Category: Blog

When building new developments, a growing consideration for builders, tenants, owners, and investors is the building’s sustainability. Australia has developed a rating system that incorporates a variety of metrics to assess and compare the environmental impact of new developments. Sustainable buildings may cost more upfront for developers. However, this can be reflected in the price for buyers and tenants. This is due to long-term savings on costs such as heating, electricity, and water. But how does Australia’s building sustainability system work? What is the process to get a building certified as sustainable? If you are aiming to build sustainable developments, you may require a quantity surveyor report to assess the environmental impact of the building or undergo cost estimating at the start of the building process.


Rating Systems

The first step in understanding how Australia’s building sustainability rating system works is to look at the different rating systems in use. The most common rating systems in Australia are the Green Star rating system and the NABERS rating system. Vehicle fuel efficiency and appliance energy efficiency also use similar systems and metrics. Architects, builders, property owners, and government agencies make informed decisions when constructing, renovating, or developing a building based on these ratings.

Green Star Rating Systems:

The Green Star rating system is a voluntary rating system that assesses the environmental design and performance of a building. It considers factors such as energy efficiency, water efficiency, health and well-being, and indoor environment quality. The Green Building Council of Australia administers a rating system that is based on a 1–6-star scale, with 6 stars being the highest rating achievable. The legal requirements for new building developments mean they must have a 3-star (average) environmental rating or higher to ensure acceptable environmental quality for owners and occupiers (acceptable insulation etc.)

However, buildings can choose to satisfy certain optional criteria to achieve a higher rating. These criteria include the use of renewable energy sources, the reuse of materials, and the use of green building materials. A 4-star rated building must be “either net zero carbon in operations or a higher performer in energy, water, and health-related issues.” Meanwhile, a 6-star rated building is “highly efficient, fully powered by renewables, addresses a significant number of environmental and social issues and contributes to the community.” Green Star also offers rating systems for homes, however, these follow different criteria.

NABERS Rating System

NABERS is also a voluntary rating system, designed specifically to assess the energy efficiency of commercial buildings, not detached homes. This includes sites such as offices, hotels, shopping centres, hospitals, aged care facilities, and high-density buildings. The rating system is based around 6 stars, administered by the National Australian Built Environment Rating System, a government organisation. There are 5 categories within the rating system: – Energy, Water, Carbon Neutral, Waste, and Indoor environment. Since the implementation of the system 20 years ago. NABERS customers have ‘saved an average of 30-40% on their energy over 10 years.’ A significant reduction in cost over time. Using higher quality products to construct the buildings also means less depreciation over time and the buildings can last further into the future.

Quantity Surveyor Reports

Australia requires a quantity surveyor to assess all buildings for sustainability ratings. They assess the materials, design, construction, cost, and quality of the project and provide a comprehensive report on the energy efficiency of the building. This report will include an analysis of the building’s energy systems and components, including heating and cooling, lighting, ventilation, and hot water systems, alongside recommendations on how to improve the energy efficiency further. Quantity Surveyor Reports are also utilised prior to building construction to assess community impact and cost estimation for the sustainable features.

Disclosure and Transparency within Quantity Surveyor Reports

In order to ensure the accuracy and integrity of the rating system, Australia requires that all buildings be rated under a uniform system and that the ratings be disclosed to the public. This means that any person can access the rating of a building, as well as the quantity surveyor’s report. Quantity surveyor reports are then audited by a public agency such as NABERS to ensure accuracy in the data displayed, and that buildings aren’t receiving bias or unfair ratings to skew results.

Do you need a Quantity Surveyor Report for your development?

At Section 94, our team of highly qualified quantity surveyors can help organise all the required and recommended quantity surveyor reports for your developments. Whether it involves tax depreciation schedules, cost estimates, progress claims, timeline organisation, or Section 94 contributions. There is no point wasting time and money on your development, organise a quantity surveyor report today.

With over a decade of industry experience, our qualified building quantity surveyors are AIQS certified with a fast turnaround time and clear communication. Give us a call today at 0413 953 869 or email us at info@section94.com.au to discuss our quality budget services for residential and commercial builds.

