8–15%
Percentage of construction cost
Fee scales with project size. The most common method for full residential services. The agreement defines what “construction cost” includes.
Best for Full-service engagements where scope may evolve
Working with an Architect
A practical guide for homeowners, communities, and anyone commissioning design work in Victoria.
01 
Introduction
Most people will work with an architect once or twice in their lives. That means the process is unfamiliar, and the stakes are high: building a home, renovating an existing one, or creating a community space is one of the biggest investments you'll make. You might not be sure what an architect actually does beyond drawing plans, what it'll cost, how long it'll take, or what happens if things don't go to plan. Those are reasonable questions, and this guide answers all of them. We explain what architects do and why it matters, walk you through the ten stages of a project from first conversation to moving in (and beyond), set out realistic costs and timelines for Victorian projects, and cover your rights and protections along the way. We also tackle the questions we hear most often, including the ones about money, delays, builder insolvency, and sustainability requirements. If you've been putting off calling an architect because you're not sure what to expect, this is for you.
02 
What does an architect do?
Many people picture an architect sketching a building. Design is central to what we do, but it's only part of the story. The day-to-day reality of architecture involves as much problem-solving, coordination, and advocacy as it does design: working out how to fit a growing family into a tight site, navigating a council planning process, catching a builder's substitution that would compromise how your home performs, or telling you honestly that your wish list needs editing before the budget will work.
The value of an architect lies as much in the problems we prevent as in the spaces we create.
Why work with an architect
An architect is your independent advocate throughout the building process. We work for you, not for a builder, developer, or product manufacturer. We have no commercial allegiance to any supplier or construction method, so our recommendations are shaped entirely by your project, your site, and your circumstances. If a less expensive material will do the job, we'll say so. If a builder proposes a change that benefits their programme but compromises your design, we'll push back. That independence is a professional and legal obligation: our duty of care runs to you. In practical terms, you get a designer who listens to how you live and translates that into buildable plans. We study your site's orientation, ecology, and planning context, and give you a frank assessment of what's possible within your budget. We coordinate the engineers, energy assessors, surveyors, and other specialists your project needs, and we manage building codes and council approvals so you don't have to. During construction, we help you find the right builder and look after your interests on site, so the home you committed to during design is the one you move into.
Architectural fees for full services typically add 8 to 15 per cent to the construction cost. That's a real investment. But architects routinely save clients money through efficient design (less wasted space means lower construction cost), smarter specifications (knowing where to spend and where to save), competitive tendering (well-documented projects attract keener prices), and variation avoidance (thorough documentation reduces expensive changes during construction). On a $500,000 project, avoiding a single major variation can save $20,000 to $50,000. A well-designed home also commands higher resale value. On a building you'll own for decades, the architect's fee is a small fraction of the value it creates.
Who does what: architects, building designers, and draftspeople
In Victoria, you'll come across architects, building designers, and draftspeople. The titles can be confusing because the work sometimes overlaps. The differences that matter to you are education, accountability, and the protections you receive.
A registered architect has completed a university degree (typically five years or more), gained structured practical experience, and passed a rigorous competency examination. Architects must carry professional indemnity insurance (minimum $1 million per claim), comply with the Victorian Architects Code of conduct, and complete continuing professional development every year. When an architect signs and seals drawings, they're accepting professional liability for the design. If something goes wrong, there's a clear accountability path: anyone can lodge a complaint with the Architects Registration Board of Victoria (ARBV), which has statutory powers to investigate and discipline architects. A building designer typically holds a diploma or advanced diploma (two to three years) and is registered under the Building Act, now regulated by the Building and Plumbing Commission. Many building designers produce good work on straightforward residential projects, though design depth and scope of service vary. A draftsperson documents an existing design but doesn't typically originate it — valuable, but a different role.
None of this means an architect is always the right choice. For a simple project with a clear brief and a builder you trust, a building designer may serve you well. But for complex sites, heritage properties, multi-dwelling developments, unusual designs, or any project where integrated thinking about space, light, structure, and environment matters to you, an architect's design capability and legal accountability protect your investment. You can verify any architect's registration at arbv.vic.gov.au.
How CLAD works
Everything above describes what any good architect does. Here's what shapes our practice specifically.
Our design process is collaborative. You bring your knowledge of how your household lives and works; we bring our expertise in making spaces work. Design sessions are working sessions — you contribute alongside us rather than reviewing finished concepts. The best outcomes come when both sides bring their knowledge to the table.
