Practically Complete in Clontarf

by Adam Hobbs posted 19 November 21

Nice to now be complete on another project for the office. Great clients again, fantastic result, and a view now completely captured!

Due to the smaller scale of the project, the build time was relatively short at 6.5 months. Based on this, things moved very quickly. Lots of decisions to be made in bunches, the pace of response needed to be fast and the review of the work on site needed to be regular and detailed prior to enclosure to ensure quality. In regard to this project we also had the added detail of bushfire rating compliance for many of the materials to check through as the build progressed.

What the experience reinforced for us was the importance of working with an organised builder and an involved client. Ourselves by nature, are used to the concepts of attentive management and being across the issues at hand so a project can run smoothly, including the management of costs and time on our projects. This approach is made so much more enjoyable with an organised builder who is available, across the issues, and responsive. Coupled with this, an attentive client who was invested in the outcome and able to respond quickly definitely helps.

A small tip for you when considering a builder for your project. Ask your potential builder if they are ‘on the tools’ (meaning they are physically involved in the build process) or not. We find projects where the head contractor/‘builder’ is not on the tools to be far better from an overall management perspective. Builders who are on the tools tend to construct during the day, then have to do all of their project admin after hours. In our experience this is not effective, items are missed, and overall project timing can become problematic. Much better if there is a dedicated foreman on site, and a separate ‘builder’ available to interface with the architect and client.

Image to the left of the open king post truss supported roof and profiled ceiling. Can’t wait to see this at night with a series of hidden LED fittings lighting the same.

What's it all going to cost?

by Adam Hobbs posted 13 August 21

Apologies for the radio silence, these strange COVID times have created some logistical issues for us recently. We trust all are safe and well.

The above question ‘What’s it all going to cost?’, rightly so, is the most frequently asked and most important (for the vast majority of clients) question asked at the start of the adventure of the renovating or rebuilding process. Many clients decision to proceed with a project will be based on the answer to this question. Unfortunately, it is a very difficult thing to establish with any reliable accuracy, until you have a reasonable amount of detail, which of course takes time and money to prepare. And, you can be certain the first price you hear is one you will want the works to be completed for.

Many things can be done early in the process to understand an ‘estimate’ once a basic design and scope is understood, and this is a process we regularly complete at the clients request. We do this by engaging a quantity surveyor to prepare an initial ‘estimate or probably cost’, or if the client is happy to commit early, we include a builder in the design team at this early stage to work with us to manage the budget and scope as we move through the detail. However…….

It is important to understand, ‘accurate’ pricing cannot be provided until an ‘accurate’ and ‘complete’ description of what you are asking for a price on is available. This is usually at the point of receiving tenders back from builders. To get to this point your architect/ designer needs to produce several drawings, schedules, specifications, scope of work etc. and you will have supporting information from engineers and other consultants, and…as you can imaging this all costs money.

It is important to understand, that any pricing your receive until that point is an ‘estimate’ and not a quote. Because of this it is very difficult to rely upon. You will often hear builders and architects talk about a ‘cost per square metre’ reference when discussing budgeting early in the process. We do the same, and we do this by revisiting recent projects we have completed and establishing historically what these projects cost/ sqm, providing this information to clients. However…….

Every project is different, every project is a one off, and although a reasonable guide, there is no guarantee your project will cost the same as a previous one. Why?

Material costs are constantly changing, supply chains can vary changing the concept of supply and demand, different builders price projects differently, how busy a builder is can effect their margins, scope for the project can increase, pandemics can hit! etc etc etc.

In short, remember, understanding actual costs without accurate complete information if impossible. The more information you can provide to a builder or quantity surveyor, the more accurate your estimate will be if undertaken early in the process, but remember it is still an ‘estimate’ and not a ‘quote’. Based on this a reasonable % variance allowance either side of your estimate should be considered. An actual quote can only be confirmed once complete information is provided and a formal tender for your works is provided by a builder. If you can involve this builder early in your design process and trust the judgement of those who referred that builder, then their knowledge of material supply costs, labour costs and market forces can help greatly.

Image to the left showing the standing seam cladding being installed at our manly cottage project. Finishing trades now underway!