The 2021 census reported that the Greater Sydney region is now home to 5.23 million people, a rapid increase from the 4 million recorded in 2011. Therefore, public infrastructure has required significant investment over the last decade. These projects aim to accommodate the current growth and provide support for future development. Two of the largest and most significant projects in Sydney include WestConnex & the Sydney Metro Rail. They provide a prime opportunity for developers, who can capitalise on the modified zoning and increased density of the surrounding land to bring additional value to the region. However, increased development leads to competitive contracts, delays, and extended budgets for projects. Developers can liaise with a Sydney quantity surveyor to organise reports for all new projects to save time and money and help set up tax depreciation schedules for builds. Ensuring your business or organisation is spending money appropriately and effectively.

WestConnex

WestConnex involves the construction and upgrade of a series of motorway systems connecting the inner city and CBD area of Sydney to areas of the Western suburbs, whilst bypassing the inner west. The roads are mostly underground and cover a length of 33km. The project business case described the capability of the system to ‘enable an extra 45000 road trips per weekday,’ however, WestConnex has been criticized for its capability to reduce traffic congestion. Primary benefits of WestConnex include the smooth transport of truck freight bypassing the inner suburbs, and the removal of large vehicles on residential roads.

From a real estate development perspective, freeways don’t provide a great opportunity to increase density in a surrounding area, as more development will inevitably lead to more traffic. However, they can provide an opportunity for increased commercial and some industrial development within areas close to freeway exits due to the easy transport of good long distances along the freeway. Trucks and logistic vehicles will have improved transport and delivery to and from the CBD and inner suburbs to more key locations in the western suburbs.

The first two motorways in the series – the M4 / M4 East, and the M8 motorway were completed and opened to the public in 2019 and 2020 respectively. Meanwhile, the remaining tunnels (stage 3) are expected to open in 2023. This involves a tunnel linking the M4 & M8 as well as a new ‘Rozelle interchange’ with connections to the Anzac Bridge.

Metro Rail Project

Sydney Metro describes itself as ‘Australia’s biggest public transport project.’ It is a mass rapid transit project, with automated, driverless trains running on a ‘turn up and go’ timetable across 113km of metro rail track. 4 lines have been completed or are under construction, with more proposals slated for future development. The 4 lines will have a total of 46 stations.

The first Stage – Metro NorthWest finished construction in 2019 and connects Tallawong to Chatswood station. The next stage, City & southwest, will connect the existing Northwest line from Chatswood to the Central station in Sydney CBD, and out to Bankstown. Sydney Metro West will connect Central station to the Parramatta CBD as a part of Sydney’s ‘metropolis of three cities’ plan. The final stage will connect the new Western Sydney International Airport to St Mary’s station.

Given the integration to the existing Sydney rail and PT network, the new metro rail project will provide extensive opportunities for the real estate and private sectors to build transit-oriented development. Increased transit capacity to key locations in and from these areas will mean more opportunities for mid-high-density developments and subdivisions of land. Areas within walking distance of train stations have historically led to higher land values and provided good business opportunities for the commercial sector.

Inflation setbacks and Sydney Quantity Surveyors

Due to inflation pressures, the increased cost of construction materials as well as a variety of other setbacks and factors throughout 2020, large infrastructure projects such as these often exceed their original budget estimates. To compensate for the increased costs, governments will need to increase tax base revenue to make the business case viable. As mentioned, this usually includes modifying zoning laws to allow for higher-density builds and allowing the private sector to build projects that increase the land value surrounding the project. This generates more profit, leading to more tax. Private sector project managers can utilise a Sydney quantity surveyor to help with tax depreciation and organise cost analysis to ensure their project remains on time and on budget.

Do you need a Sydney Quantity Surveyor for your development?

At Section 94, our team of highly qualified Sydney quantity surveyors can help organise all the required and recommended quantity surveyor reports for your developments. Whether it involves tax depreciation schedules, cost estimates, progress claims, timeline organisation, or Section 94 contributions. There is no point wasting time and money on your development, organise a quantity surveyor report today.

With over a decade of industry experience, our qualified building quantity surveyors are AIQS certified with a fast turnaround time and clear communication. Give us a call today at 0413 953 869 or email us at info@section94.com.au to discuss our quality budget services for residential and commercial builds.

Transit Oriented Development has received a lot of buzz and promotion over the last couple of decades as an urban planning philosophy, but the roots of the idea go back over a hundred years. The main philosophy of Transit-Oriented-Development (TOD) involves maximising the amount of living space for residential, commercial, and leisure activities within walking distance of key public transport infrastructure – notably heavy and light rail lines. There is usually a high demand for developments within TOD-focused areas, and often they can end up becoming expensive and delayed. As with all large infrastructure projects, whether they are residential, commercial or leisure, it is advisable to organise quantity surveyor reports to ensure correct financial management and cost estimation. This will save your development a lot of money in the long run.

