When you are planning a building project, you may need the services of a range of possible professionals, especially if the project is large and/or complex. Last week we looked at the appointment of an architect, who will usually be the first person to be brought on board unless it is a very large-scale industrial project. The architect will be able to advise you on the need for any other professionals as the project parameters become clear.
If there is any structural work - either putting up a new building or addition, or removing one or more walls that are supporting walls above them on an upper floor, you will need a civil engineer. She or he will be able to assist with several aspects of the project: water supply; foundations and retaining walls; stormwater; roads within the property; etc. Most engineers specialise in just one of these branches of civil engineering, but they will often be in a firm that covers all aspects. For a small project, a purely structural engineer will normally suffice, but their inclusion in the project is essential and will be required by the municipality as part of the building plans approval process that we explored last week.
In larger projects, other engineering disciplines may be needed, such as a mechanical engineer for heating and ventilation (HVAC), elevators and escalators. An electrical engineer may also be needed in a complex project such as an apartment block, shopping mall or large industrial building.
You will have to decide whether to appoint a quantity surveyor (QS): she or he can be a valuable addition to the team from the very preliminary discussions with the architect, to be able to advise on a ball-park estimate from the early sketch plans. If your project is intended to be primarily an investment, the QS can do all the financial modelling for you and advise on the best value proposition. Throughout the planning phase, this estimate will be refined and firmed up, as the details and choice of materials become defined. The QS is also very useful when the actual construction work is underway, as she will be measuring the completed work and the materials as they are delivered to site.
If the project involves subdivision of the property, you will be required to appoint a land surveyor. You will need to have new title deeds drawn up, which will to be lodged with the deeds registry office. A land surveyor is also essential if you are planning to build hard up against a neighbouring property, to peg out the exact line of the edge of your stand. Do not assume that the fence or wall is in exactly the right place, as this can be a costly mistake if you build even slightly over the boundary line!
In South Africa, the use of your property and other aspects such as the floor area and number of storeys, will be set out in the town planning scheme for the town or city. If you want to change this - say you want to run your medical practice from home, or convert the garage into a creche - you will need either a "consent use application" or a rezoning. In both cases, you will need the services of an urban and regional planner. Rezoning can be quite a lengthy process, as it may need to be put in front of a town planning tribunal and it usually requires the approval of neighbours and the residents and ratepayers association.
Two other professionals who can add value to your project - whether you are doing any building work or just giving your property a face-lift are a landscape architect and an interior designer. If you are planning to introduce green infrastructure, such as a raingarden or retention pond to address any flooding problems you may have, or to improve the environmental performance of your garden, a landscape architect can assist with the layout and the choice of vegetation.
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| Design for a rain garden Creative commons licensed: https://commons.wikimedia.org/wiki/File:Schema_giardino_di_pioggia_%28rain_garden%29.jpg |
Lastly, in large and complex projects, it is becoming increasingly common to find a project manager heading up the professional team. She or he may come from a background in any of the professional fields that we have been discussing, but will have specialised in the most advanced tools to ensure that your project is constructed for the lowest cost, in the shortest time and to the required level of quality.
Each of the professionals that I have mentioned will have a scale of fees, but in every case, he or she should bring cost savings to the project and ensure that you get the best value for your money. This said, if your project is fairly small and simple, your architect should be able to fulfil most, if not all, of the functions of a much larger professional team.
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