Developed Design:  PACK [B]

Develops the initial design plans in further detail to form a more developed design. Statutory requirements of planning, building regulations, safety and health regulations as appropriate are incorporated. The developed proposal is presented to the client in order to discuss its implications. The work of specialist consultants is incorporated if required. Further advice on costs and timescale is provided. If planning permission is required then a planning application is prepared and submitted. If the proposed design is exempt from planning requirements then a section 5 application is submitted to the local planning authority in order to gain a exempt planning declaration confirming same.

Initial Design:  PACK [A] Fixed Fee

Provides the client with initial design proposals. We start by completing a measured survey so existing plans can be drawn up to scale in CAD format. We then work closely with the client to establish a detailed design brief to ascertain client requirements. From this point we begin the initial design, focusing on orientation, space and site specific requirements. We then issue a range of different design plan options for client feedback. These design plans show the proposed internal layout, kitchen, furniture, etc to help the client visualise what is possible for their home. A detailed budget costing of proposed works can then be prepared by a qualified quantity surveyor.

Detail Design:  PACK [C]

Provides the detailed technical information for the contractor to price from. We further incorporate statutory requirements and any changes required following grant of planning or issue of exempt planning declaration. We carefully develop the design of construction details, site works, finishes and fittings as appropriate to this stage of the project. We advise the client on the provisions of RIAI Forms of Building Contracts and insurance implications during construction stage. The tender package is completed including information from other consultants such as structural engineers. The completed tender documents are issued to a list of carefully selected contractors for tendering or negotiating purposes.

Construction:  PACK [D]

Includes advice to the client on tenders received continuing through to final completion of construction works. We advise on how to proceed, prepare the building contract between the client and selected contractor. We carry out periodic inspections to inspect the general progress and quality of the work. When construction work accords with the contract documents, we issue monthly certificates of payment due to the contractor. We issue the practical completion certificate. Value the final account and inspect the completed works at the end of the contract defects liability period. Issue Opinion on Compliance with Planning and Building Regulations in a format agreed between RIAI and the Law Society of Ireland.