FREQUENTLY ASKED QUESTIONS:
WHO IS IN THE FIRM?
Directors: Tony Freeman, BArch USYD and Katie Molnar, BArch(Hons) UNSW
Staff: Jeanie Stewart, BSc(Hons)DipArch(
1. What is your design philosophy?
We aim to create spaces that are both functional and beautiful.
We aim to create buildings which are timeless.
We aim for flexibility in our projects, so that they are an ideal living environment for now and into the future, to accommodate people’s growth and lifestyle fluctuations.
We believe successful collaboration results in successful places for people, and Architecture is a collaboration between ourselves, clients, builders and other consultants.
The foundation of successful relationships is our ability to listen, to expand our knowledge base and experience, as well as maintaining high level of approachability, communication & management skills through continuous learning and development.
Sustainable architecture is one of the cornerstones of our design principles. We aim to minimise any negative environmental impacts, through the intelligent use of materials and spatial design, so as to ensure that any work we do does not impact adversely on people and the environment in the future.
Our buildings respond strongly to the site, the views, the breezes, the sun, the neighbouring properties (now and should they be redeveloped). We aim for our buildings to integrate with the environment and the fluctuations of weather. Buildings need to be able to provide backdrops to amazing scenery, as well as create their own more internal, nurturing world, to reflect the inhabitants’ needs for intimacy as well as expansiveness. Potentially buildings have long life spans, so they need to be able to weather well. This is possible through careful selection of materials, and a vision of how the site will develop over time.
2. Who will be the project leader if we retain your firm for services?
Tony Freeman and Katie Molnar, the directors, will be the project leaders. We have intentionally structured our firm to deal in both high quality and very high end residences. We are a small office of 4 to 5 people, with Tony managing the project as a whole and Katie concentrating on more of the design issues. One member of staff will be working with the directors to produce the bulk of the drawings and dealing with the day to day running of the job. All their work is overseen and checked by Tony and Katie.
3. What are our credentials and how many homes have you designed?
The firm is lead by Tony Freeman, who has been a director of Molnar Freeman Architects for over 11 years. We have built over 100 buildings with Tony overseeing all stages of the jobs from initial sketch to completion. He is the head of the office, and is very hands on in training and encouraging staff, as well as managing all the needs of a small business.
4. Will we be meeting directly with the person who is working on the project?
Yes, we believe realising your project is a collaborate process. You will have direct meetings and discussions with the Project Leaders throughout the design & construction stages. There will also be one other staff member, who you will meet and be in contact with throughout the job. They will produce most of the drawings and be readily available to communicate with- they will know the project intimately.
5. Does your firm carry liability insurance?
Yes. $2million per claim. $10 million in aggregate.
6. Will there be other consultants involved in our project? Are their fees included within your fee?
Yes, there will be other consultants including and not limited to Land Surveyor, Structural Engineer, Geotechnical Engineer, Hydraulic Engineer and Landscape Designer. They may be involved at all or different stages of the projects. We will be able to advise you when their services are needed.
No consultants’ fees are included in our fee, however, we will obtain quotes on your behalf from the consultants and assist in your selection process.
7. Are there any additional costs (i.e. printing, testing, surveys, etc.) that are not included in the architectural fee?
Printing is included. As mentioned above, other consultants’ fees are not.
8. Are interior design fees separate?
We document all the kitchens, bathrooms wardrobes etc., and specify the finishes throughout. As such that side of the interior design is included in our fees. However, we have found interior designers helpful with soft furnishings such as blinds, fabrics for lounges and can recommend some that we enjoy working with.
9. How frequently do you bill, and what are the conditions of payment for work to continue on our project?
Invoices are generated at the completion of each stage. During construction invoices are generated monthly and are proportional to the amount of work completed.
10. If the scope of the project changes as it proceeds, will there be additional fees?
We look at the project in the overall sense so most items are accommodated within the fee structure. However, if you choose to amend the application after council approval, and if there is a significant drawing and coordination work as a result of a change of scope, there will be additional fees. Should anything like that arise we would talk to you first and agree on what everyone felt was reasonable depending on the circumstance.
11. Is there any cost estimating involved along the way?
Yes. We give indicative cost opinion during the sketch design stage, and we anticipate around $ 5,000 per square metre and up.
