Services
SITE APPRAISAL
Buyers of vacant building sites often need help or advise before committing to the land purchase. Oakley Consulting will meet the Client at the site, and explain any issues that might result in additional building costs, and confirm these items within a short report including estimates of costs to prepare the site ready for construction.
There will be Specialist Reports required by the Council, which may include:
Site Survey, land levels and natural characteristics
Site Classification, Soil Testing
Bush Fire Attack Level (BAL)
Application for Building Envelope
Landscape Plans
Generally, our initial verbal Site Appraisal is free of charge within the Perth Metro. If a detailed Site Report is requested, Oakley Consulting will give estimates of their fees and charges.
ARCHITECTURAL DESIGN
Bob Fisher is a very experienced and competent Architectural Designer. He will interview the Client, taking detailed notes of their requirements. The Architectural Style and general room placements will depend on the orientation of the house on the block, to take full advantage of sun shade, views and privacy, noise, glare, and presentation to the street.
Clients are encouraged to produce an electronic “scrap-book” of any internal or external features of the home that need to be incorporated. Pictures tell a thousand words….
Bob will create sketches in front of the client, to get things started. These free-hand sketches will help the client understand how a floor plan evolves. An accurate “Concept Scheme” will then be produced, detailing room sizes and suggested furniture placement. Clients are invited to comment on this scheme, and alter the design as needed. This process can take several versions before a final floor plan is agreed.
During the design of the Floor Plan, sketch elevations will be suggested. The external style of the building is paramount to display the dynamics and proportions of the elevations, which need to blend with the Floor Plan. It is important that the final floor plans are agreed, before Elevations are perfected. Blending the floor plan and elevation may require small modifications.
At all times during the Architectural Design, costs and budgets must be maintained. The experience of Bob Fisher will allow the maximum amount of buildings and features for the required budget. Sometimes, the client may insist on certain architectural features that may cause increased construction costs. Bob will use his experience to find ways of creating the features needed, whilst saving construction costs from other parts of the building. This will not compromise the structure, but use simpler and more cost efficient construction to areas within the building that are less important.
When the final Design is agreed, this Concept Scheme can be used to obtain Development Approval from the Local Council.
Oakley Consulting can produce computer generated 3D images if required. These images will show the proposed buildings in various positions as true visuals, and in the colours and textures requested. Internal 3D images and “Fly-Through” movies are not usually included in the Design Fees, but these can be quoted separately if required.
CONSTRUCTION TYPE
During the Design Stage, it is important to agree on the type of construction required to produce the desired outcome.
When building in a “Hills Environment” or Broad Acreage, it is preferred to build without too much scarring to the landscape, or altering surface water run-off.
Perth “Project Builders” prefer to build with systems that suit level sandy sites, that may have direct connections to electricity, effluent and rainwater drainage. When building in the hills, the construction type is varied to suit the site.
Being “Environmentally Correct” dose not mean your home needs to look like a “shack”! There are so many alternative construction methods available, which can enhance style and elegance, and produce individuality.
Steel Framed construction is becoming increasing popular in WA, particularly in the Hills region. It is quick, clean, very ridged and has no waste. Insulated Claddings provide better qualities than traditional Brick & Tile.
Using Steel Framed floor construction will eliminate unsightly sand-pads, and allow the building to breath. There are also no white ant problems. Steel Floor Frames span over rock and uneven ground, leaving the original contours to allow surface rainwater to naturally run-off.
All the steel framing is manufactured off-site, and is delivered on flat-top trucks. Cranes are not required, the frames can be man-handled.
Erection of the floor, walls and roof frames would generally take 2-3 weeks.
Effluent Drainage is either through Septic Tanks and Leach Drains, or preferably, through an on-site effluent Disposal System, such as Bio-Max. The Bio-Max system empties the effluent as clean drinking water, which is pumped automatically over your garden areas.
Solar Power is becoming a “must-have” on all new homes. Positioning the solar panels within the roof design shows initiative and proper planning. Using Solar generated power will reduce the cable size of your incoming main from Western Power.
Catchment of Drinking Water is also a means to reduce your billing from Water Corporation, and feel better about yourself for being water conscious. Connecting the downpipes through a sealed piping system into a large water tank is not as expensive as you may think. Pumping the water through filters is a simple way of delivering fresh drinking water to all points in your new home.
