Working Drawings Queries

We have recently obtained approval for the construction of two townhouses (each around 30 squares).

We are starting to organise working drawings and not sure whether to go with architect that did TP drawings or draftsperson for this task. What are peoples thoughts/experience/opinion on this specifically in relation to working drawings.

Also, what would one expect to pay for a set of working drawings.

Any thoughts or feedback would be greatly appreciated.

 

Not sure of the cost but sounds like a Draftsperson job to me.

 

It depends whether the architect has been able to document the vision clearly enough for a draftie to take over. DA drawings are often somewhat vague and may not include plumbing ducts etc and when it comes down to doing working drawings things like that can make or break them. Usually it's best to use whoever did the DA drawings to do the working drawings.

 

Seconded @Westminster. However I will add that when it comes to providing details, I will do them myself eg. setout plan for tiling (if it ain't all one colour, offset diamond, border etc)

 

I would use the same person from experience. Even with the same person, there are bound to be a myriad of mistakes/changes. Not sure how it would work using a completely new person.

 

I also feel that it would be best to work with the architect who did the DA drawings. It seem to be the more efficient way to go.

However now that we have the DA, the architect has provided a quote to prepare working drawings for around $32,000. This doesn't include engineering or any other consultants, the fee is purely for working drawings.

What would one expect to pay for working drawings for a project of this nature (even a rough figure or a range would be helpful). I would really like to push ahead for the sake of time but im not sure that what we have been quoted is in the ballpark?

Any feedback would be greatly appreciated.

 

Wow..32k for working drawings alone seems quite high....

My architect in qld charged 22k for concepts, DA and BA (detailed) drawings. As well as doing the consultant coordination for the DA.

 

Woweee too.

Generally it's best to negotiate all this up front. I have a fee proposal in front of me from an Architect to do a 100sqm commercial + 4 apartments. Approx $900k + GST construction.

Basically Stage 1 and 2 is DA and is $15k and Stage 3 is working drawings and is $20k.

Stage 1 – 15% $7,425.00 inc. GST (2 draw-downs)

Concept Design
Schematic Design
Opinion of Probable Construction Cost

Output
Site plan, floor plans, elevations, at a scale of 1:100 Preliminary Finishes Schedule
Opinion of Probable Construction Cost


Stage 2 – 15% $7,425.00 inc. GST (2 draw-downs)

Development Application Design Development
3d Computer Images

Output
Site plan and floor plans, elevations, sections at a scale of 1:100 3d Computer Images

Stage 3 – 40% $19,800.00 inc. GST (4 draw-downs)

Contract Documentation
This is to include advice on other Consultant Appointments, Design Co-ordination, as well as advice on Building Contracts and Amendments.

Output
Site plan at a scale of 1:100, Floor plans, elevations, at a scale of 1:100 Sections at a scale of 1:50
Bespoke Construction Details at scale of 1:20 and 1:10 as required Bespoke Cabinetwork Elevations at a scale of 1:50 (including Tiling Layouts) Finishes and Colour Schedule
Fixtures and Fittings Schedule (Sanitaryware)
Door & Window Schedules
Lighting Layouts
Specification (including Hardware Schedule)
Pretender Estimate - Opinion of Probable Construction Cost

 

Thanks Leo2413 and Westminster - this is very helpful to get a rough idea.

How long do your working drawings usually take to work up? I know this is a how long is a piece of string kind of question but just some general idea would be great.

 

More time than you think! Generally anywhere between 4-8 weeks. Generally around 6ish.

 

Second what Myf said. Things always tend to take longer then planned.

 

32k for docs....? Wow!

 

Geez I could beat that by about 5k and include all your planning reports!

 

That's a quote from Joe Chindarsi

 

How could they be so much more expensive? less over heads?

 

I have no overheads at all; so probably....!

 

I'm going against the grain here but I would get a drafts person to do the working drawings and I would be insulted if they wanted more than $7k per dwelling (INCLUDING engineer, unless it's extra complicated), and if the second is very similar to the first I wouldn't want to pay more than half again, so $10,500 total for both.

 

^ that's about right.

 

The draftsman who did the DA drawings recently provided me a quote for working drawings. It's for building a townhouse at the rear. What do you guys think?

2.1 Engineering (SS) - Engineering - Structural (Single Story) - 450.00
2.3 Working Drawings - Working Drawings - 1,300.00
2.4 Energy Rating - 6 Star Energy Rating - 230.00
2.7 SOIL REPORT - Soil Report - 400.00

SUBTOTAL 2,380.00
GST TOTAL 238.00
TOTAL A$2,618.00

 

At 32k quote from the architect just for the working drawings I'd probably seriously consider a drafty too.