Q: Why work with JRa, and not a building designer, drafter or builder, to create my design?

A: In the same way you engage a GP (General practice doctor) or a surgeon, it is about the specific outcome you want to achieve.

While a GP is a qualified doctor, you would never (we hope) expect them to perform heart surgery on you; even if they have spent years listening to hearts and have a heart of their own. Similarly, people may have spent time in buildings, built buildings (builder), drawn plans for a building (drafter), managed building projects (project manager) and each person has a different perspective, training and knowledge but none of these are the same as an architect.

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A qualified architect is specifically trained in the design, documentation and management of the building contract, including the coordination of other consultants who need to be involved. This does not mean one of those is more or less valuable than the other, but it is important that you have the right person doing the right job. Not the job they think (or tell you) they can do.

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To put it simply you wouldn’t want us waving a hammer on site and constructing your home. We aren’t builders and builders aren’t architects, and it doesn’t matter how many years we have been kicking around construction sites or a builder has been 'reading' drawings. 

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Q: Why work with JRa, and not a building designer, drafter or builder, to create my design?

A: In the same way you engage a GP (General practice doctor) or a surgeon, it is about the specific outcome you want to achieve.

While a GP is a qualified doctor, you would never (we hope) expect them to perform heart surgery on you; even if they have spent years listening to hearts and have a heart of their own. Similarly, people may have spent time in buildings, built buildings (builder), drawn plans for a building (drafter), managed building projects (project manager) and each person has a different perspective, training and knowledge but none of these are the same as an architect.

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A qualified architect is specifically trained in the design, documentation and management of the building contract, including the coordination of other consultants who need to be involved. This does not mean one of those is more or less valuable than the other, but it is important that you have the right person doing the right job. Not the job they think (or tell you) they can do.

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To put it simply you wouldn’t want us waving a hammer on site and constructing your home. We aren’t builders and builders aren’t architects, and it doesn’t matter how many years we have been kicking around construction sites or a builder has been 'reading' drawings. 

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Q: Can JRa work to my budget?

A: Yes, JRa strives to work within each client's budget to create a successful and cost-effective design. It is one of our top priorities, and why we make sure you have the right information from the right people to make an informed choice about where you spend your money, whether that budget is big or small.

We work closely with clients to establish a realistic maximum spend for the project right at the start and JRA will provide guidance on cost-saving measures and value engineering options.

While JRa doesn't price projects. what we do is get an expert at pricing construciton (a builder) involved right from the very beginning of the JRa design process. We go through a delibert design/ feedback loop with a builder several times, including at the point of a quote. To maximise your bang for buck.

JRa makes sure you are getting real-time feedback on costs to be able to make the most informed and best decisions for your project.

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Q: Can JRa help me with a small project like a kitchen or bathroom renovation?

A: Yes, JRa can help with smaller projects like kitchen or bathroom renovations. While some architects may focus primarily on larger projects, JRa is committed to providing high-quality design services for projects of all sizes and scopes.

Q: Can working with an JRa increase my property value?

A: Yes, JRa can provide guidance on building or renovating to increase property value. We have extensive experience in designing buildings that are not only aesthetically pleasing but also functional and marketable. We can provide guidance on cost-saving measures, design strategies, and building materials that can help maximize the value of a property.

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According to recent research by carried out by the University of Melbourne and ArchiTeam:

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“For the median Melbourne house price of $1,200,000, after 10 years the homeowner that employed an architect is $256,000 better off than the home owner that didn’t.”

This research also stated that “for every $1 spent on architectural fees, the homeowner gains $11.40.”  and is a clear indicator that an investment in an architect pays for itself.

Other obvious market indicators that architects add value to your project are the increasing use of 'architecturally designed' and other suggestive wording in builder and real estate marketing. They aren't doing this by accident. They know and have done the research to confirm that people value the input of architects in a design. Not only to create extraordinary spaces to live in and use but because it is a profitable and wise investment into the most valuable asset they will ever own. 

Q: What are JRa's fees?

A: JRA have two types of services; fixed fee consultations 'Ask and Architect' and 'Project Review' and our Architectural Services.(see our Services and Fees)

Fixed Fee Consultantations​

Jason Ross Architects charges a set amount for consultancy services like 'Ask an Architect' and 'Project Review' which you might choose if you are unsure what the possibilities for you project are, you want some feedback on a plan you already have or have a limited budget and want to maximise you investment and reduce your risk.

