About

geoffreymoyle.com… and, what is Cost Planning??

Cost Planning is not to be confused with Estimating or Quoting…

So, what are your options when it comes to cost control?

Five essentials to consider before going any further...

Who Am I?

Project List

Client List

“You set out to build a home and you wind up in the poor house.”
Jim Blandings (actor Cary Grant)
Mr. Blandings Builds His Dream House (Movie, 1948)

It’s the kind of stuff that keeps you awake at night! In the building industry it seems easy to find a project that was over-budget… so I think Jim Blandings got it right, back in 1948.

What is it that you give most thought to when getting started on a new job and dusting off the drawing board (or firing up the computer)? … Is it the budget?

When accepting an exciting new commission and client design brief, with it you’re also most likely ‘accepting’ their proposed budget (or what they might think the budget is) … Or, if you’re planning a new project of your own, how much thought do you give to the budget?

It seems to me that budgets can be prepared (or dismissed) quite quickly, simply and without enough effort.

“While money doesn’t talk, it swears…” It’s Alright, Ma (I’m only bleeding)
(Bob Dylan US singer songwriter)
Good point there Bob…

But, it’s not colour-charts, the choice of tiles or 6-burner cooktops that send projects sour … its almost always the COST. And this will more likely happen if the budget is ill-considered … or just plain wrong. So, getting the budget right is the first and most important step. And please remember: Budget and Cost are NOT the same thing! Best not to confuse the two.

So, why is it that, in an industry that has been around such a long long time, there is so often such a difference between the cost of a project when first considered and what is finally produced? Well, the answer is simple …

Budgets are poorly prepared, or don’t exist …
Costs are either not realistically planned or not contained as the project proceeds …
Client needs are not defined, they may change, or instructions are vague … and I could list a multitude of reasons....

Effective Cost Planning is what is needed. For some clients and consultants, though, it appears “too hard”, and so doesn’t happen, which is a real shame. Do they just hope all will be okay? That the builder will sort it out? Or the Construction Manager will wave a magic wand? … Or that the subbies will do everyone some substantial favours?

If 4 or 5 builders quote on a project, you know they won’t all come up with the same price at the same time – even though they’re all professional builders with a team of trained estimators, and with (so-called) fixed prices from sub-contractors.

As I see it, Cost Planning is a management and guiding process, sometimes gentle, sometimes brutal … involving the design team AND the client. The brief & budget for a building may not be set in concrete from the start. Both may change. As will many other factors, as the design team responds to the client, and the client responds to the design team … The Cost Planner will respond to both.

Cost Planning is not to be confused with Estimating or Quoting…

The guidance received from good Cost Planning should give the client and the design team the confidence to continue forward … creating a project more likely to be built as it was intended… And not be put on-hold, binned or re-documented in a hurry, delivering a much compromised response, where little pleasure is gained, and little profit is got.

This is most important early in design - when you may be seeking funding, setting budgets, looking for a site, or just thinking about the scope, scale and needs of your project… this is when Cost Planning can help you the most.

When it comes down to money (as it usually does) … Cost Planning doesn’t just mean being cheap

Proper cost management doesn’t mean just finding the cheapest solution. Anyone can do that! You don’t need me to help you with that.

Unfortunately one issue I find that continually causes grief is that some people expect the same old arbitrary costing system (ie. $1,000 per square metre) will always work for every project, in every situation… every time!

It doesn’t work that way. And I certainly won’t apply standard and overly simple costing systems to suit unique project on unique sites. After all, you don’t respond with the same design to every different brief, site or client … so why use the same costs that have little regard for the specifics of your project? Cost control doesn’t happen by chance.

When do you get a Cost Planner involved? Well, quite simply we do our most effective work at the early stages of design. Getting a Cost Planner involved sooner rather than later is when we’re best at pointing a project in the right direction.

So, what are your options when it comes to cost control?

So, why ask a Cost Planner? Why not ask an Estimator? Or just get a Builder’s verbal ball-park figure … that they may or may not stick to…? Or ask your brother-in-law or even your Bank Manager (…they should know about costs, after all, they lend money all the time). And of course, you could always do nothing. But, really, what would that do for you? Will you get the help you need? Or just hear what you want to hear?

