thisplace.com.au - Building Guide

Residential Construction Work now Includes:

Replacement of or extension to part or all of an insurable building affecting any of the following:

Internal or external walls, including windows and doors
Roofs, floors, foundations or ceilings
Re-fitting bathrooms
Re-fitting kitchens

provided the value of the work (labour and materials) is over $3000.00. Other examples are patios, decks, kitchen and bathroom renovations, re-roofing, cladding, new windows and doors.

Who can do building approvals and inspections?

Approvals for building work must be obtained from a building certifier (formerly known as a 'building surveyor/inspector'), who can be either a local government building certifier or a private certifier. All building certifiers must be accredited by Building Services Authority (BSA).

Your Checklist:

Below is a checklist to fill in before you sign your contract. You should be able to tick 'yes' to all points. If not, seek clarification from your licensed contractor, or call your nearest BSA office. Depending on the issue, a solicitor, architect or building consultant may also be able to help.

» Is your contractor the holder of a current BSA contractor's licence ? Ask to see the licence write down the details and check them with BSA;

» Does the contractor's BSA licence cover the type of work contracted for?

» Is the name on the licence card the same as that on the contract?

» Are the total contract sum, deposit and progress payments (if any) clearly stated?

» Do the deposit and progress payments in the schedule conform with percentages recommended by BSA?

» Is the contract price fixed? If so, for how long? What factors (eg removal of rock) may affect the price?

» Are any provisional sums or prime cost items (these are not recommended) clearly stated and realistic, and do you understand how these sums can affect the final price.

» Is the agreed work fully explained by plans and specifications which form part of the contract?

» Has the contractor been made aware of any special requirements you may have? Are they documented in the specifications?

» Are commencement and completion dates or time frames stated in the contract realistic?

» Do you understand reasons for any extension of time on the performance of the building contractor?

» Are you aware of the remedies available to you and the contractor under the contract and through the BSA if the contractor performs defective work?

» Make sure both you and the contractor sign all pages of the contract documents, including plans and specifications and that you each retain a signed set of documents.

» Have you read and understood every clause of the contract? If not, seek legal advice.

» If you have been promised a special package/promotion/discount, is it included in the contract?

For construction of a home, or an addition to a home, valued at more than $25000:

Stage of Work Max. % of total contract price

1. On signing the contract 5%

2. Completion to base stage 10%

3. Completion to frame stage 15%

4. Completion to lockup stage 35%

5. Completion to prepaint stage 20%

6. Practical completion 15%

For the construction of a home or and addition to a home, valued between $3000 and $25000:

For smaller jobs where the total contract value of the building work is between $3000 and $25000 (eg building of garages and smaller extensions, or renovation work), a schedule providing for a prepayment of up to 20% of the total contract price is considered to accord with the suggested schedule whatever provision is made for payment of further instalments. This means that it is up to you to negotiate and reach agreement with the builder/trade contractor regarding the amount and timing of any progress payments after the prepayment.

Dispute Management

BSA has a Dispute Management Division which provides information and assistance in dealing with disputes between consumers and contractors regarding defective or incomplete building work. BSA is not there to represent a particular party. Instead it aims to work with both consumers and contractors to resolve building problems.

If you have a problem or concern about some aspect of work that has been done for you, the first thing you should do is advise your builder or trade contractor (both orally and in writing). If you are not happy with the outcome, contact your nearest BSA office for further advice.
Note: Time limits apply for the lodgement of disputes with BSA.

Who can provide design services ?

Licensed Building Designers; require a BSA Building Designer Licence, to check if the designer is appropriately licensed, phone BSA.
Architects; do not require a BSA licence but must be registered with the Board of Architects, Qld.
Builders; house builders require a BSA Builder Licence in the class of 'House Building'. This licence entitles them to design homes which they will subsequently build.
Engineers; do not require a BSA licence but must be registered with the Board of Professional Engineers.

Questions to ask in your first meeting ?

To help you assess the designer, and determine exactly what his/her role will be in your project, following is a checklist of questions to ask at the initial discussion.

Does the designer have the appropriate BSA licence or professional registration ?
In addition to preparing the design and working drawings (ie, full technical plans drawn to scale showing internal and external dimensions), does the designer provide other services, for example:
- site inspections (to ensure characteristics of the block and it's environment are fully considered)
- sketches of the elevations (ie. three dimensional side views of the house as it will look when the work is completed).
- preparation of tender documents.
- preparation and lodgement of documents (including plans) for Local Government approval.
- other services
Does the designer have knowledge of the estate/area in which you intend to build.
Doest he designer check for easements and the location of utilities (eg. sewerage pipes) which could affect the sitting and design of the home.
Will the designer liaise with Local Government to ensure any special requirements are included in the plans before they are submitted for approval.
Does the designer use a standard contract? If so, obtain a copy and read it carefully before signing. If not, be sure that whatever the agreement you reach (including details of services to be provided and costs) is fully and accurately documented and signed by yourself and the designer (in either case, if you have any remaining questions or concerns about the contract you should seek legal advice).
What up front deposit does the designer require before he/she will commence work? (be sure you get receipts for all payments and don't make the final payment until all work agree to has been completed).
How is the designers fee calculated (eg a percentage or fixed sum).
What additional information/assistance does the designer require from you.
What procedures/costs apply if you wish to vary the plans after they are completed.
When will the design be ready.

Warning: The laws relating to copyright apply to building plans. These laws prohibit (and penalise) any unauthorised copying or use of plans belonging to someone else (eg. plans obtained from another designer or project builder).

Source: BSA Fact Sheet Edition 2 (9/99)

»	Is your contractor the holder of a current BSA contractor's licence ? Ask to see the licence write down the details and check them with BSA;
»	Does the contractor's BSA licence cover the type of work contracted for?
»	Is the name on the licence card the same as that on the contract?
»	Are the total contract sum, deposit and progress payments (if any) clearly stated?
»	Do the deposit and progress payments in the schedule conform with percentages recommended by BSA?
»	Is the contract price fixed? If so, for how long? What factors (eg removal of rock) may affect the price?
»	Are any provisional sums or prime cost items (these are not recommended) clearly stated and realistic, and do you understand how these sums can affect the final price.
»	Is the agreed work fully explained by plans and specifications which form part of the contract?
»	Has the contractor been made aware of any special requirements you may have? Are they documented in the specifications?
»	Are commencement and completion dates or time frames stated in the contract realistic?
»	Do you understand reasons for any extension of time on the performance of the building contractor?
»	Are you aware of the remedies available to you and the contractor under the contract and through the BSA if the contractor performs defective work?
»	Make sure both you and the contractor sign all pages of the contract documents, including plans and specifications and that you each retain a signed set of documents.
»	Have you read and understood every clause of the contract? If not, seek legal advice.
»	If you have been promised a special package/promotion/discount, is it included in the contract?

Stage of Work	Max. % of total contract price
1. On signing the contract	5%
2. Completion to base stage	10%
3. Completion to frame stage	15%
4. Completion to lockup stage	35%
5. Completion to prepaint stage	20%
6. Practical completion	15%