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JRa's consultations are a single invoice payment prior to.

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Architectectrural Services

The fees for Architectural Services are based on several major criteria such as project complexity, time frame, budget, and building type. Our fee will depend on the level of service you require and a conversation with us can actually save you money. We are flexible about our inclusions and exclusions so you only pay for what you want and do it up-front so you can decide where to spend your money. All without the guesswork.

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As a rough guide, a FULL four-stage architectural service for a new house can be anywhere between 7–20% of your construction budget. A comprehensive suite of all possible services like this covers EVERYTHING from start to finish and can be months' worth of work, BUT your project may not require all services and therefore be significantly less, so it's important to ask.

JRa's architectuctural service fees are usually charged using one of the following methods:

1. A flat hourly rate billed periodically or after various stages of the project are completed

2. A percentage of the estimated or actual construction cost

3. A fixed price, with conditions such as progress payments and limits to the number of changes that can be made at various design stages.

Remember, don't presume that it will be ‘too expensive’ to work with an architect. Organise a free 'Discovery Call' and let's have a conversation.

The worst that can happen is we say we can't help you and the best thing is you get an amazing outcome you never thought you could afford.

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Q: Does JRa incorporate accessibility, aging in place & universal design principles into projects?

A: JRa incorporates accessibility and universal design principles into all of our projects to ensure that they are functional and usable by people of all abilities. We prioritize features such as wide doorways and hallways, accessible bathrooms and kitchens, and non-slip flooring where ever possible.

We also consider features such as lever handles, rocker light switches, and other accessible design elements to improve ease of use and mobility as requested by our clients.

Q: How much can I be involved the process?

A: Engagement makes a successful project and it goes both ways. An engaged client who has an aspiration to create an extraordinary home is the type of client we like to work with. A desire to be involved, and to be part of the process is great. How much is really up to you.

If you don’t want to be involved with every detail along the way and would prefer to be involved in just the key milestones, we are happy to work with that too. Just don’t be afraid to tell us.

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3 important things to know about working with JRA are:

1. We take communication very seriously. We have lots of conversations early on, even before being engaged, so we can be as clear as absolutely possible about what you want and how we are going to get that outcome for you 

2. Based on that information, we will provide you with the best possible professional advice based on decades of experience, skill and real knowledge. This may require more than one conversation and may not always agree, but you can count on us to be passionate and forthright in providing you with our best, considered advice. 

3. It is your project, it is your money and ultimately you bare the burden of the outcome. That means we are your advisors and YOU make the decisions.

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Ultimately, you are paying JRa because we are experts.  It's our job to provide you with solutions. not the other way around. We guide you through a deliberate process to explore and uncover exactly what is important to you and, create an extraordinary solution.

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Q: What will a bespoke, JRa designed project cost to build?

A: It all depends on what you compare it to.

For example, it's not uncommon that ‘off the shelf’ project homes are advertised as $1,750au per square meter of floor area, but BEWARE; this is a marketing figure designed to win your attention. It is the cost to START the build; not the finish it. To make the marketing numbers lower there are exclusions or low-cost 'standard' fixtures, fittings and appliances and 'upgrading' or 'adding' them to the project will bring the cost back to reality very quickly.

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A square meter rate is also not an absolute figure and is only useful as a good starting point for your budget. Setting that spend figure early will allow you to confidently design a house within your financial limits. Beyond that, it's not very accurate at all.

Based on the current building market JRa recommends that you allow between $2,500 – $4,000 au per square metre, depending on the level of finishing materials and complexity of the design and a whole lot of other factors.

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JRa recommends this amount, not because that's what it costs to build a JRa designed home, but because we work very, very closely with builders and that's what they recommend. We get feedback on exactly what is happening in the construction market because we are speaking with builders we trust, every single day about projects and their REAL costs. Not the marketing costs.

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You can build 'something' for any figure you want to use but ultimately, the cost to build is determined by a builder. The best way to know the real cost of a building is to have a builder (or two, or three) price you design for you BEFORE you sign anything or pay a deposit. 

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Don't get caught by marketing.

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Q: Why would I engage an JRa to help me during construction?

A: There are many reasons you would engage JRa to help you during construction and, a number of different ways they can support you.

