Read on if you'd like to understand how our comprehensive service greatly assists our clients.
While about half of our clients bring their own floor plan sketches to us, and really appreciate how collaborative we can be, it's not just those initial aspects that they find great value from.
And yes our clients also appreciate that we aren't on a quest to win architectural awards by designing what we think will gain the most social media attention instead of addressing what's most important to them.
However, we have developed and integrated 20 key benefits to our comprehensive Building Design service which help us stand out from the pack.
PS. This article was NOT written with AI!
Table of Contents:
1. We provide 2.5 Concept Plan Schemes
Initially, we provide two design schemes, one that matches your design brief as closely as possible, and a second based on other opportunities that we identify as being attractive for this property and your brief.
We then develop the scheme of your choice, in many cases including the aspects from both designs, essentially being hybrid of the two.
By covering two approaches our clients aren’t left wondering if they should have invested more time in the early stages of the design to explore a second way of arranging things.
Image: Two Concept Design Schemes explore different ways add an an extension, where to locate the pool and which room should front the lawn.
2. No ‘Hourly Allowance’ for drawing amendments
Our unique service offering is delivered across 3 core service phases, which progressively develop the design in a way that helps to illuminate backtracking or dozens of drawing revisions.
Typically we have 5-6 key drawing issue checkpoints throughout our service which allow you to understand the design in an increasing level of detail each time
We don't want our clients to feel overwhelmed, or left out that they were never really given the chance for high level or detailed input into their own home or development
We’ve seen some designers attempt to deliver their plans in just two steps or stages. Any small allowance they have for drawing amendments runs out very quickly and their clients can end up with never-ending invoices for hourly rates - perhaps like the types of builders who underquote and makes profit on the variations they foresee coming
Image: Presentation of our Concept Design ideas for the exterior materials of a rural forest resort themed home - Initially presented alongside black and white sketch perspectives, until we produce coloured artist impressions
3. Three Design Meetings
Each with their own purpose!
We understand that anybody investing a serious amount of time and money into a build or renovation will appreciate clear design presentations, allowance for client input, have their questions answered and feel listed too.
Our clients want to be involved in the design process and you just can't explain everything important in one meeting... This is your custom house we are talking about, with hundreds or components and features, not a job interview to see if you like us.
We like to present our 2 concept plans schemes to you in person as the content to digest is considerable and it’s the most important and valuable milestone in the whole journey.
In short, we deliver old-fashioned customer service, with one meeting per service phase and we prefer in person meetings where possible, because hey we're past Covid now!
We can't share the agenda for these 3 meetings online for other companies to try and imitate, but ask us privately and we'd be happy to explain.
4. Inclusion of council archived plans (architectural & structural)
If your project is a renovation or structural addition we will order and pay for the most relevant set of plans for your existing building so we, the engineer and builder can all clearly understand how to design in and around the existing structure.
Typically this is worth over $500 and will easily pay itself off in reduced engineering fees, and build costs.
We like to take these with us when we measure your building so we can understand what has been changed since it was originally built or conceived
This helps us predict what builder's might find when they start opening up walls!
Image: Structural drawing from council archives for one of our renovation projects
5. Detailed Building Measure
Most designers will measure the existing ‘house’ to some degree, but what are they actually measuring?
Would they measure the positions, sizes and heights of the windows, so that the window quotes and arrangement of new walls can be accurate?
Would they locate the visible utilities that are expensive to move, like your, electrical switchboard, gas downpipes, hose taps, air conditioning units, gas bottles hot water systems, drain vents,
Following our Building measure well will advise in writing if we identified any key concerning aspects that you might not know about – such as illegal ceiling heights, or unfavorable building methodologies in the original construction,
And importantly, we consider the time for travel, the measure itself and drawing up your as-built layout in the computer for an accurate digital reference so that we don’t have to rush your actual renovation design.
Image: Existing plan prepared from an amalgamation of our building measure and crosscheck with Detail & Site Feature Survey
6. Renovation Specific Drawings
What walls are staying and what are going? Where is the floor and roof being cut?
In each service phase, we provide increasingly more detailed demolition plans and overlay drawings that clearly illustrate the primary demolition items and how they relate to the proposed construction.
This allows you to get your bearings and understand how big the areas we are proposing are so you can be confident there will be enough new space - before its too late.
Demolition Plans & Renovation Overlay Plans save you money by allowing builders to price more competitively and engineers to simplify their design as they can better understand the building.
Our client's find it a real bonus to have their demolition crew demolish the correct walls.
Image: Renovation Overlay Drawing, with items for demolition in red, existing walls in black and proposed walls in grey
7. Marketing Quality Artist Impressions*
See how we envisage your future home in full colour and stunning 4K clarity
Produced by architectural visualisation professionals, not a work experience kid or freelancer on Airtasker who has their own design ideas.
