How to renovate- The big Q answered

If there’s one thing I’ve learnt during my time in the construction industry it’s that any project, no matter how big or small, requires hard work along the way.

It takes planning, preparation, organisation and usually someone’s blood, sweat and tears.

In this article I hope to shed some light on who you need to engage on your project and give you some insight into the grunt work that needs to occur behind the scenes prior to breaking ground or knocking down a wall on most projects.

What’s your design intent?

This is your chance to try and keep some hard-earned bucks in your back pocket. If budget is a concern with your project, now’s the time to plan for it.

There’s no point specifying $400 a piece on lights and telling your builder to procure them for $250 each; unfortunately that’s not going to happen.

Thanks to modern technology, the building process is becoming a much more collaborative one these days.

If you want to get some real bang for your buck with your project, I’d highly recommend engaging a builder from day one. If budget allows, hire an architect or building designer (in conjunction with a builder) and ask both experts to assist you on practical building issues.

Your architect will usually involve a significant expense early on. However, you can bet your bottom dollar that the guidelines they put in place via plans and documentation will remove any unknowns and consequently unexpected costs that you or your builder might have missed.

Usually the architect will administer the contract and ensure the builder is sticking to the guidelines and timelines of the project.

Seek planning approval from a certifier or surveyor

In NSW, planning approval for a project is typically done in conjunction with your design. Your works can be undertaken in three different ways:

1. Your works are exempt, i.e., they require no council or third-party private certification (think cosmetic and internal renovations).
2. They must be completed under a CDC (complying development certificate), i.e., the works still comply with the original development consent and the said consent is still active (Note: these will only last for a period of approximately five years.)
3. If the works don’t comply, you’ll be required to go through the process of applying for a development application. This is the most labour intensive and common form of approval. A DA submission requires full documentation stating the impacts of your proposed development. This process will take anywhere from five to 12 weeks (depending on your local council) and the quality of your submission. As a general rule, this isn’t a process I would suggest undertaking by yourself. It would be like trying to hang a door from scratch with a pocket knife; although possible, it wouldn’t be fun. It’s often worth engaging an architect to go through this process for you or else it could very well tip you over the edge before you even start your project!

What happens if you undertake the works without approval?

Believe me, you won’t be the first person to attempt this.

You might be fine for a while, but the moment you decide to sell your property – and the local council records don’t match your settlement records – the problems will fast start to arise.

In this case you’ll be required to bring the illegal works up to current day standards, which inevitably creates significant added stress and anxiety for you.

Long story short, ensure you do your due diligence and find out if you need approval or not!

Written by http://www.realestate.com.au/news/author/dean-ipaviz/