PROJECT APPRAISAL	CONCEPT SKETCHES AND DESIGN OPTIONS
DESIGN FOR THE TROPICS AND CYCLONES	ENERGY EFFICIENT DESIGN
DRAFTING	PLANNING APPLICATIONS
PRESENTATION DRAWINGS AND MODELS	DEVELOPED SKETCHES
WORKING DRAWINGS	SPECIFICATIONS
TENDERS	BUILDING CONTRACTS
ADMINISTRATION OF BUILDING CONTRACT	INSPECTION OF THE WORKS
PRACTICAL COMPLETION	DEFECTS LIST
MAINTENANCE

The following is a brief summary of the many services offered by JKA. to both existing and new clients.

These services can be as brief or extensive as required, and can include one, several, or all of those listed.

The majority of our work is in northern and western Queensland, but we have completed projects as far afield as Hobart, Darwin, and the Torres Strait, as well as being involved in projects in Papua and New Guinea. We are prepared to travel to almost any location to provide a professional service to past, present and future clients.

For those who have already planned their new house or extensions to their existing building, we offer a drafting service to produce plans of an adequate standard to obtain a Building Permit and allow a builder to price the work.

We have also provided construction drawings for a variety of more unusual non-building items which were destined for the Patents Office or a manufacturer.

ENERGY EFFICIENT DESIGN

There are many factors which impact on a building and affect its "liveability" at various times of the day or year. It is important to consider all of them and their influence on the building and its operating costs over its life.

We will discuss these factors with regard to your particular site (the site over the road or around the corner usually demands a different layout because of different orientation), and make recommendations which can then be incorporated into the final design.

DESIGN FOR THE TROPICS AND CYCLONES

Again many factors influence any design for these locations, and every site will have its own unique group of factors to consider. The annual temperature range and prevailing weather conditions will vary with location, and the resultant design should reflect this rather than be totally influenced by glossy illustrations of temperate or colder climate buildings.

We will advise the most important factors influencing your particular site, and suggest ways to design the building around these constraints.

PROJECT APPRAISAL

Owning or purchasing a site does not automatically allow the construction of any development. Every local authority has its own permitted and prohibited uses (and a range in between) for every site under its control. In addition, even if a development is permitted, there could be other factors which need to be fed into the equation to determine if it is feasible to proceed.

We can advise which sites will allow your required development, together with what process is required to gain the necessary consent, and in conjunction with our Valuer and Cost Consultant we can determine the feasibility of the project. Ultimately, all decisions are yours, but an informed decision is usually more cost effective than a dream.

CONCEPT SKETCHES AND DESIGN OPTIONS

Most people usually have some idea of what they want, but are not able to express it in a way which will enable a builder to price it and build it. Our task at this stage is to encourage as much information as possible from the client's own ideas and requirements for the project, so that we can build up a picture of what we perceive the client requires, and then produce a concept sketch to illustrate this. In fact, we often find that there are several viable alternatives at the early stages of design, many of which the client has not even considered. Now is the most cost effective time to consider all of these alternatives, and it usually opens up new horizons for the client.

By considering several options which we can produce, and then gradually eliminating most for whatever reasons, the client is not left wondering if there may have been a better solution, but instead can quickly arrive at the best design for his needs.

Now is also the time to consider the overall costs of the project, at least in ball-park figures. There is usually no point in proceeding further until the client's aspirations and budget are at least within sight of each other! We may need to suggest steps necessary to pull the design back to the budget, or the client may suddenly realize that they need to rethink the whole project. It may be a difficult moment, but it must be faced sooner rather than later. Once the matter is resolved, the project can proceed.

DEVELOPED SKETCHES

After a concept plan has been agreed, detailed planning needs to be undertaken to ensure all elements of the development come together. It is at this point that the design should be starting to firm up, to reduce unnecessary changes and delays to the later construction drawings.

We provide to our clients clean copies of these developed sketches, for their further consideration and modification if necessary before proceeding to the Working Drawings stage.

PRESENTATION DRAWINGS AND MODELS

These are not always required, but certainly assist the client and others to comprehend the project.

