working process

This is the initial creative design stage which involves an iterative process of reviewing planning code requirements / constraints and design explorations carried out through drawings, presentations and communications with you.

Using Birrelli Architects expertise and experience, original concepts can be improved by considering orientation, massing, circulation, energy efficiency and siting.

Throughout the schematic design, Birrelli Architects can establish an 'estimated' construction budget for you. As the project progresses your scope of work can be refined to suit your budget.

During the design development stage Birrelli Architects will confirm that you are happy with the functional layout, materials and finishes and the design evolves to a point when it is 'signed-off' by you before the next stage commences.

Birrelli Architects constantly receive trade literature from suppliers and can advise you on the best options for product and material selection, and ensure other consultants are providing efficient solutions for your project. Through the design development stage drawings are prepared for planning submission, if a Development Approval is required by the Local Authority, for the project.

During this stage Birrelli Architects will provide:

Working Drawings:
Technical documents providing detailed standards of construction to help you obtain a competitive tender price.

Specifications:
Outlining the standard of materials and workmanship required from each trade. This ensures a high standard of construction quality control for the project.

Liaise With Authorities:
We are familiar with the requirements of relevant authority procedures which can expedite the granting of approvals.

The construction stage is where Birrelli Architects will inspect the work of the builder as they progress, ensuring that the right standards are being followed and that the correct materials and structural grades/requirements are being installed into the work.

The Contract:
Birrelli Architects can help select, prepare and administer your building contract. Birrelli Architects strongly recommend a contract recognised by the Royal Australian Institute of Architects (RAIA).

Progress Payments
The building contract makes provision for the builder to be paid progressively throughout the construction of the works. Birrelli Architects will assess the progress of the work against the builder's claims to ensure that you are only paying for the value of the work done and materials on-site.

Variations:
A variation is a deviation from the original contract price. When variations arise Birrelli Architects will mediate between the client and the builder to reduce possibility of on-site friction. Birrelli Architects can save you money by negotiating an equitable variation amount, if required.

Practical Completion:
Birrelli Architects determine when the building reaches 'Practical Completion', this stage defines the date from which the building is handed over to you for your use. It also defines the beginning of the 'defects liability period', during which an amount of the builder's money is retained by you to provide safeguards against defects arising after the building works is completed.

Defects Liability Period:
During a period after the work is completed (typically 6-12 months), the builder will remain liable under the terms of the contract to ensure that any defects are rectified. Birrelli Architects will assist you by noting these defects at the 'Practical Completion Inspection'. At the end of this period Birrelli Architects will issue a 'Final Certificate' to say that the building has been completed in accordance with our documents, the relevant standards and bylaws.