Frequently Asked Questions


A Guide To The Design Process



Step-1  Initial Enquiry 

Introductory chat about the proposed project, We offer free 30 minutes consultation to discuss project in details. It's also a good chance for customer to find out more about our studio.


Step-2 Prepare Quote Letter 

In this stage, we will submit the quote which details the project brief, our fee, scope of works, time-frames and payment terms, if the quote is accepted, the first payment of deposit is due. 


Step-3 Pre-Planning 

Before concept design stage, we will gather all relevant information about the project, including site visit, a more detailed brief, property files and building controls from Council, Topographical and Site Services plans, Geotechnical Reports (if required) etc. 


Step-4 Concept Design 

The concept design stage involves lots of thinking and discussion, the Initial sketch plans to be prepared with the focus on site planning, room layout and sizes etc. We will go through the design with customer,  and the design to be further revised in line with customer feedback. 


Step-5 Developed Design 

Based on the Concept Design feedback, the developed design is more focused on roof shapes, window sizes and positioning, kitchen and bathroom layouts, material choices, etc.  The further discussion and revisions to be updated in line with customer further feedback. 


Step-6 Sign-Off Design Stage 

Once the Developed Design has been completed to client satisfaction, the working drawings can be started, at this point the second invoice of the progress payment is due.


Step-7 PIM/Resource Consent Drawings 

During this stage, the technical plans, details and specifications will be prepared,   the site plan, floor plans and elevations will be ready for PIM /or Resource Consent (if required).


Step-8 Structural Working Drawings

The full set of structural working drawings - including roof plans, foundation plans, cross-sections and bracing plans will be prepared and sent to engineer for  further structural design (and other consultants if required).


Step-9 Lodge Building Consent 

After we receive the engineer's calculations, we will prepare all the architectural, structural and weather-tightness details or specification, product literature, bracing calculations and H.1 Thermal Efficiency calculations for Building Consent Application. at this point the final payment to be claimed. We will deal with Council queries on behalf of clients while the building consent is being processed. 



Restricted Building Works


The Government has introduced new residential building rules known as Restricted Bulding Work (RBW). The new rules requries residential design and construction work must only be carried out or supervised by a Licensed Building Practitioner (LBP). 
How do I know if my residential work is RBW? 
If your residential building work is structural or if it affects the weathertightness of the building. the work may be RBW. RBW only relates to residentail construction, alterations and design of houses and small to medium sized apartment buildings. If a residentail buidling project does require a buidling consent, it is not considered RBW.
A house is:  
  • A free-standing, fully detached building consisting of a single residential unit
A small to medium sized apartment is a building that:
  • Contains two or more residential units (apartments) or residential facilities (foyer, laundry, garage, etc)
  • Does not contain commercial units or facilities
  • Has a maximum height of less than 10m (the vertical distance between the highest point of its roof - excluding aerials, chimneys, flagpoles and vents - and the lowest point of the ground).
RBW seeks to do two things:
  • Ensure that critical design and building work is carried out or supervised by competent persons
  • Ensure there is accountability if the RBW that has been designed, carried out or supervised does not meet required standards
  • The new rules mean you must employ a LBP to design, carry out or supervise the work. Consents lodged before 1 March 2012, If a building consent application was lodged with the council before 1 March 2012, the new rules do not apply. If the work is applied for after 1 March 2012, you will need to use an LBP. Any amendments applied after 1 March 2012 will be linked to the original consent application date.
  • A code compliance certificate is a formal statement issued under section 95 of the Building Act, which ensures that building works complied with building consent. 



Inspections List


1-Foundation inspection

An inspection of strip or bored pile foundations before the concrete is poured. 


2-Concrete block, concrete reinforcing inspection

An inspection of block work construction, cast in situ panels, columns or walls before the concrete is poured.


3-Concrete floor slab inspection

An inspection, excluding plumbing, of any floor slab and its associated building work before the concrete is poured. 


4-Framing inspection

A detailed inspection of the timber structure of the building before the roof cladding and building wraps are installed.


5-Cavity wrap inspection

An inspection of the building wrap and cavity construction before the cladding is installed.


6-Cladding inspection

An inspection of the specific cladding installation approved in the building consent.


7-Pre-line building inspection

An inspection of the building work before the installation of any internal linings.


8-Plumbing inspection

An inspection of any plumbing works in any part of the building including the floor slab.


9-Post-line inspection

An inspection of the building linings required to provide the building work with structural bracing or wet wall lining.


10-Fire rated linings inspection

An inspection of any fire rated product installed to comply with the building consent and the building code.


11-Membrane tanking inspection

An inspection of a roof, deck or internal wet area membrane or below ground wall requiring waterproofing.


12-Drainage inspection

Any surface water or foul water drainage system associated with the building consent.


13-Residential final inspection

A final inspection to confirm the building work covered by the approved building consent has been completed and complies with that consent and the building code.


14-Commercial final inspection

A final inspection to confirm the building work covered by the approved building consent has been completed and complies with that consent and the building code.


15-Solid fuel appliance inspection

An inspection to confirm the installation of the appliance in accordance with the manufacturer’s specifications and the building code.


16-Site meeting inspection

The minuted record of any onsite discussion on any aspect of the building consent or the building code.


17-Acoustic testing inspection

The on-site testing of acoustic construction for multi unit and multi level co-joined residential buildings.


18-Certificate for Public Use inspection

An inspection of part of the building work of a current building consent to ensure the public can access, move around and exit a building safely before the entire project is complete. This applies only to buildings which the public would normally have access to.


19-Swimming pool fencing inspection

The pool fencing officer checks heights and gaps of pool fences and gates latches to self-closing gates and doors etc. This inspection also checks that the location of the fencing has not changed as per the consent plan.


20-Other inspections

Covers any other inspection not described above. An inspection fee will be incurred on a pro-rata basis per hour.


At various stages during construction, you will need to arrange inspections to ensure the work complies with the conditions of the building consent.



What is LIM Report? (Chinese)


LIM Report 全称是Land Information Memorandum Report,中文名字叫做土地信息备忘录报告,该报告是由房产或土地所在地区的议会所出具,涵盖土地及(土地上)房产的相关信息和过往记录;该报告具备历史追溯性和官方法律效力。LIM Report 能够帮助买家在购买房产和土地之前,了解所购物业的相关记录;并最终让买家做出是否购买物业的决定。一份完整的LIM Report,主要包括以下几个方面:

  • 房产所在土地的特殊属性(包括潜在的土地侵蚀,滑动或下陷)
  • 私有和公共的雨水及污水渠
  • 土地上可能已有的拖欠费用
  • 有关于土地上建筑的信息,例如上水、排水和资源规划同意书(包括通知,指令或影响土地征用的建筑物等)



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