Willoughby House Photographed

by Adam Hobbs posted 21 May 21

Very short one this week. Our Willoughby home that we blogged on for much of last year is complete and has now been captured in a fantastic set of photographs. Thank you Luc Remond for another great set of images showcasing our work.

Head over to our Willoughby project page if you are interested in seeing a select group of the images taken. We are particularly happy with how the images present the brickwork detailing, the courtyard spaces, the expansive living area and the bold colour scheme.

Enjoy!

Design effects of working from home

by Adam Hobbs posted 16 April 21

The concept of working from home is not a new one. However, the concept of working from home on a permanent, or permanent part time basis is a relatively new thing. There was once a time where working from home meant a laptop on the couch or the dining room table, usually when you were, maybe a little under the weather, or catching up on unfinished work from the day. This was usually an intermittent occurrence and therefor not necessary to design for.

With the advent of Covid-19, and the technological advancements that have allowed us to do so, the concept of working from home has changed for many. Many sole practitioners have made the decision to base themselves from home and many larger organisations now have established protocols in place encouraging working from home practices. This is having some effect on commercial tenancies and businesses realise that in many cases staff all gathering in the one office is no longer necessary.

What is becoming necessary however, is a focus on ensuring that home work environments are suitable for employees to safely conduct their role. Employers still have duties to ensure the health and safety of their workers in their work environment wherever that may be.

Most safety recommendations tend to focus on ensuring a safe ergonomic setup for computer based work and appropriate lighting levels. What needs to be considered in a safe and healthy working environment should go far beyond this. This is where good design has a huge part to play.

Working from home spaces have become longer term spaces and due to this many things need to be considered. These include the basic ergonomic setup issues, lighting levels, storage capacity, access to natural light, acoustic separation from the family areas of the home, surface colours and finishes, possible planting inclusions and ultimately size.

Design attention to a home office should be considered to the same level other important spaces in the home are. It should no longer be a desk in the corner of the room, or an unused dark room in the basement. If it is its lifespan will be short and work enjoyment levels will be very low.

In the case of this project we have positioned the home office at the front of the dwelling. The size is consistent with the needs of the user. The room affords good natural light and surveillance of the street. Being close to the front door clients can come and go without having to enter the rest of the home. The space is separately heated and cooled from the remainder of the home and can be locked from the inside and out ensuring security. In other words, it has been considered fully for the function it needs to serve. Not just a desk in the corner of the room :).

Image to the left with base framing in ready for steel install next week.

Works Exposed To Weather

by Adam Hobbs posted 9 April 21

Although most of the base structure materials that are used in building can withstand some wet weather during the build process, it is important that the integrity of these materials is monitored and checked prior to any linings or finishing works being applied.

Framing materials, brickwork, sheet flooring, concrete etc are all regularly exposed to weather early in the process. All of these materials are either treated in some way to resist moisture or robust enough to withstand some weather. (Other materials like bulk insulation are not and should be protected).

However, although these materials are robust and treated, they are not immune to damage or processes which can occur due to the effects of moisture. By example, we have discovered some moss growth on some of the existing brick walls that we are retaining that are not getting a lot of natural light at present and have been soaked from recent weather. This is not an unusual occurrence, particularly with older structures, but it is something that needs to be treated.

Mould, moss etc needs to be completely removed prior to lining and there are applied products that will do this. The last thing you want is interstitial mould/ moss growing in your wall cavities.

The same advice goes for wet framing, insulation etc. All of this structure needs time to dry out before lining. If not, apart from potential moisture retention issues and the problems that can cause, you can also have issues with expansion and contraction of framework meaning fixings will not take and can pop back through plasterboard linings as an example.

In summary, wet weather can be sustained, but make sure your contractor ensures that this has all had time to dry, and any surface growth such as mould/moss is removed in full before anything is enclosed.

Image to the left of the rear addition footprint now taking shape.

What to do about the weather

by Adam Hobbs posted 25 March 21

Given the few weeks we’ve had, I thought todays topic to be relevant. Weather! We all talk about it. When its great we are happy, when its not we are not! Especially if you are mid construction, and apart from seeing work delayed you’re anxious about the effect on the building that is getting soaked!

