Homeowners Guide to the Best New Home Design Process

So you have land and probably a pretty good idea of the type of home you want to build. But how do you go about designing it, and what about building consents and dealing with the local council? This article answers common questions from homeowners at this stage of the new home dream journey and outlines the various new home design approaches, from simple and less involved to complex and deeply engaged.

Let’s Start with Simple

Spec Homes

The simplest approach is to purchase “off the plans,” which could include buying a new home and land package that is already built. Commonly called a “spec home” or “speccy.” While very simple from a decision-making point of view, design options are limited to what is offered by the seller and will be aimed at generically satisfying the mass market. These homes may not be perfect for how you want to live, but by sacrificing design flexibility, you get a very simple decision process. If the home is already built, it’s just like any other property transaction; there is a Sale and Purchase agreement to sign, and finance to be arranged. The only difference is that this is a brand-new home and you’ll be the first occupants.

With a house and land package, you will get some limited options, such as colors or cladding, or interior furnishings, but changing design layouts will likely be excluded from the choices you can make due to the home already being matched with the building site. Talk to your builder about what options you have and make sure you are comfortable with the limited decisions you get to make before signing the Sale and Purchase agreement to avoid disappointment.

As there is really no design element that the homeowner has control over with a spec home, this approach hasn’t been included in the comparison table later in this article.

Design & Build

This approach involves working with a single point of contact for the Design and Build process. Typically, you will be dealing with a Group Housing Company or “Groupie,” with the word “homes” in its name, such as Platinum Homes or Signature Homes. Your point of contact is a New Home Consultant, who will work with you to design your home around your lifestyle and the site upon which it will be built. It is common to start with a pre-designed plan from a plan range and to make minor changes to the design to better accommodate your lifestyle. Changes are usually limited to modifications of the standard plan you initially chose to work with. Some housing companies may offer more flexibility than others, so if you’re taking this approach, make sure you find out how much design flexibility you have and that you’re comfortable with it before signing up.

Market conditions can sometimes influence the willingness of housing companies to accommodate changes. For example, when the market is very busy, you may be more limited in what you can change because the company you are working with does not have the capacity for design changes. Whereas if the market is quiet, they may have more resources to accommodate changes.

Remember, with this approach, you’re usually having to accept a “start with a standard plan” approach to building in exchange for simpler design decisions and more certainty over cost and timing. It is unlikely that you will get to interact directly with the designer who is working on your plans.

Draftsperson (LBP Design 1 or Greater)

Using a draftsperson to design your home can be a cost-effective approach and works best when you are clear on the design of your home and looking for someone to draw your vision and help you with the building consent process. Make sure the draftsperson you are working with is suitably qualified to design your home. At a minimum, your draftsperson needs to be a Licensed Building Practitioner (LBP) registered to at least Design 1 level. You can find a list of LBP Designers online at Licensed Building Practitioners. If you’re choosing this approach, you will have a high level of involvement in your design and likely need to take the role of Lead Designer, making decisions that might otherwise have been made by a professional with training and experience in house design. However, if you’re clear about your design and willing to make the big calls, this approach could be a great option for your dream home and will likely cost the least in design fees.

Architectural Designer (ADNZ Member)

For greater design input and flair, work with an experienced Architectural Designer. A large proportion of new homes in New Zealand are designed by members of Architectural Designers New Zealand (ADNZ). Members of ADNZ are specialists in new home design and will work with you closely to make sure you and your family have a home that suits your lifestyle, and the good ones also take care to ensure it can be built within your budget.

The key to finding a good Architectural Designer is in their process. Yes, you have to have a good working relationship with them, and their fees have to meet your expectations, and of course, you have to trust their ability to design the home of your dreams. But fundamental to the success of your project is their process. Ask your designer what process they follow, and, critically, how they go about making sure the home they design is within your budget. The best ones will have a clearly documented process with at least one early check on pricing to ensure the home they are designing can be built within the available funding you have for your project. See our article here about how to manage costs effectively. Also, ask them what percentage of their new home projects that reach the detailed design stage go ahead and get built. If that percentage is high, that’s a good sign. Alarm bells should be going off in your head if your designer has designed a lot of homes that never get built, or shows you lots of pretty renders of homes they have designed rather than photos of their clients' new homes.

