30/11/2022
I want to take a minute to talk about one of the questions I received during the Q & A:
"One of the builders I've spoken to has said that I shouldn't need to spend a lot on designers' plans and drawings as they are not used once the external walls are built. Is this true if the builder has experience in interior design?"
I was actually really shocked. Shocked that the builder even expressed that point of view so brazenly (and are running their business and projects that way).
Drawings matter. Good quality drawings are an asset in any project. When things are not drawn or described in your contract documentation, they are assumed in your contract.
When something is assumed, it means it is subject to change and variation - which translates to money and time in your project.
Drawings are the most significant way to control outcomes on your project.
Creating drawings for your home’s interiors (especially for your kitchen and bathroom areas) means:
>> You’ll bring forward your decision-making about those areas (rather than leaving it until during construction)
>> You can achieve accurate pricing (pre-contract) based on what you actually want
>> Limiting the number of PC items and Provisional sums
Which reduces the number of variations during the build
If instead, you do what this builder suggests, what will most likely happen is this:
>> You’ll get a contract sum that includes a large range of allowances (Provisional Sums and PC Items)
>> During construction, the builder will send you to meet with suppliers and subcontractors to make selections and finalise the design on areas (tiling, kitchen joinery, lighting, etc)
>> And then you can discover that what has been allowed does not match what you envisaged, and you’ll be charged a variation (with a higher margin) to have it included
The challenge with this scenario is:
>> The builder gets paid for the cost of the build regardless (including the variations)
>> You may not get what you want because it’s not in your budget (because you started the contract with incorrect assumptions) or because you find out too late what you're actually getting
>> Construction is a more stressful experience due to having to make decisions under time and cost pressure
>> Even if the builder is great at interior design, if it’s not drawn before you sign the contract, you have no way of knowing what you’re actually getting - or holding them accountable to it
>> And your floor plans only say so much. For example, a wall hung vanity looks the same as a floor mounted one in a floor plan - but will require different construction, different plumbing and have a different cost.
PS: Want to know how to check your drawings? These two podcast episodes will help (and there’s free downloadable checklists too) >>>
✏️ Design Drawings Ep 212
https://undercoverarchitect.com/podcast-how-to-check-design-drawings/
🏠Construction Drawings Ep 213
https://undercoverarchitect.com/podcast-how-to-check-construction-drawings/