On the second point, there’s not too much to be concerned about here if you are in the early framing stage, and the roof is not on, as most materials at this stage can deal with water (as long as they have the chance to dry out over time, which they usually will at this stage). What we don’t want is any finishing elements to be affected by extreme weather. This is not usually the case unless there is a building failure as most dwellings are at lock up before finishing trades begin.

On the second point. The delay effect of extreme weather on the overall project program, in some part, depends on what is written into the contract agreement.

Inclement weather is inevitable from time to time, no one expects trades to work in the pouring rain, but all clients will expect diligence concerning time performance of their head contractor. All of which is perfectly reasonable.

Any good building contract should acknowledge this, and make allowance for a certain amount of rainy days before the overall critical path of the project can be affected and delay claims made by the contractor. Making this allowance upfront limits constant claims by the builder for time extensions, saving on administration costs and gives the client some piece of mind that every time it rains it does not necessarily mean their project will be delayed.

By example, we have incorporated 4 weeks of rain delay into the overall program for this project which is written into the building contract. Meaning it can rain for 4 weeks over the course of the project timeframe, without the builder being able to claim a delay due to weather. This does not disadvantage the builder as it would have been built into their program from the start. It is not until this timeframe has been reached that delays due to weather can be claimed.

No one can predict how many days will be lost due to weather and this of course depends on the overall timeframe of the build. But making some allowance does alleviate the anxiety of delay and manages clients expectations.

Image to the left of a very wet site this week.

I’ll end this week with a favourite little cartoon concerning weather from our good friends at ‘Family Guy’, see link below :)

https://www.youtube.com/watch?v=L9fhxa8yFb0

Considerations in regard to Stone Selection

by Adam Hobbs posted 19 March 21

Stone use in building has been around for thousands of years. Without it the great Pyramids of Giza, the ecclesiastical buildings of Europe, the great wall of China and Stone Henge would be very different structures. Historically its use was structural and used as a base building material. Sometimes in very rudimentary ways (see stone henge) and in other ways very poetically (see the work of Anton Gaudi as an example).

In our day and age, stone tends to be used, atleast in residential construction, in a more decorative way. Benchtops, paving, cladding, stair treads, kitchen splashbacks, baths etc. Technology and building methods also now even provide ‘manufactured stone’ products such as ceasarstone as an example. There are an infinite array of stone types, of varying levels of durability and endless aesthetic options as no two pieces are the same.

There are two main things to consider when selecting stone, those being, durability and aesthetics. It is important that your designer understands the key attributes of the stone being proposed, not just from an aesthetic perspective, but also from a durability and fitness for purpose perspective. The blog link below is on the of the best I have read that clearly outlines several different stone types and their attributes for you:

https://www.simplecoat.com/stone-selection-guide

So when selecting a stone ensure your choice is not just one based on aesthetics. Although this is a huge contributor to the atmosphere of the space, you do not want you selection to be failing before its time.

A few things to consider:

Does the product require sealing based on the way you will be using it?
Is the product hard enough for its intended use (ie sandstone won’t work for a benchtop, but will for cladding).
Can I source the product in pieces large enough, or book matched so the pattern can carry through?
Is the stone sustainably sourced, what is the embodied energy in its production?
Does the stone have antibacterial qualities, it is porous?
What sort of maintenance regime is required to maintain the lustre?

….and the list goes on.

This week we are heading to the stone suppliers warehouse to look at a particular stone surface we are considering for benchtops on the project. We have seen the product by way of samples. But also remember, a large sheet of stone can look very different to a sample. As a natural product there will often be significant variation in the colour and pattern of its surface.

Take the time to go and view the actual stone panels at full size. You can select slabs individually and you will see the reality of the finish far better than what a small sample will provide for you.

Image to the left showing first signs of timber framing in place.

The Benefits of Consistent Communication

by Adam Hobbs posted 4 March 21

Successfully managing a relationship with a builder and a client on a building project, is like navigating any relationship. It is important that communication is paramount. This means not only ‘regular’ communication, but also ‘consistent lines’ of communication.

One of the major functions your architect plays during the build phase is to act as your ‘agent’ managing the interface with the builder and communication with you on all manner of things. This can include amendments to the scope, time delays, design amendments, payment of invoices and the list goes on. Effectively, anything that comes up, is managed by your architect on your behalf in communication with your builder directly.

