CLICK HERE TO SEE SOME PROJECTS

There’s no doubting that design services are valuable. Some designers have a knack of getting it right with the swish of a pencil… an idea formulates instantly and sticks, hitting the mark in a fleeting instance, with a spark of brilliance. Alvar Aalto was such an architect. His ephemeral sketches transitioned directly from whispering free hand lines. They seemed to be drawn on the back of a napkin. They then became working drawings with no apparent intermediate steps. If Alvar Aalto charged by the hour, then his brilliant capacity for design was cheating himself of his livelihood! A brilliant design can reward a building owner far in excess of the cost of the Architect’s fees.

There’s also an art to producing contract documentation efficiently. The knack lies in knowing how much information is needed. It ensures the building is constructed as intended. It is knowing how to communicate that information resulting in the least amount of conflict or error during construction. And how to document well without over-documenting. Knowing where errors or misinformation are most likely to occur and being able to prevent them before it costs money. The task required of the builder should be certain. A builder should perform his contract without needing all the requests for information. This avoids the need for clarification along the way. Otherwise, it would invariably lead to building contract cost adjustments.

If an architect does the documentation well, then the task of contract administration becomes clearer. This reduces the need for re-work. A great set of documents saves the builder and the owner money. When done well, the savings far outstrip the cost of an architect’s fees.

As a consumer, how do you know you have a good set of documents?
Quite simply, you know you have a good set of architectural documents when there are very few questions. If the builder follows his contract documents, nothing unexpected is built. That’s usually a strong indication that everyone knows what they’re getting and knows what to do. They’re great documents!

What do great documents look like?
FS Architects do great documents so I’ll show you some of ours! We like to put all the information about a project on drawings and then append a general reference specification. People have their own ideas about what method is best. Our preference is to just look at the drawing. We avoid flicking through a bundle of extraneous documents that could provide conflicting alternative selections. For us, putting the information on the drawings systematically simplifies cross checking. It also makes it more obvious for everyone involved.

✤ Sample_General_Layout_Drawings.pdf (Ask for sample)
For a dwelling, you’ll usually have general layout drawings. These include existing and proposed plans, elevations, and sections. They also include demolition drawings and any site management drawings. These are usually all the documents you need for a Construction Certificate. However, for great documents, the builder requires more information to construct the building you want. Unfortunately, many draftsmen finish their documentation at the Construction Certificate level. Owners and builders must figure it out for themselves from there on. If you have a very good working relationship with a builder you know, then the Builder might help you. Having a positive rapport can lead to assistance. However, you face much angst if you do not completely understand the alternatives being offered to you. This is even more true if alternatives are not being offered.

You could add a roof plan to these general layout drawings. Include a floor joist/pier set-out. Add slab set down set-outs, for example, if they’re critical to ensuring a successful outcome.

✤ Sample_Electrical_Fitout.pdf (Ask for sample)
You might have electrical fixtures layouts and ceiling plans. Fire walls or fire services might be included. Storm-water reticulation, tanks, and pits may also be located on a drawing. They should be described clearly. This will ensure the builder is aware of them. It helps in pricing to include them to your requirements.

✤ Sample_Door_Schedules.pdf (Ask for sample)
Indicate sizes and selections. Specify glazing, screens, and door and window furniture. Include lock selections.

✤ Sample_Amenities_Fitout.pdf (Ask for sample)
Your wet areas such as bathrooms, kitchens, and laundries will show tile setouts and heights. They will also display wardrobe, shelfing, and cupboard joinery configurations. Additionally, locations for towel rails and toilet paper holders are indicated. This helps prevent re-work and ensures structural support is installed where needed.

✤ Joinery Details (Ask for sample)
Kitchen and bathroom details, the barbeque area and pool surrounds and so on… these are crucial. They make sure the stove you have selected will fit. The stove should be next to that set of pan drawers you’re dreaming about, for example. It also shows handle positions and materials selections. Finishes are included, as well as edge treatment to benchtops and the number of shelves necessary. You can handle it with a provisional sum. However, wouldn’t it be nice to know the exact cost from the outset?

✤ Sample_Details_Drawings.pdf (Ask for sample)
It is prudent to detail those things that history shows consistently go wrong. It is important to prevent leaking showers and stop dampness. Controlling movement cracking and ensuring controlled junctions between the various selected finishes are essential. Preventing condensation and corrosion are also crucial tasks. It is also prudent to detail anything unusual, like disability access or that secret cupboard under the stairs. We find ourselves dealing with some extraordinary requests in people’s homes, all of which are handled discretely and efficiently.

✤ Landscaping details
All those retaining walls, garden edges and fences, as well as paving detailing and plant selections… yo can wing it and hope for the best.. or you can document them and stipulate your requirements.

✤ Finishes Schedules
We like to put all the nominated selections in one place for quick reference. These selections are mirrored within the body of the documents. Before the advent of computer-aided drafting, this process was fraught with potential risk of conflict.

✤ Colour selections
Nominated on a drawing for ease of reference with the rest of the set.

✤ Subconsultant’s drawings
Survey drawings, hazardous materials reports, engineering drawings and specifix… all bundled together and bound into the set.

✤ Index Sheet
A very useful guide.

✤ Specification
An industry standard general reference specification with all irrelevant clauses removed and any “special” items added.

✤ Collated Documents
Provided in PDF format for search and dissemination to relevant parties.

What happens if I don’t provide all this information to a Builder?
A good builder will try to guide you through all these decisions. Some builders are quite proficient at doing this. Having priced off the documents you provided, the builder will allow additional money for his time. Research required to coordinate these matters with you is also considered. These effectively become hidden costs. The builder will invariably modify his fixed lump sum price upwards, based on your late selections.

You should provide the information to an average builder without delay. Otherwise, the builder will likely use a term in a standard form building contract to make the choice. This action prevents delay. Alternatively, he will delay the project and potentially charge you for the delay. He will also modify his price upwards for your selections.

An inexperienced builder will try to help. However, he will not have allowed enough money to support you through the process. This lack of planning can lead to dispute and dissatisfaction from both perspectives. He may forget to modify his price and at completion attempt to recover his losses when his figures don’t tally.

Ultimately, good documents are good risk management. Excellent documents ensure that you get what you want for a fair price. They help minimise the potential for disputes.

FS Architects have put into place a systematic documentation system devised to strive for excellent documents.