Walkability and TOD

TOD allows developers to produce larger, higher-density projects within proximity to rail stations. This is due to the increased demand for housing near transit, and the capacity to move people without hopefully increasing road congestion too heavily. In TOD neighbourhoods, the design philosophy suggests that people will not need to use cars often for transportation due to the easy to access public transport and a large number of facilities within walking distance. Higher-density development is usually targeted within around 500m of a station or hub, as this is a 5–10-minute walking distance. Beyond 5-10 minutes, people begin to opt for vehicular modes of transport rather than on foot. A way to extend this radius is by the introduction of adequate bike infrastructure, designing areas to make bikes a faster and more efficient mode of transportation to a location ~800m-1km away than cars after having to deal with parking.

Car-dependant urban regions & TOD as an alternative.

In higher-density areas, if everyone was to use a car for general daily mobility, the region would require wider roads to allow for the increased demand (compared to a lower-density area) to fit all the cars. However, by increasing the capacity of the road and introducing more car-friendly areas such as highways and large multi-lane roads, it would make the area less walkable and pedestrian friendly. Residents would be less inclined to walk around due to noise (until electric cars become the default), pollution, heat (radiating from the black asphalt in Summer), and safety. This would ultimately lead to more residents choosing to opt for cars as their choice of transportation, increasing traffic and requiring increased road capacity – further perpetuating the cycle. Transit-oriented development aims to provide an alternative primary mode of transportation for residents of a high-density area by providing (hopefully reliable), public transport with high capacity and reduced space.

Developer benefits

Land near train stations is usually already high value compared to its surroundings, however, the re-zoning of a region near a station or public transport hub for increased density can turbocharge the value of land in that region if the demand matches. The rezoning of premium land around train stations for higher-density, mixed-use development is great news for developers that can buy the land whilst it was previously zoned for detached single-family dwellings and increase the household capacity by introducing mid-density townhouses and units. Whilst the land itself may be relatively expensive to purchase upfront after the region becomes fully developed with increased amenities, the value of the land alone will increase dramatically. The development of a TOD region gives it the potential to be some of the highest-value lands within a significant radius. Meanwhile, the increased density of the dwellings provides additional potential revenue streams for developers rather than single-family detached units.

Quantity Surveyor Reports and Developments

In TOD areas, development is largely encouraged by governments, and work is done in partnership between the public and private sectors. However, if an area is undergoing extensive redevelopment, there may be an infrastructural masterplan organised by the government or large private stakeholders for what they would like to achieve with the space. This means that developments in these areas can be far more complex than regular residential or commercial developments and it may require far more considerations than usual. In areas undergoing extensive redevelopment, there may be periods of time where the infrastructure and capacity of the neighbourhood may be mismatched, and developments may only be allowed to occur within a specific timeframe or to a rigid timeline. To help organise this, it is advisable to organise a quantity surveyor report to adequately assess the complicated project costs and organise a suitable timeframe for development.

Organising Quantity Surveyor Reports:

At Section 94, our team of highly qualified quantity surveyors can help organise all the required and recommended quantity surveyor reports for your developments. Whether it involves cost estimates, progress claims, timeline organisation, or Section 94 contributions. As mentioned, many Transit-oriented developments are master planned and require adequate timeline structuring. There is no point wasting time and money on your development, organise a quantity surveyor report today.

With over a decade of industry experience, our qualified building quantity surveyors are AIQS certified with a fast turnaround time and clear communication. Give us a call today at 0413 953 869 or email us at info@section94.com.au to discuss our quality budget services for residential and commercial builds.

When planning cities, governments introduce zoning regulations to organise what is appropriate to build in which areas. For example, it may be inappropriate to build a big polluting industrial warehouse next to a primary school or public green space. Another example may be building a warehouse that will require significant truck and road infrastructure in the middle of a suburban neighbourhood with quiet streets not designed for large vehicles. When large developments are built, it requires a combination of investment from the public and private sectors to ensure the infrastructure is sustainable for the project. Therefore, it is important for developers to organise Section 94 contributions for large projects to ensure the costs are available upfront to improve public infrastructure.