Architectural designers may be willing to provide a fixed fee design cost. This is a good option and helps you budget for the overall build.

Why consider using an ADNZ Member for Your New Home Design

Architectural Designers New Zealand (ADNZ) is a premier body representing architectural designers and architects. Choosing an ADNZ member ensures quality, innovation, and professional excellence. Members are independently assessed and adhere to high industry standards, engaging in continuous professional development. ADNZ promotes sustainable, innovative architectural solutions, aligning with the growing demand for environmentally friendly homes. Their members are part of a robust community that benefits from networking, collaborative events, and prestigious awards like the ADNZ Resene Architectural Design Awards. ADNZ’s advocacy with local and central government bodies helps influence better building standards and policies, ensuring quality, safety, and sustainability. By selecting an ADNZ member, you're assured of working with a professional dedicated to turning your vision into reality. For more information, visit Architectural Designers New Zealand​.

Architect (NZIA Member)

A true architect is someone who has a recognized architectural qualification and is a member of the New Zealand Institute of Architects (NZIA). In New Zealand, a greater percentage of architects work on commercial projects, but there are some that specialize in high-end residential homes. Architects are professionals and offer top-end services, so expect to pay more for your design when using the services of an architect. Architects’ fees are often expressed as a percentage of the build cost. Architects may offer additional services such as contract management.

Find out from your architect how their process works and ensure they have a good process around pricing of the plans to make sure your project is going to come in on budget.

Why Consider using an NZIA Member for Your New Home Design

The New Zealand Institute of Architects (NZIA) represents the pinnacle of architectural professionalism. NZIA architects adhere to rigorous standards and ethics, ensuring high-quality, innovative designs tailored to your needs. Members engage in ongoing professional development, staying abreast of the latest advancements. NZIA architects offer comprehensive project management, guiding you through every stage, from concept to construction. They advocate for sustainability, promoting practices that result in environmentally responsible buildings. NZIA members are also recognized in prestigious national and international awards, affirming their exceptional talent and dedication. Choosing an NZIA architect means receiving a bespoke, expertly managed, and sustainable home design. For more information, visit the New Zealand Institute of Architects​

Supporting Roles

There are two other important roles to consider when choosing your design team: the Quantity Surveyor and the Engineer. One deals with pricing and the other with structural design.

Quantity Surveyor

The Quantity Surveyor’s job is to estimate the build cost of the project. They operate independently of builders, and sometimes for builders, and their service is critical to ensure the design of your home is going to be an affordable one. The design of your home largely sets its price, and no amount of negotiating or tendering is going to make much difference to the price after it has been designed. We call this the embodied cost of the design. By using the services of a quantity surveyor at the right stages during the project, it ensures the best chance of success for all involved.

If you’re working with a Design and Build company, the quantity surveying role is a business function within the company and is often well automated with many standard rates already established. This ensures pricing can be turned around very quickly, often within a few days. Design and Build companies know their costs well, resulting in the least surprises during the process.

An independent quantity surveyor will more likely be used when designing with an Architectural Designer or Architect. The quantity surveyor will offer various levels of service, depending on the detail contained within the plans. A high-level estimate can be provided from concept designs (usually only a few pages), but the degree of accuracy of the estimate will be limited, say plus or minus 10%. Obtaining an estimate at this point of the project is a great idea as it ensures that the project is still within budget before investing the bulk of the design fees. By the time the design is fully detailed, the quantity surveyor can offer a more accurate estimate.

Having seen many projects go too far into design without checking the embodied cost of the design, and the wasteful spending on designs that don’t end up being built, we highly recommend the services of a quantity surveyor. It’s better to get a disappointment when you’ve spent $5,000 on your design than $50,000.

The organization set up to support and promote the role of the quantity surveyor is the New Zealand Institute of Quantity Surveyors (NZIQS). Look for your quantity surveyor on the register here.

