Builder or Architect – which one first?

You can’t underestimate the value of relationships in a property development project. In the middle of the building process, if something has gone wrong, negotiations about how to fix the problem and how much it’s going to cost become very stressful. So, not only do you choose team members based on their design or technical abilities, you’ve also got to have a strong working relationship with them.

The obvious members of your property development design team are the Architect, the Builder, and the interior designer. You can choose an architect by looking at who has designed developments in your area that you like, search online for projects that have been completed or ask real estate agents who the go-to architects are for the type of project you want to complete. You can also look at architectural magazines, such as Houses Australia, or The Project. If you have time, try to meet with the firm and see what their design style, process and charging policies are. Often the principal Architect will imagine the vision and the initial creative design, but ultimately, you’re going to be working with younger architects and designers who make the vision come to life, so ask about the experience level of others in the office.

In terms of costs, some architects will charge a percentage of the construction cost for commercial work, or they may offer a flat rate depending on the stages of the project that they are involved in. There are generally four stages to the architect’s involvement;

• • the initial concept stage through to the DA lodgement,

• • the document preparation stage through to BA lodgement;

• • the interior design and landscaping design (which may be combined with stage 2 if you get the Architect to do these tasks) or you may choose other designers.

• • The fourth stage, which can be optional, is the architect providing an admin and compliance service during the build process, to help you manage the builder, negotiate any variations and confirm changes to the design. 

Who comes first – the Architect or the Builder?
Everybody I know, including myself, generally chose their Architect first. The standard approach to selecting a builder once the architect has finalised the first stage of the design process, is to package up the plans, finishes, fittings and engineering work, tender the project to several builders, and choose a contractor based on the best quote.

Choosing a builder is similar to choosing an architect. Have a look at new homes and developments that have been constructed in your area that you like; ask friends and family; look at which companies are winning building awards, get to know which builders have good reputations in your area. I’ve written about what happened when we chose a Builder in Sydney based on references we got over the phone. You can read that article here. It is really important to actually go and have a look at what the builder has constructed, look at the quality of the work, speak to them and ask questions about how they choose their sub contractors. You can’t just rely on word-of-mouth or looking at their website – it’s not enough.

Not many people choose their Builder early, but I think, having not gone that way for most of my developments, it doesn’t always lead to the best results. By working with a builder early in the process, they can assess whether the Architect has designed something that is going to be cost-effective to build and still look good. The builder can also work with the Architect to design the infrastructure of the building and suggest different ways or products that may save time or costs. Of course, you need to get quotes from builders to compare prices. But you can get a price indication based on the concept design and from there work with the builder you have a rapport with to finesse their quote into something that fits within your construction budget.