Our approach is regenerative. We design buildings to actively contribute to the health of their ecological and social context, rather than only reducing environmental harm. That shapes real decisions: how we orient your building for passive solar performance; how we select materials for durability, low toxicity, and low embodied carbon; how we design for water harvesting and biodiversity; how we connect your space to its neighbourhood and landscape. Victorian requirements set a high baseline (7-star NatHERS, Whole-of-Home energy assessments, and all-electric mandates for new residential projects). We meet those as a starting point, then go further. This is how we define a good building.
Your project, step by step
An architectural project moves through distinct phases, each with its own focus, decisions, and outcomes. The following section sets out our ten-stage journey in detail, from that first conversation through design, approvals, construction, and beyond, so you know exactly what to expect, what you'll receive, and what you'll need to decide at every step.
03 
What happens during my project?
Every project is different, but the journey follows a clear path. We've set it out in ten phases so you know what's coming, what you'll receive, what decisions you'll need to make, and what your role is at each stage.
+
Specialist services
Sometimes you need something different: a feasibility study for a tricky site, a heritage assessment, a pre-purchase design review, an accessibility review, research, or expert witness work. We adapt our expertise to suit your specific situation, and we’re happy to discuss what might be appropriate before you commit to anything.
02
Concept design
Compare the preferred concept against your budget. Adjust early while changes are quick and inexpensive.
03
Design development
Detailed cost estimate from a quantity surveyor. Resolve any gap before lodging your planning application.
05
Construction docs
Pre-tender estimate by quantity surveyor. Final alignment before the project goes out to builders.
04 
The Project Team
A building project involves more than just an architect and a builder. Depending on the scale and complexity of your project, you may work with some or all of these specialists. We coordinate their involvement and help you understand who does what.
Architect
Leads the design process, coordinates the project team, manages council approvals, and administers the building contract on your behalf. Your single point of accountability from first briefing through to handover.
Quantity surveyor
Prepares independent cost estimates at each budget checkpoint and provides detailed cost planning throughout. Engaged from concept design onward. If you add only one consultant beyond the structural engineer, make it a quantity surveyor—independent cost advice is the strongest protection against budget overruns.
Structural engineer
Designs the building’s structure: foundations, framing, beams, and retaining walls. Their input determines what’s structurally feasible and affects both cost and construction method. Required for virtually every project, engaged from design development.
Land surveyor
Prepares the site survey—boundary locations, levels, and existing features—that underpins all design work. Accuracy here prevents costly surprises during construction. Engaged at the outset, before design begins.
Energy assessor
Models your home’s thermal performance and produces the NatHERS rating, Whole-of-Home assessment, and any BESS reports required by council. Their early involvement shapes passive design decisions that reduce long-term energy costs. Engaged from concept design.
Building surveyor
Assesses construction documents against the National Construction Code and issues the building permit. Also conducts mandatory inspections during construction. Formally engaged at Phase 06, but early consultation helps identify compliance issues before they become expensive to resolve.
Geotechnical engineer
Tests soil conditions and advises on foundation design. Essential for sloping sites, poor soils, fill, or sites near waterways. Their report directly influences structural design and construction costs. Engaged early, often before design begins.
Arborist
Assesses the health, value, and protection requirements of significant trees on or near your site. Required by most Victorian councils where trees are affected by proposed works. Their report often shapes what you can build and where. Engaged during design development or before planning submission.
Landscape architect
Designs outdoor spaces, planting, and hard landscaping. Especially valuable on sites where the relationship between building and landscape is critical, or where council requires a landscape plan. Can be engaged from concept design onward.
Interior designer
Develops detailed interior schemes, furniture specification, and fit-out coordination. Particularly valuable for commercial fit-outs or residential projects where interior finishes and furnishings need specialist attention. Engaged during design development or later, depending on scope.
Heritage consultant
Assesses heritage significance and prepares reports required for planning applications on heritage-listed or heritage-adjacent properties. Their assessment shapes what changes are permissible and how the design responds to heritage context. Engaged before planning submission.
Town planner
Provides specialist advice on planning scheme interpretation, prepares planning reports, and can represent you at council or VCAT. Engaged when planning risk is elevated—for example, where objections are likely or where the proposal involves discretionary provisions.
Acoustic consultant
Assesses and designs for noise control: traffic noise, inter-tenancy sound, and mechanical plant noise. Their input determines wall and floor construction and glazing specifications. Engaged during design development for projects where noise is a factor.
05 
How Fees Are Structured
Agreed upfront
Lump sum (per stage)
Defined price for defined work, broken into stage payments. Provides budget certainty. Changes to brief trigger a variation.