What are the different zone types?

After the industrial revolution, a lot of cities began accelerating the process of dividing urban areas into specific areas for different purposes. Governments and urban planners organised cities into zones; regions for industrial use, commercial use, residential use, green space, public space, high density, low density etc. While most quiet suburban streets are simply zoned for residential and busy main streets/ shopping centres are zoned for commercial, some areas are zoned for both. This is called mixed-use zoning.

Examples of mixed-use zoning?

An example of mixed-use zoning could be a double-storey fish and chip shop with a unit on top of a large inner-city office complex with apartments above and retail shops at the ground level. If the building/ region has a variety of uses, the area it occupies will be classified as suitable for mixed-use development.

Most suburban residentially zoned areas allow for small businesses to exist if they can operate out of a house-like space – dentist, hairdresser, milk bar/ small grocer, kindergarten etc. However, businesses that require large deliveries or create lots of road and foot traffic are usually organised in areas together so that the infrastructure can support them. Inner-city suburbs usually have a lot of mixed-use areas given they usually have more limited space, increased demand, higher density, and thorough infrastructure (public transport, water, sewerage, footpaths). 

When an area becomes mixed-use, it not only becomes an area frequented by those living there but a destination for others. The introduction of more people to an area may put pressure on public and council facilities. Therefore, large mixed-use developments require Section 94 contributions to address the cost of the project for private developers and council facilities. 

Benefits of mixed-use developments

Mixed-use developments have an array of benefits for communities, developers, governments, businesses and more. They are a great way of utilising space efficiently and increasing foot traffic to local businesses by having people living, shopping, and working within proximity. Increasing the flexibility and foot traffic of the space makes the area more friendly to businesses, especially retail, hospitality, and office-based companies. This can make a mixed-use neighbourhood incredibly self-sufficient and greatly increase a sense of community. People will be far more likely to frequent a business if it is a 3-minute walk away than a 20-minute drive.

Governments and councils benefit from mixed-use development as they can reduce car dependency and road infrastructure requirements if everything is within walking or cycling distance. It also helps centralise infrastructure, by reducing sewer tap-ins and unifying services like electricity and water. By requiring less new infrastructure, this can benefit private developers as the Section 94 contributions may be less expensive. Developers can also benefit by utilising the multiple revenue streams and the ability to organise long-term lease contracts for commercial clients as a way of diversifying their portfolios to hedge against economic volatility. Due to the community benefits, mixed-use developments can improve the value of neighbourhoods greatly, providing opportunities for significant capital gains for developers if enough mixed-use development is occurring within a suburb.

Drawbacks for Mixed-use developments

Drawbacks of mixed-use developments can include an increase in noise and space in an area. The living spaces in mixed-use developments are usually smaller than detached family housing. However, this instead offers more flexible living arrangements for people that are not looking for the quarter-acre block. Due to the inherently more complicated nature of mixed-use developments, it can be more difficult for proposals to be approved. As with all large developments, they will most likely require public infrastructure investment. Therefore, these types of projects can take a long time to plan, design and go through all the council requirements, such as Section 94 contributions.

Section 94 contributions to mixed-use developments

As mentioned, mixed-use developments may change your developer requirements for Section 94 contributions. At Section 94, contact us to organise Section 94 contributions for your developments, and will ensure your development progresses smoothly, without inaccurate and excessive budget hurdles. There is no point in paying excess costs and fees unnecessarily.

With over a decade of industry experience, our qualified building quantity surveyors are AIQS certified with a fast turnaround time and clear communication. Give us a call today at 0413 953 869 or email us at info@section94.com.au to discuss our quality budget services for residential and commercial builds.

The rise of working from home and hybrid office flexibility has contributed to less people travelling to CBDs for work. This has contributed to a growing re-imagination of city design and structure, accelerating the urban design theories of walkable neighbourhoods, and decentralised city design. Decentralised cities are complex due to the rapid development and increasing density of targeted suburbs and regions, and there are a lot of cost requirements. Therefore, it is important for parties involved across both the public and private sectors to receive quantity surveyor reports and accurate cost estimating services to ensure development is appropriate and sustainable.

What does decentralising a city mean?

Simply put, decentralising a city involves creating new “satellite hubs” and destinations for work and higher density living, rather than simply the CBD and immediate inner-city surrounding suburbs. This helps reduce pressure on CBD infrastructures, such as roads and transport, during peak times, and spreads people out across suburbs.

