How to Prepare for a Residential Drafting Project

Embarking on a residential drafting project, whether it's a new home, an extension, or a granny flat, is an exciting journey. However, the success of your project often hinges on the quality of your preparation. Before you even speak to a drafter, taking the time to gather information and clarify your goals can save you time, money, and stress. A well-prepared client enables a drafter to work more efficiently and accurately, translating your vision into council-ready plans with fewer hurdles. This guide outlines the essential steps Australian homeowners should take to prepare for a smooth and successful drafting process.

Understanding Your Project Goals

The first step is to define what you want to achieve. This goes beyond simply saying "I want a new bedroom." Think about the purpose of the space, how you live, and your future needs. Are you extending to accommodate a growing family? Building a granny flat for rental income or elderly parents? Designing your dream home from scratch? A clear vision provides a strong foundation for the entire project. Write down your must-haves, your nice-to-haves, and any specific features you've been dreaming of. Consider the architectural style you prefer—modern, traditional, coastal—and gather inspiration from magazines or websites. This initial brief is the most valuable tool you can give your drafter.

Key Site Information Your Drafter Needs

Your property is the canvas for your project, and your drafter needs to understand it intimately. The more information you can provide about your site, the better. This information directly influences the design and is crucial for ensuring compliance with local regulations. Before your first meeting, try to gather the following:

• Survey Plan: This is one of the most critical documents. A recent survey plan (also known as a Detail and Level Survey) prepared by a registered surveyor shows property boundaries, dimensions, easements, existing structures, significant trees, and the topography of the land. Without this, a drafter cannot start work.
• Sewer & Drainage Diagram: A diagram from your local water authority (e.g., Sydney Water's "Sewer Service Diagram") shows the location of public sewer lines on your property. This is vital for planning new plumbing and ensuring structures are not built over mains.
• Property Title & 10.7 Certificate: A copy of your Certificate of Title and a Section 10.7 Planning Certificate (previously Section 149) from your local council provides essential information about zoning, land constraints, and applicable planning controls.
• Existing House Plans: If you are renovating or extending, any existing architectural or structural plans you have will be incredibly helpful, though a drafter will still need to conduct a site measure to verify them.

Budget, Timeline, and Approvals

A realistic understanding of your budget and timeline is essential. Be upfront with your drafter about your total project budget, which should include not just construction costs but also fees for consultants (like the drafter, surveyor, and engineer), council or certifier fees, and a contingency fund for unexpected expenses (typically 10-15%). This allows the drafter to design a project that is achievable and avoids disappointment later.

Similarly, discuss your ideal timeline. Do you have a specific deadline in mind? Remember that the drafting and approval process takes time. In Australia, you will generally need either a Development Application (DA) lodged with your local council or a Complying Development Certificate (CDC) from a private certifier. A DA offers more flexibility but can take several months, while a CDC is faster but only applies to projects that strictly meet state-wide standards. Your drafter can advise on the most likely path for your project, but understanding these two main avenues is a great head start.

What to Bring to Your First Meeting

To make your first meeting as productive as possible, come prepared. The more you bring, the quicker your drafter can get a clear picture of the project. Aim to have:

• Your written brief of project goals and desired features.
• A collection of inspiration images.
• Any of the key site documents mentioned above (especially the survey plan).
• An understanding of your budget and desired timeline.

This preparation demonstrates that you are serious about the project and allows the conversation to move quickly from broad ideas to specific, actionable steps. It sets a collaborative tone and ensures that you and your drafter are aligned from day one.