Many clients opt for two images, one of the front and rear, sometimes with a third to capture a hero shot at dusk with the lights on. (See the bottom of this blog post)
These are produced after you have accepted the concept design's perspective sketches, to avoid us charging extra fees, editing detailed render images.
*These have an additional fee, or are bundled into our upgraded service packages
Our sketch perspectives come standard with all projects and provide many other views of the home's exterior.
Image: Artist Impression of our design for a Queenslander-inspired homestead in Tallebudgera (now built)
8. Test 2 Exterior Colour Schemes*
In our draft round of the above, we will present two schemes that vary colours or materials slightly to allow for your input and reflection before we finalise the artist impressions.
*Only included if opting for Artist Impression service.
Regardless of whether you engage our optional service for artist impressions, we will present the primary external materials ‘types’ in a digital presentation.
When opting for the Artist Impressions service, we will select the actual products that make up the key external finishes of your facades. Eg. the exact timber species or brand and name of bricks or cladding.
Image: Side-by-side comparison of our two exterior material colour schemes for a rural estate home (BA Approved)
9. We Masterplan the Design of your Pool
In South East Queensland, a pool area done well makes the home. We’re sure you know of properties where the pool feels disconnected or like an afterthought. We won’t let that happen.
We design the swimming pool’s size, position and style as we design the house, so their relationship is both practical and attractive
Planning the height of your pool is also critical, as many of our projects are waterfront properties or those with notable slopes.
Did you know that most of the most attractive pools along waterways need setback relaxations with council? We cover this, so it's not an issue later as the pool often gets built first.
Image: Custom waterfront pool within the lake's waterway setback height limitations (Approved & Built)
10. Get your Council Approval Earlier
It is common for many building designers or draftspeople to use their final plans for the council submission, as council needs more than a Concept Design, so what’s the problem?
The clients of BYO Floor Plan are not looking to forgo the opportunities to capitalise on their property’s land area and views, by being restricted to the council zoning text book, they wish to push the envelope.
How would you like to push the envelope with a fully completed set of plans including everything down to the location of your nightstand’s powerpoint. Editing plans with that amount of detail is measured in days or even weeks, not hours.
Our Service Phase 2 drawings are sent to council, and only contain high-level technical content, to test the waters and make sure council will bend their rules based on our design justification
Why pay to have every little detail stamped and set in stone, when a bunch of your design selections do not affect their assessment and approval anyway.
If your designer has ‘finished’ your project, you might even have to go onto a waiting list to have just minor amendments made
For some projects we have written cover letters to council that explain our unique context or reason for proposing an otherwise non-compliant design. These are yet to fail as we understand the language they speak and what they subjectively want to see.
Image: DA Approved stamped materials page for our Whitsunday Residence (setback relaxations on a landslide-affected property) Construction is underway - due for completion Easter 2025
11. We have a 100% council approval track record
This is across the councils of, City of Gold Coast, Tweed Shire, Byron Shire and Whitsunday Shire,
Including properties prone to flood, bushfire, landslide and even developments on state-owned land!
Yes, this also includes buildings that have been illegally built that we have assisted clients in getting retrospective approvals and certificates
We understand how to negotiate with council, by speaking their langue and often provide specific diagrams or cover letters to present our design in the best light with clarity
Image: QLD State Court Order approved balcony addition at Kurrawa Surf Club (on crown land). The 2017 clubhouse building originally designed by Arkhefield, but did not include a balcony off the main bistro & bar.
12. Virtual 3D Model for phones, tablets and computers**
Yes its 2024, 2D floor plans are old-school, compared to what we can do now.
Want to be able to explore a virtual 3D model in your own time, to see it from any angle?
Roof on or roof off... You choose
We export our model into a BIMx format that you can open via a free app on your devices to virtually explore, rotate and cut through
The PDF drawing sheets are interactively linked for an unparalleled digital exploration experience
**Optional Service with additional fees – advised after Phase 1. This is because we will further develop the model’s interior to better reflect the design intent massing and of the interior, which would otherwise only be shown in 2D floor plans.
Image: Our Whitsunday Residence on the 3D virtual model BIMx app - The user has sliced off the roof to see inside,
13. Floor Area Drawings
Most designers will provide a basic list of floor areas, maybe with 3-5 categories, but what are they really measuring?
Our floor area plan of each storey level helps builders in their initial estimates by clearly illustrating the floor area calculations,
They will also help you to understand the scale of the spaces you will be investing in.
14. Design Preferences Questionnaire
It is common other designers of all disciplines to assume their client knows nothing and make almost all the design choices for them... email the PDF drawings and send their invoice...