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One of those reasons is risk. YOUR risk. While every effort can be made to document what you want in drawings and add conditions to a written agreement, when it comes time to build your home, lots of things can happen that you just can't anticipate. 

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What if you hit a rock when they start digging the footings? what if the builder makes a mistake? what if you change your mind? what if a builder is a crock? How do you predict the unpredictable?

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Do you have experience building a home? Do you have the time and energy to spare in your busy life? Are you going to rely on the builder to hold your hand when they simply don't have to?

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Thorough documentation and a well-written and appropriate contract will help you minimise the stress and any costs or delays, but great documentation doesn't carry much weight solution if you don't know what to do when things go wrong, and can't act quickly. 

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JRa has that knowledge and experience and will have been with you for the whole journey and, knows the things that are important to you.

We understand your priorities and how to communicate the problems AND their solutions to you and the builder to keep the project on track for those outcomes.

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 JRa's goal for each project is to minimise your stress and make what you want, built a reality.

Q: What’s it like to work with an JRa?

A: We believe that clarity and communication make a big difference in designing and building a successful project. We spend a lot of time right at the start, understanding what you really want.

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The first thing we do is talk and develop a brief. and we do this before we are even engaged, which is the basis of our whole fee proposal. We do this because we take communication and understanding very seriously.

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We take that brief and produce a set of images (typically simple floor plans) that achieves your functional and lived experience requirements i.e. the right number of rooms and rooms that are exciting/ warm/ bright/ flow well.

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We take the time through these drawings in detail, with lots of conversation describing how the rooms feel, the light, the outlook, privacy and ALL the factors that influence the decisions we make and how they relate to your brief; including your budget.

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We do this because we want you to really KNOW what it's going to be like to live in this new home.

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From this point, you provide us with feedback, and we discuss and potentially repeat until you are ready to move on. This helps you get clearer and clearer about the priorities you have, moving the design closer and closer to the result you want.

Sometimes understanding your priorities means that things change. That's perfectly normal and part of JRa's process to help you do that to get the best outcome.

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During this back in forth, we include a builder or estimator in the conversation, to make sure we are on track with your budget.

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We add more and more detail into the drawings and design, from the macro of the site, floor plans, and elevations, to the mirco of the bathroom layouts, selection of door handles and construction details, until it is ready to be priced and built..

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This layering of information and detail means you know exactly what you are getting when you sign that building contract, and considerably reduces the risk of miscommunication and variations to the cost and time.

Q: How important is sustainability and energy efficiency in the design?

A: JRa incorporates passive environmental principles and design strategies into all their designs, and prioritises the use of sustainable materials and systems to create buildings that are both beautiful (and cost-effective) to live in and environmentally responsible.

We believe that buildings should be designed to minimize their impact on the environment and maximize their energy efficiency. Not only does that reduce the invironmental impact it also has a massive impact on your cost live in your new home.

Q: What is JRa's experience with building in my location or climate?

A: JRa has worked on projects in several climate zones around Australia and the world. This is because passive building solutions are constant regardless and when it comes to the detailed technical aspects of building, JRa engages and collaborates with design and building experts early to provide feedback and make sure that the design meets local conditions and requirements for an optimal built outcome.

Q: What is the difference between an Architect and a Building Designer or Drafter?

A: In Australia (and most countries), people who call themselves 'architects' are required by law to be 'registered' and the profession is regulated by a legally mandated professional body; much like a Certified Practicing Accountant (CPA) or medical registration board

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While the process of registration might vary slightly from state to state (or country to country), Architects are normally required to complete a 5-6 years Master level degree at an accredited university plus, supervised work experience (1yr) and complete professional accreditation (exams and annual professional development) In Australia, the profession is regulated by the Board of Architects who confirm work experience, conduct examinations for formal recognition and continuing professional development (CPD)

Building Designers or Drafters only complete a 2 year Diploma or Certificate in Building Design (or similar). and the focus is generally on the technical aspects of construction, not the experiential i.e. what it's like for you to actually experience and use a space,  Most Australian states require licenses or permits from building authorities (similar to carpenters, electricians, and plumbers), this is not always the case everywhere.

