Architectural Services
Architectural Services
Whiteroom Architects offers end to end architect services from the start of your project through to completion and post-occupancy evaluations.
Designing and constructing a quality home is a complex task that requires collaboration between the clients, designers, and builders. We work together with you to deliver the built outcome that you want – a place that makes your family feel at home.
Brisbane Architect Services
Architecture involves finding solutions to solve problems. We combine our experience with your brief and work through a tried and tested process that delivers customised solutions for your specific project, for your specific site, for your specific needs – for you.
Sketch Design Architecture
During the sketch design phase, we will explore all the ideas that you have – coupling them with our expert knowledge and experience designing and renovating Queensland homes.
This stage is important for all projects. It begins with us getting a real feel for your needs so that together a developed brief can be established. This will help reduce the overall design costs and help ensure that the project is completed on time and on budget by identifying and reducing any potential issues early on.
We will prepare early design concepts which start bringing to life the brief. Some important aspects of design options begin to come together, such as the floor plan layout, the way the building is arranged on the site and the way it responds to things like sunlight and prevailing breezes.
This is the time to discuss the merits of all the options available, as the design process is flexible – focusing on the overall concepts without excessive detail clouding the big picture.
The design intent is defined and refined throughout this process and agreed to as the basis upon which the project will be designed in more detail.
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Architecture Design Development
The design development stage includes refining details of the design, the selection of building materials, and resolving outstanding regulatory issues. We also work with specialist consultants such as structural engineers to ensure the building meets building regulations.
In this stage the likely path to town planning approval can be identified and the method of procurement can be considered. The developed design could be used to obtain initial budget costing from a quantity surveyor who specialises in estimating the cost of the material and building processes being considered.
At the end of this stage you will have a concise set of drawings that can be read by builders and consultants for preliminary estimates of costs and development of engineering and approval requirements.
Design and Development Approval
Some projects require approval from the local council. Whiteroom Architects prepares the necessary drawings and coordinates the supporting information from specialist consultants where required. We also work with a specialist town planner who will prepare a planning report and compile the submission.
Depending on the nature of the proposed work, the Town Planning Approval process can take between 2-6 months. In highly complicated projects or where there is significant resistance from neighbours this process can take longer to resolve.
Often, information is scaled back in these drawings to be only the information required. The more detail that is in the approval drawings, the less flexibility there is later on, as the building must conform with the approved plans. DA drawings must confirm with the Development Assessment Rules (DA Rules).
Building Approval
Detailed drawings and specifications are prepared by Whiteroom Architects and we oversee the development of specialist plans where necessary such as structural engineering drawings and any required specialist reports.
We also help you obtain a building permit from the assessment manager at the local council, or from a private building certifier. Once we have approval of the design to date, a coordinated set of documents suitable for building approval is prepared.
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Building Approval Process Queensland
Structural Engineer Drawings
A complete set of structural drawings will be prepared by the structural engineer, reviewed by the architect, and revised as necessary until both architectural and structural plans are cohesive. Effort spent here is invaluable, reducing costly variations on site.
Building Laws and Codes
The architectural drawings will include specific Building Code of Australia requirements such as:
- Energy efficiency
- Ventilation
- Safety measures such as smoke detectors, balustrade and handrail heights
- General building materials and finishes
Architectural and Interior Design
The finishing touches to a building can be difficult to decide on and get right. Whiteroom Architects simplify this process by making selections of finishes such as bathroom, kitchen and laundry fixtures and appliances. We also prepare detailed drawings of joinery, including kitchens, bathroom, and other built-in items such as shelving and desks.
An advantage of getting interior details professionally prepared beforehand is that a cohesive approach is taken throughout the project. It also means that prices can be sought from several builders for the exact finished product.
Top Interior Designers
Whiteroom Architects works with a number of talented interior styling specialists who can assist in bringing every detail of the interior spaces to life, complete with furniture, fabrics and artwork.
Architectural Detail Drawings
Detail drawings, also known as construction details, provide a detailed description of the make-up and form of particular elements within the house construction.
These drawings show in-detail how the building is to be put together including the walls, floors, roofs, decks, balustrades, stairs and handrails. Statutory requirements are also specified such as balustrade heights and the design intent is conveyed so the design can be produced onsite.
Architectural Specifications
There are thousands of items that go into building a new home and many elements are best described by written words rather than drawings.