Of course, you are not limited to only using Steel Frame construction.
Mix and match your structural components, maybe cavity brickwork with brick face or rendered finishes, Rammed Earth, natural timber cladding or colourbond steel. There are many other claddings that look fantastic, and can be coloured to suit your exacting requirements.
WORKING DRAWINGS AND SPECIFICATIONS
Working Drawings and Specifications are needed to calculate the exact costs to build the home. These Drawings and Specifications are used with a Building Contract. They are also used by the Builder to physically construct the home.
There may be other detailed drawings required by the Builder, but he will prepare these “Shop Drawings” at his own cost. Oakley Consulting will approve these Shop Drawings on behalf of the Client.
The Working Drawings show the dimensions of the house, and all constructional details required. Engineering Drawings are prepared by a nominated Structural Engineer who generally works with the Builder. These drawings show the sizes and details of concrete footings, slabs, roof beams and any supporting columns. These drawings will be required before a Building License is issued.
Oakley Consulting will prepare all Working Drawings and Specifications, and liaise with Structural Engineers and any other Consultants needed. Oakley will prepare drainage layouts and Site Plans necessary for Council submission ready for a Building License.
The application for a Building License is generally made by the Builder of the project. He will pay all Council Fees at the time when the Building License is ready to be issued.
BUILDER’S QUOTE AND BUILDING CONTRACT
Oakley Consulting have several approved Builders to call upon. Oakley will invite these Builders to provide a Fixed-Price Quotation, based upon the Working Drawings and Specifications. There will be certain areas of work that cannot be quoted until the Client has made final selections of fixtures and finishes. Oakley will include a P.C. allowance for these specified items, so that Builders are all quoting to include these fixed Prime Costs.
Oakley suggests that only three Builder’s Quotations are received. If any of these three quotations are unacceptable, a second-round of Builders Quotes will then be invited, from other Builders.
After a Builder has been accepted by the Client, it is time to sign a Building Contract. The Contract is usually prepared by the Builder. Oakley Consulting will carefully check all aspects of the Building Contract, and make recommendations as may be required. The Builder may request a Deposit at the signing of the Building Contract. The amount of Deposit is to be no more than 6.5% of the Building Contract amount.
It is recommended that the Builder is paid in scheduled fixed Progress Payments, as construction work proceeds. There are industry standards that limit the amount for each Progress Payment, Oakley Consulting will ensure that the value of each Progress Payment is equal to the value of work completed on site.
Usually, Quantity Surveyors are not needed to check work progress and the values of Progress Payments for Home Construction. However, Oakley Consulting can act as Project Manager, which will include approval of Progress Payment claims by the Builder.
SCHEDULE OF FINISHES
After the Building Contract has been signed, the Builder will require a complete schedule of Fixtures, Finishes and colours for the new home.
This can be an exhausting and stressful period for the Client. Oakley will assist in the selection process, taking the journey step-by-step, until a complete listing of all finishes are compiled.
This process can take several visits to suppliers and display centres. It may take several weeks to finish all selections, and involve Interior Decorators or Colour Consultants.
Oakley Consulting will prepare a full Schedule of Finishes for the Builder, including any Cabinet Detailing and Door Schedules.
HOME OWNER-BUILDERS
Some Clients may want to take on the task of Building their home themselves. This is possible by applying to the Council for a Home-Owner Building License (only one License can be granted for every 7 years).
The Owner takes on all of the responsibilities usually given to a Registered Builder. If assistance is needed, Oakley Consulting can help in the construction process. Although Bob Fisher is a Registered Builder of over 42 years, by choice, he is not currently listed as an Active Builder. His current status is a Registered Builder 4647 (Practitioner).
However, he can take an active role on the site as Building Supervisor, that will arrange all trades and suppliers to finish the project. The Owner will pay all of the building costs direct to the supplier, and also pay a Supervision fee to Bob Fisher.
There are limits to the number of building sites that Bob Fisher can manage at any one time. If it is your intention to be a “Home Owner Builder” and require the services of Bob Fisher, this should be arranged well in advance.
