Reference Guide
Consultants
A building project involves more specialists than most clients expect. Knowing who you need, when to engage them, and who is responsible for appointing them avoids costly gaps in your project team.
Core Team
Architect
Project lead and design author. Responsible for design across all stages — from feasibility through to contract administration. Coordinates all other consultants. Appointed by and contractually responsible to the owner. Registered with state-based architecture boards.
Structural Engineer
Structure and foundations. Required on virtually all projects. Designs footings, slabs, beams, columns, roof structure, and retaining walls. Must be engaged early where site conditions are complex. Geotechnical investigation typically arranged by structural engineer.
Hydraulic Engineer
Plumbing and drainage. Designs water supply, sanitary drainage, stormwater management, and fire services where required. Civil drainage design included for sites with complex stormwater challenges. Engaged at developed design stage typically.
Energy Assessor
NCC energy compliance. Produces NatHERS star rating report for residential projects or BESS report for non-residential. Required for building permit. Best engaged early — assessment results can inform design decisions rather than just validating them post-design.
Specialist Consultants
Heritage Consultant
Prepares Heritage Impact Statements for planning permit applications affecting Heritage Overlay or VHR-listed places. Also advises on design approach and material strategy. Qualification: typically holds a degree in heritage conservation or built environment with heritage specialisation.
Landscape Architect
Designs external works — planting, paving, retaining, irrigation, site furniture. Required by some councils for planning permit applications. Increasingly important for NCC 2022 compliance with stormwater and urban heat provisions.
Quantity Surveyor
Independent cost planning and cost management. Strongly recommended on projects over $1M. Produces cost plans at design stages, pre-tender estimates, and manages tender analysis. Also provides insurance replacement valuations.
Land Surveyor
Pegs site boundaries, establishes levels, prepares re-establishment surveys, and produces feature and level surveys. Required at the start of every project — accurate survey is the foundation of all design. Also required for subdivision and certification.
Town Planner
Prepares and lodges planning permit applications. Liaises with councils, manages objections, and represents clients at VCAT. Engaged where permit applications are complex, contentious, or have heritage or overlay complexity. Architect can prepare simpler applications.
Arborist
Assesses trees on and adjacent to the site. Required for planning applications where significant vegetation is present, and for building permit applications where root zones may be affected by works. Provides Tree Protection Plans and arboricultural impact assessments.
Engagement Schedule
Getting consultants on board at the right time avoids rework and ensures their input shapes design decisions rather than just responding to them.
Consultant
When to Engage
Why Timing Matters
Land Surveyor
Stage 1 — before design begins
Accurate site levels and boundaries are the foundation of every design decision
Structural Engineer
Stage 2 — early developed design
Structural system affects floor-to-floor heights, span capability, and cost
Town Planner
Stage 1–2 — before permit lodgement
Pre-application advice can identify issues before they become grounds for refusal
Heritage Consultant
Stage 1 — before any design
Heritage constraints must inform the design brief, not react to a completed design
Arborist
Stage 1 — with survey
Tree root zones directly affect building footprint and excavation limits
Hydraulic Engineer
Stage 2 — developed design
Drainage design affects floor levels, slab thickness, and external grading
Energy Assessor
Stage 2 — before documentation
Early assessment can redirect glazing, shading, and insulation decisions
Landscape Architect
Stage 2 — developed design
External works integrate with building footprint, drainage, and planning permit
Quantity Surveyor
Stage 2 — cost plan check
Independent cost confirmation before documentation commits you to a scope
Private Building Surveyor
Stage 3 — before permit lodgement
Early engagement avoids late-stage surprises in building permit assessment
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