Building Designers and Drafters do not 'do the same thing, only cheaper' than architects. 7 years of study is not the same as 2yrs, and while experience is a valuable way to develop skills, it is trial and error and sometimes just the repetition of poorly learnt habits. Anyone who's pitching 'we are the same' will also willing to lie about other things to take your money. This is the largest financial asset you will ever own, so be wary of the 'cheaper' solution.

Jason Ross is a registered architect and has been continuously, registered since 2001.

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Q: What is the difference between an ‘off the shelf’ design and a bespoke, JRa design?

A: JRA has been trained and specialises in the design of a building, from initial creation and design to its completed construction and handing you the keys. We do not (just) create beautiful buildings. JRa provides bespoke, one-off extraordinary projects that are specific to your site and your individual needs and desires.

JRa will also take into consideration the life cycle of your project to include future growth and changes to your circumstances, with a view to providing maximum flexibility and saving you money by reducing ongoing costs.

Q: What are the things should I consider when thinking about the cost of my project?

A: The final cost of your project will depend on the land you’re building on, the cost of finishes, fittings and fixtures, changes you might make along the way, the time-frame to complete it, etc 

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Some things to consider when looking at which option to choose:

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• An ‘off the shelf’ home is not designed for the block you own and is positioned to ‘best fit’ within property setbacks. A bespoke home will be positioned to take advantage of the orientation of the property and the environmental aspects, like the sun and breezes. This allows for a much more comfortable and more easily controllable living environment.

• An ‘off the shelf’ design is only cost-effective when it’s unchanged from the original plans. If you want to make major OR minor changes eg move a door or wall, you may pay a large premium for the privilege.

• The advertised base price for ‘off the shelf’ homes can sometimes exclude basic things like floor coverings, the driveway, any landscaping etc. or will use a cheaper option of material or fixture eg, lights or appliances, that you will likely want to change, increasing the actual price.

• A bespoke home is designed from start to finish, to suit your needs now and into the future.

• A bespoke design allows you to make a number of changes along the design process and it with advice on the time-frame to build, costs, the space and form of the building and also potential alternatives that may be more appropriate.

Remember, well designed buildings have very little to do with how much they cost to build, and more to do with the amount of thought invested in the beginning.

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Q: Can JRa help me select the internal and external finishes and materials?

A: Yes, JRa can provide guidance on selecting all the internal and external finishes and materials to help clients achieve the desired look and feel for their building.

We consider factors such as lighting, room size, and style to help clients select colours and finishes that complement the overall design and meet their personal preferences.

Q: Who else do I need to speak to, to help me with my project?

A: There may be several other professional services you need to complete your project such as a structural engineer, building certifier or town planner. It all depends on the project.

JRa can help you understand which other services you require and also refer you to people with whom they’ve worked successfully in the past for a better outcome. We also take all the pressure of coordinating their work as the projects get going.

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Q: I have drawn up some plans of what I want, can an JRa help?

A: JRa is a specialist in the design of buildings and spaces., so they can help refine your design through advice and consultation,

JRa can work with you to provide better solutions when you provide a written description of your desired outcomes, emotive images or sketched plans which show us your thoughts and what you like and don’t like.

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Ultimately, our goal as skilled and experienced professionals is to take your ideas and provide you with an outcome that doesn't just meet your expectations and match your ideas but exceeds them.

Q: How long will it take JRa to get our project ready and begin building?

A: The timeline for getting a project ready to start building can vary depending on a number of factors, including the scope and complexity of the project, the location and regulatory requirements, and the availability of contractors and other professionals.

However, JRa works closely with clients to create realistic timelines and milestones for each project. We strive to be efficient and timely in our work, while also ensuring that all necessary steps are taken to create a successful and high-quality design. 

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Q: Do I need any local authority (council) approvals?

A: This varies depending on the type, size, and location of your project.

JRa can help work out if you need to speak to a Town Planner and if you need approvals for your project and help you navigate the process to make it as smooth and fast as possible to get your home built the way you want.

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Q: How does JRa handle potential delays or unforeseen issues during the construction process?

A: We involve builders early in the process to enable JRa to anticipate where there might be potential delays and unforeseen issues during the construction process. This works exceptionally well because it minimizes (or eliminates entirely) their impact. 

If issues do arise, JRa will work with the contractor to evaluate the issue and determine the best course of action to address it. JRa will also communicate with the client to discuss any potential delays or issues and their impact on the project timeline.