Why are cities focusing on decentralised city design?

In theory, these ideas have some benefits for all parties. The government has an increased tax base within the hub suburb, allowing it to invest in better infrastructure, including in lower-density suburbs. By creating new work destinations and reducing the distance people need to travel for work, traffic is reduced in the CBD region. Having work close-by, or from home, means reduced commute times, which leads to increased happiness and health. People within the neighbourhood have more public facilities and private businesses in their area, greatly increasing land values. Land values can be further improved by having retail, hospitality, and work easily accessible within walking distance. Local businesses and shop owners get increased customers and foot traffic from people spending more time in their local neighbourhood rather than in the CBD. Private developers can profit from building new housing and infrastructure. However, during the stages of rapid increasing development, disruptions to transport and increases in traffic can occur – especially before infrastructure is upgraded.

Increasing density

Density refers to the number of people living within a specific space. Low-density suburbs may have single-family detached houses on most/ all blocks. Mixed and mid-density suburbs may have a combination of detached houses with townhouses, apartments/ units that reach up to 3 or 4 stories, as well as more mixed-use streets that combine commercial and residential buildings. Meanwhile, high-density suburbs such as CBDs are predominantly made up of tall apartment buildings and mixed-use developments. Increasing the density of development via a subdivision is profitable for developers as they can sell multiple properties whilst only purchasing one area of land.

However, the introduction of more people to an area may put pressure on public and council facilities. Large developments require quantity surveyor reports and Section 94 contributions to address the cost of the project for private developers and council facilities. 

Examples of decentralisation in Australia

Decentralisation of cities has received support in some regions across political party divides in Victoria and NSW. Sydney aims to become ‘a metropolis of three cities,’ with a plan to balance infrastructure across three key areas, the eastern city (current CBD), central city (Parramatta), and western city (Bradfield). In Melbourne, many suburbs are being targeted for transformation into hubs, largely along key transport infrastructures such as existing train lines and the proposed suburban rail loop. Some examples are Box Hill, Clayton, Glen Waverley, and Sunshine.

Many public sector jobs have been transferred to regional hubs in Victoria, such as Geelong, Bendigo, and Ballarat to increase job stability in those areas. This in turn aims to help stimulate private investment, followed by more public infrastructure. Many people migrated from cities to regional areas and hubs over the course of the covid-19 pandemic for a change of scenery and to get the benefits of a regional lifestyle whilst working from home.

Section 94 Contributions – Quantity surveyor reports

Increasing the density of a block of land will have consequences, both good and bad, for the neighbourhood. Some of the immediate impacts will include additional pressure on public systems such as roads, schools, water, and power systems, as well as reducing the publicly available green space. This is where a Section 94 quantity surveyor report comes in. Any development where construction exceeds $500,000 must have a Section 94 contributions report undertaken by a quantity surveyor. This report details the costs of the construction project and will allow the council to request funds if the surrounding infrastructure needs improvement due to the project or development existing. 

Do you need accurate quantity surveyor reports?

If you are looking for quantity surveyor reports for your development, get in contact with our experienced team. At Section 94, we will ensure your development progresses smoothly, without inaccurate and excessive budget hurdles. There’s no point in paying excess costs and fees unnecessarily.

With over a decade of industry experience, our qualified building quantity surveyors are AIQS certified with a fast turnaround time and clear communication. Give us a call today at 0413 953 869 or email us at info@section94.com.au to discuss our quality budget services for residential and commercial builds.

As expert building quantity surveyors, we recognise that the construction industry has always valued remaining at the forefront of technology. Could blockchain be the next step in streamlined construction? We’ve outlined three ways cryptocurrency and blockchain could benefit your next build, and why this digital transaction tool may begin to be integrated into the construction industry.

What is blockchain and how does it work?

To understand blockchain you need to have a basic knowledge of cryptocurrency. Cryptocurrency is a digital or virtual currency that uses encryption to securely verify transactions. Crypto does not rely on banks to process transactions but is secure and impossible to forfeit. Blockchain technology is a new tool for recording and processing transactions made in cryptocurrency and other values like the service or product. Blockchain securely creates a clear, linear record of cryptocurrency transaction history by forming a “chain”. This can automate contractual processes by creating a clear ledger of services provided and tracking all the multiple transactions involved in one project. This efficient and transparent form of payment processing and recording streamlines project management, which could have many benefits for the construction industry. 

