Attena Creating visionary projects that respect and enhance their environment
Frequently Asked Questions
Clear answers to the questions clients ask most—before purchase, through approvals, construction, handover and beyond.
Getting started and feasibility
Ideally before (or during due diligence). Early feasibility and cost-planning helps confirm what’s realistic, what may impact approvals, and what could affect budget or timeline.
Site address, a short brief (must-haves/nice-to-haves), any survey/geotech you have, and any concept plans or inspiration images. The more “unknowns,” the wider the estimate range.
Late changes (variations), incomplete documentation, long-lead items, site constraints (access, excavation), and upgrades to finishes/services after pricing.
Yes—by prioritising what matters (layout, proportions, key materials) and finding buildable alternatives where they won’t compromise performance or the overall intent.
Design, planning and approvals
A DA is the planning approval process (through council) for developments that need consent. Requirements vary by site and local controls.
In NSW, a CC is required before building work starts (unless you’re proceeding under a CDC). It confirms the construction plans are consistent with development consent and comply with building requirements.
Often you can connect applications through the NSW Planning Portal, but a CC typically needs detailed construction/engineering documentation.
In NSW, the owner/beneficiary appoints the certifier. It’s your decision, and the builder is not allowed to appoint on your behalf or influence your choice.
An OC is the step that allows a building to be occupied/used (including changes of use). It’s issued by council or a private certifier once requirements are met.
Yes—NSW allows partial occupation certificates for staged completion.
Contracts, pricing and payments
For larger projects, progress payments are tied to stages of completed work. In NSW, contracts over $20,000 must include a progress payment schedule, and payments should match work carried out.
A variation is any change to the agreed scope. It should be documented in writing (description, cost impact, and any extra time) and signed before the work is done, except in limited urgent situations.
Many clients do. NSW guidance notes you can engage an independent building consultant/architect to confirm work is complete to the stage and meets appropriate standards (fees commonly quoted per inspection).
In NSW, for residential work valued at $20,000+ the builder must have HBC cover before starting work or requesting payment (it’s designed to protect consumers if the builder can’t complete or fix defects due to insolvency/disappearance, etc.).
NSW Fair Trading warns that paying progress payments that aren’t authorised by the contract may affect your ability to recover those amounts under HBC cover in some situations.
Program, site planning and delays
It depends on approvals, documentation readiness, site constraints, procurement lead times, and complexity (basements, services, bespoke finishes). We’ll provide a program with milestones once scope is clear.
Common drivers include supply chain issues, labour shortages, weather, unforeseen site conditions, and late design/selection decisions. NSW Fair Trading also notes broader industry factors affecting timeframes.
Construction management is an active coordination role across trade packages, sequencing, reporting, safety and quality—especially useful where there are many interfaces or staged works.
Often yes—staging, access planning, noise/dust controls, and out-of-hours work can be planned depending on the site and council/strata constraints.
Quality, defects and handover
In NSW, there are typical builder defects periods (often around 13 weeks for new homes—confirm in your contract), and statutory warranties of 6 years for major defects and 2 years for other defects, starting from completion/OC/possession timing.
Raise issues promptly with your builder (in writing), keep records, and follow the dispute pathways if needed. NSW guidance outlines steps and references Fair Trading support.
Plans/specs, contract documents, proof of progress payments, and insurance/cover documentation—these can matter for defects, warranties, and resale.
BIM and coordination
BIM is a coordination approach that can help identify clashes (structure/services) before they become site rework. It’s most valuable on complex builds (basements, multi-storey, heavy services), and not always necessary on simpler scopes.
By resolving penetrations, plant space, service routes, and critical junctions early—reducing late changes and rework once construction is underway.
Sustainability and materials
Typically: reducing waste and rework, selecting durable materials, improving efficiency (insulation, glazing, systems), and planning for maintenance—so the asset performs well over time.
Sometimes upfront, yes—but it can reduce operating costs and maintenance over the life of the building. We can outline options and trade-offs at feasibility/design stages.
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