Q: How does JRa ensure the project stays within budget?

A: At JRa, managing your budget with you is very, very important which is why we get a builder involved right at the start.

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This allows us to get feedback on the current market and the constructability of the design, so we can adjust and make changes early and avoid late and costly changes.

We ask for this preliminary feedback at least twice before asking for formal quotes/bids from builders and continually monitor costs during the construction process to ensure the project stays within budget.

If any changes or unforeseen costs arise, we communicate with you immediately to discuss the best course of action, so you can make informed decisions about how you spend your money.

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Q: How do I select a great builder?

A: Selecting a builder can be challenging, considering the stakes involved and the potential for things to go wrong quickly.

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JRa has established relationships with several builders known for their exceptional customer service and successful outcomes. JRa opens conversations with them early in the design process to provide feedback on pricing and constructability, empowering you to make informed choices.

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If you are planning on managing the construction or want to talk to builders yourself there are a couple of basic things to look for. 

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Firstly, initiating a conversation with a builder should never be considered too early, as building a relationship demonstrates that you are not solely focused on price but genuinely interested in their operations. It also allows you to gauge their behaviour and work ethic. Keep in mind that a builder's conduct before signing contracts and exchanging money is an indicator of the highest level of service you can expect. They are at their best to secure your project.

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Secondly, ensure you ask for relevant qualifications, insurance, and trade licenses. Be sure to follow up and confirm their authenticity with the issuing party, such as the insurance company or local building authority. Don't simply assume they are genuine.

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Finally, and most importantly, request references from the builder to current clients who are either in the process of building or about to start.

Take the initiative to reach out and have a conversation with these references to gain a true understanding of the builder's work. A crucial question to ask is 'how did your builder handle situations when things went wrong?'.

It's inevitable for issues to arise during construction, so it's vital to determine if the builder is proactive in their communication and finding solutions, regardless of fault. Additionally, inquire about their general communication style to set expectations and establish a clear communication strategy for your project. Communication is the key to a successful project outcome.

Q: What should I consider before choosing a builder with 'inhouse' services and design?

A: Before you commit to a builder/ company that offers ‘in-house’ design and other services, ask yourself the following questions:

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1. Is the builder offering additional services to provide you with a better outcome or the be a more attractive/profitable business?

2. Do you believe that you are getting the additional services for free or the cost is included in the price of the build? 

3. If the builder intends to run a profitable business, are they going to engage the ‘best’ possible designer (architect) for your home or the ‘cheapest’?

4. If consultants are employees of the builder (or under contract) do they work for you and your interests, or the builder’s? (See question 3)

5. If they work for the builder, can you be sure you are getting independent advice (see question 4)? 

6. If there is an issue with the consultant, do you have the option to find your own and get a refund/ money back from the builder?

7. If in-house consultants make a mistake that causes an issue during the build, who’s responsible for any costs?

8. Can you approach another builder to check the market and get the best quote or are you locked in?

9. During the build, if consultants work for the builder, who is going to provide you with independent advice and advocate for your outcomes when there are issues and cost and time variations (there always are)?

10.  If a builder can buy materials and hire labour for less, why would they pass on those savings to the buyer instead of pocketing more profit for their business (see question 1) ? 

This is the biggest financial investment (with all the stress and risk that implies) you’ll ever make. Using an ‘all in one’ builder is not easier, cheaper or faster than working with an architect and builder who just builds.

JRa has established a robust professional network that allows them to connect with the ideal partners for your project. Using this network, they can obtain fee proposals and effectively coordinate all the work of your team, ensuring you achieve the best possible outcome.

Q: What type of contract is suitable for my project?

A: JRa will generally recommend a standard "fixed cost" Australian Building Industry Contracts (ABIC) contract, produced by Master Builders Australia in partnership with the Australian Institute of Architects (AIA). They are drafted solely for architects involved in a building project to use when they are administering building contracts and provide a more equitable risk distribution between both parties.

A 'fixed cost' contract is not without flaws, but it offers the most certainty and the same flexibility and potential for cost savings as a 'Cost Plus' or other types of contracts. For example, to reduce costs you can purchase and supply items like taps, tiles, and lights and supply them to the builder for installation or exclude elements of the scope to engage subcontractors or do the work yourself. You can also make changes during construction (though JRa aim to minimise this!) if there is a most cost effective solution.