Best for Well-defined projects with a clear brief
$120–$220/hr
Hourly rate
Common for feasibility studies, limited advice, and variations to agreed scope. Victorian rates for registered architects.
Best for Early-stage advice or supplementary work
06 
Frequently asked questions
42 questions found
Getting Started
How do I get started?
Contact us, email contact@cl-ad.com.au, or call +61 423 400 578 to arrange a conversation.
Tell us what you're considering and what you'd like to spend. We'll explain what's involved and whether we can help. There's no obligation to proceed.
Link to this answer What should I bring to the first meeting?
You don’t need anything formal. What helps most is: photos of your property or site, a rough idea of your budget (even a wide range is useful), a sense of what’s important to you (spaces you need, what frustrates you about your current home, how you want to live), and some images of spaces you like, especially why you like them. Bring any documents you already have: a survey, title plan, previous reports, or past planning permits. An open mind helps too. We may suggest possibilities you haven’t considered.
Link to this answer What happens at the first meeting?
It’s a conversation. We ask about your project, your priorities, and your budget. We share how we work and what a typical engagement looks like. If we’re meeting at your property, we’ll walk the site together and offer initial observations about opportunities and constraints. The meeting usually runs 30 to 60 minutes. You won’t be asked to sign anything or commit to anything on the day.
Link to this answer Do you charge for the first consultation?
We’re happy to have an initial conversation at no charge. If the meeting involves a site visit or more detailed preliminary advice, we may charge a modest consultation fee. We’ll always let you know upfront.
Link to this answer Is my project too small for an architect?
We work on small extensions and renovations as well as larger projects. The scope of our involvement depends on what you need.
Projects with a construction budget above roughly $150,000 to $200,000 typically benefit from comprehensive architectural services. For smaller budgets, we can provide concept design, review plans prepared by a builder, or assess a property's potential before you buy. We agree on the scope and fee with you before starting.
Link to this answer What if I just want to go straight to a builder?
For straightforward projects using standard designs, going directly to a builder can work well. Many builders have in-house design capabilities that suit simpler briefs, and a good builder with a clear scope can deliver an excellent result.
Where an architect tends to add value is on projects with more complexity: unusual sites, planning challenges, bespoke design, or situations where you want competitive pricing from multiple builders (which requires independent documentation). An architect also brings spatial thinking to the design process, which can open up possibilities that aren’t obvious from a floor plan.
If you do go directly to a builder, we’d recommend checking their registration and insurance, asking for references from recent clients, and having a lawyer review the contract before signing. These steps matter regardless of which path you take.
Link to this answer What questions should I ask before engaging an architect?
Good questions to ask any architect: Are you registered with the ARBV? Do you have current professional indemnity insurance? Have you worked on projects similar to mine in type, scale, and budget? Who in your practice will work on my project day-to-day? How do you structure your fees, and what does each stage cost? What services are included and excluded? How do you handle changes to the brief or scope? What’s your availability and estimated timeline? How do you approach sustainability and energy efficiency? Can I see completed work and speak with past clients?
Link to this answer What makes CLAD different from other practices?
Our work brings together residential projects, community and social housing, and research and teaching. Experience with housing authorities informs our work on individual homes, while teaching and research give us opportunities to test ideas we use in practice.
We're accredited by the Living Future Institute and design to the Petal Certification threshold where the brief and budget allow.
Clients help develop the brief through co-design sessions. Where relevant, community stakeholders take part too. Our portfolio shows how this approach shapes the work.
Link to this answer Understanding the Costs
How much does an architect cost?
Full architectural services, from the initial brief through construction oversight, typically cost 8 to 15 per cent of the construction budget for residential projects in Victoria. For a $500,000 project, that's roughly $40,000 to $75,000. For a $1,000,000 project, $80,000 to $120,000 is a realistic range.
Smaller or more complex projects usually sit at the higher end of the percentage range. A $300,000 renovation can require nearly as much coordination as a $600,000 one. Projects above $2 million tend to have lower fee percentages, although the total fee is higher.
You can also engage us for part of the process, such as concept design, documentation or services during construction.
Before work begins, we provide a fee proposal showing the scope and cost of each stage for your approval.
Link to this answer Is an architect worth the investment?
The short answer is that the evidence says yes, substantially. A joint ArchiTeam and University of Melbourne study found that architect-designed renovations in Melbourne increased in value by approximately 1.2 per cent per annum more than comparable non-architect renovations, translating to around $256,000 in additional value over ten years on a $1.2 million property. For every dollar spent on architectural fees, homeowners in that study gained roughly $11 in capital appreciation. Value isn’t only financial. Better-designed homes are more comfortable, use less energy, and tend to work better for the people living in them.