This saves other designers time, as they can use a standard template to punch out your working drawings, and bury all the technical selections you've never discussed with them throughout the pages, where they hope you never see them to ask you why that's what they picked.
It might all seem great until you realise nobody asked you questions like, “Where would you like to have the Christmas tree” and “Would you like acoustic insulation to your bedroom walls, "Would you like your fridge to be connected to the water supply?”
In Phase 2 of our service, we prefill our unique Design Preferences Questionnaire to summarise the design’s technical aspects to date and recommend the key selections moving forward - before that are spread through pages and pages of technical drawings.
Typically we do this over a 30-minute phone call, or as a meeting since there can be 50-70 items to cover and we don’t want you to get overwhelmed or lost.
Throughout our preliminary drawing issues, we will include some comments in blue text on the drawings, which highlight to you and the builder a suggestion we need your clarity on. Eg “Second dishwasher in Pantry, or ‘Option for door’ on the plans
Image: Design Development Section drawing with blue text to suggest/ask technical questions graphically
15. Structural Engineering Coordination
It is common for many other building designers or draftspeople to finalise their technical drawings in a single issue before the structural engineering being drawn up. This is because the QLD & NSW state governments don’t legally force the designer to update their plans to allow for the posts and beams that the engineer thinks work best. So what’s the problem?
How would you like a post or beam in the middle of your bedroom’s waterfront window, a beam running through your ceiling or your sliding doors significantly reduced in width so some hidden plywood can be installed?
We guide, review and consult with the structural engineer to ensure that structural posts, beams and bracing are all being located as discreetly as possible. We can make other amendments if required to preserve the important features of your design.
In many cases, we can save you money by working with the engineers to simplify the design for your project but remind them to take the time to customise a construction detail for you.
We cater for very complex builds with large open spaces and simple efficient builds.
Image: Detailed section drawing to communicate 'our' preferred structural systems to the engineer
16. Energy Efficiency Coordination
It is common for many building designers, draftspeople and even architects to be uninterested or oblivious as how get the most out of compulsory energy efficiency reports, Basix or Nathers to save their clients money UPFRONT!
Everyone knows energy efficient (EE) products will, in theory, save us money in the long term, but how long until you break even?
Would you like to be involved in choosing where to invest in these energy-saving products?
New EE building regulations that came out in October 2023, are said to easily add $30K to the typical little first home owners' 4 bed 2.5 bath home, how about a 1-2M project???
Our unique phased service delivery introduces you to the EE solutions mid-way through your project, so we can identify the best ways to meet compliance and leave you with the option of upgrading to more expensive materials later if you choose too.
17. Provision for Ducted Air Conditioning & Custom Ceilings
Adding a ducted AC system into a house that was not designed for it can result with lowered ceilings in undesirable places or corners of important rooms being sacrificed for vertical ductwork.
We provide an initial HVAC (heating ventilation and cooling) plan as a bonus to help our clients budget for the AC system and the resultant carpentry and plaster work needed to house it.
We also use this plan to confirm the locations of your ceiling fans with you before an EE report has been stamped to lock them in.
In the final phase of our service, we provide a Reflected Ceiling Plan which nominates, all ceiling heights, their finish types and locates the ceiling fixtures and to ensure they will be in a visually pleasing arrangement compared to bulkheads and any feature beams
This is all in addition to our Electrical Plan, which has further content.
Image: HVAC Drawing - allows builder and AC contractor estimate custom system more accurately
18. Preconstruction Project Management
We’ve listed several consultants above, but there may be a few more such as the surveyor, geotechnical engineer, Flood/hydraulic consultant and building certifier all of which we can curate on your behalf.
In all cases, we can recommend trusted companies that we have worked with before, if there is not a firm you or the builder wish to use.
All of our projects are fully custom, so we expect a reasonable amount of technical design review and discussions to be needed with these constants if we are to achieve the best results. Please refer to your fee proposal for the allowance of time per phase
In some projects we prepare separate diagrams or markups purely to aid in this communication to help them understand any complex aspects we would like them to resolve to save you money or achieve the best result.
We don’t simply just request quotes on your behalf, but when needed we have industry contacts in fields from commercial landscape architecture to quantity surveying if and when needed.
Once our design has been approved and is completed the builder will manage the project, unless you enage us for 'Services During Construction' and optional service we can provide a quote for at the end of Phase 2 of our core service.
19. Good Old Fashioned Customer service
We are a small family-owned business
Never have your project passed around from staff member to staff member,
Our director remains the only point of contact for design and related items
If you need hard-copy prints, we order them and have them delivered to your door the next day (fees apply)
Did we mention we even pre-fill forms for you and call people on the phone? Even in 2024!