JRa will generally advise against choosing a 'cost plus' contract for most projects, particularly if you are planning on managing the construction process yourself. Even though there is a perception that it provides an opportunity to save money it's not always the case and there is actually a higher risk that it will be more expensive. Here's why:

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1. The initial bid in a cost-plus contract is typically based on "allowances" or estimates, which can be manipulated to create a more favourable offer and win your project.

2. Once you're locked into a contract, it allows for significant cost increases, and inexperienced buyers lack the necessary negotiation skills to navigate these changes effectively.

3. Builders under a cost plus contract are not incentivized nor contractually obligated to seek more economical solutions to save you money. Be extremely cautious of builders who assure you they will "do the right thing" in this regard, as they are aware of the situation and may take advantage of it.

4. The "percent plus" arrangement encourages builders to choose more expensive materials over other options.

5. While it is possible to include incentive clauses in the written contract, these clauses often prove challenging to enforce due to various reasons.

6. The most reliable way to save money is for you, the buyer, to personally examine and obtain quotes from alternative tradespeople and suppliers. However, most people lack the knowledge and skills to do this effectively.

If, like most people, have limited knowledge and skills in managing a construction contract it will be difficult to determine when and how to apply the contract and if the solutions proposed by the builder (or you) are truly the best for your project. This can result in a poorly built house, delays caused by inappropriate selections or slow decision-making (which can also incur additional costs), or money wasted due to excessive trust in the builder.

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There are a number of other, common 'standard' contract types produced by Builder Advocacy groups like the 'Master Builders Australia' (MBA) and 'Housing Industry Association' (HIA) these are contracts that are written by builders, for builders. They generally favour the builder in terms of where the risk lies during construction so it's very, very important not to assume it's equitable just because it's 'standard. Any 'standard' contract can be altered or changed through negotiation which is why it's critical to get legal advice from a qualified legal professional FAMILIAR with construction contracts to advise you. 

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JRa will provide you with additional, practical advice on the contract for your project so you have a balanced level of risk.

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Q: Can JRa work with my preferred consultant or builder?

A: JRa is able to work with any contractor or builder you prefer, as long as they have the appropriate credentials to do the job well.

We can also recommend one from our network of trusted professionals and builders who we know will provide you with a high quality outcome.

Q: Why is orientation important for good design?

A:  Responding to the environment is really important to a good design. It is one of the best (and most cost effective ways) to ensure your home will be enjoyable to live in and not just functional. It’s the thing that will make it more or less ‘livable’

This is particularly important when it comes to the orientation so you do not end up with a dark, cold/ hot, damp home because it allows you to easily (and cheaply) address natural light, passive heating and cooling, natural ventilation and ultimately cost. 

But it’s not as simple as ‘facing’ north or locating the living spaces ‘north/ south’ because a house is made up of different spaces and activities and you have priorities and the property has different conditions to respond to e.g. a view. Often, it’s going to be about doing the best you can with what you have and that requires a better understanding of how it all might go together to achieve the best outcome possible

How important to you is having a bright, naturally illuminated, and well ventilated home with a comfortable (or cost effectively managed) temperature; all year round?
 

Q: Fixed cost (lump sum) or Cost Plus contracts?

A:  While people perceive there is an opportunity to ‘save’ money or reduce cost, I would never recommend a cost plus contract to anyone unless they were very experienced in construction and even then it comes with a huuuge amount of risk.

That’s because:
1. The initialquote/ bid is normally based on ‘allowances’ (guesses) which can be manipulated to create a more favorable offer to positively influence you decision to proceed or can be completely wrong. 

2. This contract type allows for dramatic cost increases once you’re locked in and inexperienced buyers don’t have any real ability (or skill) to negotiate otherwise.

3. The builder does not gain anything from, nor do they have any contractual obligation to, look for more economic solutions to save you money (normally). Be very, very wary of builders who tell you ‘that’s ok. Trust me. I will do the right thing’ - they are about to bend you over….

4. The ‘plus % builders margin’ incentivizes a builder to choose more expensive materials/ labour etc not more cost effective solutions.

5. While you can adjust the written contract to provide incentives etc. these are difficult to enforce for a number of reasons.

6. The only real way you can be sure of saving money is if YOU (the buyer) examine and get quotes from alternate trades and suppliers. Most people have no idea how to do that effectively or choose appropriate solutions. 