We prepare detailed specifications that covers the quality requirements and standards for each trade or element within the building.
Having a good specification avoids confusion on site and ensures that in the event of any dispute, there is a clear set of standards that are expected to be delivered as part of the building.
Building Contractor Selection
In the contractor selection stage, Whiteroom Architects will:
- Guide you through the contractor selection process
- Help you select suitable builders
- Obtain competitive prices for construction
- Negotiate with the preferred builder
- Prepare the contract documents
Builder Tender Process
Once tenders close we will review and prepare a side-by-side analysis of the tenders including the trade breakdowns so that we can determine who is priced high and low in the various areas. We do this analysis to determine if the costing is reasonable and provides sufficient allowance to complete the job properly.
We then invites the shortlisted builders to attend interviews at our office to discuss their submissions. This step is important as we want to ensure the builders understand what is expected and to confirm that everything in the drawings is included in their tender price. We encourage you to attend the interviews so that you can review their tenders and choose a suitable builder.
Builder Advice on Architect Plans
At that time we also ask the builders if they have suggestions on any modifications to improve the buildability of the construction.
The builders feedback can lead to an increase quality or decreased costs. Changes can also be made to suit the builders preferred products or skillsets. It is worth noting that if decisions are made only for cost savings, there will need to be sufficient savings to cover the costs of any re-work in the architect design or engineering to make the changes worth pursuing.
Once the contracts are drafted you will have an opportunity to review the contracts and have them reviewed by your solicitor before executing.
Builder Licenses and Insurance
Before construction can start onsite the appointed builder will need to:
- Organise liability and construction insurances
- Ensure the Portable Long Service Leave Scheme levies are paid
- Ensure the QBCC Home Builders Warranty Insurance is provided to the building certifier for the issue of the building permit
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Architect Project Manager
Whiteroom Architects administer the building contract between you and the builder to ensure your new home is completed as per the plans.
We liaise with the builder to assess quality of work at key stages and ensure that the contract and specifications are complied with. We also keep you informed of progress, review variations, certify progress payments, identify defects, and generally monitor the construction through to successful completion.
Our role in this stage includes:
- Facilitating regular site visits and meetings to ensure the design intent and its details are translated effectively on site
- Assist with the resolution of design-related issues or variations during construction
- Hold the builder to account by ensuring that specified quality standards are achieved and that defective work is rectified as the project progresses. This is important because work that is completed over the top of defects makes rectification difficult.
Please note, some variations during construction are a normal part of life in the building industry. Having an architect on your side helps to ensure that variations are fair and are delivered in line with current market prices.
New Home Construction Handover
When your new home is complete, we undertake a thorough inspection process to ensure that the build has been finished to the specified standard of quality.
This process includes:
- Identification of defects
- Instruction for the builder to rectify
- Follow up inspection to confirm that the rectifications are satisfactorily completed or if further remediation work is required
When your new home is ready to be occupied any remaining defects are minor in nature and number, Practical completion has been achieved and we organise a handover from the builder to you.
We also review the:
- Operation and maintenance manuals and warranties
- Certificates of completion from relevant sub-contractors
- Final Certificate (Occupancy Certificate) from the Building Certifier (Building Surveyor)
At handover, all keys, codes, and manuals are provided to you and we show you how to operate the air conditioning, lighting systems, security controls, and any other integrated equipment.
For specialist systems such as building automation systems we organise a suitable time for the supplier to provide onsite training directly with you.
New Build Maintenance
Following handover, we continue to monitor the rectification of any defects that are outstanding or that are identified during the defect liability period.
The defect liability period is an agreed period that the builder will attend to any non-statutory defective component of the building, and a percentage of the contract price is held as a guarantee. The term is set out in your building contract, and subject to the contract any defects that are identified during the period will be reviewed by us and relevant instructions to rectify and reinspection will be completed.
At the end of the defects liability period we will issue a final certificate and facilitate the release of any security held by the owner in relation to defects. Your builder will still be required to attend to defects that are of a structural nature for the regulated period.
In Queensland, the owner can lodge a complaint within six years six months from when the work is completed and within 12 months of noticing the defect for structural defects including water leaks or major cracking.
Once your building receives its final certificate, we are still available to assist with any maintenance items that may arise and we will also complete post-occupancy evaluations with you. We take onboard any feedback that you have and this informs our system for continuous improvement and quality management.
