Can you get a renovation project manager?

[Vortiflect]

Hi all,

I'm in the process of purchasing a new property near Brisbane and while it is currently tenanted, it needs a bit of work done on it. The tenants are moving out (back home to Europe) a month after settlement, so I'm hoping I can take the opportunity to do a quick reno after they've moved out.

However I have absolutely no idea where to start and definitely don't have the skills to go DIY, so I'm wondering whether anyone knows of any places that can organise and manage a renovation for you? While I expect this would cost a bit more, I'm sure it would work out cheaper overall - the time saved (less lost rent) by having an experienced professional involved, and the fact that they know how much things should cost (I am sure I would pay too much for the materials!)

I'm looking at replacing the bathroom and replacing or refurbishing the kitchen. The kitchen is tiny though, so I'm also considering knocking down the brick wall between the kitchen and loungeroom - if the budget permits!

Does anyone know of any reputable companies servicing the suburbs around Brisbane who can assist with the overall management of something like this? (organising tradies, keeping everything on schedule, etc.)

 

[Perp]

I'm wondering whether anyone knows of any places that can organise and manage a renovation for you?

I think the word you're looking for is "builder".

 

[Whozat]

Hi all,

Does anyone know of any reputable companies servicing the suburbs around Brisbane who can assist with the overall management of something like this? (organising tradies, keeping everything on schedule, etc.)

On the Gold Coast I used Advanced Maintenance Services for a reno. The guy who quoted (Andre) was the project manager and was excellent. He had constructive ideas and advice, and took care of everything. I was VERY happy with service and results.
Their price was also slightly cheaper than the other two quotes I got.
I see they now have a Brisbane office.

Top to bottom, I found them to be a good company.

http://www.amspropertyrenovations.com.au

 

[Vortiflect]

Thanks for the info, I will contact Andre and see what he says.

@Perp: I'm after someone to keep the builder in check ;-)

 

[Whozat]

Being Brisbane, you might get a different project manager, even if Andre does the quote. But as I say, I was impressed by the company as a whole.

Good idea to get a few quotes, not only to compare costs, but it will help to clarify what you really want done.

 

[RenoTeam]

Let us know if you need a hand, we have a Brisbane office, shoot us a email

 

[Jane - Hotspace]

Hi Vortiflect,

There is a company called Makin Residential who specialise in renovation project management - based in Brisbane. The guy who owns it (Sam) is an investor himself and has done many renovations of his own as well as for clients.

http://www.makinresidential.com.au/

They have builders, painters, plumbers, electricians, tilers - anyone necessary to complete the job. Highly recommended by a fussy designer (me!).

Hope that helps. Good luck!

 

[Perp]

I'm confused about the distinction people are making between a "builder" and a "renovation project manager".

A builder is somebody with a builder's licence, who's qualified to project manage renovations. (Such as Makin, or Andre of AMS, who are both licenced builders.)

A renovation project manager must be a licenced builder in order to legally supervise a renovation.

So are people talking about having two builders? Why not just have one builder, who you trust?

 

[Melbournian]

I'm confused about the distinction people are making between a "builder" and a "renovation project manager".

A builder is somebody with a builder's licence, who's qualified to project manage renovations. (Such as Makin, or Andre of AMS, who are both licenced builders.)

A renovation project manager must be a licenced builder in order to legally supervise a renovation.

So are people talking about having two builders? Why not just have one builder, who you trust?

yes and no - interior designers project manage all the time.
People who work for the main builder (with the license) are also able to project manage the renovations.

 

[Ocean Architect]

I'm confused about the distinction people are making between a "builder" and a "renovation project manager".

A builder is somebody with a builder's licence, who's qualified to project manage renovations. (Such as Makin, or Andre of AMS, who are both licenced builders.)

A renovation project manager must be a licenced builder in order to legally supervise a renovation.

So are people talking about having two builders? Why not just have one builder, who you trust?

Look. You can organise renovations by yourself without being a builder. Tiler this, Cabinet maker that, no worries. Any bum off the street or your bestest buddy can do it, no license required. When you get into structural upgrades, jobs worth more than $14 000 (in the NT) you get into builder territory. In general a decent builder will come in, take care of everything, and charge you 20% on top of the contractor price for taking responsibility/pain.

If you want to do it yourself (and I suggest that you do) it'll cost you that 20% less...except that you yourself do the builders job and have to do with a race of crackheads called "contractors".

Personally I charge a dollar for doing a job, with another 20 grand for the pain of dealing with contractors. I used to drive past their houses wondering why there were so many empty banana boxes out the back. Figured it out. They're all monkeys.

 

[Perp]

yes and no - interior designers project manage all the time.

Yes, but they're required to have a builder's licence in Queensland.

People who work for the main builder (with the license) are also able to project manage the renovations.

Not in Queensland, it specifically says that employees of the licensee cannot personally supervise building work.

