![Smile ::smile::](./images/smilies/Smile.png)
I have done our concept design myself (no I'm not an architect) and have lined up 3 builders who have each given a reasonable estimate to build. They have asked me to get an architect/draftsman to draw it up 'properly' before doing the full tender.
My plan is to get an architect to advise on my design, but thinking then to get an draftsman to actually draw it up to save on fees. Will that work? Anybody know what a draftsman charges per hour?
I thought once the drawings were done, the next step was getting the quotes from builders, but a couple of architect 'brochures' said you get your DA approval before tendering. Does it have to be in that order? Will the builders refuse to tender without council approval? What if the quotes are too high & we have to make changes to the plan - then we'd have to resubmit to council. Is that what normally happens? Or does it normally happen at the same time, so they are tendering while you're waiting for approval?
![Confused :?](./images/smilies/icon_confused.gif)
Just before we bought the property the council approved the previous owners knock-down rebuild for a fairly similar sized house, so does that mean we can get tenders before approval for the new plan?
Another thread mentioned having to pay builders for tenders
![Shock :::](./images/smilies/Shok.png)
For a custom built house, how much detail should we give to the builder? I think I read that more detail = more accurate quote, but do they really want to know what light fittings, or bathroom taps etc I want? If we had to choose everything first, it would delay start by months, but how else can they cost it?
![Confused :?](./images/smilies/icon_confused.gif)
I also read the architect can submit the plans to council for you (for $3000-$5000). Apart from actually doing the drawings, is there alot involved in submitting to council? Can the builder do it & would that be cheaper? Can we do it ourselves?
Thank you, I know I'm asking allot!