This process requires a regular and consistent interface between these two parties so that both are across the issues at hand and both can keep records of items outstanding etc. To promote this, we insist on regular weekly site meetings during the build phase, from which action lists for the week ahead are established and any questions are answered.

If this communication is not regular, the number of items to be addressed can become lengthy potentially slowing down the build process. If this communication is not direct between architect and builder and the client takes it upon themselves to instruct the builder directly without the architects knowledge this is when things can get messy. There is no longer a consistent line of communication, the client may instruct something without realising the issues, and the architect may be in a position if something goes wrong, to not be able to enforce correction by the builder.

In other words a vast array of issues can arise if the client directly instructs the builder without the architects knowledge. So the basic advice this week is. Ensure that whatever the system is that is agreed, that communication remains regular and consistent if you want to avoid the potential for delays or problems. Rely on your architect to manage this communication effectively and clearly and all should sun smoothly :)

Image to the left of one such site meeting with client and builder present, underfloor insulation in place and slab now poured.

Managing Design Fatigue

by Adam Hobbs posted 26 February 21

Across the course of any project, no matter how much is scheduled, drawn, specified and outlined, there will always be things that require address during the build process. Not everything can be detailed by your architect prior to the commencement of building works. Why, because we are human, and because somethings are simply unseen until you start to pull structures apart. There is also the question of cost in having your architect prepare hundreds and hundreds of drawings which may not be relevant later on.

We tend to keep our documentation packages complete, but efficient. We have learnt over the years that many drawings may never be followed, because the theory of what was thought to occur can be different to the reality, meaning many drawings may be redundant. We prefer to govern intent, and document to the point where things can be priced accurately, but to leave the minute detail to the build phase so that it can be discussed with the builder and resolved once all issues at play are understood.

This process ensures a collaborative approach and the involvement of the client in the detail as they see it. This means the clients role during the build process is integral to their understanding, not only of the end design, but also of cost and time effects of decisions. The list of questions can seem never ending to many clients, and in many cases it is.

Your architect will manage and navigate you through the series of detail decisions to be made, but it is important that you remain present in this process and do not get ‘design fatigue’. You know that feeling of saying “I don’t care anymore just do whatever you think!”. This can sometimes occur close to the end of a project. Unfortunately this is exactly the time you want to avoid this mentality as many decisions regarding final finish are made at this stage.

So..maintain your enthusiasm as best you can, lean on your architect to continue to represent your best interests so corners are not cut at the end, and finally enjoy yourself :). It does take a long time and can be stressful, but its all worth it in the end.

Image to the left showing section of cottage retained and subfloor ready for slab pour.

What if my neighbours object?

by Adam Hobbs posted 19 February 21

I say quite often that I could chart the mindset of our clients from first meeting right through to when they move in, and 99% of the time those emotions occur at the same stages in a project no matter the personality of the people you are working with.

One thing that tends to cause some anxiety in clients, is when a neighbour objects to the project proposal, or even during a build process. Most development applications made to council will need to be ‘advertised’. This means the neighbours in the immediate vicinity of the works are notified by council of the proposal, and given the option to put forward objections it they have any issues. We have received all manner of objections over the course of time, some highly emotional, some significant in number, some plain incorrect and others legitimate.

What is important to understand is, just because a neighbour objects, it does not mean that your project will not be approved or will be amended. When a planner within council is assessing the legitimacy of your application they are required to assess the works against the controls that affect the site in accordance with the Environmental Planning and Assessment Act 2000. Generally, if your proposal is compliant with this act, objections will carry very little weight if any. If you are breaking planning controls and the effect of these non compliances will affect others, then objections responding to this will have some effect.

Having said all of that, even with non compliances, if the effects are minor, or supportable, or unavoidable then council’s tend to be supportive unless reasonable effect can be demonstrated by the objector or the planner.

In short, objections need to be based on fact and true effect on the objector of the community at large to carry weight. If they are simply ‘NIMBY’ style objections then things usually sail through relatively well.

Image to the left of sub-floor structure now in place throughout and ready for main slab pour next week!