It is much easier (and less expensive!) to make changes while planning your renovation, so it is important to spend as much time as possible researching the features you want in your home. The more time you take and the more ideas you collect, the more assured you can be that what you decide upon is what you really want. This, in turn will also help you to clearly communicate your vision at our initial design consultation.

Some places to collect ideas:

• Buy home design magazines or books and cut out pictures of things you like
• Take a drive around your neighbourhood and look at other homes
• Visit show homes, home expos and even "open houses" to look for new ideas and see what other people have done
• Spend time "shopping around" and collect brochures from hardware and specialist stores - (Start taking note of the cost of items while you look around- it will help to keep your ideas realistic!)

The design consultation is where we come to you to discuss your ideas and requirements and assess your site or existing home for possibilities. During this consultation we will get an understanding of your needs, as well as the design features that will complement your lifestyle.

Helpful things to bring to this meeting:

• Sketches (sometimes its easier to explain what you want in a drawing)
• Magazine clippings of features you like (this gives us an idea of the style of home you are trying to create)
• Any existing plans that you have of your home or site (this will assist us in drawing up your existing property)
• An open mind! (this makes it easier to see the possibilities!)

The designer will also discuss potential issues affecting the design, other consultants that may be required to input to the designs (such as engineer or town planner) and will give you an idea of the associated fees.

Please note that the design consultation is free and there is no obligation to proceed should you change your mind.

After our initial meeting with you to discuss your ideas, we then start sketching concept designs based on what you have told us. If your project is a renovation or extension, we will need to take some measurements so that we can draw plans for your existing house prior to drafting your concept sketches. Note: If your house is less than 10 years old, it may be possible to obtain the plans for your house from your local council. (See: Property Searches)

Once your concept drawings are ready, you will receive a copy of these either in the post or in person. We then wait for your feedback and will make any necessary changes you tell us, to create a design you are happy with.

First draft

Once the concept sketches have been approved by you, we will then begin drafting more detailed floor plans. Part of this process includes producing elevation drawings, which show how the outside of your house will look with the proposed renovation or extension. The elevations and proposed floor plans will be sent to you prior to completing a full set of working drawings, so that you can make sure you are happy with how your house is going to look from the outside and that the window and door placements are where you want them. When we get your approval - we can then commence with the final working drawings.

Final working drawings

These are your full set of plans that you will need to give to your builder for quoting - and for building your project, once the necessary approvals have been obtained. The final working drawings may include all or some of the following (depending how big your project is):

• Site plan
• Existing house plans
• Proposed new floor plans - showing dimensions and fully notated.
• Elevation drawings showing all 4 elevations with details.
• Structural details including bracing details
• Bracing layout
• Foundation details
• Structural notes with timber sizes and types, step details, smoke detectors, balustrades etc.

In some cases, it may be necessary for us to request maps or plans of your property from the local council or government, in order to locate underground services that may impact on the design of your extension. For example, we will need to know where your plumbing and sewerage pipes are, as these are an important consideration during the design and construction stages.

It may be possible to obtain copies of your existing property plans from council - if your house is less than 10 years old. These plans reduce the amount of time we would otherwise need to measure up and draw your existing property and can therefore help reduce the cost of your project. Concepts Unlimited can arrange to obtain these on your behalf - however we will need your written consent in order to do this.

The cost for the property searches you require will be built into our quote for the preparation of the concept drawings. If you already have plans for your property that you think may be helpful, please let us know at the initial meeting - it will help save us time and money on your project.

During the design stages of your project, it is often necessary to engage qualified contractors to carry out work that requires specific equipment or expertise. Examples where a contractor would be required is when a soil test or engineering design is necessary. Concepts Unlimited can arrange to coordinate these contractors on your behalf, to save you time, hassle and in most cases money!

We deal with a number of contractors, and in most cases will request quotes from 2 or more contractors to ensure we get the best price for you. All our contractors are fully qualified and experienced in the work that they do - and because we deal with them all the time, you can be assured of the quality of their work.