Look. You can organise renovations by yourself without being a builder. Tiler this, Cabinet maker that, no worries. Any bum off the street or your bestest buddy can do it, no license required. When you get into structural upgrades, jobs worth more than $14 000 (in the NT) you get into builder territory.

The question was Queensland-based, and in Queensland, that's simply not the case. (Many think it is, but it's not.) You must have a licence to coordinate / project manage / supervise any works over $3,300 involving more than one trade. I thought it was so ridiculous that I rang the BSA and put a number of scenarios to them, and in every case, they said it couldn't be done legally without a builder's licence. If you do a bathroom renovation and coordinate a tiler and a plumber, and the retail value is over $3,300 - so even if you get people who work cheap/free, it's irrelevant; the figure is determined at the market rate of the works, so it's ALWAYS over $3,300 - you need a builder's licence.

I have no idea how those people who advocate "renovating for a living" (eg Reno Kings) suggest their students get around this. I've asked several times whether they just recommend operating illegally hoping that they won't get caught, or whether they advise average Joes on how they can get a builder's licence. As I suspect the answer is the former, nobody's been willing to answer the question yet.

 

[Melbournian]

Yes, but they're required to have a builder's licence in Queensland.

Not in Queensland, it specifically says that employees of the licensee cannot personally supervise building work.

The question was Queensland-based, and in Queensland, that's simply not the case. (Many think it is, but it's not.) You must have a licence to coordinate / project manage / supervise any works over $3,300 involving more than one trade. I thought it was so ridiculous that I rang the BSA and put a number of scenarios to them, and in every case, they said it couldn't be done legally without a builder's licence. If you do a bathroom renovation and coordinate a tiler and a plumber, and the retail value is over $3,300 - so even if you get people who work cheap/free, it's irrelevant; the figure is determined at the market rate of the works, so it's ALWAYS over $3,300 - you need a builder's licence.

I have no idea how those people who advocate "renovating for a living" (eg Reno Kings) suggest their students get around this. I've asked several times whether they just recommend operating illegally hoping that they won't get caught, or whether they advise average Joes on how they can get a builder's licence. As I suspect the answer is the former, nobody's been willing to answer the question yet.

interesting perp in queensland how they run things - i have a JV partnership as a consultant with a builder and i normally do the marketing with my networks and from my rep with a few emails- and we basically have 2-3 guys involved that supervise. Only the one guy is licensed. If he had to supervise everything, it would be really not time effective.

otherwise, ownerbuilder for ppl who want to do this but it gets complicate with insurance and selling the property.

 

[Vortiflect]

Thanks @RenoTeam and @Jane - Hotspace for the suggestions! Still waiting to see if I can get any money out of the bank

@Perp: The laws state you can't supervise building work without a license, but in this case I think they are using the term 'supervise' to mean 'take responsibility for', as in a foreman on a building site or someone who has final signoff that the work is done to the relevant standards.

A project manager on the other hand is operating in a purely organisational capacity - e.g. making sure materials and tradespeople arrive on time. The tradespeople still need to be licensed, because the project manager isn't.

Looking at your BSA link, I think it would come under "An unlicensed person working in partnership with a licensee - as long as the licensed contractor hold the correct licence for the work being undertaken."

I think this is much the same as the other states - anyone can organise the work, but it has to be done (or at least signed off by) someone with the correct qualifications/license.

 

[ozsupra]

Vortiflect you are correct. I just spoke to the QLD BSA and they have confirmed your advice, verbally - it's all in the wording.
Also note that the owner only needs a owners/builders license if the work is $11,000 or greater.

 

[Perp]

@Perp: The laws state you can't supervise building work without a license, but in this case I think they are using the term 'supervise' to mean 'take responsibility for', as in a foreman on a building site or someone who has final signoff that the work is done to the relevant standards.

A project manager on the other hand is operating in a purely organisational capacity - e.g. making sure materials and tradespeople arrive on time. The tradespeople still need to be licensed, because the project manager isn't.

Nope. From the QBSA website (my bolding):

Carrying out or undertaking to carry out building work includes:

Directly or indirectly causing building work to be carried out
Providing advisory, administrative, management or supervisory services in relation to building work
Entering into a contract or submitting a tender for building work or offering (quoting and tendering) to carry out building work
Receiving payment; arranging payment of subcontractors; arranging labour; arranging and conducting on-site meetings & inspections; preparing plans and specifications; co-ordinating the scheduling of work by building contractors including as an agent for another person, obtaining engineering or soil reports; arranging for certificates from Local government to be issued etc.​

I think this is much the same as the other states - anyone can organise the work, but it has to be done (or at least signed off by) someone with the correct qualifications/license.

You can't organise work in most other states, either; people just think the laws don't apply to them there, the same as people seem to think they don't apply to them here in Queensland.