The Engineer

Typically, we’re referring to the structural engineer when we use the term engineer, but in reality, it could be any engineering profession, such as geotechnical, fire, acoustic, or mechanical. In this context, we’re referring to the structural engineer who will design non-standard elements of the building to ensure they meet the building code requirements for B1 – Structure. This process is often called Specific Engineering Design (SED).

Engineers licensed to design structures must be a Certified Professional Engineer in New Zealand (CPEng). To find out if your engineer is a CPEng, visit Engineering New Zealand.

On a simple site, a structural engineer may only be required for simple components, like the lintel beam over a garage door. For larger architecturally designed homes, and homes built on challenging sites, the structural engineer may be highly involved to ensure the proposed building can be built. A good structural engineer will work closely with the architect to ensure both architectural and structural considerations are balanced. It is very important that the structural engineer and the architect have a good working relationship and open communication to prevent costly design fees and redesign through poor communication.

For some elements of the structure of the building, a commonly accepted set of guidelines can be used by the designer without the need for SED. One well-known example of this is NZS3604, the standard for light timber framed buildings. This standard provides guidance for buildings up to 2 stories and 300m2, and a licensed building practitioner (Design 1, and 2) is suitably qualified to choose structural systems from within this guide. This includes load spans of walls, roofs, and floors. Other standards are available, such as the steel framing standard for light gauge steel construction and the Formance Design Guide for Formance SIP design. Both guidelines have a similar scope of application as NZS3604.

By using these guidelines, designers can minimize the need for SED.

Comparison of Different Approaches Used in New Home Design

Please note this chart is a generalization for the purpose of comparison. Always check carefully before making your own decisions on the best approach for you and your family. An architectural designer may also be a registered architect.

To find out if a designer is currently licensed to design your home, check them out on the Licensed Building Practitioner register. To find members of ADNZ, visit www.adnz.org.nz. Look for members of NZIA at www.nzia.org.nz.

Summary

This article guides homeowners through the various approaches to designing a new home, from purchasing spec homes to working with architects. It covers the pros and cons of each method, including Design & Build, working with a Draftsperson, engaging an Architectural Designer, and hiring an Architect. Additionally, it highlights the roles of Quantity Surveyors and Engineers in the home design process.

Suggested Next Steps for Homeowners

1. Evaluate Your Priorities:
   • Determine your budget, desired level of design customization, and how much involvement you want in the design process.
2. Explore Spec Homes:
   • If you prefer a simple decision process and are flexible on design, consider looking at spec homes and house and land packages from reputable builders like Platinum Homes or Signature Homes.
3. Consider Design & Build Companies:
   • For a balance of customization and simplicity, investigate Group Housing Companies. Speak with New Home Consultants to understand the design options and flexibility they offer.
4. Engage a Draftsperson:
   • If you have a clear vision for your home and want a cost-effective design solution, find a Licensed Building Practitioner (LBP) Draftsperson through the LBP register.
5. Work with an Architectural Designer:
   • For more personalized design input and creative flair, consider hiring an Architectural Designer. Check out members of Architectural Designers New Zealand for experienced professionals.
6. Hire an Architect:
   • For high-end custom homes, engage a member of the New Zealand Institute of Architects. Be prepared for a more significant investment but also a higher level of professional service.
7. Consult Supporting Professionals:
   • Ensure your design is feasible and affordable by consulting a Quantity Surveyor and Structural Engineer. Find a Quantity Surveyor through the New Zealand Institute of Quantity Surveyors and a Certified Professional Engineer via Engineering New Zealand.
8. Check Licensing and Credentials:
   • Verify the qualifications and licenses of all professionals involved in your home design on the Licensed Building Practitioner register and other relevant industry websites.
9. Manage Your Budget:
   • Regularly consult with your design team to ensure the project remains within your budget. Use cost estimates and pricing checks to avoid surprises.
10. Stay Involved:
    • Maintain open communication with your design team and stay involved in the decision-making process to ensure your home meets your expectations and lifestyle needs.

By following these steps, you can make informed decisions and choose the best design process for your new home, ensuring a smooth and successful project.