It is the Cost Planner who PLANS a project’s potential costs and budgets. Cost planning uses estimating as a tool, but this is only part of the process.

In my view, estimating prices what can be seen (which is essential), and cost planning prices and budgets what can and what can’t be seen. It means questioning what is still unknown, what hasn’t been drawn yet, what hasn’t been considered, asked or answered. Planning is the important bit here. In other words, it is to

• Look ahead and forecast the intent of the design,
• Consider its outcomes, uses, activities and even its disposal … and to read-between-the-lines,
• Understand what it might look like when finished, and how long it may take to build,
• Think about where it is going to be on a site and assess the cost implications of this,
• Judge the implications of decisions, options, alternatives and unknowns,
• Ultimately plan, calculate and inform how much it should cost AND how much do you think you might like to spend…

Now, it may not tell you what you want to hear, but, if a job may be heading-off-the-rails, then the sooner you know the better.

Five essentials to consider before going any further…

Here’s some tips and techniques to help you manage the budget and get your project going…

Question One - What is the Budget? And is it sensible?

You might say it’s a pretty basic question, but it is the most important step in getting a project started and travelling right. This gives us all a target. It means talking about how much a project (or parts of a project) will cost, where the money is coming from, who is paying for it and what should we do to stay on budget. Things like …

• Is the budget sensible? And where did the number come from?
• Have they (or you) just made up a number? And if so, based on what?
• Is it based on some job that is not even similar… and five years old?
• Is it casual advice from someone who built a house for $5,000 a ‘square’?
• Or have you just built warehouses before and this time it’s an office & laboratory?

Some clients now have the Cost Planner involved BEFORE the budget has been set and the funds applied for. That’s a good move.

Question Two - What Do You Expect to Get for your Money?

Now this is a question you can think about at the first or second design meeting… “What do you want for your money?”

Does the budget include absolutely everything? Does it include items like: computers, the kitchen equipment, temporary work, loose furniture, relocation costs, the swimming pool, software, curtains & blinds, repairs, removal of asbestos, Professional and Design Fees… ?

Question Three - Are there any obstacles, oddities or absolutes?

Is there anything about the project or site or program or client or tenant or neighbours (and so on) that may get in the way, obstruct the builder, slow you down, are not-negotiable or just make life difficult. Usually these things only add to the cost, so they must be considered early. Things like...

• Unmovable deadlines,
• Limited hours of work,
• Restricted access,
• Digging under an existing building,
• Close proximity to power lines,
• Contaminated soil…

Question Four (well, lots of questions really) The BIG design decisions - “What is the size of the building? How tall it might be? What is its quality? Where you think you want to put it? And any other important things that might affect the cost or design?

It is the big decisions that are made at the earlier stages (and usually with the least information) that have the most impact on time, quality, cost and ultimately whether a building appears or whether you go without.

Some people narrow down and focus early on the colour of the bricks, the style of the door handles or the carpet, or the tiles. Really, these things aren’t cost significant at the early stages. There are lots of big decisions that need to be sorted BEFORE you start worrying about the colour of the tiles…

And Question Five - Process & Advice, Implementation… How do you think the project will be put together?

Will it be a traditional competitive tender, with full documents and a building contract? Or perhaps a negotiated tender with a preferred builder? Or Design-and-Construct? Or even Construction Management? Or a Contract with a partial fixed lump sum and partial PC allowances …? How do you plan on getting from one end to the other?

Please Remember: Cost planning and the design process (and therefore the outcomes & finished result) are influenced MOST by the decisions you’ve made at the earliest stages!

Who Am I?

Geoffrey Moyle AAIQS, Principal Cost Planner and Managing Director
His knowledge and insight consistently delivers almost unbelievable on budget and on time results in an industry where cost over-runs and time delays are commonplace. Whether it’s for a homeowner who gets the home they want, a community group wanting a sports pavilion or a giant organisation planning a re-development, Geoffrey gets projects on track and keeps them there.

Geoffrey’s organised, resourceful and intelligent approach ensures his clients get responsible and valuable professional advice to help them deliver the innovative (and often highly acclaimed) results they seek. It is his straightforward and trusted attitude with his clients that consistently provides effective solutions for the projects he works on.

