The building price is the number everyone remembers. The total is what you pay. Between the two sit a set of costs that most quotes, including ours, list as exclusions unless you ask for them to be included. None of them are hidden if you know to look, so here’s the list.
Before anything is built #
- Geotechnical report. Councils rely on geotech reports more and more for consented buildings. A geotech report checks the ground’s strength and also its expansivity: how much the soil swells and shrinks, which is common in many New Zealand clays. It tells the structural engineer what foundations can be used, and that drives what your foundations and floor will cost.
- Surveying. Boundary pegs, and setting out the building, so it ends up exactly where the consent says. On rural sites, district plans often require a large setback from boundaries, for example around 12 m. Building closer usually needs your neighbours’ agreement. Check your council’s rules, or we can look into it for you.
- Design and engineering for site works. Retaining, drainage and stormwater design, if the site needs them.
- Consent fees. Building consent fees, and resource consent if the district plan requires it.
- Development contributions. Some councils charge these for new commercial buildings or extra demand on infrastructure, and they can be large. Try to get the council to show its hand early. A cost-effective way is to prepare a floor plan, site plan and elevations and apply for a project information memorandum (PIM), before you spend on geotech, fire and structural engineering. On one industrial building we priced near Palmerston North, worth $160,000 all-up including the floor and erection, the council applied a $33,000 development contribution at the building consent stage. That added about 20% to the project, and the client decided not to proceed. If you’re concerned, we’re happy to draw up plans and help with the PIM application.
- Government levies. Building levies are charged on consented work above a set value.
Getting the site ready #
- Earthworks. Cutting, filling and compacting a level platform, often by cutting one part of the site and filling another.
- Retaining walls, on sloping sites.
- Drainage and stormwater. Your roof sheds a lot of water, and it has to go somewhere approved, such as a stormwater connection, soak pit or tank.
- Hardfill, driveway and apron, so trucks and vehicles can reach the doors. Councils may limit how much of your site can be hard (impermeable) surface versus permeable, so it’s worth understanding early. We can help.
Under and around the building #
- Concrete footings and slab. Often the biggest single cost outside the building. Heavy machinery, forklifts or racking need a thicker slab.
- Services. Trenching and connections for power, water and data.
Getting it up #
- Delivery. Distance and access matter, and long components are the main issue. Rafters of 10 to 12 m, common on mono-pitch buildings, can be hard to get through tight access roads and farm gateways. We’ve had to remove gates and fence posts to get trucks in. A site visit, or photos of your driveway and gateways, lets us check access with Google Maps and council maps before delivery day.
- Erection labour, if you’re buying a kitset.
- Crane, telehandler or scissor-lift hire, plus scaffolding and edge protection.
Finishing off #
- Roller door motors and remotes, insulation, linings, lighting and power outlets, gutters connected to the stormwater system, and landscaping.
Changes along the way #
Changing the design after the price is agreed costs money, because drawings, engineering and orders change too. Steelspan’s terms charge a variation administration fee of $150 + GST or 5% of the variation, whichever is greater. The best way to avoid variations is to settle the design properly before construction starts.
How we keep surprises out #
Our policy is no surprises: we do what we say we’re going to do. On design & build projects, a detailed design stage prices the site works, slab and services before you sign a construction contract. On kitset orders, we’ll tell you which of these items you need to organise yourself. As a rule of thumb, allow a 5% contingency on any project for small variations. On commercial projects, 10% may be more appropriate, but on straightforward shed builds, 5% has proven adequate in our experience.
Talk to Steelspan #
Ask us to include whatever you’d rather not manage yourself, and we’ll price it. Start with our Easy Shed Quote or call 0800 787 726.
