Council Cost Reports (also referred to as a n”Registered Quantity Surveyors Detail Cost Report”, “Detailed Cost Estimate” or a “Council DA Estimate”) refer to a report requested by council upon submission of a Development Application.
Regardless of the construction value of the project, the council will require you to submit a cost summary report – the value of the construction will determine who is qualified to prepare the report. If the project is below a certain value, generally the architect can provide the cost summary for the council. However, where the project cost exceeds this value, Council will require the report to be prepared by a Registered or Certified Quantity Surveyor. This value varies between councils, but is typically where the cost of construction exceeds $500,000.
Your architect will be able to tell which council jurisdiction you fall under. Generally they will look up the threshold required for this report and let you know if the report is required to be prepared by a Quantity Surveyor. Council requires this report to reflect the project construction cost, and uses this to determine the development application fee to be paid by the developer.
A council cost analysis report shows an elemental cost analysis breakdown, which is done by measuring off the DA Architectural Plans and does not include measurement of additional service drawings.
While each council has their own format or form, they all request the same information. As a result, QPC & C uses a standardised form which is accepted by all councils across NSW. The City of Sydney has an excel download of their format, which indicates all the necessary items that must be shown on the council submission report.
Sample Submission Form
Basis of the Estimate
A Council Cost Report is an analysis of the estimate which is produced by measuring DA Architectural plans. The estimate is conducted on the basis of the following items.
- The development cost including GST, Builders Margin and all associated preliminaries and labour.
- Excludes any project contingency
- The costs of carrying out development including
- Erection of building
- Site Preparation
- Decontamination/Remediation where known
- Costs and expenses must NOT be included:
- Cost of fittings and furnishings
- Costs of enabling access by disabled people
- Costs of any energy or water efficiency measures
- Costs of development that is provided as affordable housing
- Costs of development that is the adaptive reuse of a heritage item
- All costs necessary to establish and operate the project as per NSW Planning Circular PS 10-008
- Design and construction of buildings, structures,
- Associated infrastructure
- Fixed and/or mobile plant(s) and equipment(s)
- Land cost
- Development contributions
- Finance fees & interest
- Finishes nominated are of a reasonable standard which is appropriate for the project type and location
- Notes that finishes and costs may be subject to change based on future selections made by the developer or builder
- Land Costs, Rates, Legals Stamp Duty etc.
- Marketing costs
- Interest and finance charges
- PM costs
- Decontamination and remediation
- Building insurance
- Rock excavation
- Acoustic treatments exceeding the nominal allowance
- NBN Implications