Link to this answer How are fees structured?
Architects typically use one of three approaches, or a combination:
Percentage of construction cost ties the fee to the expected building cost. Your agreement should clearly define what “construction cost” includes (and excludes), and which cost figure the percentage is based on: early estimate, tender price, or final cost. This is the most common method for residential work where the full scope of services is engaged.
Lump sum (fixed fee) is an agreed price for defined work, usually broken into stage payments. This provides certainty but relies on a clear scope. Changes to the brief will trigger a variation.
Hourly rates are common for early-stage feasibility work, limited advice, and variations to agreed scope. Victorian rates typically range from $120 to $220 per hour for registered architects, depending on experience.
Many practices, including ours, use a hybrid: lump sums for defined stages, with an hourly provision for work that’s harder to predict upfront. Whatever the structure, your agreement will spell out exactly how fees are calculated and when payments are due.
Link to this answer Why can’t you just give me a fixed price upfront?
Because every project is different in site conditions, planning requirements, complexity, and how much your brief evolves during design. A fixed price quoted without understanding your project would either be a guess or include a large contingency to cover unknowns.
What we can do is give you a detailed fee proposal broken into stages, so you know what each phase costs before you commit to it. This lets you proceed stage by stage with full visibility.
There’s also a historical reason. The AIA (Australian Institute of Architects) once published a recommended fee scale, but the ACCC deemed it anti-competitive and it was withdrawn. There is no longer a single “standard” rate card. Fees are set practice by practice, based on scope, risk, and value.
Link to this answer What else will I need to budget for beyond the architect’s fee?
A building project involves costs beyond the construction itself and the architect’s fees. You should allow for:
Consultant fees: Structural engineer, energy assessor, land surveyor, geotechnical report, quantity surveyor, and depending on your project, arborist, heritage consultant, town planner, landscape architect, acoustic consultant, or interior designer. Together, these typically add 5 to 15 per cent of the construction cost, depending on complexity.
Planning permit application fees: Set by the Victorian Government and based on the estimated cost of development. For a single dwelling, these range from around $230 for minor works to around $1,700 for projects up to $2 million (as at 2026–27; fees are indexed each 1 July). A Metropolitan Planning Levy also applies for projects above approximately $1.3 million.
Building permit costs: Comprising a government levy (calculated at $0.00128 per dollar of the cost of works above $10,000), a lodgement fee, and the building surveyor’s professional fees for assessment and inspections.
Home warranty insurance: Paid by the builder but factored into the contract price. From 1 July 2026 the First Resort Home Warranty scheme (administered by the Building and Plumbing Commission) replaced Domestic Building Insurance for new policies, covering domestic building work over $20,000. See the insurance question below for details.
Contingency: A budget buffer for the unexpected. We recommend 10 per cent for a standard new build, 15 per cent for renovations, and 20 to 25 per cent or more for heritage or structurally complex renovations where unknowns are likely.
We walk you through all of this at the outset so there are no surprises.
Link to this answer What does "construction cost" actually mean?
When a fee is expressed as a percentage of construction cost, the definition matters. In most architectural agreements, construction cost means the cost of the building works themselves: labour, materials, and the builder’s margin. It normally excludes the cost of land, consultant fees, authority fees (planning and building permits), GST, loose furniture, and landscaping (unless landscaping is within the architect’s scope).
Your Client Architect Agreement will define exactly what’s included. If it doesn’t, ask.
Link to this answer How do you keep my project on budget?
We build three formal budget checkpoints into every project: at the end of concept design (Phase 02), at the end of design development (Phase 03, before planning submission), and at the end of construction documentation (Phase 05, before tender). At each checkpoint, we compare the design against an independent cost estimate (prepared by a quantity surveyor for larger projects, or by detailed benchmarking for smaller ones). If a gap opens between the design and your budget, we address it at that stage, when changes are fastest and cheapest to make.
This doesn’t eliminate all cost risk. Construction costs can change between tender and completion, site conditions may reveal surprises, and you may choose to add to the scope during construction. But it does mean the design you take to tender has been tested against your budget at three separate points, not left to chance.
Link to this answer How do you handle changes to scope or budget?
Changes happen. Your brief evolves, council requires amendments, you discover something unexpected about the site. When changes affect the scope of our work, we discuss the implications with you (including any additional fees) and get your approval before proceeding. This is documented as a variation to the agreement, so everything stays transparent.
The key principle: no surprises. If something is going to cost more than we originally anticipated, you’ll know about it before it happens.
