@lurker172602 wrote:
Question for you martini, we're thinking of a small extension including ensuite and replacing (repairing?) an adjoining verandah. Where should we go first to get an idea how much it might cost? Should we get a builder in to guesstimate or go to a draftsman/architect? How much should we expect an architect to charge for that kind of advice?
We're really at a loss as to where to start the whole process.
Who is developing the design that best suits your family? Who is selecting your finishes and fittings? Who is drawing up your plans? Who is submitting the DA to council? Who is project managing it? Who is ensuring that the design and construction comply with Australian Standards? Who is organising the certifier and getting you a construction certificate? Who is overseeing the builder to make sure his prep and finished work is up to scratch?
I spend half my life looking at bad design and bodgy construction work designed by draftpeople and project managed by profit driven builders so it annoys me when people say that getting a designer/architect in is not good value.
But back to your original question.
An architect/designer will charge about 10% of expected costs of works. Costs for a single storey, low cost, low level finished extension then you can expect to pay between $1,200 to $1,500 per square metre. Your average bathroom (if you are not doing any of the work yourself and need to pay someone) will cost around $15-20,000 for low level finishes.
What an architect saves you in the long run is priceless. For example, when I design a bathroom I charge $2,500. For this I create a design, select tiles, select fittings, do site inspections to ensure that the contractors employed by the buiulders are doing everything properly (you would be stunned at how slack waterproofers are), and make sure the builder is using quality materials and not taking shortcuts.
Where I (as a designer) SAVE you money is that my fees are up front so I don't have to skim anything off my suppliers to make my salary. But because you don't pay a builder an upfront fee, he needs to screw you, his contractors and his suppliers in order to make a profit.
For example, for my $2,500 fee I can usually save you about $2,000 on the cost of basic toilets, tiles, taps etc because my trade price for these items is between 20-40% off. This is passed directly to my client.
On the other hand a builder will usually tell you that they get 10% off. They pass this measly saving on to you and pocket the 30% difference.
A builder will also skim as much money off his contractors as possible - the cheaper he can get the job done, the more money in his pocket. That means the consumer can end up with shoddy workmanship as everyone tries to cut corners to keep their prices down. The consumer rarely sees the rotten workmanship because it is covered with a lick of paint and glossy tiles....
So I will suggest that your starting point is a small, local architect who will giude you through the process INCLUDING selecting a builder for you.
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well, yes.............. I should do that!
