07 3841 3200

The Process - Renovations & Extensions:

Step 1… Preliminaries:

The typical procedure is to have an “On Site Design Consultation” This consultation will be with Jeff Osman (principal) and lasts two hours.

At this meeting, Jeff will listen and discuss what you want to achieve, give advice on how the renovation and or additions may best be achieved. If there are any building restrictions or Town Planning issues, advice will be given on these matters, with possible solutions.

Concept sketches are produced and discussed with the clients at this meeting. If the renovation is straight forward, we can obtain a “ball park” estimate from a Builder before you proceed any further. From this meeting, a “fee proposal” will be prepared, detailing our services and costs. This will be posted or emailed to you for your consideration. If the “fee proposal” is accepted, the following steps will happen.

A fee applies for this “On Site Design Consultation”.. See “Fees”

Step 2… Measure up:

This involves a member of our team coming to your home to undertake a full and detailed measure up of the areas of the home that are affected by the renovation and or extension.

Step 3… Drafting of the existing home:

Drawings are prepared which show floor plans; including subfloor plans (stumps and bearer layout), all elevations, and site plan. All existing beams, bearers, joists and timber sizes are recorded as part of this measured study. These drawings will form the base of all future work.

Step 4… Design Development:

A meeting with Jeff will be arranged to discuss the concept design (now using the scaled drawings produced from Stage 3,) and undertake any further design development work to confirm or and modify the ideas from the “On site concept design meeting”

Step 5 (a) Final Design and Cost Review:

Scaled Floor Plans and Elevations of the new work are prepared for your comment and approval. Further design discussions are held, and modifications made if required.

We recommend that an estimate be obtained from your preferred builder at this stage. If you do not have a preferred builder we can assist to obtain this estimate from our builder clients who specialise in renovations and extensions.

Step 5 (b) (optional) 3D computer modelling:

This is the ideal way to view your new home, from any external angle, where we rotate the 3D computer model for you to view the home. We can set the sun for at anytime of the year. (e.g. 4.00 pm Summer solstice 22nd Dec, and 7.00 am Winter solstice 21st June). This is a great design and presentation tool to confirm that the proposed home will be comfortable in summer and in winter. See “3D Images of jobs in progress”.

An animation of flying around the home will be produced, along with snap shot images from each corner of the home. A CD of these images and animation will be copied onto a CD for you view on your home PC computer. No special software is required to view the animation or snap shots.

Step 6 ….Working Drawings, Co-ordination and Building Approval:

These drawings are the detailed drawings that are submitted for building approval. They show which walls are to be removed, and where the new walls are to be located. These drawings also document the structural and bracing components of the project.

In this stage of work, we will also obtain quotes from other consultants who are involved in the project. (i.e. Surveyor to provide a contour plan of the site, the Structural Engineer to provide a laboratory soil test as well as the design of the concrete footings, slabs, retaining walls, beam strengthening etc, Energy Assessor to assess the drawings and provide a energy star rating (which is mandatory for a building approval), the Private Certifier who grants the final building approval and undertakes inspections.) You are under no obligation to use our regular consultants. If you wish to use your own consultants for a comparable quote, we will provide to you a copy of the “scope of work” we provided to our regular consultants for you to obtain an alternative fee proposal(s).

If Town Planning is required we will co-ordinate the services of a private Town Planner. Whoever are the final consultants, we will co-ordinate their services and documentations, and lodge all the necessary building and drainage applications.

In all instances, our name appears on all building and drainage application forms, If there are any queries, those queries are direct back to us to resolve.

We will also provide to you blank floor plans with an “electrical” and “floor finishes” legends. These plans are for you to design your own electrical layout and for you to locate your floor finishes locations. We can also complete these plans for a fee, but we have found that clients can easily do these themselves.

Post Building Approval Services:


On all of our drawings, we have bold note on every sheet of our drawings and it reads “IF IN DOUBT ASK.. DO NOT ASSUME”. This note not only applies to the builder, but also to the client. There is no fee to answer questions, as we too want the project to turn out just right.

Site Inspections:

There are two major inspections that we recommend to be undertaken. The first being the footings and slab inspections. This should be undertaken by the person who designed them, the structural engineer.

The other major inspection being the Wall, Floor and Roof Frame, Bracing and Tie Down inspections. These are nominally inspected for compliance by the private certifier as part of their services, but we recommend that these items to be inspected in far greater detail by the person who designed them in the first place, and that being us. Alternatively a structural engineer can also undertake these inspections if you wish.

Selection of Fittings and Finishes: (commonly termed the Specification)

We have developed a free on line product www.myselections.com.au. This product was developed by our principal Jeff Osman for design professionals to complete a schedule of fittings and finishes for tendering purposes.

If you are intending to have a number of builders, and you wish to compare all the quotes on the same level playing field, this is the product for you. Unless you are experienced in evaluating tenders, the only way to compare quotes is to have all the builders quoting on the same items.

Some clients may require some assistance to complete the schedule, and we also provide that service for a fee. All the fittings and fixtures in “My Selections” have been preselected, and the program shows other cost effective alternatives, all are colour co-ordinated. All of the fittings and fixtures listed are of good quality mid-range items, so you can feel confident that you won’t blow the budget. If you wish to change the level of fittings and finishes this can be easily accommodated within the program. Jeff can explain how to use the program if your desire.

Landscape Design:

We have a number of landscape architects / designers we can refer you to, who can colour co-ordinate the planting and hardstand areas to your home to make a complete package. We will co-ordinate their services and provide the appropriate CAD drawing files to the landscape architect / designer to assist with their documentations.

Interior Design:

All of the shapes and forms will be documented on our plans, but you may wish to have assistance with colour, textures and furnishings etc. We have a number of Interior Designers we work with who can give you that final touch.

We will co-ordinate their services and provide the appropriate CAD drawing files to assist with their documentations.


We work with a number of regular builders who specialise with renovations and extensions, and are accustomed with our drawings and intent. If you require contact names / phone numbers we can assist.


We act in good faith when we refer our clients to consultants and or builders to assist our clients. For legal reasons, we take no responsibility for their performance(s). If you wish to use one of our builder clients to assist with the estimates in the design stages, you are under no obligation to use that builder, but we ask that you limit the tender to 3 builders, and that our nominated builder is one of those 3 builders.

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Underwood Centrepoint, 2962 Logan Rd. and corner of Welch St.
Underwood Qld 4119 Australia
Ph: +61 7 3841 3200 | Fax: +61 7 3841 3327 | designpc@bigpond.net.au