Government and Institutional

Design Phase Cost Planning

Our 5D Quantity Surveyors are all trained in the use of design software, enabling us to work collaboratively with the project designers to produce files that are compatible with our technologies and avoid lengthy redesign processes.

Mitchell Brandtman proposes to deliver a complete traditional service in a non-traditional way. The team will create quantity take-offs and cost plans that are automated and revised endlessly throughout all phases of design. We see it as imperative to the project to provide you with an updated ‘real-time’ cost of the project which can be used for budget purposes, financial investment decisions and comparison to tenders and quotations.

We will attend design and briefing meetings with the consultant’s team to gain a full understanding of the project and advice on cost savings where possible while the design is being documented.

Contract Procurement

We assist the project team in minimising risks by having a current knowledge of the industry, contracts and procurement strategies, supported by extensive in-house research and historical project data analysis.

Tender

We understand that the main risk factors associated with projects of such a large scale relate to timely delivery, containing budgets, quality and compliance, tender competitiveness and sustainability. 

As the cost strategy is likely to require a competitive tender, our team has the expertise to assist in independent evaluation, review and recommendation of tenders. Evaluation will include careful consideration of exclusions, risk sensitivities and the contractor’s techniques or alternative offers. To mitigate the risk in a potential non-competitive market, negotiation is often the way; Mitchell Brandtman’s core strength in current rate and analysis of real project costs allows us to advise the right price.

Superintendent

A superintendent is a role defined under the contract. While the duties may vary from contract to contract, in general the superintendent:

• Is appointed by the Principal
• Acts honestly, fairly and reasonably when
• Giving instructions,
• Issuing certificates, and
• Making determinations

In many projects the role of superintendent is either filled by the Principal or is ignored. The question of the Principal as superintendent is really one for the contractor, but the role cannot be ignored. Where there is no superintendent or certifications are not made, risk is created and this will lead to difficulties if disputes arise.

As a licensed superintendent, and with a team of qualified quantity surveyors, contract administrators, project managers and construction experts, Mitchell Brandtman is uniquely positioned to provide proactive superintendence or act as the Superintendents Representative.

Further with the experience gained on over 18,000 projects, and the real-time exposure to current market rates we are well positioned to provide precise and relevant advice on variations and claims.

Generally, we will define the scope for the services based on the contract, the type of project, the level of risk involved and our clients requirements. Services can include: Attending site meetings

• Receiving and actioning requests for information
• Issuing written directions and instructions
• Certifying payments and practical completion
• Issuing payment schedules
• Maintaining a variation register
• Adjusting the contract sum
• Notifying defective workmanship

Due Diligence Reports

If you are looking at purchasing an established property for either occupation, investment, or development it is critical that they understand what they are buying, what the purchase will commit them to in future in the way of repairs, maintenance, capital improvement, lease imposed improvement and statutory upkeep.

Mitchell Brandtman can assist by preparing a Due Diligence Report that will outline the cost of replacement or repair of existing defective items on site and to provide comment in regard to the overall condition of the building as a result of wear and tear.

We will organise with sub-consultants to examine all parts of the building including the structure and services to ensure no stone remains unturned. Services are tailored to the needs of the clients and can include defects inspections against as-built drawings, 10 Year Capital Expenditure Schedules, 5-D Modelling, Compliance Inspections and Tax Depreciation Schedules

Defects Reports

Quality is one of the cornerstones of a successful project and needs to be managed all the way through the construction process. Quality is not normally covered in a standard QS brief. At the most the QS will sample the finishes and fixtures against the contract to assess the cost implications of any substitutions.

The quality of the end product can have real implications for all parties to contract, including the financier. This is particularly evident if defects are not identified until practical completion and there is only a small contingency or retention figure. This can have a serious impact on a developer's cashflow and have ramifications for a financier if there is a failure to receive a Certificate of Classification.

Mitchell Brandtman has the in-house qualifications and expertise to both inspect, cost and report on defects and quality issues.

While we can provide single purpose reports, our preferred method is to provide an ongoing service where we are appointed to assist all parties in identifying and recording defects and quality issues throughout the project. We do this by regular assessments and creating a ‘living defects register’ that records issues and their actions throughout the construction process.

If the report is used as a tool, builders benefit by being able to schedule the addressing of issues while applicable trades are still onsite. This reduces costs, time and effort, all of which often become critical when completion deadlines loom. Developers benefit with the assurance that their builder is proactive in dealing with issues as they arise and they have an objective view of the quality of the development by a third party. Financiers benefit from an ongoing as built quality check and more surety of the developer's ability to complete the development once funding has been fully drawn.

Defects largely fall into 3 areas:

• Faulty Design including foundation movement
• Faulty workmanship
• Faulty materials

Tax Depreciation

Indicative tax depreciation reports are a great tool for real estate agents and developers to help them sell their properties and for investors to help them decide whether or not purchasing a property is financially feasible.

As the name suggests an indicative tax depreciation schedule is a preliminary report and is not suitable for ATO purposes, but can be prepared ‘off-the-plan’ for marketing purposes and to help investors understand the likely yield of a potential property. An indicative tax depreciation report will provide prospective purchasers with a ten year forecast of tax depreciation allowances, for both plant and equipment and for capital works. With this report, the investor can calculate their after reduced tax assessable income and maximise their cash flow.

Mitchell Brandtman works closely with Developers throughout the construction process and is ideally placed to provide indicative depreciation schedules. In most cases these can be provided to the developer free of charge and new owners can contact us to have these converted into a proper Depreciation Schedule for a minimal charge once construction is complete, purchase dates have been finalised, and final costs and inclusions are known.

Indicative Tax Depreciation Schedules are a great added value service for the potential buyer of both new and existing properties and an important marketing feature.

Insurance Replacement

Regardless of whether you own or manage  a single property or portfolio you need to  ensure you have the correct insurance cover for buildings and contents. Property and contents are often under/over -insured  exposing building owners  to potential  additional costs in the event of a claim or to unnecessarily high insurance  premium payments.

It is therefore essential that  a reinstatement cost estimate is prepared on a building by building basis that estimates the  overall cost  of demolition and rebuilding including professional fees and cost escalation together with any other allowances as required so the property owner or manager can arrange the appropriate level of insurance cover. Failure to do so could result in a claim for negligence.