Once the sketch plans are resolved, and prior to preparing for the Development Application with Council, we recommend having a quantity surveyor produce a cost report. You will be able to choose the level of cost estimate: elemental or detail. We feel it is best to engage an external cost consultant to look at the project at this point so that the client is happy with an indicative budget before council submission.
After council approval, the scheme is documented and then put out to tender. The documentation process is very thorough, and so when the builder prices the project it is an accurate estimation of what the construction cost will be. We recommend fixed price contracts. Along the way, if you ask for additions or amendments to the scheme, we will advise you if or what the expected cost implication are to the overall budget.
12. What can we do to help keep our project on target related to our budget?
Being realistic about budget is very important for a successful project. We give advice on costs, the quantity surveyor prices the sketch plans, and then the builder quotes on a very detailed set of plans. If you do not increase the brief or up spec items you will remain in budget. Choosing the right builder is also very important in this equation. It is best to choose quality builders who may seem to cost more at the outset, but then do not look to make it up with variations during construction whilst offer a quality product.
13. Do you help us to select a builder? How many builder quotes would you recommend?
Unless a client has a preference we tend to select the builders- usually a minimum of 3 quotes are obtained. This is either from past projects or from recommendations, usually from other architects. If they are a new builder, we always speak to their references, visit their projects and interview them thoroughly. We also do this for their foreman if they are not the foreman themselves.
14. What is your role during the bidding/negotiation?
We organise the tender process. We answer any questions during the tender period. When the prices are submitted, we go through them and make sure they are all comparative and that nothing have been left out. We make sure that the builders have not misunderstood the information provided, that may result in it being over or drastically under priced.
15. How do we get protection from the building costs increasing?
Signing a fixed price contract rather than a cost plus contract. Ensuring the documentation stage is as thorough as possible, minimising the number of provisional sums at the time of contract signing.
16. What services can you provide during construction for our project?
We are in daily communication with the builder, and visit the site as required. This usually works out at about once a fortnight. We answer all questions, provide any additional details as required, and provide any information that is requested.
17. What percent of your jobs stay with building budgets or below?
Very rarely does a job come in under budget. This is simply because the builder’s price is a fixed sum and over time the cost of building tends to rise. If the builder has a smooth run they don’t tend to hand something back. Often clients add things along the way and very rarely remove things. We build in a contingency fee into the contract sum which is an amount that is set aside to deal with unknown things that come up and incur costs. With new dwellings this is more about in ground works than anything else. With all of this in mind, the final contract prices are usually within 2-3% of the original contract price.
18. If you are providing construction management? How often will you be onsite to check on the project as it is being built?
Generally we go as required. This varies according to the amount of work that has been done and the amount of questions that have built up. On average it is about once a fortnight. We are constantly communicating by phone, fax and email to builders, and tradesman, and always provide them with immediate response to their questions. We have always had very positive feedback from builders about our contract administration (construction phase). If you would like to speak to any of the builders we have relationships with I think that would be very insightful. We are happy to provide some builder references.
19. What are some factors that create cost over-runs after construction has begun?
Initially there are unknowns with ground conditions that can result in cost overruns. Then there are things that are just the down side of the building industry. E.g. steel being ordered, but the fabricator being so busy that the steel is later than they promised. Then there are changes on site. These are usually directed by the client. Bad weather can cost money as it means time, though this is less of a problem if you have a fixed price contract, as you are not paying for people’s time irrespective of the work completed.
20. How is a contract between the architect and client terminated?
In our fee proposal we state that either party can terminate the contract at any stage, but all fees must be paid for work done to that date.
21. What are your biggest strengths?
Our communication.
Our ability to listen and to work as a team with all the consultants & builders.
Our ability to deal with council, (we have no applications refused).
Our reasonableness.
Our strive for a product that will suit the client and enhance the environment.
Having a male and female director helps to get all perspectives on family life, which is essential when understanding briefs, how people live and how they need to adapt to changing needs.
22. What are some of the biggest challenges you have as a firm?
Everyday there are challenges in architecture. From council small mindedness, to building issues, and of course reconciling budgets and briefs. So the biggest challenge is to always keep everything in perspective.