1.     Fast payment processing

Using blockchain and cryptocurrency could result in payments being processed faster for contractors. Blockchain does not require payments to be processed and verified by banks, incurring fewer process payment fees and time delays across banks.

The instant processing of blockchain and cryptocurrency would allow faster material purchases and work turnaround, plus it would be appreciated by construction workers and contractors. If combined with smart contracts, this instant payment system could be automated to occur as each stage of construction is achieved. 

2.     Record keeping for future maintenance needs

While blockchain has many benefits as a payment processing system, this tool could also function as secure information management with no limit to scalability. The encryption stores data in a code that is verified by all the prior transactions, so no aspect can be changed without being noticed in the digital ledger. This information also isn’t limited to a central server, which allows blockchain to scale as needed for small to very large construction projects and for the information to be readily available by any party 24/7.

As the records of the blockchain are unchangeable, using blockchain could also function as storage of all warranties, certifications and material information for every aspect of the project. This virtual storage would be of great benefit to the building owner if any asset of the building needs to be replaced or repaired over the years. This data is not only stored but also verified by the blockchain and the tool’s transaction history records, allowing an ongoing ledger of build costs. This system could even encourage further automation to replace or maintain assets routinely using the extensive information stored in the blockchain.

3.     Smart contracts

Smart contracts can also streamline construction processes and payment approvals. Blockchain-enabled smart contracts streamline the supply chain and the management of materials by automatically triggering the next order process or phase. This will reduce the amount of paper, communication, verification and organisation needed to confirm the current works and access documentation about products, pricing and quantities, all while being accessible to every contractor and party involved. Smart contracts allow easy collaboration between contractors while adding a layer of transparency for any scope or schedule modifications.

Need an expert building quantity surveyor?

The integration of blockchain technology with the construction industry will take a while to be widespread, no doubt due to the appreciation of relationships and trusted partnerships between contractors. Blockchain’s automation will also still require professional oversight to ensure every stage of the build meets the standards and project scope. For expert insight into every aspect of the build, the team of building quantity surveyors at Section 94 are here to help!

With a wealth of experience in preparing accurate prefunding reports, construction cost estimates and progress claims, our dedicated team will ensure your residential or commercial build progresses without the hurdles of inaccurate or exceeded budgets. Our estimators will ensure that your construction loan is paid as scheduled with our reliable progress drawdown reports, keeping your project on track and your builders and contractors satisfied.

With over a decade of industry experience, our qualified building quantity surveyors are AIQS certified with a fast turnaround time and clear communication. Give us a call today on 0413 953 869 or email us at info@section94.com.au to discuss our quality budget services for residential and commercial builds.  

Progress drawdown reports are an integral part of the staggered release of funding as per a construction loan from a bank. Progress claims and drawdown reports must be submitted to your lender to access funds for materials and labour costs at each construction stage.

Drawdown reports are prepared by expert quantity surveyors to ensure that every aspect of the build’s plans, budget and schedule are prepared accurately and efficiently. By optimising the reports with a qualified quantity surveyor, you can rest assured that your build will be optimised for economic efficiency and your funds will be released from your construction lender as scheduled.

The different stages for a progress drawdown report

Drawdown reports provide evidence to the bank that the build is on schedule and better track your expenses across the construction project. It allows little margin for error as all invoices and receipts must be included within each report to be processed.

An important part of the construction process is a progress drawdown report that is made after each stage of the build. This confirms the quality completion of the current works by a licensed and trusted third party like Section 94 to the owner and lender, allowing the lender to release the funding for the next stage of the build. The stages of progress payments can vary depending on your construction loan or builders, but typically there are five different stages of progress payments.

  1. Slabs poured

The first progress payment will typically cover the costs of building the foundations of your new construction project. Depending on your contract, this stage could include levelling the ground, installing plumbing and waterproofing the foundation before pouring the slab and creating the base of your home.  This stage can take several weeks.