SITE APPRAISAL
Buyers of vacant building sites often need help or advise before committing to the land purchase. Oakley Consulting will meet the Client at the site, and explain any issues that might result in additional building costs, and confirm these items within a short report including estimates of costs to prepare the site ready for construction.
There will be Specialist Reports required by the Council, which may include:
Site Survey, land levels and natural characteristics
Site Classification, Soil Testing
Bush Fire Attack Level (BAL)
Application for Building Envelope
Landscape Plans
Generally, our initial verbal Site Appraisal is free of charge within the Perth Metro. If a detailed Site Report is requested, Oakley Consulting will give estimates of their fees and charges.
ARCHITECTURAL DESIGN
Bob Fisher is a very experienced and competent Architectural Designer. He will interview the Client, taking detailed notes of their requirements. The Architectural Style and general room placements will depend on the orientation of the house on the block, to take full advantage of sun shade, views and privacy, noise, glare, and presentation to the street.
Clients are encouraged to produce an electronic “scrap-book” of any internal or external features of the home that need to be incorporated. Pictures tell a thousand words….
Bob will create sketches in front of the client, to get things started. These free-hand sketches will help the client understand how a floor plan evolves. An accurate “Concept Scheme” will then be produced, detailing room sizes and suggested furniture placement. Clients are invited to comment on this scheme, and alter the design as needed. This process can take several versions before a final floor plan is agreed.
During the design of the Floor Plan, sketch elevations will be suggested. The external style of the building is paramount to display the dynamics and proportions of the elevations, which need to blend with the Floor Plan. It is important that the final floor plans are agreed, before Elevations are perfected. Blending the floor plan and elevation may require small modifications.
At all times during the Architectural Design, costs and budgets must be maintained. The experience of Bob Fisher will allow the maximum amount of buildings and features for the required budget. Sometimes, the client may insist on certain architectural features that may cause increased construction costs. Bob will use his experience to find ways of creating the features needed, whilst saving construction costs from other parts of the building. This will not compromise the structure, but use simpler and more cost efficient construction to areas within the building that are less important.
When the final Design is agreed, this Concept Scheme can be used to obtain Development Approval from the Local Council.
Oakley Consulting can produce computer generated 3D images if required. These images will show the proposed buildings in various positions as true visuals, and in the colours and textures requested. Internal 3D images and “Fly-Through” movies are not usually included in the Design Fees, but these can be quoted separately if required.
CONSTRUCTION TYPE
During the Design Stage, it is important to agree on the type of construction required to produce the desired outcome.
When building in a “Hills Environment” or Broad Acreage, it is preferred to build without too much scarring to the landscape, or altering surface water run-off.
Perth “Project Builders” prefer to build with systems that suit level sandy sites, that may have direct connections to electricity, effluent and rainwater drainage. When building in the hills, the construction type is varied to suit the site.
Being “Environmentally Correct” dose not mean your home needs to look like a “shack”! There are so many alternative construction methods available, which can enhance style and elegance, and produce individuality.
Steel Framed construction is becoming increasing popular in WA, particularly in the Hills region. It is quick, clean, very ridged and has no waste. Insulated Claddings provide better qualities than traditional Brick & Tile.
Using Steel Framed floor construction will eliminate unsightly sand-pads, and allow the building to breath. There are also no white ant problems. Steel Floor Frames span over rock and uneven ground, leaving the original contours to allow surface rainwater to naturally run-off.
All the steel framing is manufactured off-site, and is delivered on flat-top trucks. Cranes are not required, the frames can be man-handled.
Erection of the floor, walls and roof frames would generally take 2-3 weeks.
Effluent Drainage is either through Septic Tanks and Leach Drains, or preferably, through an on-site effluent Disposal System, such as Bio-Max. The Bio-Max system empties the effluent as clean drinking water, which is pumped automatically over your garden areas.
Solar Power is becoming a “must-have” on all new homes. Positioning the solar panels within the roof design shows initiative and proper planning. Using Solar generated power will reduce the cable size of your incoming main from Western Power.
Catchment of Drinking Water is also a means to reduce your billing from Water Corporation, and feel better about yourself for being water conscious. Connecting the downpipes through a sealed piping system into a large water tank is not as expensive as you may think. Pumping the water through filters is a simple way of delivering fresh drinking water to all points in your new home.
