What Happens After Your Architect Finishes Your Plans?

Getting your architectural plans finished is an exciting milestone. You've probably spent months working with your architect, discussing layouts, choosing materials and making decisions about how you want your home to look and feel. But while the design might be complete, there's still quite a bit to work through before construction can begin.

At Horton Construction, I work closely with architects and their clients on new homes and extensions across the Northern Beaches. Ideally, I like to be involved while the design is still being developed, but we also work with homeowners who already have their architectural plans completed.

If you're at that stage, here's how I'd approach getting your project ready for construction.

First, we'll review your plans from a construction perspective

When I first look through a set of architectural drawings, I'm thinking about how we're actually going to construct the home, rather than just how the finished spaces will look.

I'll go through the structural details, materials, waterproofing, finishes and how different parts of the building come together. I'll also consider the site itself, because on the Northern Beaches, things like steep blocks, narrow access and coastal conditions can have a significant impact on how we approach construction.

Even with detailed architectural drawings, there are often things that need clarifying before work begins. If I notice something that could be difficult or expensive to construct, I'd much rather discuss it with you and your architect early and work through the options together than have everyone trying to find a solution once we're on site.

This is one of the reasons I prefer to get involved earlier through a design and construct approach, where the architect and builder work together while the design is still being developed. It gives us an opportunity to discuss construction methods, materials and costs before everything is finalised, rather than discovering later that changes are needed to bring the project within budget.

I've explained why I prefer this approach, particularly from a budget perspective, in my article on whether design and construct costs more.

But if your plans are already finished, that doesn't mean you've missed the opportunity to get a builder's input. We can still review the drawings, work through any outstanding details and help you understand what needs to happen next.

Next, we'll work through the construction costs

One thing I'd be careful about is relying on square metre rates to estimate the cost of an architectural home, because they don't account for many of the things that can have the biggest impact on the final price.

Two homes with the same floor area can have very different construction costs depending on the structure, glazing, joinery, finishes and complexity of the site. A relatively straightforward home on a flat block is a very different construction exercise from an architecturally detailed home on a steep or difficult-to-access property.

To price a project properly, I want to see the architectural drawings, engineering details, specifications and as many material selections as possible. If certain finishes haven't been chosen yet, we need to make realistic allowances so you understand what's included in the price and what could still change.

I think it's important to work through these details before committing to construction, so you have a clear understanding of the costs involved rather than discovering unexpected expenses once the build is underway.

We'll check what approvals and documentation are still needed

Having completed architectural drawings doesn't automatically mean you have approval to build, so one of the things I'll want to establish early is exactly where the project sits in the approval process.

Depending on the property and the proposed work, you may need a Development Application (DA) through council or a Complying Development Certificate (CDC). There may also be engineering, certification and other documentation required before construction can begin.

Your architect will generally be involved in managing the approval documentation, but from my perspective, I need to understand whether any conditions will affect how we build the project. Things like bushfire requirements, stormwater management or site restrictions can influence the materials we use, the construction methods and sometimes the overall schedule.

Before we get started, I want to make sure everyone understands what's been approved, what's still outstanding and who's responsible for organising it.

Then we'll plan how the build will actually run

Once we've worked through the plans, costs and approvals, the next step is organising how the job will run once we're on site.

That means developing the construction programme, scheduling trades, planning site access and making sure materials are ordered at the right time. Custom windows, doors, joinery and specialist finishes can take time to manufacture, and if those decisions are left too late, they can hold up other parts of the build.

On some Northern Beaches properties, even working out where materials can be delivered and stored takes careful planning, particularly on steep blocks or sites with restricted access.

These might seem like relatively small details when you're looking at the architectural drawings, but they can make a significant difference once construction gets underway. I find that the more we can organise before we start, the fewer avoidable delays and last-minute decisions we're likely to have once the site gets busy.

We'll keep working with your architect throughout construction

One thing I think is really important on an architectural project is maintaining a good working relationship with the architect once construction starts.

Even with detailed plans, there will often be things that need clarifying as the design moves from drawings into an actual building. Sometimes we'll need to discuss how a particular detail comes together, or work through a construction issue with the architect or engineer.

I'd much rather have those conversations early than make assumptions that could affect the finished result. The architect understands the thinking behind the design, and we bring the practical construction knowledge needed to deliver it.

At Horton, we place a lot of importance on that collaboration, as well as keeping homeowners informed about what's happening on site, what decisions are coming up and whether anything is likely to affect the cost or timing of the project.

Ready to take the next step?

Whether your architectural plans are complete or you're still working through the design, I can help you understand the practical side of bringing your project to life.

If you'd like to discuss construction costs, buildability or what needs to happen next, you're welcome to get in touch with us for a chat about your project.