  • The frame of your home
    The next stage to be completed is constructing the frame of the build. Whether your project is constructed of timber or steel, this stage involves the builders creating the frame, roof and windows of the home.
  • Lock-up
    At this point, the external build is taking form! This includes the construction of external walls and doors including the installation of insulation within the home. At this stage, the build can be physically locked, and the lender may ask for a valuation visit to confirm the construction project’s status and quality.
  • Fit-out and internals
    While the lock-up phase ensures the exterior of the build has been completed, this stage involves constructing the internal cladding, fixtures, and fittings. Kitchen and bathroom cabinetry will be installed at this stage and the plumbing and electrical systems will be installed.
  • Completion
    The final stage of the build typically includes the finishing touches like painting, fencing, and cleaning the site. This stage also includes inspections of the completed project and ensuring the build has been completed to a high standard.

The Section 94 process

At Section 94, we know that clients and construction companies want peace of mind surrounding the construction loan instalments and payment schedule, which is why our quantity surveyors have a dedicated approach to progress claims. Our team of experts are knowledgeable in all stages of the build process, which allows our licensed professionals to check the quality of every aspect of the build and ensured it is all reported accurately to the financier.

Our team are guaranteed to only take a maximum of 1 week to assess a progress claim, preventing any disruption to the build’s progress. For a realistic construction project cost with accurate progress drawdown reports that avoid the risk of cost overruns, choose trusted estimators like the talented team at Section 94.

Need professionals to prepare progress drawdown reports?

With a wealth of experience in preparing accurate prefunding reports, construction cost estimates and progress claims, our dedicated team at Section 94 will ensure your residential or commercial build progresses without the hurdles of inaccurate or exceeded budgets. Our estimators will ensure that your construction loan is paid as scheduled with our reliable progress drawdown reports, keeping your project on track and your builders and contractors satisfied.

With over a decade of industry experience, our qualified building quantity surveyors are AIQS certified with a fast turnaround time and clear communication. Give us a call today on 0413 953 869 or email us at info@section94.com.au to discuss our quality budget services for residential and commercial builds.  

When building a new home or development, it is integral to submit an accurate and timely council cost report. This important step is often required by local councils as part of the development application for a new construction project. This report must take place during the early planning stages of the build, to ensure that all the businesses involved including architects, contractors and builders have a clear understanding of the unique requirements of the local council.

What is a council cost report?

For construction to commence, construction companies are required to submit a development application or construction certificate to gain any permit approvals or council permissions. Often if the project is estimated to be over $500,000, this documentation may also require a completed council cost report to be approved by the local council. This document details the estimated cost of construction determined during the planning stages of a construction project and can require further details or levies if the budget exceeds a set council limit.

What are section 94 contributions?

A Quantity Surveyor’s Council Cost Report confirms that the estimates have been inspected by a registered quantity surveyor which allows the council to determine the fees to be charged to the developers. These fees will vary from council to council and are known as a Section 94 contribution as part of the Environmental Planning and Assessment Act 1979. This contribution is used for the local infrastructure and future council planning, including local costs like road upgrades, gardening of public spaces and electrical wire maintenance. This levy caters for all developments in the surrounding areas and ensures that local councils have the funds needed to cater for a growing community.

How is the document prepared and what is included?

If the expected costs of the project are equal to or exceed $500,000, then it is crucial that this document is prepared by a registered quantity surveyor. It is then submitted online alongside the Development Application which details all new construction projects and architectural designs to the council.

This process involves a quantity surveyor first examining all the development plans, itemising equipment, materials, and labour costs expected for the planned works. This requires the quantity surveyor to prepare a cost estimate as per the Australian Cost Management Manuals of the Australian Institute of Quantity Surveyors (AIQS), and calculate an accurate measurement of the total construction area. The council cost report requires the highest level of attention to detail, as it outlines the total cost and cost per square metre for all areas of work including:

  • Any necessary demolition or site preparation
  • Excavation needs
  • Construction costs (for residential or commercial properties)
  • Fit-out costs
  • Carpark costs

To ensure accuracy, this document must be completed by a registered (and preferably an experienced) quantity surveyor. This will ensure the project is estimated efficiently and the cost per square metre is accurately calculated.

This cost can make a big difference in the resulting council charges, so it is important for independent quantity surveyors to prepare thorough documentation to avoid undervaluing the project or incurring an unnecessarily high section 94 contribution.

The Section 94 process

At Section 94, we know that clients and construction companies are eager to get started on their development and want a stress-free and seamless development application experience. Thankfully, our licensed quantity surveyors offer a fast turnaround of just 3-5 days for total peace of mind and quick council approval.

