Architectural Design & Build Options

Moss Brothers specialize in designing 1881 to 1940 period replica and Queenslander style homes and homesteads, plus provide a range of other related services for those wishing to build.

Options supplied and available from Moss Brothers:

1. Provide plans and specifications only for a building permit to the client (conditions apply).
   
   
2. Provide plans and specifications for a building permit, and provide carpentry quantities & or materials to the client (conditions apply).
   
   
3. Provide plans and specifications, tendering assistance and carpentry quantities to the client (conditions apply).
   
   
4. Occasional works supervision.
   
   
5. Total project management.
   
   
6. Moss Brothers build to an incomplete stage; most popular is to shell or lock-up (minimum for all period, replica and Queenslander buildings).
   
   
7. Moss Brothers carry out the full building contract - from start to hand-over.
   

Important Notice: Clause 6 above is the minimum Moss Brothers design and build our Period Replica Villa or Queenslander range of homes and homesteads. I.e. you can build to an incomplete stage past ‘built to shell/lockup’ but not less than.

Here is a detailed explanation of what each option means, and the benefits:

1. Provide plans & specifications only for a building permit to the client:
   
   Moss Brothers provide all plans and specifications for a building permit only. The architectural design and drafting work will be charged out on a % of the completed cost of the building project, plus any professional services such as engineer, the cost of travel incurred in collecting site information for a building permit, and any other costs incurred in providing this service will be charged at cost plus our usual margin. This means you have all the necessary plans and specifications to build your new residence, giving you total control, and you select and employ all tradesmen. This is the most cost-effective way to build, as there are no builder’s overheads or margins to pay, that is if you have the time and management skills for longhaired unruly tradesmen that can’t sing.
   
   
2. Provide plans and specifications for a building permit and provide carpentry quantities:
   
   Moss Brothers provides all plans and specifications for a building permit plus we supply all carpentry construction quantities for pricing. The architectural design and drafting work is charged as per option one, and the quantity surveying work will be charged out by the hour plus any professional services such as engineer, the cost of travel incurred in collecting site information for a building permit, and any other costs incurred in providing this service will be charged at cost plus our usual margin. The benefits are similar to option one, with the added advantage of providing construction quantities for carpentry. The client would send the plans and specifications out to plumbers, electricians or painters etc and wait for the quotes to come back, but who will work out the carpentry quantities for the building supply companies to price? Moss Brothers can do this.
   
   
3. Provide plans and specifications, tendering assistance and carpentry quantities:
   
   Moss Brothers provide all plans and specifications for a building permit, we assist or oversee the tendering of all subcontractors for the owner, and we supply all carpentry construction quantities for pricing. The architectural design and drafting work is charged as per option one, the quantity surveying work and the tendering assistance will be charged out by the hour plus any professional services such as engineer, the cost of travel incurred in collecting site information for a building permit, and any other costs incurred in providing this service will be charged at cost plus our usual margin. The benefits are Moss Brothers will provide vital assistance from experience while the owner still has total control. The owner has all of the advantages of the services provided in options one and two, but assistance, advice and experience in selecting the successful tendering tradesmen could be the difference between having a trouble-free project or not. Even after 20 years plus in the building industry it takes all our skill selecting the preferred sub-contractors. You would think that by giving out the same plans and specifications (to say three plumbers) you’d get back three quotes and then all you’d need to do is select the best price, but therein lies the danger. Some quotes miss things out or provide misleading information (on purpose) just to submit the cheapest tender, and then jack up the price during construction. It happens all the time.
   
   
4. Occasional or periodical works inspection:
   
   Further to options 1, 2 or 3, as the architectural designer we can make occasional site visits to inspect works. This can give huge peace-of-mind to the owner, builder or the project manager. The occasional or periodical work inspections will be charged out by the hour plus any cost of travel incurred in getting to site and any other costs incurred in providing this service will be charged at cost plus our usual margin. The benefit is that if you opt for options 1, 2 or 3 you don’t need to feel that you’re on your own. By us making the occasional site visit, you can proceed confidently knowing help is never far away.
   
   
5. Project Management:
   
   Moss Brothers provides all plans and specifications for a building permit, we arrange for the owner to submit the plans and specifications to the local council, we assist or oversee the tendering of all subcontractors for the owner, we supply all carpentry construction quantities for pricing, we oversee the construction works (including at least one site visit every 10 working days), make sure all materials are delivered when required, see that the subcontractors turn up and get the job done and finally oversee quality control. The fees will be a percentage of the completed cost of the project plus any engineer design fees incurred, plus the cost of travel and accommodation incurred during regular site inspection visits plus toll calls. A margin will be added to engineer fee, travel/accommodation and phone tolls.
   
   
6. Shell or Lock-Up Contract:
   
   Moss Brothers build to an incomplete stage. The most popular is to completion of the shell/lock-up. This stage is popular because the building is lockable and water proof – although unpainted. The owner can then carry on knowing that the most difficult part is complete and work on the project can be carried out at times that are convenient to them, knowing that materials are safe and secure from the elements. It’s important that the shell/lock-up is completed quickly as some materials are only guaranteed for a limited time when exposed to the weather.
   
   
7. Full Building Contract:
   
   Moss Brothers will price the complete project and submit a contract price. This is more of an armchair ride for the owner as they just sit back and watch it happen. With options 1 - 5 all accounts are supplied to the owner to pay direct to the supplier or sub-contractor, therefore no builders’ margins will be incurred. As a Master Builder there is one huge advantage, and that is, because the Master Build 7 Year New Home Guarantee covers all new houses built by us if anything happens to our company you are guaranteed of your new home being completed by another registered Master Builders.
   

Important Notice: Clause 6 above is the minimum Moss Brothers design and build our Period Replica Villa or Queenslander range of homes and homesteads.