As part of our commitment to satisfying your needs, we offer on-site, verbal advice from principal architect Dion Seminara. This is called our Verbal Architectural Advice service and it's the best place to start with any residential architecture project. When you are ready to talk to us, call the office, or, complete the Verbal Architectural Advice enquiry form and Dion will be in touch to personally discuss your requirements.
Architecture Service Packages
From there, we tailor our architecture services to suit your specific budget and requirements. See our Architecture Packages (below) to gain an overview of our complete process through advice, design, documentation, management and value adding service stages. Or, if you just want a quick visual overview for now, view our Easy Steps to achieve the best design to enhance your life.
Dion Seminara Architecture are experts at:
integrating the three parts of your living environment: building architecture + interior + landscape
protecting your investment by adding value to your home and lifestyle
listening to you and understanding your requirements
creating homes which reflect and enhance your life
At Dion Seminara Architecture we aim to enhance
your life through practical, well thought out designs that take
into account your current and future needs. We understand that
your project is about more than simply the building itself. It
is about looking at all aspects, both inside and out, to ensure
that your home compliments and adds to your lifestyle in a very
positive way. We help you achieve this by integrating the three
parts of your living environment:
BUILDING ARCHITECTURE + INTERIORS + LANDSCAPE = DESIGN ENHANCING LIFE
Some people believe that services supplied by architects are
expensive and not accessible to everyone. And whilst this may be
true for some architects, at Dion Seminara Architecture, we
provide flexibility in the services we offer, by breaking our
services down into a simple 4 Step process.
This process enables you, the client, to choose how much, or how
little assistance you require, depending on your experience level and
budget. You have the choice of engaging us for a single service, or
multiple services depending on your needs, thus allowing you to still
achieve the benefits of our holistic approach to building projects.
It is this 4 Step process that sets Dion Seminara Architecture apart
from the rest.
We understand that not everyone has the budget to enable
them to have an architect manage their entire project. And
that you may only need advice.
Perhaps you simply want guidance on your new home or
renovation project, as well as some ideas on what your
budgets will allow you to achieve. For this reason we offer
our Architectural Advice Service.
Here’s an overview of what you will get as part of this
consultation:
I will personally come to your home to meet with
yourself and any other decision makers, to explore every
possible option for your project.
This is your chance to discuss your wildest dreams
with me adding advice as we go based on my extensive
building experience.
Along the way I will give you an idea of potential
building costs, to ensure that your plans are staying
within your budget.
I will also give you advice on approval processes
and likely timelines. You will have an excellent
understanding of how long your project is likely to
take, and exactly what is required.
This is one step that you will absolutely love. This is
your opportunity to discuss your project in-depth at your
property with me personally. You can ask me anything you
like, I am only too happy to answer your questions as we go.
Of course I will be offering my advice on how you can
achieve your dreams without breaking the bank. This is one
consultation that you simply cannot afford to miss.
Once we have completed Step 1, we move onto the
'Concept' phase of the process. This is
where you truly begin to see your dreams come together.
If you are renovating, we start off by completing a measured
drawing of your home and organising a surveyor to do a
survey of the levels of your block. This ensures that we
have correct elevations and dimensions of your existing home
before we add your new renovation.
From there we create a sketch or 'concept'
design of your home based on our earlier discussions, to
show exactly what it will look like after your renovation,
or in the case of a new home, you will now get to see it for
the first time.
We will also confirm with you our opinion as to the build
cost of your project and what approval you will need, and
clearly outline a complete timeline for your project,
including the building works. All of this will be included a
written report.
Once we have completed your sketch design, we discuss any
potential revisions to ensure that you are 100% happy with
your proposed renovations. Any required alterations and
design refinements are then made in our final detailed
design.
At this point we will also arrange for an independent
estimate of costs. Cost estimators make their living through
understanding the current cost of materials and any forecast
increases in prices, as well as having an accurate
understanding of labour costs. By taking this extra step, we
can ensure that your design is staying within your budget,
avoiding any nasty surprises further down the track.
Now that the design and cost estimations are complete, it's
time to sort out the paperwork.
We start off by producing building application drawings.
Detailed construction drawings and specifications are
created so the builder knows exactly what they are building
and where it is to be built. We then coordinate all
consultants and submit your paperwork for approval to ensure
you get all relevant permits and permissions. We will take
care of all of this for you, so you don't need to worry
about a thing.
Of course your interior design is just as important as the
building design. We will also work with you to create the
ultimate colour scheme, as well as giving advice on
flooring, fittings and fixtures. Storage needs will also be
considered, including the complete design of your kitchen,
bathrooms, ensuites, laundries, media rooms, entertainment
units, studies, robes and/or wine cellars.
If you also require advice on any interior decorating items,
like furnishings, you will be delighted to know that we work
in association with decorating firms to ensure a perfectly
seamless and united outcome. Your home will look completely
integrated and uniquely stunning.
