to the quality of the information supplied to them. You cannot expect them to design or deal with council on your behalf, (although some of them will). |
| Conceptual Drawings |
| These are basic plans for your project. They usually include a floor plan, and a couple of elevations, you will sometimes even get a 3D type picture (if your designers draughting software supports this). These plans are offered solely as a guide to make sure that you and your designer are working towards the same end. If you decide that these plans are on the right track, then your designer can carry on and produce full working drawings. You may also be able to get a very rough idea of costs from some builders, but you should not expect any builder to supply you with a written quotation that he has worked out from concept drawings. Concept drawings can sometimes be used for applying for PIM at the council, but not for a building consent. |
| Full Working Drawings |
| The next step up from concept drawings. These plans go into much greater detail than your concept drawings did. This is where your designer earns their money. The clearer that these plans can be made, (while still supplying all the required information) the easier it is for all who will be involved in your project form this point forward. These plans are the ones that you “put out” for tender so you can obtain full written quotations. These are also the plans that you supply to the local body or council for the approval of your building consent. If the plans are not up to scratch, your local body building officers will most likely give you a notice to remedy certain parts of your plan before it can continue through the consent process. |
| PIM (Project Information Memorandum) |
| You apply to your local body or council for a PIM before a building consent. They are effectively an application to the town planning side of your council to make sure your project complies with all the town planning rules and regulations. If there is some chance that you may be breaking some rules, or you will require a resource consent, it should be picked up at the PIM stage. These are not a building consent and do not allow you to build. |
| Building Consent |
| This can be an exhaustive process with your council, as there may be some interpretation issues with the plans, or within the various departments at the council. You will normally find that someone will go through the information you are submitting for consent to make sure that it is sufficient in detail and quality. You will be require to supply more than 1 set of plans and specifications (in Christchurch you need 3, and it can be assumed that this is so for the rest of New Zealand) When your building consent is issued by the council, you (or your agent) will be required to pick them up and pay all fees associated with the consent process. The building consent plans will include, amongst other things, a list of all the required inspections that a council building officer will have to make to your property. A building consent is required for most building projects that in some way alter the structure of your property, or if they are a permanent structure in their own right. |
| Quotations |
| A quotation is an explicit, written promise that the work will be completed to the level of specification supplied, or to a level mutually agreed upon, and as long as no changes are made to this criteria (i.e no extra work, or changes to the plans), the written, quoted price will not alter. A clearly written quotation will list all the items and sub trades that have been included, and “tag out” or list all those items which are not. Your quote will also have a date to which it is valid (usually 30 days from the date it was written). It is impossible for a client to be overcharged when decent quoting systems are employed, as the final decision on quotation acceptance is always the clients. |
| Estimates |
| An estimate is only given as an approximate amount of what your builder or designer thinks the job will cost. These are usually only given where there is insufficient information supplied to work out a proper costing. You may also find an estimate is supplied by those who do not posses the skills or knowledge to work out the costings required, even when you supply them with sufficient information. |
| Full Contract |
| Means that your builder has undertaken to see the job all the way through from beginning to end, or to the agreed upon stage (for instance you are left to do painting and floor coverings etc). The builder will supply and organise all the materials, labour, and subcontractors, like electricians, plumbers, drain layers, brick layers etc. You will often be able to supply your own fixtures and/or people for portions of the job, but ultimately, the builder is responsible for the whole job. A very common example of this is that you supply the light fittings, plumbing fixtures and tiles, but the builder supplies the electrician, plumber and tiler and they in turn supply all the other necessary fixings and materials required. |
| Labour Only |
| Is where the builder is only being engaged to supply his labour and normal tools of trade. Everything else is up to you, including all material purchases, sub contractors, site management, specialised equipment supply, and total responsibility for the work. Some believe that labour only contracts save them money, but unless you have very significant experience in quantity surveying, project management, job scheduling, and in depth knowledge of all the different sub trades and their work ethics, a labour only contract should be avoided. |
| Square Metre Rates |
| You will hear a lot of new home builders talking about square metre rates. These are essentially the total cost of a project divided by the total area of the house. On new homes these can be quite useful, but you must compare apples with apples. As a rule larger homes have a lesser square metre rate which leads some to believe they are getting a better deal by going larger. Square metre rates can vary so wildly on renovation work, they should largely be ignored. |
| PC Sums |
| Provisional cost sums are set amounts that have been allowed for a certain item or service. They are often included as full details have not yet been supplied for a particular item. They are also often used because it is perceived that the supply of these items is very much personal choice, and as such this is a very good way for the owner to be able to supply these items without having to order a variation to the quote further down the track. |
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