Geoffrey Moyle got the ‘Animal House’ on budget and out of the ground. He merged a librarian and an engineer’s dream with an accountant’s budget to ensure a stunning solution for Monash University’s Building 72 & Hargraves Library. And now, after having completed a long design, planning and cost planning process, he is currently keeping the St Kilda Foreshore Promenade project on budget during a staged construction.

Even on tiny projects, his advice is valued … Bocce players would praise him if they knew his contribution to their clubrooms in North Carlton … that was built to suit a very modest budget.

Bringing design ideas and practical budgets together to meet the needs and aspirations of his clients’ is Geoffrey Moyle’s mission. Solid advice is backed by more than 25 years of involvement in challenging projects and a rigorous academic schedule ... gives him great insight into a complex area of the construction process… the technical bits:

• Affiliate Member of Royal Australian Institute of Architects
• Associate of the Australian Institute of Quantity Surveyors
• Registered Building Practitioner
• RMIT Diploma of Quantity Surveying with Distinction

Project List

The following projects I have been involved with have provided me with the experience in Cost Planning that will help you with your projects.

Office, Laboratory, Industrial & Multi-Use Projects
Bond Street Office tenancy, South Yarra
Bettina Liano Headquarters, Prahran
Chapel Street Multi-use development, Prahran
Ridgeway Place Multi-use development, Melbourne
CSIRO Clayton, Scientific Workshop, Clayton
Rouse Street Apartments & Office Multi-use development, Port Melbourne
Port Phillip House Multi-use development, Port Melbourne
New Office Building for Lost Dogs Home, North Melbourne
CSIRO AAHL Geelong, 4th Laboratory, Geelong
Maroondah City Council Municipal Offices, Ringwood
Pitcher Partners Tenancy Fitout, Melbourne
Fire Protection Association Australia, Box Hill
Milk powder manufacturing building and amenities
CSIRO - drawing office project, Geelong
Vicroads alterations to tenancies, Kew Office
Subaru Dealership, Mentone
Puffing Billy Railway Proposed Depot, Belgrave
Australian Unity office fitout, South Melbourne,
Doncaster Eye Centre
CSIRO Building 203, Clayton
CSIRO Forestry & Forest Products, Clayton
CSIRO, Mayfair Building, Parkville
Foyer Upgrade, 530 Collins Street, Melbourne
CSIRO Client Offices, Conference Centre & Pathogen Laboratory, Werribee
GSA Bloodstock Pty Ltd Horse Complex Multi Building Development, Mt Eliza

Hospitality, Retail, Restaurants, Cafe & entertainment projects
Eureka Tower Observation Deck, Melbourne
Hotel Y Refurbishment, Melbourne
Enni Fashion Boutique, Balwyn
Mint Inc - Farm Vigano Restaurant, Whittlesea
Antica Gelateria del Corso, Melbourne
Grossi Florentino Restaurant, Melbourne
Zenergy Retail Concept Store
Imperial Hotel, Melbourne
Bettina Liano store, Chadstone, Chadstone
Upper House and Lower House, Melbourne
The Dreamery, Melbourne Central
"Transport" & "Taxi" & "Transit” New bar & restaurant fitouts
Endless Spirit store fitout, Chadstone
Kyneton RSL Redevelopment
Henry Deane Plaza Pub & Juice Bar, Sydney
Red Lion Hotel Bar renovations, Ballarat
Harbour Kitchen, Docklands
Regina Pizzeria QV, Melbourne
High Tide Lounge, Tullamarine
Victoria Station, shop fitout, Highpoint
Café Latte, Toorak
BHOJ Indian Restaurant, Docklands
livebait restaurant fitout, Docklands
mecca bah restaurant fitout, Docklands
New noodle bar fitout Chocolate Buddha, Melbourne
Bourbon Street - Fitout for Bar/Nightclub/Restaurant