But your living environment does not end with the building
itself. Our plans include landscape design, covering
everything from gatehouses and pool design, to fence designs
and zoning.
If you're really serious about creating the ultimate home,
you simply must have a consultation with Leesa Seminara from
Leesa Seminara Garden Design. Leesa is one of the best in
the business at creating beautiful subtropical paradises,
and I am not just saying that because she is my wife.
This is the stage where we really begin to make your life
easy. Finding, negotiating and liaising with builders can be
stressful, but our Architectural Building Contract
Management service takes care of all of this for you.
We start by sourcing a number of suitably qualified
builders. Through our vast experience, we have learnt which
builders are best suited to varying styles of renovations or
new homes. You're guaranteed that any builders we source
will be of the highest standards.
Each builder is then invited to tender on your project. From
there we will negotiate with them on your behalf, ensuring
that you receive the best possible price and completion
time. We do not receive any kickbacks or payments from
builders. Our goal is to simply get you the best possible
deal, without sacrificing quality. We will provide a
detailed tender review and negotiate your contract for you,
to ensure you not only have a quality builder, but one that
is competitively priced.
We will then personally oversee the work done on your
project, through regular onsite inspections, to ensure that
all work is completed to the highest standards. If any
challenges arise, we will immediately relay this back to
you, in plain English, and then deal with the issue on your
behalf.
By taking on the position of project manager overseeing your
builder, we can guarantee that your renovations or new home
will satisfy your every desire. A turnkey outcome, from
concept to completion, tailored to suit your needs is what
Steps 1 to 4 can offer you.
We look forward to working with you on your upcoming project.
ARCHITECTURE PACKAGES
Dion Seminara Architecture services are available as convenient packages to suit individual requirements.
Architect's Design through to Building Application Drawing Package [1a/b - 3a]
Architect's Design, Building Application + Construction Drawing Package [1a/b - 3e] (optional 3f)
Full Architectural Service Package - Design Through to Built Building Handover [1a/b - 4b]
ARCHITECTURAL ADVICE
1 | Verbal Advice Consultation
Exploring options, ideas and building costs
If you are unsure of where to start, our verbal advice consultation will help you interactively explore and understand the opportunities and challenges of your house or land (also most useful prior to purchase), giving you a real sense of direction.
We will honestly present you with the facts as to whether your expectations are realistic & economically viable. We will consider your building budget and provide advice on the real building costs. We will advise you on the choice of renovation versus demolition & rebuild (or perhaps even separate rebuild) for your particular situation, and give you an understanding of hidden issues. Fees for this service represent very good value for money.
This service will essentially provide 'brain-storming verbal advice consultation'. It is perfect if you haven’t confirmed any of your ideas, or if you need help deciding on your direction.
Ideally you would receive this service upon first purchasing your property, or having lived in it for sometime (with a limited background in design or building), or just prior to the purchase of an existing building or land, in order for you to know whether your needs could be met without over or under-capitalisation.
In order to complete this service we will work with you to fully understand your short and long term goals, and aspirations with regards to your property.
Our Australian Institute of Architects (RAIA) membership is your assurance of our quality, honesty and professionalism as a registered Architect and professional designer. As an RAIA member we are required to uphold the RAIA 'code of conduct'.
Our 2 hour initial verbal consultation will always be performed by the Principal of the firm, Dion Seminara, who is a registered architect, design specialist and licenced building contractor, with 20 years experience and several design awards to his credit. He will personally provide expert advice and realistic options on how to maximise the potential of your project.
Our Sketch Design will see the discussed ideas converted into one large scale concept plan/s, a section and a number of three-dimensional sketches.
Read client Testimonials for our Verbal Advice Consultation service.
ARCHITECT'S DESIGN
2a | (P1) Sketch Design 'The Concept'
(NB: Preferred pre-requisite for our ongoing architectural services)
This is an advanced design concept service which excludes Building Application Drawings, but leads you to these services sooner.
For any size project involving renovations, alterations, additions, improvements or new homes. If you are confident about the financial feasibility of your project, this traditional architectural service will get your project underway and closer to completion.
This is the best value 'start up' design service if you are 100% confident in progressing your project to construction stage.
This service is the best choice when you:
want to ensure more accurate opinions of probable project cost.
want independent design advice for your site, free from restrictions of builder's standard schemes (this includes 'design & construct').
Often following on from the Verbal Advice Consultation, this service is provided for those who are serious about progressing their project, particularly if saving time is a priority. As all drawings provided in this service are computer generated (CAD), they are of much higher detail and precision than as provided in the Initial Concept Report. This also saves considerable time when you proceed with your project.
If your project is a renovation, alteration or addition, we will need you to engage us to complete our Measured Drawing. This service gives us an accurate representation of your house floor plans and elevations in a CAD format. In addition, we require a detailed contour survey of your site which we can organise on your behalf.
The Sketch Design Service includes:
A meeting at your house or land to discuss your requirements and evaluate the aspects of your property.
