Quantity Surveying Services
- Feasability Studies
- Initial Cost Plans
- Detailed Cost Reports
- Dilapidation Reports
- Gross Floor Area Validation Reporting
- Head Contract Selection & Drafting of the Special Conditions
- Construction Programing
- Construction Finance Initial Reports
- Initial QS Budget
- Progress Drawdown Reports
- Variation Assessment Control
- Strata Bond Reports
- Expert Opinion Reports
Post Occupancy & Strata Services
We are on the board of all the major banks across the country. With an extensive project portfolio, we are continually refining our services to meet the ever-changing need of the banking and finance sector.
For over 25 years, our business’s core discipline is Quantity Surveying, providing specialised services throughout a project’s life cycle. As a trusted and respected panel member of many financial institutions of Australia, our independent advice on construction risks is relied upon for hundreds of new development projects each year. With our experience and technical knowledge, backed by an experienced and young and innovative team, our reporting standards set an industry benchmark and have been developed over years of auditing projects for some of the country’s largest financiers, industry peers, and regulators.
A feasibility study assesses the viability of a project for the developer to determine the profitability of a project at a minimal cost. Using basic dimensioned sketches and industry experience, we can produce the initial development costs to enable the decision making process at the early stages.
Initial Cost Plans
If a project has been deemed viable by a developer after conducting a feasibility study, we can then conduct an Initial Cost Plan. The purpose of this report is to provide an independent opinion on a reasonable cost for the proposed works or proposed options, based on early project documentation in the form of an Elemental Cost Plan.
Detailed Cost Reports
This report is prepared for the sole purpose of providing a proposed cost of development to accompany the DA submission to the consent authority to enable to provision of the Section 7.12 levy (formerly section 94A levy) in accordance with Clause 25J Section 7.12 levy of the Environmental Planning and Assessment Regulation 2000. Find out more here.
Often a requirement of any development consent, a dilapidation report is carried out prior to construction and following project completion. It reports on the condition of the neighboring and council property so that any issues which arise as a result of the neighbouring construction works, can be easily identified. This assists, in the worst case, with dispute resolution.
Gross Floor Area Validation Reporting
This report is often a requirement of the development application to verify the reliability and truthfulness of the areas provided on the drawings. This process allows for an independent, impartial and thorough assessment of the proposed project and its compliance with the requirements of floor space ratio and gross floor areas.
Head Contract Selection and Drafting of the Special Conditions
Quantity Surveyors are experts in drafting construction contracts. As such, our expertise can help the owner understand the often confusing and overwhelming process of contract selection. Following contract selection, we can draft the contract conditions and special conditions ready for tender.
With our detailed knowledge of construction techniques and technology, we can create and manage a construction programme in the form of an easy to read gantt chart. This outlines the task names, durations, start and end dates, predecessors and critical path, in line with the project financier’s delivery milestone dates, builders forecast and developer’s objectives.
Construction Finance Initial Reports
This report is a mandatory requirement of all project financiers of an owner to instruct a QS to assess the project and submit a formal report prior to bank funding approval. This includes reviewing the development application, architectural drawings, contract conditions, insurances, consultants’ reports and professional indemnity insurance levels, pre-sales and lease agreements amongst other requirements, and making comments and recommendations where required.
Initial QS Budget
We can deliver an Initial QS budget based on the project documentation at differing levels of documentation. This includes a trade by trade breakdown quantified and costed to establish the projects development cost that can be relied upon throughout construction. Find out more here.
Progress Drawdown Reports
These reports are a mandatory requirement of all project financiers of an owner to instruct a QS on a minimum monthly basis to certify the value of works on a cost to complete basis. The report will also vet the essential project information, including but not limited to the construction program, project documentation such as boundary check surveys, structural engineer certificates, construction certificates, insurances, consultants professional indemnity insurances, unfixed plant and material, pre-sales and lease agreements amongst other requirements, and make comments and recommendations. Find out more here.
Variation Assessment Control
Any changes to the head contract between the client and the builder may lead to a variation of the Head Contract, and can either have a positive or a negative impact to the project and contract sum. Our office assesses any variation changes and advises with regards to the cost implications.
