Which consultants do I need?

Works out what will be approved and by which pathway (exempt, CDC, DA or Pattern Book), writes the Statement of Environmental Effects and runs the application.

Designs the homes to fit the block and the rules, coordinates the other consultants and draws the plans for approval and construction.

Prices the drawings, signs the building contract and builds. A design-and-construct builder carries the design and approval as well.

Measures the block: boundaries, levels, trees and neighbouring buildings (the detail and contour survey every design starts from), then sets out the building and draws up any subdivision plan.

Issues the Complying Development Certificate or the Construction Certificate, inspects the work at each stage and issues the Occupation Certificate.

Reports on the trees on and near the block: which can come out, which must stay and how far the building must keep back from them.

Tests the ground: soil, rock, slope stability and groundwater. Needed for footings on a slope, excavation for basements and any land flagged for landslip.

Sets the bushfire attack level (BAL) on bush fire prone land, which decides the construction standard and the cost.

Writes the heritage impact statement for a heritage item, a conservation area or a lot next to one.

Designs the footings, slabs, beams and frames, and certifies them. Needed for almost every new building and for most renovations that move walls.

Designs how rainwater leaves the site: the stormwater plan, on-site detention tanks, driveways, levels and any easement to drain. Council asks for this on nearly every new home.

Produces the BASIX certificate (water, energy and thermal comfort) required for every new home in NSW and for alterations of $50,000 or more.

Reports on parking, driveway location, sight lines and traffic generation. Usually needed for terraces, townhouses, manor houses and apartments, and on busy roads.

Measures road, rail and aircraft noise and specifies the glazing and construction to meet the noise limits. Needed near main roads and rail lines and for most apartment buildings.

Designs the landscaping, deep soil and tree planting that councils require on multi-dwelling and apartment projects.

Prepares the waste management plan for demolition and construction, and the bin storage and collection plan for multi-dwelling and apartment buildings.

Identifies asbestos and other hazardous materials before a demolition or a renovation of an older house, so they can be removed safely.

Models how flood water affects the block and sets the floor levels, where the lot is in a flood planning area.

Reports on threatened species and native vegetation where the block has bushland or mapped biodiversity value.

Prepares the cost estimate council asks for with larger applications, and cost reports for a lender or a feasibility.

Checks the design against the National Construction Code and designs fire safety solutions. Needed on apartment buildings and other larger buildings.

Checks accessibility (disability access and adaptable housing), required on apartment buildings and some multi-dwelling projects.