What do I do if I want to knock down and rebuild? 

Step 1 – Determine your budget and the results you want to achieve

Approaching designer or architect or builders without a clear direction and expecting them to show you what they can do may seem like a good way to get different options for your house.

However, this is not the best approach because consultants and builders may see your project as undefined. If you appear unprepared, you may not receive the necessary attention from the consultants or builders to guide you forward.

As a client, it's best to spend some time identifying your budget and the house you want to achieve. If you find styles you like with photos from Pinterest or a similar platform, even better. When you provide this information to the consultant, you can expect to receive a well-considered proposal from them to help you achieve your goals.

Step 2 – Decide on the type of designer or architect you want to engage, working backwards from your goals.

You will need to find a builder to build your home, renovate the space, or deliver the subdivision and bring your vision to life. Generally, there are two options when it comes to builders:

Option 1 - A volume builder who can build one of their pre-designed homes. Companies like Metricon and Porter Davis have efficient systems in place and can offer cost savings if you find a design that meets your needs.

A volume builder can build 10-15% cheaper when you can use their design and follow their contract conditions. Making changes to a volume builder's design or contract conditions can be costly, and any miscommunication within a volume builder's office can take a lot of time to resolve. If you find a plan that works, avoid making changes, and you can save a lot of building costs.

Option 2 - A custom home builder who can build a custom design that meets your specific requirements. This option is best if a pre-designed home from a volume builder doesn't meet your needs.

Step 3 – Decide on who will do your permit drawings.

If you choose Option 1, a volume builder.  You can sign a contract and delegate all permit works to them. Before you sign, confirm a few things:

• Check if you need a planning permit for your design.

• Make sure there is a termination clause at a reasonable price if the council does not approve a planning permit.

• Make sure the builder has a system to follow up with their consultants to reach a council decision.

• And any other information as you would have check when you sign any major contracts. For example price, building quality specification, time and other terms and conditions.

If you opt for Option 2, building your home with a custom builder.  You will need to find a designer or architect to create your home design and obtain all necessary permits.