This article will highlight why each step is important and how to go about actioning them.
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Step 1: Pre Design
Why - Having next to no clue about how your project will function or how it will look is a complete waste of time for yourself and the ones you intend to help you build your dreams.
How - Creating an inspiration board, book or folder on your phone about your project is critical to help the professional you are to engage understand your wants and needs. Simply head to Pinterest and create a board for your project. As you scroll the internet look out for functionality ideas, colours, materials, etc that inspire you. This board of images will be something you will refer back to when communicating as specifics with your builder and design team.
Step 2: Pre-Construction Consultation
Why - Paying $10,000+ for construction drawings to then be told by the builder at quoting stage it is $200k over budget is a waste of time and heartbreaking for many clients.
How - Get in contact with a potential builder that would be interested in pricing the project and happy to help. They’re not all pricks and some actually care about your project and will be interested in helping you succeed.
Simply invite them around to discuss the functionality, your budget expectations and show them your inspiration board (Step 1). They will quickly prompt you into reality about your current expectations. Be clear on the non-negotiables of the project and the good to haves. Discuss how they (the builder) would best design the project to meet your needs as best as practical, take notes as this will be used with your designer.
Step 3: Architect/Designer
Why - It's necessary to engage these professionals as they can put the documentation together for you permits to undertake the project. They're very skilled and talented in their field and have great ideas that you can implement to help meet the needs of the project.
How - Seek out a professional who would be suitable for your project, the builder usually have a few suggestions. So now you’ve got your inspiration board together (Step 1), you’ve got your notes from the builder (Step 2) now you consult with the architect and incorporate on their ideas to help formulate a fair and reasonable design that should meet your non negotiables and good to haves, ideally within your budget range/estimate. An engineer is engaged in this process and we recommend you give them access into wall and roof spaces to create a suitable design and if at all possible have the builder discuss with them techniques he would find cost effective to implement specific for your project.
With all of this in place you are left with a set of construction drawings that are as close as f*** is to swearing. That being said you are not quite there yet as the next step is critical for getting accurate quotes.
Step 4: Specifications
Why - Without clear details of the project you will get a variety of prices from builders and have no clear final cost of the job which can lead to choosing the wrong builder and be very costly at the end of the project.
How - If the architect isn’t undertaking the detailed specification process, have them give you a list of the fixtures and finishes needed for the project. You will get this list which will include such things as; Tiles, Colours, Skirting type, Door type, tap set, etc. Slowly go through each element so that when you are finished you know what every detail will be for the project before you go ahead and start. Now DO NOT STRESS this can be changed later, its just best to have something in place that you like to get your pricing more accurate.
Step 5: 3 Quotes
Why - Spot checking different builders is simply how you can determine who might be overpricing the job, as they may not want it and who genuinely is putting in the time to try win the project.
How - Look around for the 3 builders and issue them all the same set of drawings and detailed specifications of the project. You will get a quote from each of the builders based on the drawings provided, they need to have included everything! So ensure they understand that, also check the exclusions of all the builders and make sure they are consistent. You want everyone pricing the same scope.
At this stage if you need to find some money in the job, speak with the builders as to where this can be saved and how that would look. If they have some great ideas then simply implement that into your scope and be sure that all builders get a chance to reprice accordingly.
Step 6: Engage your builder including a detailed qualification document
Why - Having a clear document will save any dispute that may arise between you and your builder. Expectations not met is what destroys the builder-client relationship.
How - The builder is to provide a detail of what they’ve priced and their intentions for the project, this document will step out precise inclusions and exclusions for all areas of the project.
Example - Large home renovation qualification document.
With the sample above we see that there has been no allowance for restumping, relevelling, or modifications to the subfloor structure. In this scenario we found after the demo that the floors were out of level and reblocking was necessary.
You will sit with your builder and go through every line item and both agree to ensure all it agreed upon, this could even include items such as what the client may be undertaken and excluded from the builders scope. Once all is clear to each party and items added if needed then you initial each page and implement into the building contract.
Step 7: Onsite operations
Why - Understanding how the operation will run needs to be understood to ensure expectations are met, the builder runs the show and works within building hours. Liability falls on the builder, its his space and he just wants to get in and get out to mitigate the impact on you.
How - Be respectful of the 7am – 5.30pm working hours of tradesman, it is dusty, loud, wet, cold and will also need your input throughout the project so be helpful and respectful as much as possible. Communication to everyone is key here.
The builder wants to get in and get out to mitigate the impact on you as much as possible. You also want to ensure you communicate with them regularly to ensure your expectations are met. If you want to question something being done, do it sooner than later. If there is a cost implication, make sure it is clear in the detailed qualification document how that cost has come about. Some items can simply be cost neutral if you get to them early enough. Discuss getting samples to site which will benefit all parties including the subcontractors.
Most important thing is to make decisions. This is the biggest struggle in construction, building is easy, decision making is hard. So don’t leave something too long as it will cost you money and time.
Recap...
Follow these steps
1. Pre Design - Pinterest board.
2. Pre Construction Consultation - Get builder out and discuss before architect.
3. Architect/Designer - Collate everyone's input and get documents underway.
4. Specifications - Ensure the project is detailed to an inch of its life as best as practical.
5. 3 Builder Quotes - Check out who wants the job and who doesn't.
6. Engage your builder including a detailed qualification document - Sign the contract after you have detailed every inch of the project and everyone agrees on how they're proceeding.
7. Onsite operations - Be mindful living in a construction zone sucks and making decisions is the hardest part of building.
If implemented you will have the best chance of achieving what you want, how you want it, at your budget and within a reasonable timeframe.
Best of luck! Happy Building!
Myles Clark