Link to this answer Your Project Programme
How long does a typical project take?
Most residential projects take 18 to 36 months from the first meeting to moving in. Planning approval is often the largest source of uncertainty.
A small renovation under $300K might take 8 to 18 months. A major renovation between $300K and $1M typically takes 14 to 28 months. A new home with a budget of $500K to $2M usually takes 18 to 30 months, while complex or prestige homes can take 24 to 40 months.
These estimates exclude a VCAT appeal. If a planning permit is refused and you choose to appeal, allow another 6 to 12 months.
Link to this answer Why do projects take so long?
Much of the time isn’t design work. It sits in two phases that move at their own pace: council processing and construction. The design phases (concept through documentation) typically take 3 to 6 months for a standard residential project. The rest is approvals and building.
The most common causes of delay are decisions that take longer than expected (life gets in the way, and that’s normal, but each extra week during design can compound downstream), incomplete planning applications that trigger council requests for further information, and scope changes after documentation is well advanced. During construction, weather, material supply, and unexpected site conditions can all slow things down.
The best way to keep things moving: stay involved, ask questions when you’re unsure, and let us know early if circumstances change. We’ll be clear about what we need from you and when.
Link to this answer How long does a planning permit actually take?
Victorian councils have a statutory target of 60 statutory days to decide a planning application. This figure is subject to clock-stops for requests for further information, advertising periods, and referral timeframes, so it does not correspond to 60 calendar days. In practice, the average for residential permits currently falls in the range of 130 to 210 calendar days (roughly 4 to 7 months), with significant variation between councils. Inner-city councils with heritage and character overlays tend to be at the higher end; suburban growth-area councils tend to be faster.
VicSmart applications (for minor works) are faster. The statutory target is 10 business days, and actual processing is typically 2 to 6 weeks.
New pathways introduced in 2025 may help. The Townhouse and Low-Rise Code (commenced 31 March 2025) introduces deemed-to-comply standards for developments up to three storeys: a permit is still required, but compliant designs must be approved and third-party appeal rights are removed. The Great Design Fast Track pathway (from April 2025) offers streamlined assessment for well-designed developments of 2 to 8 storeys with eight or more dwellings.
We’ll assess which pathway is best for your project early on.
Link to this answer Do I need a planning permit, a building permit, or both?
It depends on your project. Many residential projects need both: a planning permit (which allows the use or development to occur on your land) and a building permit (which confirms the construction complies with the National Construction Code and other technical standards). In our ten-phase journey, the planning permit is Phase 04 and the building permit is Phase 06, reflecting the order in which they’re typically obtained.
Some simpler works may need only a building permit, and some may not need either. We’ll clarify this at the very start of your project so you know what’s required.
Link to this answer What decisions will I need to make, and when?
You’ll confirm your priorities, budget range, and preferred design direction during briefing and concept design. Design development is when the spatial layout and materials direction get locked in. Documentation is where you finalise specifications, fixtures, and finishes. At tender, you approve the builder shortlist and select your preferred builder.
We’ll always tell you what we need from you and when, and explain why timing matters for each decision. If you need more time or information before committing, we’d rather know that than have you rush something you’re not comfortable with.
Link to this answer What are the payment milestones?
Architect’s fees are typically staged across the project phases. A common breakdown: 5 to 10 per cent at briefing, 15 to 20 per cent at concept design, 15 to 20 per cent at design development, 5 to 10 per cent at planning, 25 to 35 per cent at construction documentation, 5 per cent at tender, and 10 to 15 per cent during construction. Your fee proposal will set out the exact amounts and timing.
Builder’s payments follow the building contract, typically monthly progress claims assessed against work completed. A retention amount (usually 5 per cent) is withheld until after the defects liability period.
Link to this answer Your Rights & Protections
What protections do I get with a registered architect?
Registration matters. In Victoria, only people who have met stringent education, experience, and competency requirements can use the title “architect.” It’s protected by law under the Architects Act 1991. When you engage a registered architect, you benefit from:
Title protection: Anyone calling themselves an architect has completed university-level education (typically five years or more), structured practical experience, and passed a rigorous competency examination.
Mandatory insurance: All practising architects must hold professional indemnity insurance with a minimum of $1 million per claim. If an architect makes an error that causes you financial loss, there is a mechanism for compensation.
Written agreements: The Victorian Architects Code requires architects to have a written agreement with you covering scope, fees, and terms.
A complaints pathway: Any person can lodge a complaint about an architect’s professional conduct with the Architects Registration Board of Victoria (ARBV). The ARBV investigates and has powers to discipline architects, including placing conditions on registration, suspension, or deregistration.