Photo of some of our happy clients
20. Qualifications, Licensing & Insurance
Our director holds,
a Bachelor of Architectural Studies from Bond University - For creative design thinking
Plus a Diploma of Building Design - For technical knowledge
14 years experience in the design & architecture industries, (9 years working alongside registered architects)
'Open’ class of Building Designer License with the QBCC
In NSW our director is registered as Design Practitioner in the Building Design - Medium Rise category
We own our license of ArchiCAD software outright - (Worth over $12,000) so there's no risk your project could be corrupted and linked to an illegal software install.
We hold $10M Public Liability and have $2M Professional Indemnity Insurance.
We are a member of the Building Designer's Association of Australia
Are we an architect?
The legal difference between BYO Floor Plan and an 'architect' is that we are licensed with the QBCC (Queensland Building & Commission Commission) and not the BOAQ (Board of Architects Queensland)
In QLD, if you have the exact rare license type we hold, there is ZERO legal restriction on the design service or type of buildings we can design AND sign off on, due to director's bachelor's degree and project experience qualifying us for the 'Open' category of Building Design.
Our director is proud to be a Building Designer and BYO Floor Plans align itself with the construction trades rather than the academic circle architects tend to like to be part of.
Image: Artist Impression of our design for a tropical resort-themed home 10 minutes from Airlie Beach
21. Value of Great Design
Why do you need a great design if you have a great builder already?
Our movie analogy…
Everybody has seen a great movie, an average movie and one that was a waste of your time.
If you think of the builder as curating the camera work, microphones, shooting locations, stage sets, special effects, costumes and getting the best performance out of the actors,
It’s the building designer, who draws up the storyboards and writes the script with its story, character development and the all-important ending to the movie.
The movie’s soundtrack, which adds emotion, suspense and delight can be thought of as another creative input, just like what a stunning interior design contributes – so don’t forget the interior design either!
“If you think good design is expensive, you should look at the cost of bad design”
Dr Ralf Speth (CEO of Jaguar, 2010-2020)
What our clients say.
5 Star Google Reviews
"Highly recommend Scott and his team. We engaged BYO to assist us with coming up with the design for the facade renovation of our home and were very satisfied with the outcome. Scott met with us a number of times and was flexible and patient as we worked through design options to arrive at our final design. Our renovation is now complete and we are very happy with the finished product. Being able to give BYO’s elevation drawings and material schedule to the builder allowed us to get an accurate estimate and eliminate scope creep." *****
Nick, Renovation Design - Varisty lakes
"Awesome company to work with, very professional in their approach with excellent, creativity, suggestions and attention to detail. The principal Scott designed me a beautiful home that is currently under construction and his communication and patience as we worked through the design was superb." *****
Andrew, New build: Glass House - Palm Beach
"Our experience with BYO is amazing. We have engaged Scott for our reno project. Our reno is quite a major one which consists of the change of the layout to make it an open plan living and redo all the kitchen, and bathrooms. It emphasis the indoor outdoor seamless transition, and adding beds and second living to suits for families. Throughout the process, Scott had went over and beyond with his expertise. From the design, and the detailing, to liasing with the certifier and other consultants, Scott had provide so many valuable advice every step of the way, which has helped us to work with the budget and the time. Without him there's very little hope for us to keep it within the budget but also achieve what we wanted to achieve. We cannot thank and recommend Scott and his team enough and we'll def keep working with him for the next project." *****
Livia Jia - Burleigh Waters
"The professionalism shown in getting our project up & running within a tight schedule was second to none. Further, the company demonstrated ethical standards well above the expected (drawings in conjunction with previous architects plans). Dealing with sporting clubs boards of management always has its demands, however BYO worked diligently despite being directed from several sources. Have no hesitation in recommending BYO for any prospective design" services. *****
Stewart Palmer - President of Kurrawa Surf Club
"Scott is the best at what he does, always professional, efficient with excellent and creative ideas. Highly recommend his work" *****
Simon, Renovation Design - Miami
"Scott was very professional and listened to what we wanted. He was prompt with responses and queries and couldn’t have been more helpful with our project. I would highly recommend BYO Floor Plan." *****
Liz Deardan - Northern NSW
"Just want to say your work is outstanding & I just wouldn't have got this far without your assistance. You've been fabulous with some real council issues to deal with which I knew would come up with the wretched easement! So thank you so much, you've been wonderful helping me get this far" *****
Maryanne - Renovation Design - Robina
"New build after the floods. Scott was awesome, always prompt and available. Great ideas and we worked well together. We had our ideas and he helped make it happen. Highly recommend." *****
Khalif Hill - Hill Interior Linings
"Scott skills are advanced beyond his years. He is both a very skilled building designer but also an astute business manager who cares about his clients projects and fiscal outcomes. I can certainly recommend Scott" *****
Mike D - MCDA Collab
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