Construction Timeframe

How long will it take to build my project?

The first two questions any new or prospective client will ask us are;

1)  How much does tilt up cost to build per square meter?

and

2)  How long will it take to build my project?

For more information regarding building costs, please click here.

The question of how long a building will take to build, is a bit like the question ‘How long is a bit of string?’.

That is, until you know certain parameters such as;

1)  How big is the building?
2)  How tall is the building?
3)  Is there an office component or is it all open warehouse or factory?
4)  Are there multiple storeys or just a single storey?
5)  Are there any special requirements (cranes, floor loads), large or heavy-duty external hard standing
areas?
6)  What size lot is it on and what is the plot ratio (or external works area component to the building
floor area works component)?
7)  If they are factory units, the individual unit size can be important as you could build the same overall
building area with 5 larger units.
As opposed to 10 smaller units and have a vastly different cost outcome.
8)  Which local government area is it being built in?
As development requirements and constraints can vary greatly between local government areas.
9)  Whether the design work is included in that cost, or whether a fully specified consultant design will
be provided.
If so, what level of spec the building has been designed to?

These considerations (and many, many more) are important, as not everything you put into a building will necessarily increase its construction timeframe.

What is the average build time for a standard build?

The next question by most of our clients is generally along the lines of “What is the normal build time of a standard build that you do?”.

The short answer is there is no such thing as a standard build as each one of our builds is different.

However, if we picked some parameters such as;

–  Design costs and approvals fees included;
–  A standard 125mm thick wall panel;
–  A 7.5m maximum parapet height;
–  A unit development of 2 units at approx. 55% plot ratio on the site, each just under 500m2;
–  A single basic disabled toilet with no shower and floor tiling with 200mm skirting tile, in each unit;
–  With bare minimum electrical
– switchboard, power point for tea bench, 1 hi-bay light, emergency and exit lights;
–  Manually (chain) operated roller door (or doors);
–  Instantaneous electric hot water unit;
–  Minimal shopfront glazing; and
–  No landscaping or fencing included

Then we are starting to come towards something we can start estimating construction timeframes.

We built a similar project to this recently in as little as 16 weeks. However, this was for the construction only and after we mobilize to site.

The same project as a single unit but with the addition of a 100m2 (per floor) double storey office would likely increase this timeframe to around 24 weeks.

Estimated Timeframe Breakdown

The general approvals timeframes relating to building permits and planning approval processing timeframes, by the relevant authority, plus our time for design work necessary to support those applications.

A rough breakdown of this timing for a project similar to that which is described above would be as follows:

Pre Contract Stage (from initial enquiry)

1)  Preparation of concept designs and preparation of initial early budgeting costings (1-2 weeks)*
2)  Consideration by client and request to proceed (Unknown – Assume 1 week)**
3)  Preparation of Detailed Design proposal and our subcontractor tenders to provide a firm project
quotation for the design and construction of the project works. (2-3 weeks)*
4)  Consideration by client and request to proceed (Unknown – Assume 1-2 weeks)**
5)  Preparation and execution of a building contract 1-2 weeks*

Total 6 – 10 weeks. In some instances, we have gotten to this point in as little as 3 weeks.

Design Phase

1)  Preparation for Planning Approval 1-2 weeks*
2)  Consideration of Planning Approval by relevant authority 4-6 weeks**
3)  Preparation of Working Drawings & Design Documentation & 3^rd party Design Certifications for
Building Permit 2-4 weeks*
4)  Application for Building Permit – 2 weeks**

Total 9 – 14 weeks. This period is Generally fairly consistent unless your project is particularly large, involved or contentious and needs further consideration or processing by the relevant authority.

Construction Phase

1)  Mobilisation to site 1-2 weeks*
2)  Construction 26 weeks*

*Items marked with an * are subject to our current workload, and will be confirmed as firm timeframes on enquiry and on entering into a contract for these works as firm timeframe commitments

** Items marked with ** are subject to 3^rd party processing times, being the relevant authority or client activities that are beyond our control.

However, we built a similar project with one change being; that the average unit size was 120m2 in lieu of 500m2 and the price went up to closer to $1,000 per m2.

As you can see, it is quite difficult to put a confirmed timeframe on a development particularly where the scope is relatively unknown as it will be at the very early stage of enquiry.

Generally speaking we would ask a few questions at that early stage to roughly define the project scope and then provide an outline per the above, tailored to your development and our current workload.

We are always reluctent to quote our clients confirmed programmes right, as the full scope of the work can only really be assessed once the initial design and costing phase is complete, in preparation for entering a contract for these works.

Even then arbitrary council processing times lead to some level of uncertainty on the outcome of timing for that stage.

One thing we will assure you is, our quoted times for our activities that we maintain control over (i.e. design work and construction activities) will be based on a firm and fixed period for construction.

We are only too aware that time is money, and in that regard our business is very similar to yours.

For more information on building and construction timeframes, please call 08 9456 1955 or email [email protected] to talk to one of our construction team members.

DISCLAIMER

Please note: All pricing on this page is exclusive of GST and has been prepared for the sole purposes of demonstrating the given pricing examples only.

Pricing is subject to change over time and the pricing on this page may not represent the latest or most accurate pricing for the works described at the time this web page was viewed or retrieved.

We recommend that you seek clarified advice from us as to the likely cost of completing your development prior to relying on any pricing information contained herein.