A fully developed schematic design floor plan/s at 1:100 scale, drawn in CAD format to ensure a precise result. This design drawing will include professional space planning, integration and design of internal & external spaces, all in combination with your briefing requirements (Building Application drawings are not included in this service, however dion seminara architecture provides this service and many more as described on our Design, Documentation & Drafting Services Schedule.
At least 2 fully developed 3D perspective sketches to help you visualise your home.
A clear understanding of any local council issues that may affect your project.
An outline of all consultants fees to complete all other stages .
A detailed opinion as to the construction cost of your project.
On completion of this service, we will provide a written outline of all fees for architectural, engineering, town planning (if required) etc, and steps in order to complete your project.
If renovating, measured drawings are needed to fully understand the full parameters of your existing home. We need to convert these into CAD format. This work will generally consist of a visit to your home by two representatives from our office who will spend 3-5 hours on site. Usually 1 or more weeks work is required to fully illustrate the scope of your home include existing electrical facilities ie lights etc.
2b | Detailed Design with Independent Estimate
Refines first concept (from 2a or 2b) and ensures our design fully satisfies.
Following your Feasibility Analysis - Space Allocation + Association (or Sketch Design) Report we would re-address all the most important issues you now require your design to reflect, and make provision for the later resolution of more detailed issues. We will also write up all the project requirements to ensure all relevant information for an optimum design is available before the final design process is completed.
Once the final concept revisions are complete and approved, work begins on the preliminary working drawings known as Design Development. If a Development Approval is required this would be completed at this stage. We also recommend an independent detailed estimate is undertaken at this stage to ensure your project is financially viable. We will organise all sub-consultants on your behalf at this stage.
ARCHITECTURAL DOCUMENTATION
3a | Building Application Drawings
Following approval of a development application for your project (if required) and a satisfactory outcome of the independent estimate, we will convert design drawings (intended to be understood by the owner) into technical drawings to obtain the building approval. At this stage we will work closely with the structural engineering sub-consultant, who will carry out the structural design for your project.
3b | Contructions Drawings + Specification
In this stage we will prepare all the construction drawings suitable to obtain accurate comparative prices, and in order to construct your project with the least amount of hassle in order to produce an architecturally designed outcome. These drawings will include construction details, electrical layouts, setout drawing and reflected ceiling plans.
3c | Coordination of All Consultants
Including surveyors, structural engineers, estimators and private certifiers as required.
3d | Interior Design
Detailed design and documentation of interiors as required. This can include kitchens, bathrooms, home theatres, built-in BBQs, bars, entertainment units and home offices.
3e | Garden Architecture
In order to create innovative links between indoors and outdoors, we can design a range of external elements such as swimming pools, garden and paved areas, terraces, fences, gatehouses, gazebos and pavilions.
3f | Leesa Seminara Garden Design
(By our associated business partner) Plant selection and layout.
BUILDING CONTRACT MANAGEMENT
4a | Sourcing Builders, Tendering + Negotiating
With 1 or more builders
We select a builder or builders for your final approval and assessment. We can negotiate with one or more on your behalf. This is an important phase to ensure the best price, with possible final adjustments to improve quality and/or adjust price.
4b | Contract Administration of the Builder
Sometimes referred to as project management.
Your building contract is administered by us on your behalf. With our experience and knowledge in the building process, and acting as your agent we will deal with the day to day issues of the project to ensure a successful outcome.
The following features can only be found in an architect administered building contract:
Professional assistance in building matters from someone other than the builder.
Monthly payments to builder, based on the actual value of work completed as assessed by the architect - therefore cash-flow is more accurately tuned to the project progress. This is better for the builder and reduces any opportunity for abuse.
During construction, up to 5% of the contract amount is held as security that the builder will perform all works in accordance with the contract.
After completion, up to 2.5% of the contract amount is held as security that any defects will be rectified under contract within the defects liability period (typically from 3 to 6 months)
Compensation to the owner if the builder exceeds the agreed completion date without justifiable cause.
Includes a consultation at your home to discuss your requirements, together with the preparation of a scale plan, a comprehensive list of required plants with spacings, heights and soil preparation advice- everything you need to begin creating your piece of paradise!
From new cutting edge contemporary homes to residential renovations of pre 1946 character homes 1930’s, “Queenslanders”, “workers cottages”, 1880’s national trust homes and post war renovations to 50’s, 60’s, 70’s, 80’s and 90’s homes. Home renovations and new home plan design services from Dion Seminara Architecture in Brisbane. Unique home designs for home renovation including additions and extensions, luxury new home designs and floorplans, bathroom renovations and kitchen makeovers.These architecture packages cover everything from building design to built building handover.
SERVICING THESE LOCATIONS IN AUSTRALIA:
Queensland (QLD)
Brisbane, Cairns, Gold Coast, Sunshine Coast, South East Queensland, Western Queensland.
Northern New South Wales (NSW)
Tweed Heads to Byron Bay to Lennox Heads.