Continuing competency: Architects must complete 20 hours of professional development annually, keeping their knowledge current.
Victoria’s Building Legislation Amendment (Buyer Protections) Act 2025 has also strengthened safeguards for home buyers. From 1 July 2026, the Building and Plumbing Commission (which replaced the VBA in July 2025) holds expanded powers under this Act, including the First Resort Home Warranty scheme (statutory insurance for domestic building work, capped at $400,000) and authority to order rectification of defective work for up to ten years after completion. These reforms sit alongside the existing architect registration framework.
You can verify any architect’s registration at arbv.vic.gov.au.
CLAD is registered in Victoria (ARBV: 800063) and Tasmania (TAS: 1416).
Link to this answer What’s the difference between an architect and a building designer?
Both are qualified professionals who can help you design a home. The qualifications, regulation, and scope of practice differ, and one may suit your project better than the other.
An architect holds a university degree (typically five or more years of study), has completed structured practical experience, has passed the Architectural Practice Examination (60 performance criteria), maintains mandatory professional indemnity insurance ($1 million minimum per claim), is subject to the Victorian Architects Code and a dedicated complaints body (ARBV), and completes 20 hours of audited CPD annually.
A building designer holds a diploma or advanced diploma (typically two to three years) and is registered with the Building and Plumbing Commission (formerly the VBA), with professional requirements under building regulations. Many building designers are highly skilled, and for straightforward residential work their services can be excellent value.
An architect typically adds particular value on complex sites, heritage properties, multi-unit developments, projects requiring planning advocacy, and projects where bespoke design or integrated thinking about space, light, structure, and environment is a priority. For a simpler project with a clear brief, a good building designer may be the better fit.
Link to this answer What is a Client Architect Agreement and do I need one?
Yes. In Victoria, the Architects Code requires your architect to have a written agreement with you. This protects both parties.
A proper Client Architect Agreement sets out what services are included (and excluded) at each stage, how fees are calculated and when payments are due, what happens if the scope changes, who owns the drawings, how either party can end the engagement, steps for resolving disagreements, and confirmation of insurance. It sounds like a lot of detail, but it’s what prevents misunderstandings later.
The AIA publishes standard agreement forms (the CAA2024 for comprehensive services and CAALS2024 for limited services) that are carefully balanced to protect both parties. We use agreements based on these standards and walk you through the key terms before you sign.
Link to this answer Who owns the drawings?
The architect retains copyright in the drawings and designs unless copyright is explicitly assigned in writing (which is uncommon). You receive a licence to use the drawings for the agreed project. You can build the project as designed, but you can’t use the drawings to build an identical project elsewhere, or give them to another professional to modify, without the architect’s permission.
If the engagement ends before the project is complete, copyright remains with the architect, but you’re typically entitled to copies of work completed to date (subject to agreement terms and payment status).
Link to this answer What insurance protections should I expect?
Several layers of insurance protect you during a building project:
Professional indemnity insurance (architect): All registered architects must hold a minimum of $1 million per claim. This covers you if the architect’s professional advice or documentation causes financial loss.
Home warranty insurance: From 1 July 2026, the First Resort Home Warranty scheme (run by the Building and Plumbing Commission) replaced Domestic Building Insurance for new policies. It is mandatory for domestic building work over $20,000, is taken out by the builder before work commences, and covers claims up to $400,000 — major defects for six years and other defects for two years after completion. As a first-resort scheme, you no longer need to show the builder has died, disappeared, or become insolvent before claiming. Your builder must provide evidence of cover before starting work or accepting any payment.
Contract works insurance: Covers the building under construction against damage from fire, storm, vandalism, and similar events. Typically arranged by the builder, but check your building contract to confirm responsibility.
Public liability insurance (builder): Covers injury or property damage occurring on the building site.
We verify that appropriate insurance is in place before construction begins and can advise you on what to confirm with your own insurer regarding your existing property during the construction period.
Link to this answer What if something goes wrong?
If an issue arises, the first step is always direct conversation. Most problems can be resolved by talking them through openly. If that doesn’t work, there are structured pathways depending on the nature of the issue:
Disputes with your architect: Your Client Architect Agreement will include a dispute resolution process, typically starting with mediation before escalating further. If you need to make a formal complaint about an architect’s professional conduct, the ARBV accepts written complaints and investigates within 3 to 40 weeks depending on complexity. Possible outcomes range from no further action to conditions on registration, suspension, or deregistration. The ARBV investigates professional conduct and breaches of legislation, but it cannot resolve contractual disputes, decide negligence, order an architect to pay compensation, or require defect rectification. Those matters are handled through legal or contractual pathways.