Perspective sketches can vary from a 5 minute freehand drawing, through computer generated and rendered sketches, to an artist's impression which could take several days to complete. Since many people have some difficulty reading 2-dimensional drawings, perspective sketches provide a better medium for them to understand the project. They also assist the client in selling the project to others, especially in a mass media situation.

We are also able to build architectural models for clients. These can vary in detail depending on their size (which usually depends on transporting and where they are to be displayed), and also the extent of the project (single building or broad acre development).

PLANNING APPLICATIONS

Before any work can commence on site, the tedious process of submitting applications for building approvals and other approvals must be undertaken. This involves not only submissions to the Local Authority, but to other statutory authorities as well (Fire, Licensing Commission, Environment and Heritage, etc.)

We can advise when these are required and can prepare and submit them on behalf of the client, so that any queries are directed back to this office rather than the client for comment or attention.

WORKING DRAWINGS

Once the project is approved for construction, or at least calling of tenders, the drawings required are far more detailed than at any previous stage in the design process. They need to explain how the structure goes together in terms of sizes, materials, shapes, foundations, structure, bracing, finishes, etc.

This office has a policy of preparing quality detailed drawings consistent with the standard of the project. We have proven many times that a few more hours spent producing a good standard of drawings and details will save the client tens of thousands of dollars in building costs. If the builder has to guess what is intended in several parts of the drawings, he will do so in his own favour, and this can lead to numerous disputes and claims for extra payments as the project continues. We try to minimize these problems where at all possible.

SPECIFICATIONS

Different projects require different levels of information to enable them to be built. Simple projects may not need any specifications, and all relevant information can be included on drawings alone.

Depending on the complexity of the work, specifications can vary from a one page schedule of finishes, to a very complex and sometimes bulky document which details the materials and workmanship of over 30 trades and sub-trades.

This office can offer the full service if required.

TENDERS

In most cases a structure today must be constructed by a suitably licenced builder. This person or firm is usually chosen after completion of the process of obtaining prices. The builder can be nominated by the client or architect, or selected builders invited to submit prices, or public tenders called. Each process has advantages and disadvantages, and we will discuss all in detail with our clients at the appropriate time.

Once prices or tenders are received, we can assess them in a number of ways before making recommendations to the client on the acceptance (or non-acceptance!) of one (or more) of the tenders.

BUILDING CONTRACT

There are many forms of agreement which can be used by all parties to any building contract.

We can discuss a range of them with the client and recommend which we believe to be the most appropriate in the circumstances. We can also prepare this and other documentation for execution by the parties.

INSPECTION OF THE WORKS

This used to be known as Supervision, but that implied being on the job full time for the entire contract, and that is not the intention here. It is important to inspect the works at certain critical times, and when requested by either the builder or owner to sort out problems which invariably occur during construction. This service is available to all of our clients, though some choose not to use it, and others only on a limited basis, but the majority are usually relieved to have a professional office looking after their interests in a field which is generally foreign to them.

ADMINISTRATION OF BUILDING CONTRACT

Once construction begins, the owner is entitled to a completed building, and the builder is entitled to payment for work undertaken. This involves assessing the work at certain intervals, and then issuing a Certificate of Payment to both the owner and builder stating that on a particular date the work had reached a certain value and the builder was now entitled to payment within a given time.

We are able to offer all our clients this service, in conjunction with inspections above.

PRACTICAL COMPLETION

It is important to all parties to the building contract that its administration is very carefully monitored, so that for instance the builder insures the works and holds public liability while it is under construction, but on a certain day this becomes the owner's responsibility. On that same day other contractural items occur, even if the building is not 100% complete.

Our responsibility under administration of the contract requires that we ensure that all these matters are attended to.

DEFECTS LIST

After a building is completed, there is usually a nominated period during which the builder must repair defects (as opposed to normal wear and tear).

In conjunction with the owner and occupier of the building, we will inspect the premises and present a list of these defects to the builder for repair before releasing any outstanding money held.

MAINTENANCE

In conjunction with the owner and occupier of the building, we can assist in the compilation of a maintenance schedule to enable the building to serve its occupants in an economical way for its expected life.