Building and construction cost guide

This guide applies to estimating cost of works for the following applications:

Development Applications (DA) Construction Certificates (CC) Complying Development Certificates (CDC)

Estimating cost of works and application fees

Albury City Council (Council) calculates application fees based on criteria including but not

limited to the estimated cost of works, the type of application, the number of proposed lots,

external referrals, inspections, legislation, and other administrative processes.

This guide explains how Council determines the estimated cost of works and the application

fees payable. Clause 255 of the Environmental Planning and Assessment Regulation 2000

identifies how a fee based on estimated cost is determined. Council must make its

determination by reference to a genuine estimate of the completed costs associated with the

construction and preparation of the building and/or the construction costs of carrying out of a

work, and/or the demolition cost of a building or work, as it applies to the application.

The following are examples of items to include in the development cost:

Professional fees as part of the design: architects and consultants fees;

Charges and fees: GST, Long Service Levy, Development Application fee, construction

approvals;

Demolition works: including cost of removal from the site and disposal;

Site preparation: clearing vegetation, decontamination or remediation;

Preliminaries: scaffolding, hoarding, fencing, site sheds, delivery of materials, waste

management;

Internal fit out: flooring, wall finishings, fittings, fixtures and bathrooms;

Excavation or dredging: including shoring, tanking, filling and waterproofing;

Internal services: plumbing, electrics, air conditioning, mechanical, fire protection, plant

and lifts;

External services: gas, telecommunications, water, sewage, drains and electricity to

mains;

Building construction and engineering: concrete, brickwork, plastering, steelwork/metal

works, carpentry/joinery, windows, doors and roofing; and

Other structures: landscaping, retaining walls, driveways, parking, and pools.

What do I need to do?

Include the following information in your application:

List all work components of your proposed development e.g. dwelling, retaining walls and

shed. 1

Calculate the cost of each work component based on the Cost Estimator Table (pages

2 4).

Add the costs of all components together to show the total estimated cost of the works

that form part of the proposed Development Application.

Include the total cost of works on the application form.

An example of how the guide is used to calculate the costs of works is shown in the table

below.

TYPE OF DEVELOPMENT AREA COSTS AS PER GUIDE $ TOTAL Dwelling Addition 60m 2 $1,640 $94,800

Retaining Wall 10m $250 $2,500

Colorbond Shed 54m 2 $285 $15,390

TOTAL PROJECT VALUE $112,690

How does AlburyCity confirm the estimate provided?

Council will assess the cost of works by applying the unit rates for each component of the proposed work. The building cost indicators are reviewed periodically to reflect market rates and are sourced from the Rawlinsons Australian Construction Handbook. Council will treat development proposals that fall outside the parameters of this guide on their merits.

Council will accept the estimated cost you state on your application form within 10% of the cost calculated using this guide. If Council determines that the estimated cost of your proposal is greater than your stated figure by more than 10%, we will advise you, adjust the figure and send you an invoice for any additional fees.

Council is not required to take into account whether an applicant may source materials free or second hand or use their own labour (owner builder). Please note that the base construction cost of a development may not be the only work involved with the entire proposal. The cost of decks, garages, driveways, landscaping and retaining walls for example, must be included as part of the completed cost of your project.

Where Council is of the belief that an estimated cost is understated based on its assessment from building cost guides and/or relevant provisions of the Environmental Planning and Assessment Regulation 2000, then the applicant will be required to justify the estimated cost by providing a full breakdown of the building costs to obtain a further estimate of costs. Furthermore, Council may, at the applicants cost, engage a quantity surveyor to review a report submitted by an applicant in respect to the costs of the development.

2

Council may reject or defer an application if it is not satisfied that an estimate is genuine and accurate.

Cost estimators for estimating genuine cost of works

Based on figures published in the Rawlinsons Australian Construction Handbook 2019.

RESIDENTIAL Dwellings & Single Storey Units Type Per m 2

Brick veneer/Full brick $1,190

Timber framed & Clad $1,150

House Additions Type Per m 2

Ground floor No sanitary fittings $1,640 Framed, Brick veneer, Full brick, First floor additions $1,640

Note: Bathroom involved ADD $18,650 complete

Note: Kitchen involved ADD $16,500 complete

RESIDENTIAL Unit Development Low Density Flats Type Per m 2

1 storey $1,195

2 storey plus $1,595

Decks/Pergolas Type Per m 2

Unroofed deck Concrete/Timber $195

Roofed deck Concrete/Timber $259

Pergola/verandah Metal roofed $259

Garages/Carports Type Per m 2

Concrete floor, Metal clad walls/roof, Roller shutter $285

Concrete floor, Brick walls, Metal roof, Roller shutter $680

Carport All forms $195

Pools Type Unit cost Concrete 9.0m x 4.5m, 1-2m Deep $36,360

Fibreglass 9.0m x 4.5m, 1-2m Deep $23,145

Above ground swimming pool kit $8,290

Fences Type Per lineal metre Front fence Brick with infill panels $685

Metal fences $89

Retaining Walls Type Per lineal metre Brick, Block, Treated pine/concrete sleepers $250

Sheds Type Per m 2

Concrete floor, Metal roof, Steel frame $285 Farm Shed On footings, Metal roof open (no walls)

$186

3

COMMERCIAL Offices (Standard Finish) Type Per m 2

1 storey $1,375

2 storey $1,555

3 storey $1,600

4 7 storey $2,405

Hotels/Motels/Clubs Type Per m 2

Tavern 1 storey $2,685

Club Social Sporting 1 to 2 storey $2,540

Motel 1 to 2 storey $2,330

Serviced Apartments Multi storey $3075

Shops Type Per m 2

Stand Alone 1 storey $771

Supermarket $1,955

Shopping Centre $2,145

INDUSTRIAL Warehouses Type Per m 2

Low bay/High bay $740

Factories Type Per m 2

All sizes $766

Health Care Buildings Type Per m 2

Private Hospital 1 storey $3,066

Public Hospital $3,786

Nursing Home 1 storey $2,237

Education Facilities Type Per m 2

Primary School 1 storey $1,695

Secondary School 1 to 3 storeys $2,046

Car Park Type Per m 2

Underground 1 level $1,735

Open $91

4