Community & Child Care projects
St Kilda Foreshore Promenade Redevelopment
Royal Botanic Gardens Visitors Centre, Cranbourne
St Kilda Child Care Centre
North St. Kilda Child Care Centre
St Kilda Town Hall Landscape Works
Alpine Shire Arts and Culture Strategic Plan, Bright
Ada Mary A'Beckett Child Care Centre, Port Melbourne
St. Columbas Child Care Centre, Elwood
Hawthorn Town Hall - City of Boorondara Cultural Facilities Study
AWMA A&D Miscellaneous Projects, North Bandiana
The Lost Dogs Home Warehouse, North Melbourne
Albury Court House
Warrandyte New 16 hour police station
Hurstbridge New 16 hour police station
Brimbank Child Care & community building
Top Kids Child Care Centre, Nunawading
Bridgewater Integrated CCC
Holy Trinity Anglican Church, Hampton Park
North Carlton Occasional Care Building, North Carlton
Bocce Pavilion Alterations & Additions to Neighbourhood house, North Carlton
Maroondah Federation Project, Ringwood

Educational Projects – Primary & Secondary
Fitzroy Independent Community School
Ripponlea Primary School
Melbourne Girls Grammar Barbara Tolson Early Learning Centre, South Yarra
McKinnon Primary School, Ormond
St Margarets School, Library/Classrooms, Berwick
Hughesdale Primary School Amenities Block,
Coolaroo South Primary School alterations
South Geelong Primary School
Wedge Park Primary School, Melton
Eumemmerring Secondary College Stage & Fly Tower Project - Additions
Christ Church Grammar School, South Yarra

Educational - Tertiary
Monash University Building 16 Level 1 Laboratories, Clayton
Library Storage building, Monash University, Clayton
Building 40, Monash University, Clayton
Monash University Main Library, Clayton
Monash University Education Building 6, Clayton
Branding & Wayfinding and Hargreave Andrew Library, Clayton
French Institute, St Kilda
Alfred Hospital, Monash Medical School Building
S.I.M.S. Studios, Building T, Caulfield
Buildings D & E Relocation of Printing & Photography, Caulfield
Monash University Animal House, Clayton
STM Library Refurbishment, Clayton
Monash University Refurbishment Building F Levels 5 & 6, Caulfield
Engineering Building 72 & Hargrave Library, Clayton

Sport/Recreational
St Kilda Skate Park
Dorset Golf Club, Croydon
Heathmont Baseball & Cricket Pavillion
Hard Rock Climbing Co., Nunawading
Macleay Park Netball facilities, North Balwyn
Hockey Pavillion and change rooms, Frankston
Liston Tennis Clubhouse, Williamstown
Laverton Reserve Peter Jackson Pavillion, Laverton
Max Pawsey Reserve, Narre Warren
North Ringwood Pavillion, North Ringwood
Loft Reserve Sports Pavillion, Newport West
J.K. Grant Reserve Football/Cricket Pavillion, Altona
Kim Reserve Soccer Pavillion, Altona
New Recreation Centre, Wonga Park
New Hockey Pavillion Monash University, Clayton
AW Bond Reserve New Sports Pavilion, North Altona
Paisley Park Soccer Pavilion, North Altona
Ringwood Golf Course clubrooms & café, Ringwood

Health
Numurkah District Health Service Redevelopment Project
Alawarra Nursing Home, Bendigo
Coronella Retirement Village, Nunawading
Manningham Centre, Doncaster
Glengollan Village for Aged People, Ferntree Gully

Multi Residential developments
Park Street, South Yarra
Palmer Street Units, Collingwood
Fintry Bank, Melbourne Affordable Housing, Clifton Hill
Tsaganas development, Mentone
Grey-Ryan Houses, Prahran
Park Street development, Brighton
Grey Street development, East Ringwood
Carters Avenue development, Toorak
Residential Village, Monash University South East Corner, Clayton
Jeffcott St apartment project, West Melbourne
Bennett Site, Ashwood
The Esplanade, Williamstown
DHS Family units on 2 sites, Springvale
De La Salle Brothers, Mentone
Beacon Pod - Torquay Cabin Accommodation
Gore Street Units Developemnt, Fitzroy
Rose Cottages, Cowes
Elgin Street development, Carlton
Vautier Street development, Elwood
2 New Unit development, Prahran
New 10 unit residential development & roadworks, Braybrook
Two new 2 storey houses with basement parking, Malvern
Sanders Place 3 storey 6 townhouse development, Richmond