Of course, you are not limited to only using Steel Frame construction.
Mix and match your structural components, maybe cavity brickwork with brick face or rendered finishes, Rammed Earth, natural timber cladding or colourbond steel. There are many other claddings that look fantastic, and can be coloured to suit your exacting requirements.
WORKING DRAWINGS AND SPECIFICATIONS
Working Drawings and Specifications are needed to calculate the exact costs to build the home. These Drawings and Specifications are used with a Building Contract. They are also used by the Builder to physically construct the home.
There may be other detailed drawings required by the Builder, but he will prepare these “Shop Drawings” at his own cost. Oakley Consulting will approve these Shop Drawings on behalf of the Client.
The Working Drawings show the dimensions of the house, and all constructional details required. Engineering Drawings are prepared by a nominated Structural Engineer who generally works with the Builder. These drawings show the sizes and details of concrete footings, slabs, roof beams and any supporting columns. These drawings will be required before a Building License is issued.
Oakley Consulting will prepare all Working Drawings and Specifications, and liaise with Structural Engineers and any other Consultants needed. Oakley will prepare drainage layouts and Site Plans necessary for Council submission ready for a Building License.
The application for a Building License is generally made by the Builder of the project. He will pay all Council Fees at the time when the Building License is ready to be issued.
BUILDER’S QUOTE AND BUILDING CONTRACT
Oakley Consulting have several approved Builders to call upon. Oakley will invite these Builders to provide a Fixed-Price Quotation, based upon the Working Drawings and Specifications. There will be certain areas of work that cannot be quoted until the Client has made final selections of fixtures and finishes. Oakley will include a P.C. allowance for these specified items, so that Builders are all quoting to include these fixed Prime Costs.
Oakley suggests that only three Builder’s Quotations are received. If any of these three quotations are unacceptable, a second-round of Builders Quotes will then be invited, from other Builders.
After a Builder has been accepted by the Client, it is time to sign a Building Contract. The Contract is usually prepared by the Builder. Oakley Consulting will carefully check all aspects of the Building Contract, and make recommendations as may be required. The Builder may request a Deposit at the signing of the Building Contract. The amount of Deposit is to be no more than 6.5% of the Building Contract amount.
It is recommended that the Builder is paid in scheduled fixed Progress Payments, as construction work proceeds. There are industry standards that limit the amount for each Progress Payment, Oakley Consulting will ensure that the value of each Progress Payment is equal to the value of work completed on site.
Usually, Quantity Surveyors are not needed to check work progress and the values of Progress Payments for Home Construction. However, Oakley Consulting can act as Project Manager, which will include approval of Progress Payment claims by the Builder.
SCHEDULE OF FINISHES
After the Building Contract has been signed, the Builder will require a complete schedule of Fixtures, Finishes and colours for the new home.
This can be an exhausting and stressful period for the Client. Oakley will assist in the selection process, taking the journey step-by-step, until a complete listing of all finishes are compiled.
This process can take several visits to suppliers and display centres. It may take several weeks to finish all selections, and involve Interior Decorators or Colour Consultants.
Oakley Consulting will prepare a full Schedule of Finishes for the Builder, including any Cabinet Detailing and Door Schedules.
HOME OWNER-BUILDERS
Some Clients may want to take on the task of Building their home themselves. This is possible by applying to the Council for a Home-Owner Building License (only one License can be granted for every 7 years).
The Owner takes on all of the responsibilities usually given to a Registered Builder. If assistance is needed, Oakley Consulting can help in the construction process. Although Bob Fisher is a Registered Builder of over 42 years, by choice, he is not currently listed as an Active Builder. His current status is a Registered Builder 4647 (Practitioner).
However, he can take an active role on the site as Building Supervisor, that will arrange all trades and suppliers to finish the project. The Owner will pay all of the building costs direct to the supplier, and also pay a Supervision fee to Bob Fisher.
There are limits to the number of building sites that Bob Fisher can manage at any one time. If it is your intention to be a “Home Owner Builder” and require the services of Bob Fisher, this should be arranged well in advance.