In order to help clients have a better understanding of what is involved in a project and what services Bespoke Architects provide we have complied a list of helpful resources to prepare and aid you through your journey:


General client notes on design, documentation &construction process from the Australian Institute of Architects.





Other useful notes:

Useful links from the Australian Institute of Architects



Existing 3D model:

  • If no existing drawings of the residence are available a 3D model will be prepared.
  • Site measurements taken
  • Preparation of existing plans, existing sections and existing elevations.

Concept Plans:

  • Formalise client brief
  • Site investigation
  • Liaison with relevant planning authority & land surveyor
  • Concept plans, sections and elevations.
  • Client Meetings, total of 2 included in fee, with additional Client Meetings charged at hourly rates.

Sketch Plans:

  • Client liaison & correspondence
  • Formalise client brief
  • Preparation of sketch plans, sections and elevations as outlined in project description.
  • Client Meetings, total of 2 included in fee, with additional Client Meetings charged at hourly rates.

Town Planning Submission:

  • Council liaison & correspondence
  • Preparation of Town Planning documents including plans, sections and elevations showing materials and colours & written responses to Clauses 54, 55 & 56 as required
  • Client Meetings, total of 1 included in fee, with additional Client Meetings charged at hourly rates.

Construction Documentation:

  • Working drawings for Building Permit
  • Site Plan
  • Set-out Plan(s)
  • Floor Plan(s)
  • Elevations
  • Sections
  • Roof Plan(s)
  • Joinery Deatils
  • Finishes & Fixtures Schedule
  • Appliance Schedule
  • Electrical Layout(s)
  • Internal Elevations
  • Window & Door Schedules
  • Liaison with Structural Engineer & Energy Rating Consultants.
  • Client Meetings, total of 4 included in fee, with additional Client Meetings charged at hourly rates.

Contractor Selection:

  • Managing the selected Tender process, including:
  • Tenders Calling & answering tender queries.
  • Tenders Receiving.
  • Tenders Closing.
  • Tenders Selected
  • Or Negotiated Contracts as determined with client during design & documentation process.
  • Client Meetings, total of 3 included in fee, with additional Client Meetings charged at hourly rates.

Contract Administration:

  • Managing the building contract, including
  • Contract preparation
  • Issuing of Site Instructions,
  • Responding to RFI’s,
  • Assessing Progress Payments and
  • Issuing certificates.
  • Site visits, total of 8 included in fee, with additional site visits charged at hourly rates.


A SCHEDULE OF SECONDARY CONSULTANTS generally engaged on a commercial or residential project.

  • Building Surveyor – Issue of the Building Permit


  • Civil Engineer – Design of any required earthwork, including storm-water drainage.


  • Energy Rating Consultant – Provide First Rate 6 star energy rating compliance. This is required for all new building works & renovation projects.


  • Geotechincal Engineer – Perform soil test, information used for the design of footings


  • Interior Decorator – Provide advice and recommendations for interior and exterior concepts, colour consultations, furniture selection and layout, feature lighting selection and layout and decor concepts.


  • Land Surveyor – Site survey inclusive of existing structures, features & contours


  • Structural Engineer – Interpret soil test & design structural elements.


A few hints for you first meeting with an architect.


  • For residential projects we generally like to meet our clients in their home if it is a renovation project or on site if it is a new build.  We also really like to meet the family and any pets, this allows us a chance to see first hand how the existing conditions can be best tailored to meet the family’s needs.

  • For commercial projects it is always great to meet on site if it is an existing building or vacant site.

  • Have a basic brief in mind; for residential projects the number of bedrooms, bathrooms, living areas, size of kitchen.  Would you like a separate study area?  Would you like a garage connected to the house? etc. For commercial projects the number of staff, number of offices, breakout and kitchenette requirements, any outdoor breakout spaces etc.

  • Have a rough idea on budget; most people give us a total project budget which has to cover all costs including Architects and Secondary Consultant’s Fees, Town Planning and Building Permit Fees, any required demolition works and permits,  builder’s margin, contingency (min. 5% of construction cost), inflation (the design and permit process can take some time) and of course GST.

  • Have an idea on your timeframe for the project, keeping in mind that the Town Planning Planning process in most councils takes a minimum of 2 months after lodgement of documents.

  • Have an idea of what the long term plan is for the proposed renovation, or new build (for both residential and commercial projects).  Are you planning to sell the finished product upon completion, 5 years from now, or 10 years from now, or never.

  • Finally have a collection of pictures which show what style of home or commercial building you like, the palette of materials, colours etc.  Or if you have existing pieces of furniture that you would like to incorporate in the proposed project have some images of those.  Most architectural communication about the proposed design will be visual, so by providing pictures of what you like you are helping give us a clear understanding of what you like.