Custom Design Process

A Guide to working with Leanhaus

This article consists of the following phases and aspects when working with us;

1 Pre-Design Concept

2 Schematic Design

3 Construction Documents

4 early contractor involvement & VALUE MANAGEMENT

5 Construction Observation

6 our Fees

1 Pre-Design Concept

We strongly encourage prospective clients to undertake this initial scope of work with us to determine the viability of your project and ensure we are a good fit for you before we are engaged to do the full design.

This is an information gathering and processing phase. We look at the local conditions, town planning constraints, climate, wind patterns, solar angles, topography, and other significant features - particular to your property.

We’ll send you a list of questions to help us find out more about you and to help create a list of the spaces you’d like your home to include. Treat it as a wish list of sorts (for now). We’ll then apply square meter estimates to the project and if the estimate and your budget don’t align, we’ll revisit the size and number of spaces for as long as it takes to reconcile the two.

Based on the what we’ve gathered, we’ll start mapping out a logical solution for your project that balances the constraints of site, brief and budget.

Once we have done some preliminary work, we will meet you on site and collaborate with you to sketch some ideas for how the project could be resolved.

Finally, the schematic ideas are presented as digital models and diagrammatic floorplans. These are not final ideas or fixed plans; they’re meant to be conceptually evocative and to incite new ideas and feedback from you. We can meet again to go over the final presentation and discuss the options.

This phase concludes with your selection of a preferred solution to develop further. Any work created by Leanhaus can be used by the client even if our scope stops at Pre-Design.

2 Schematic Design

In this phase we begin to create the drawings digitally in BIM (Building Information Modelling) software. We define the exact sizes and relationships of the rooms, the overall volume of the building and generate the initial set of exterior elevations. We also begin thinking about materials, inside and out.

During this phase, we will also analyse the building in order to ensure that the design is optimised to achieve the required standard of performance.

At phase completion you’ll have a set of drawings for what looks like a house, but not quite enough to build from. Some of these drawings will be used as the basis for your Local Government Development Approval (DA). An updated cost estimate will be sought from Leanhaus’ registered builder partner

3 CONSTRUCTION DOCUMENTS

This phase fixes all of the information about the house into a detailed set of drawings and specifications that will be used by the Registered Builder to provide fixed pricing and construction. Think of it as an instruction manual. In order to minimise re-work and additional costs, this phase generally only commences once a DA (Development Approval) has been achieved.

We will assist you to either select materials, finishes, and fittings from our pre-selected range, or give you the option for a completely bespoke interior design package for an fee. Built-in Cabinets for kitchen and wet areas are designed and detailed for costing and construction.

The Building performance model will be updated and refined as the project progresses. We’ll submit the project to an independent consultant for Certification of Design Compliance (CDC) and Environmental Compliance.

The construction documents phase will require less input from you as most of the decisions will have already been made. If there are outstanding finish selections or cabinetry design decisions, we’ll meet to confirm those.

4 early contractor involvement & VALUE MANAGEMENT

By selecting Leanhaus, you have undertaken a process that provides cost and quality certainty through the early involvement of a preferred builder. This is the final phase of negotiation with the Registered Builder whom we have been getting budgets and cost feedback throughout the project. 

We only work with our preferred builders because there is only a limited number of builders in Perth with the expertise to deliver an airtight building to the Leanhaus standard. It’s a collaborative process that involves the builder to develop and refine the detailing, solutions and pricing along the way. It gives them some certainty that they will be engaged as the builder and builds trust between all parties.

Leanhaus prefers to negotiate a fixed price contract because it seeks to provide transparency, flexibility and cost certainty for the client throughout the process. With this process, I’ll assist in negotiating and fine tuning the costs involved and facilitate the signing of the contract agreement.

Having a good builder on board will help to price your project fairly and make the construction process much less stressful – even enjoyable. Building consensus, mutual respect and an investment in the project means we’re all working toward the same goal, which inevitably results in a better home for you.

A good, fixed price construction contract requires a tight set of drawings with no room for confusion or interpretation.

The builder assumes the risk to of delivering the project to the fixed price with a few key exceptions.

• Latent conditions – ie. Undiscovered sub soil conditions (ie. rock) that may impact on the cost of preparing the site for construction.

• Client led design changes.

In these circumstances the builder will prepare a quote for any additional costs plus an pre-agreed markup.

Summary of benefits of this process:

• Collaborative team-based approach with the client, Builder and Designer

• Develop a strong working relationship and trust through the design process well before commencing construction.

• Builder invests more energy resolving site, construction and costing details prior to a contract cost being presented.

• Reduced costing risk to the builder results in lower margins and shorter construction timeframes.

• Quality is improved because trades and builder are repeating and improving on known details and standards from one project to the next.

• Risk of builder insolvency is greatly diminished due to reduced pricing risk and a steady pipeline of Leanhaus projects.

5 Construction Observation

After the contract is awarded and construction begins, we monitor progress and work with the builder to ensure conformance with the contract documents. The building phase generally takes around 9 to 16 months to complete, depending on the complexity of the project.

Observing the construction is a crucial part of the process. Not only does it ensure that all of the hard work we put in designing your vision is executed properly and according to the drawings we crafted, but we also find that it holds the Contractor to a higher standard of quality.

Once completed, we handover the house to you and show you how to get the best performance out of it through the operation of windows, ventilation and comfort systems. This phase ends with your house being ready to move in.

6 our Fees

The cost of construction does not determine the architectural fees, but it can act as a guideline. Fees for a bespoke Leanhaus are around 10% of construction cost depending on project size and complexity.

We see this as exceptional value considering typical Architect fees start at 10% and result in significantly higher cost homes - and these cannot match the thermal performance or quality inclusions included in a Leanhaus such as airtightness, double glazing and Heat Recovery Ventilation.

The final cost is dependent on the project size, complexity and the level of finish. Smaller homes generally have a higher rate per square meter as there is less area to amortise the costly areas such as kitchens and bathrooms.

For more information click below:
Understanding our Fees

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