Do you have this professional on your side?

Here in strata, your building will hire a lot of people to help look after its and your interests.

There’s probably a strata manager, there may be a building facilities manager and even a concierge. Cleaners – either full-time or external contractors – add to the team working away on your behalf. And let’s not forget the volunteers on your committees.

But do you have an architect?  We’re not talking about the people who designed the building in which you live.  We’re mean the professionals you may need to consult when the committee or individual owners want to repair or make changes to common property.

Under the controversial Design and Building Practitioners Act, you will need a building practitioner to sign off on building work, as defined by the Home Building Act 1989, costing over $5000.

According to a fact sheet on Bannerman Lawyers website, this “extends to most forms of work, including repairs, renovations, decoration and application of protective treatments having a cost exceeding $5,000.”

You will also need to employ a registered design practitioner for work involving preparation of regulated designs, and work involving coordination of design compliance declarations. (See update at foot of story).

Now, there have been a lot of complaints that this adds additional and excessive expense and hassle to what should be a simple process. But there is relatively new service that’s being promoted as a more efficient and potentially lower cost alternative – in-house architects.

Place Studio has been appointed in-house architects for several properties, including apartment blocks in Darling Point, Darlinghurst and Newtown. 

“As more and more apartments require alterations, remediation and upgrades, an increasing number of body corporates (for strata properties) and Board of Directors (for company titled properties) are realising the benefits from appointing a single, qualified, architecture firm to oversee these with respect to their building,” they say in a Press release. 

“Having one firm handle renovations and remediation works as well as CDC & Council submissions have saved us both time and money,” they quote a strata manager of an apartment block in Sydney’s eastern suburbs. 

“It has also ensured that all upgrades and refurbishments within common areas are consistent and maintains the character of our building.” 

A large part of their pitch is that, having a professional who is familiar with the building as well as local council officials and tradespeople, can only make the process more efficient and easier.

“Having an ‘in-house architect’ provides the expertise of a professional architect direct to the strata committee for upgrade projects as well as to each homeowner within the property,” says James Tambassis, Director of Business at Place Studio. 

“Having an in-house architect saves everyone time and money as we gain an in depth understanding of the building and best practices.  

“This is gained through multiple renovations and approval processes within the same building, reducing the complexity and burden of renovations on strata committees,’ he says.  This can be increasingly beneficial given the additional processes and requirements for both consultants and builders under the Design and Building Practitioners Act.”

How much would this cost?  Asked for ballpark figures for say a 20-unit block and one of over 100 units, Place’s spokespeople became a little hesitant.

“They can’t put a vague dollar figure on it – as there is simply no retainer, no cost to engage them by the strata committee,’ says their PR.

“They may say no to small stratas – say four or so. As it is the economy of scale that works for those stratas currently using them.  

“But once Place understands what the Strata committee wants and requires, it is easy for them with respect to the individual and common projects for that property.”

James Tambassis says benefits of an ‘in-house architect’ can include: 

• Tailored consultations: Strata and apartment owners receive personalized consultations with a qualified architect who understands the requirements with respect to their specific property, ensuring that building rules and specific needs are also considered. 
• Project management: the in-house architect can manage every phase of the project, from concept development through to approval, ensuring seamless execution. 
• Renovation Plan review: review of apartment renovation plans submitted at Strata Meetings (peer-review) to confirm they comply with relevant building/construction code and building rules. 
• Cost-effective solutions: by using an architect familiar with your building the cost to both prepare the renovation plans and navigate the Strata process can be reduced and streamlined.  
• Proactive Common area upgrades: another advantage is that in-house architects can foresee when certain common areas or building elements need to be refurbished or remediated and will work with the Stata Committee to ensure these occur efficiently and are sympathetic with existing building and surrounding area. 

“Having an in-house architect not only enhances owner satisfaction but also streamlines project timelines and ensures high quality of work,” Mr Tambassis added.

UPDATE: A Flat Chat reader has pointed out that the requirement to engage a registered design practitioner to prepare regulated designs under the DBPA does not apply to work carried out as exempt development (i.e no CDC/DA approvals required) regardless of the value, except for waterproofing work.

You can read that post HERE and find the relevant state planning factsheet HERE.