The builder may not have to accept that solution anyway. and buyers have little to no knowledge and skill to determine if any alternate solution they (or the builder) are proposing is in fact the best for your project. This means you may end up with a house that’s poorly built or delayed (which costs you more $$) because you have no choice to ‘trust’ your builder which comes with risk.

7. The allocation of risk in a cost plus contract is heavily weighted in favour of the builder. There is almost no benefit in any area for the buyer.

A fixed cost contract, while not perfect, allows you the same flexibility to save money i.e. you purchase and supply the taps, tiles and lights etc, etc, but the ‘fixed cost’ comes with a more equitable risk between both parties.

It does however require you have a well documented set of drawings and specifications but the huge reduction of risk to you, as the buyer, far outweighs the cost of the documents! 

Q: What should I consider before commiting to a Volume, 'All in one' Builder?

A:  Before you commit to a builder/ company that offers ‘in-house’ design and other services, it would be wise to ask yourself the following questions:

1. Do you believe a builder offering additional ‘in-house’ services is doing so to provide you a better outcome OR is it to be a more attractive / profitable business i.e. to increase their profit?

2. Do you believe that you are getting the ‘additional’ services for free or, is the cost included in the price to build and to increase their profit? 

3. If the builder intends to run a profitable business, do you believe they are going to engage the ‘best’ possible expert (architect) OR the ‘cheapest’ to reduce their expenses i.e. to increase their profit?

4. If ‘in-house’ consultants eg. an engineer or ‘designer’, are employees of the builder (or under contract) can you be sure they are working for you and your interests, or the builder’s? (See question 3)

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5. If a consultant works for the builder, can you be sure you are getting independent and unbiased advice? (see question 4)

6. If a consultant works for the builder, do you believe you will have direct access whenever you need or will it be limited and managed to reduce the amount of time they work on a project and increase their profit?

7. If there is an issue with one of the consultants, do you think you’ll have the option to request or engage someone independent to work with or are you going to be stuck with them for better or worse?

8. If a builder’s consultant makes a mistake that causes an issue during the build, do you believe the builder will own responsibility for their people for any additional costs or will you still have to carry the cost?

9. Are you clear that you will be unable to approach another builder to compare pricing and make sure you are getting the best outcome for your investment i.e. you get what you are given?

10. During the build, if consultants work for the builder, are you confident they will provide you independent advice and advocate for your outcomes when there are variations to cost and time (there always are) i.e. are they working for the person who is paying them or yours?

11. If a builder can buy materials and hire labour for less, are you aware  that those savings are not passed on to you but are to reduce their businesses’ expenses i.e. to increase their profit? (see question 1)

Using an ‘all in one’ builder does not automatically mean your project will be easier, cheaper or faster than working with an architect and builder (which could be a volume builder).

All things being equal, working with an architect will provide you above a higher quality design, process and outcome because it’s produced by someone trained to do what you need them to do, based on your priorities and brief, provide  independent advice through the process to protect your interests will be and, reduce the risk of time or cost blowouts during construction.

If you do decide to go with a building company is best for you, then i strongly suggest you consider getting independent design and construction advice from an architect before you sign off on tenders and contracts, in  the the same way you would invest in the professional and expert advice of a lawyer before you sign a contract

Q: Why do projects often go 'over budget'?

A:  There are 5 reasons projects go over budget. Sometimes it's a combination of more than one:

1. The buyer does not have a firm and fixed and absolute maximum spend limit

2. The buyers eyes are bigger than their belly and they commit to a house that is bigger/ more complex/ more expensive than they can afford (or require).This is particualrly relevant to the sales process building companies use to upsell a build.

3. The documentation for the build is vague and unspecified when the contract is signed and decisions are made during the build and under pressure 

4. An inappropriate contract is selected eg cost plus, and this allows potential manipulation of the original bid and, or fluctuations in cost during the build.

Finally, and most importantly

5. The buyer attempts to ‘save’ money by not investing in expert (architect) advice and, or a builder isn’t invited to provide basic (not bids) cost feedback early during the design phase (or worse, chooses to ignore that advice and feedback)

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Architecturally design homes are not more expensive than off the shelf builder design. for several reasons. JRa works with big or small budgets and will be honest about what you can acheive for your budget.