For a realistic construction project cost and accurate council cost report, to ensure you’re paying the correct section 94 contribution and avoid budget blowouts, choose the trusted team at Section 94.

Preparing your development application and need a council cost report?

The experienced team of building quantity surveyors at Section 94 are here to help! With a wealth of experience in preparing accurate council cost reports, construction cost estimates and progress claims, our dedicated team will ensure your residential or commercial build progresses without the hurdles of inaccurate or exceeded budgets.

With over a decade of industry experience, our qualified building quantity surveyors are AIQS certified with a fast turnaround time and clear communication. Section 94 is available across Sydney and Melbourne, with a comprehensive knowledge of the unique council requirements for both major cities.

Give us a call today on 0413 953 869 or email us at info@section94.com.au to discuss our quality budget services for residential and commercial builds.  

If not accounted for in the bank prefunding report, the existing conditions of the site can have a dramatic impact on the projected build costs. As expert quantity surveyors, our team know that accuracy is integral to ensuring a project is on time and within budget. Starting a construction project with a swift and comprehensive bank prefunding report minimises the risks to the homeowner and the bank.

However, it is important to be aware of the factors that can make a site more challenging and more expensive. These issues will need to have a plan to be resolved in the bank prefunding report for the best chance of finance approval to then commence your residential build. While the bank prefunding report also covers the builders, materials and permits needed, here are four ways that the site’s conditions can impact the estimated construction costs of a residential build.

1.     The quality of soil

Before the building can commence, the soil will be tested for quality and type. The soil type will determine the level of ground movement and the level of engineering required on the slab for the home. If the soil type is found to have high or extreme ground movement due to moisture changes, such as clay which is a very undesirable site foundation, it will require additional time and funding to resolve.

2.     Site preparation and excavation

There are also costs to be considered concerning the site preparation and any excavation needs. An example might be the need to remove trees and vegetation or move rocks on the site, which will of course incur more costs than a clean block. Other site preparation costs include the need for safety fencing, facilities for tradespeople, and signage for WorkSafe compliance.

Excavation or site cut costs of the site can also increase if there are any assets under the ground or near the build area. It is important to investigate if there are any easements or gas mains that could be an inconvenience to the excavation project. These site costs must be outlined in the builder’s tender, construction budget and bank prefunding report.

3.     Slope of site

If the land is sloped or the terrain is uneven, there will also be costs and measures outlined in the bank prefunding report. This involves a surveyor determining the exact slope of the land and the work needed to level the slope or uneven terrain to ensure the land is stable enough for the framework. Otherwise, the structure may need to be constructed with more steel for a hardier frame than timber or with a specialist, custom builder who has the capabilities to build on sloping sites.

4.     Site location and size of build

Often unconsidered, if your site is located in a more rural area there can be higher costs related to setting up the utilities. This is due to the additional costs of drilling or connecting amenities that previously did not extend to the site and will be a notable factor in the bank prefunding report. The site location can also include additional upgrades to meet minimum requirements for bushfires and it will also impact the costs of transporting the materials to the construction site. These unique location issues will increase the projected build costs.

The size of your residential home’s design can also impact the site’s preparation needs. A house with multiple storeys often requires deeper excavation to ensure stability. The build’s size and site conditions may also require different slab construction, yet another way that the site can impact the construction costs outlined in the bank prefunding report.

Why it pays to get a bank prefunding report from a trusted quantity surveyor

To receive lending, it is important to meet the bank’s criteria. A comprehensive bank prefunding report outlines the value of the construction work and the ability to meet the design criteria, giving you the best possible chance of receiving financial approval and starting your residential build.

By outlining all aspects of the construction project at the very beginning, you can avoid provisional sums, expensive variations and surprise additional costs during the build process. An accurate bank prefunding report ensures there are no doubts about the site preparation requirements, builder’s expertise and projected costs, and can only be achieved with the help of a reputable, registered quantity surveyor.

Interested in quick bank prefunding reports?

The experienced team of building quantity surveyors at Section 94 are available to help with bank prefunding reports and progress claims/drawdown reports to help your project progress smoothly without the risk of inaccurate or exceeded budgets.

With over a decade of industry experience, our qualified building quantity surveyors will assist you with all your construction budget and management services such as providing contractor tender analysis and construction cost reports.

Give us a call today on 0413 953 869 or email us at info@section94.com.au to learn more about our premium budget services for commercial builds.