Coordination of the contractor/s includes the following steps:

• Obtaining quotes from reputable contractor/s
• Preparing relevant documentation for submission
• Follow-ups with contractor/s and ensuring completion of work
• Payment of contractor/s
• Our coordination service also extends to arranging surveying or town planning approvals - if you require them, and certification approvals. Just let us know what you want us to look after - and we will do it!

Please note that our fee for coordinating contractors on your behalf is separate to the cost for the actual service provided by the consultant. Concepts Unlimited will always confirm costs for these services and instruct when payment is required.

If you would prefer to deal with the contractors yourself, Concepts Unlimited is happy to supply you with plans and information necessary to arrange this. We can also provide you with some contacts if you require them.

Depending on your project - whether it is a new home, or an extension, a Soil Test Report may be required to verify the conditions relating to your site. A soil test is undertaken by drilling a number of bore holes within the area that the home or extension is to be built. From the soil profiles obtained, a site classification and foundation depth will be nominated. As a result of the recommendation of the soil report, a suitable footing system will be designed to suit your particular site - whether for a concrete slab or suspended floor.

If your project requires a soil test to be conducted, Concepts Unlimited can arrange this for you. We will use only qualified and experienced contractors to carry out a soil test on your site. (See: Coordination Service).

The design of your new home or extension may require an engineer to prepare designs for foundations, footings, concrete slabs, vehicular access and retaining walls. This is to make sure that the structural elements for your project are specific for the site classification of the land on which it is to be built. We will also require a certificate from the Engineer prior to being able to submit your plans for certification.

Concepts Unlimited will engage only experienced and fully qualified engineers to carry out engineering design for your project, if required. (See: Coordination Service).

However - if you would prefer to arrange for this yourself, just let us know. Please keep in mind that the engineer's drawings are a crucial component of your plans and will affect the construction costs. It is therefore important that you engage an engineer that is qualified and experienced in the work that you require of them.

With some projects, in may be necessary to send your proposed plans to town planning for Development Application (DA) approval before you can progress with construction. For example - relocation or removal of a house or subdivision of your property will require DA approval before construction can commence.

Concepts Unlimited can advise whether or not your project will require DA approval, and can also coordinate this for you. Alternatively, you are welcome to look after this aspect of the project yourself.

Once you have your final set of working drawings, together with your soil test report and engineer's drawings (if applicable), your plans are ready to be sent to a certifier for approval. It is the responsibility of the certifier to ensure the house design and details provided comply with the relevant housing standards, and that all the necessary approvals and information have been provided to ensure accurate construction of your project.

An important point to note is that although the certifier can approve your plans, they are unable to release the plans to you until you have chosen a builder, and that builder has paid the required builder's insurance for the work they will be carrying out.

Concepts Unlimited uses a private certifier to approve all our plans, and can arrange this for you as part of our coordination service. Our certifier is very experienced in this field, ensuring all requirements are fully reviewed and approved and that your construction goes according to plan.

Most clients have a budget in mind when beginning their project, however to work out exactly what you can afford to build, or include in your home, you need to have an idea of what the building cost will be. Concepts Unlimited will keep your budget in mind when designing your home or renovation, however the cost of your home or renovation is very hard to predict upfront and will depend on a variety of factors during the design and construction stages.

The further along the design and building process you are, the more accurate your building quote will be. You are more than welcome (or we can arrange this for you) to have a builder assess the initial design of your house (concept drawings or elevations), as they may be able to provide you with a guide as to the cost of the project at this early stage. Often at this stage of the design process, you have not decided upon the type or style of fittings or fixtures you want for your project, so the cost of your house or renovation can be impacted significantly by these decisions further down the track.

When you are ready to start building, the construction costs can be affected by a number of different factors. Builders and the various trades will increase or lower their pricing relative to how busy they are. The availability of materials and transport costs will also impact on the end cost, as will the location of your building site if you are situated in a remote area. Other cost contributors include access to the site - ie. can concrete trucks reach the site or will concrete need to be pumped in, will materials need to be delivered to the site by crane?

When you are ready to start speaking with builders, let us know. We are happy to provide you with names of some of our preferred builders so that you can turn your plans into reality!