Strata Bond Reports
This report is a mandatory requirement of NSW Fair Trading of any developer of new strata buildings that are 4 storeys or higher, prior to obtaining occupation certificate. A QS must assess the contract price for building work based on the as-built documentation. This then provides the 2% building bond amount payable. The report includes an elemental summary of costings, QS certificate and completed draft bank guarantee. The package is then ready for submission to Fair Trading by the developer. Find out more here.
Expert Opinion Reports
At any stage of a project, if a developer finds that they are in dispute with their head contractor, then we are able to provide an Expert Opinion Report to support any claims to be presented during litigation. We are on the Panel of AIQS Expert Witnesses and are suitably qualified and experienced in providing impartial and thorough assessments of construction costs at any stage of the project.
Post Occupancy and Strata Services
Replacement Cost Assessments
This report is also known as Insurance Valuations. It provides the recommended building sum insured for a strata titled/torrens titled building to adequately insure the building in the rare case that it is affected in part or in whole, by natural disaster or fire resulting in its reconstruction or part-reconstruction. Find out more here.
Capital Works Plans
This report is carried out in accordance with the Strata Schemes Management Act to cover the anticipated future expenditure required to maintain and update the subject building over a forecast period of 10 years. The assessment involves the identification and quantification of assets and issues within the common property, valued against a predicted life span in order to forecast the likely expenses. This is used as a basis to calculate reasonable contributions in order to retain the building’s integrity, whilst reducing the need for special capital works levies, and future exhaustive maintenance or reinstatement major costs.
Tax Depreciations Reports
The report is to estimate the depreciation and associated tax allowances that may be available to the owner under the Income Tax Assessment Act 1997 (ITAA97), Division 40 (plant and equipment) and Division 43 (capital works). It may be used to enable property investors to determine the deductible portion of the original costs of plant, equipment, and capital works on their investment property in each financial year over forty (40) years of ownership. Find out more here.
Allocation of Costs Reports
The purpose of this report is to provide the recommended allocation of costs for the shared facilities for the BMC of the subject strata building. This is to enable the strata building the data to adequately distribute the proportionate percentage of funds to each shared facility item based on use and merit.
Initial Maintenance Schedules
The report provides a recommended schedule of maintenance items to be upheld by the Owners Corporation (OC) for the common property of the strata building, in compliance with the legislative requirements under the Strata Schemes Management Act 2015. It stipulates that it is the responsibility of the OC to ensure that the continual maintenance of common property is upheld and carried out by the suitable persons.
Asbestos Register and Management Plan
In accordance with the requirements of the WHS Act, Regulations and Code of Practice: How to Manage and Control Asbestos in the Workplace (COP), this report provides a visual (not intrusive) asbestos inspection and subsequent asbestos register and management plan in order to identify the assumed presence and location of asbestos or Asbestos Containing Materials (ACM) within the common property of the subject strata building, and recommend the appropriate control measures.
Building Defect Reports
Building defects are common at any stage of a building life cycle. They are often attributed to inefficient or incorrect construction details at the time of construction, and the symptoms can often take years or just months to appear. We provide defect identification, rectification recommendations, and associated construction costings in our reporting, so that owners understand the full scope of works and can actively plan for improvements.
Children’s Play Equipment Safety Audit
Keeping our children safe at play is crucial. Our reports assessment the state of children’s play equipment and report their compliance with the Work Health and Safety Act 2011 and Work Health and Safety Regulation 2017, as well as all the relevant Australian Standards. We provide a risk register and recommendations on how to rectify any defects or non-compliances in a cost effective manner.
Shared Facilities Mapping and Register
Strata buildings with multiple strata plans, often do not know where their shared facilities are located, although many are registered and maintained by the Building Management Committee (BMC). The buildings are often so large that some shared facilities are not registered and go missed, or neglected due to their location being unknown. Our unique services create easy to read maps against the strata plans that locate all shared facilities and updates the shared facilities lists to ensure that the BMC can effectively manage their assets and reregister their plans.
Prior to purchasing your own home, or next investment, it is a good idea to seek a professional to inspect the building and surrounding exterior grounds to assess their condition and identify any potential defects or wear and tear. Our reports identify potential issues and provide the costs to rectify such issues, so that the buyer understands the full picture prior to investing.