Individual Residential Projects
Lee Street House, Flemington
Davis Street House, Kew
Heidelberg Road House, Clifton Hill
Ryan Lane House, Beechworth
Langdon Road House, Caulfield
Coles Street House, Mt Eliza
Lower Crescent House, Mt Eliza
Wood Street House, Balwyn
Grange Road House, Sandringham
Bass House workshop
Woolamai House
Shay's Flat House, Landsborough
Prentice Street House, St Kilda East
Salisbury Avene House, Blackburn
Black Rabbit House, Merriks North
Frecinet Street House, Waratah Bay
Nott Street House, Port Melbourne
Everton Grove House, Surrey Hills
Armstrong Street House, Middle Park
Packham Crescent House, Glen Waverley
Sunrise House, 1770
Eglinton Street House, Kew
Westbury Close House, Balaclava
Nicholson Street House, Hawthorn
St James Avenue House, Mont Albert
Canterbury Road House, Middle Park
Witta Circle House, Noosa Sound
Cole Street House, Brighton
Laloma Street House, Lower Templestowe
Bell Street House, Barwon Heads
Stevenson Street House, Kew
Tynefield Court House, Brighton
Woods Point Road House, Warburton East
Riverview Road House, Essendon,
Wyralla Crescent House, Gisborne
Taradale Road House, Fryerstown
McKean Street House, Box Hill
Tennyson Street House, Elwood
Station Street House, Carlton
Ranfurlie Crescent House, Glen Iris
Tivoli Road House, South Yarra
Bolton Avenue House, Hampton
Grange Road House, Toorak
Republic Tower Apartment alterations, Melbourne
Northcote Road House, Armadale
Auburn Road House, Hawthorn
Scotchmer Street House, North Fitzroy
Bowen Street House, Camberwell
Contour House, Drysdale
Heads Road House, Donvale
Swinton Avenue House, Kew
Gordon Grove House, South Yarra
Irvine Road House, Ivanhoe
Point Nepean Road House, Portsea
Tivoli Road House, South Yarra
Cups Drive House, Cape Schanck
Smith Street House, Lorne
Russell Street House, Camberwell
Griffiths Street House, Port Fairy
Joyce Street House, Elwood
Upper King Parrot Creek Road House, Strath Creek
Old Cotton Tree Road House, Main Ridge
Bay Street House, Brighton
Sackville Street, Kew
Gordon Avenue House, Elwood
Albert Road House, South Melbourne
Fitzgerald Street House, South Yarra
Thanet Street House, Malvern
St Leonards Avenue House, St Kilda
Smith Street House, Lorne
Spindrift Avenue House, Flinders
Jeffcott Street House, West Melbourne
The Promenade House, Somers
Blackfriars Close House, Toorak
Patterson Street House, Middle Park
Edsall Street House, Malvern
Illawarra Road House, Hawthorn
Barry Street House, Kew
May Road House, Toorak
Myrtle Street House, Brunswick East
Page Street House, Albert Park
Kingston Street House, Malvern
Bonfield Street House, East Hawthorn
Hunter Street House, Malvern
Martin Street House, Brighton
Docker Street House, Richmond
Freeman Street House, North Fitzroy
Murchison Street House, East St Kilda
Foam Street House, Elwood
Haverbrack Avenue House, Malvern
Barkly Street House, Brunswick
Yarra Street House, Hawthorn
Lighthouse Keepers' Quarters, Cape Schanck
Kennett River House
Frame House, Toorak
The Cups Drive House, Cape Schanck

Client list

Over the last 10 or so years, we have provided cost plannigna dvice to the following clients … and more

Geoffrey Moyle

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About

geoffreymoyle.com… and, what is Cost Planning??

Cost Planning is not to be confused with Estimating or Quoting…

So, what are your options when it comes to cost control?

Five essentials to consider before going any further…

Question One - What is the Budget? And is it sensible?

Question Two - What Do You Expect to Get for your Money?

Question Three - Are there any obstacles, oddities or absolutes?

Question Four (well, lots of questions really) The BIG design decisions - “What is the size of the building? How tall it might be? What is its quality? Where you think you want to put it? And any other important things that might affect the cost or design?

And Question Five - Process & Advice, Implementation… How do you think the project will be put together?

Who Am I?

Project List

Client list