Disputes with your builder: The Building and Plumbing Commission (BPC, which replaced the DBDRV and VBA in July 2025) provides a free dispute resolution service for domestic building disputes. The typical pathway runs from a direct resolution attempt, to BPC conciliation, to binding dispute resolution orders, to VCAT if unresolved.
Defective work: Under the Domestic Building Contracts Act 1995, statutory warranties cover structural defects for ten years and non-structural defects for six years from the date of the occupancy permit. These warranties apply regardless of the specific terms of your building contract. The Building Legislation Amendment (Buyer Protections) Act 2025 further strengthened the BPC’s powers: from 1 July 2026 the BPC can order rectification of defective work for up to ten years after completion, and the new First Resort Home Warranty scheme replaced Domestic Building Insurance for new policies.
The best protection: a clear written agreement, open communication, and keeping records of important conversations and decisions throughout the project. That applies to everyone involved, architects included.
Link to this answer What are my obligations as a client?
Building a home is a partnership, and the project works best when everyone plays their part. As a client, the most helpful things you can do are: make decisions within agreed timeframes, provide accurate information about your site and budget, give us access to the site when needed, keep up with the payment schedule, and review documents and provide feedback when we send them through.
One thing that catches people out: making changes to the design during construction without letting us know first. Even small changes can have knock-on effects for structure, compliance, or cost. If you want to change something, talk to us and we’ll work through it together.
If life gets in the way and you need more time on a decision, tell us. We’d rather adjust the programme than have you feel pressured into something you’re not sure about.
Link to this answer Sustainability & Design
What sustainability standards are now required in Victoria?
The rules changed significantly in 2024. For new homes and major renovations in Victoria:
Energy performance: A 7-star NatHERS thermal rating is now mandatory (up from 6 stars previously), plus a Whole-of-Home energy rating of at least 60 out of 100 for houses (50 for apartments). This covers heating and cooling, hot water, lighting, and pool and spa pumps. The practical effect is better-insulated, more comfortable homes that cost less to run.
Sustainability assessments: Many Victorian councils also require a BESS (Built Environment Sustainability Scorecard) report as part of the planning application, covering water, energy, stormwater, transport, waste, and urban ecology. Section J energy reports apply to non-residential work and Class 2 common areas. We advise which assessments your project requires.
All-electric: Victoria is phasing out gas in residential buildings. Since January 2024, new homes requiring a planning permit cannot connect to reticulated natural gas. From January 2027, this extends to all new homes and most new commercial buildings regardless of permit requirements. From March 2027, when a gas hot water system in an existing home reaches end of life, it must be replaced with an efficient electric alternative such as a heat pump. Existing gas cooking and space heating in owner-occupied homes are not currently affected. LPG (bottled gas) is unchanged by these rules.
Accessibility: Livable Housing Design Guidelines (Silver Level) are now mandatory for all new houses and apartments, ensuring basic accessibility features are built in from the start.
These are minimums. Going beyond them (an 8-star rating, Passive House certification, or a regenerative approach) improves comfort, reduces running costs, and adds long-term value.
Link to this answer What is your approach to sustainable design?
Regenerative design is the foundation of our practice. As a Living Future Institute accredited practice, we aim to go beyond reducing environmental harm and actively contribute to the health of natural systems through design.
In practical terms, we start with passive design principles (orientation, insulation, natural ventilation, thermal mass) and design efficient building services (heat pump hot water, reverse-cycle heating and cooling, induction cooking). We plan for renewable energy and battery storage, select materials with low embodied carbon and sound environmental credentials, and consider water management, landscape, and biodiversity.
The Living Building Challenge organises regenerative design around seven areas of performance: place, water, energy, health, materials, equity, and beauty. Those categories shape how we think about every project, from a single home to a community building. Explore our Materials Atlas and research to see this in action.
Link to this answer What government incentives are currently available?
Several programs can reduce the upfront cost of sustainable features:
Solar PV panel rebate: Up to $1,400 through Solar Victoria’s Solar Homes Program for eligible owner-occupied properties (combined household income cap $150,000 from 1 July 2026).
Hot water rebate: Up to $1,000 for eligible heat pump or solar hot water systems, increasing to up to $1,400 for eligible locally made products (from 1 July 2025).
Cheaper Home Batteries Program: A federal program (from 1 July 2025) offering approximately 30 per cent discount on battery storage systems. No means test. The program was expanded to $7.2 billion in December 2025 after strong uptake. From 1 May 2026, the discount moved to a tiered structure based on battery size, with the highest rates on the first 14 kWh of usable capacity, and rebate values stepping down every six months through to 2030. Earlier installation locks in higher rebate rates.
Small-Scale Renewable Energy Scheme (SRES): Provides upfront STCs (certificates) that reduce the cost of solar PV installation, applied automatically by the installer. This scheme winds down to 2030.
Victorian Energy Upgrades (VEU): Discounts on energy-efficient products and services including LED lighting, draught sealing, insulation, and hot water upgrades.
Eligibility criteria and program details change regularly. We help you identify which incentives apply to your project and factor them into your budget planning.
Link to this answer What is embodied carbon and should I care about it?
Embodied carbon is the greenhouse gas emissions from manufacturing, transporting, and installing your building materials, as distinct from the energy used to run the building once it’s built. For high-performance homes where operational energy is already low, embodied carbon can represent 50 to 80 per cent of the building’s lifetime emissions.
Practical ways to reduce it: choose lower-carbon structural materials (cross-laminated timber can achieve 50 to 80 per cent reductions compared to concrete), specify recycled-content products, source locally, design efficiently to minimise waste, and where possible retain and adapt existing structures rather than demolishing and rebuilding.
We factor embodied carbon into our material selection on every project.
Link to this answer Do you work with green building certifications?
Yes. We have experience with NatHERS, Green Star, Living Building Challenge, Passive House, and NABERS. Each has a different focus and suits different project goals. NatHERS is the regulatory baseline (now mandatory). Passive House targets extreme thermal performance through superinsulation and airtight construction. Green Star takes a broader view across materials, health, and resilience. The Living Building Challenge is the most ambitious: it requires projects to demonstrate actual regenerative performance across energy, water, materials, health, equity, and beauty.
We help you choose the right standard for your goals and budget. Our research page includes deeper information on these frameworks.
Link to this answer General Questions
What services does CLAD provide?
We run full-service architectural projects from first conversation to post-occupancy: brief development, concept design, documentation, council approvals, builder tender, contract administration through construction, and post-occupancy check-ins. We work across residential, commercial, community, and multi-disciplinary projects. Specialist services also offered: feasibility studies, heritage assessments, accessibility reviews, research, and expert witness work. View our portfolio to see examples.
Link to this answer What areas do you service?
CLAD holds full architectural registration in Victoria (ARBV: 800063) and Tasmania (TAS: 1416). We also work elsewhere in Australia with consultants and collaborators who help us meet local requirements.
Link to this answer What is co-design and how does it work?
Co-design means you contribute to the design alongside us. We run workshops, site walks, and design sessions where everyone involved contributes ideas and feedback — typically 3 to 5 sessions during brief development, before any formal design begins. On community projects, co-design extends to stakeholder groups and (where relevant) the residents who'll live in the building.
Link to this answer How do you select and work with builders?
We maintain relationships with builders whose work we respect and whose approach aligns with ours. When it’s time to tender your project, we recommend builders based on their experience with similar work, their track record, and their financial standing. Our tender process issues a fully documented project to selected builders, evaluates their returns on both quality and price, and includes financial due diligence.
Link to this answer What happens during construction if I don’t engage you for contract administration?
You’re entitled to proceed without contract administration, and with a good builder and clear documentation it can work well. The trade-off is that you won’t have someone independently reviewing progress, checking that the design intent carries through, and helping navigate issues as they come up. If full contract administration isn’t right for your budget, we’d suggest engaging us for periodic inspections at key milestones (foundation, frame, lock-up, and completion) as a practical middle ground.
Link to this answer Do you handle council approvals?
Yes. We manage the entire planning and building permit process as part of our core services, including pre-application meetings, submissions, responding to queries, and liaising with all relevant authorities. All drawings, reports, and conversations go through us as your agent.
Link to this answer What if my project has unusual requirements?
We offer specialist services for unique situations: feasibility studies for difficult sites, heritage assessments, accessibility reviews, research projects, or expert witness work. We draw on our network of specialist consultants and collaborators too. Get in touch and we’ll tell you whether we can help.
Link to this answer Do you build tools as well as buildings?
Yes. We design and build custom web tools for practices, educators and suppliers. See Lab for how that works. Our own free browser toolkit, AXO, is used daily in the studio and is where many of those ideas start.
Link to this answer Next step
Ready to start your project?
Every project begins with a conversation. Tell us about your situation and we'll give you a straight sense of what's involved, what it will cost, and whether we're the right fit.