W O Flatz Construction was founded in 1993 by Wallace Flatz. Hunter Flatz now leads the business alongside Wallace. We work almost exclusively on residential projects in Auckland where the brief is complex and the standard of finish is high: villas and bungalows being extensively restored or extended, architectural new builds on difficult sites, and large-scale character home renovations. Most of our work comes through referrals from Auckland architects or from previous clients. We do not tender competitively for every job that comes to us. We take on work that suits what we build well.

What happens at first contact?

You can reach us by phone or email. We will ask you to describe your project, including the address, what you are trying to achieve, your approximate budget, and whether you have an architect appointed. We will tell you honestly whether the project sounds like the kind of work we do. If it does, we arrange a site visit. We do not charge for this visit. We want to see the site and the existing building before we say anything about cost or programme, because the site tells us things that no description or photograph can. At the site visit, Wallace or Hunter is present along with whoever will manage the project. We look at access, existing building condition, drainage, ground conditions visible at the surface, and any constraints that will affect construction. We ask questions. We listen. We give our initial read of what the project involves and what the key risks are.

How is a project estimate prepared?

Our estimates are prepared from the architectural drawings and specifications at the time of pricing. If drawings are at concept stage, we give a range, not a number. A range at concept stage might be $800,000 to $1.1 million, with the spread reflecting the unknowns in specification and scope. That range is useful for budget planning but is not a contract price. A contract price requires consent drawings, a structural engineer's design, a complete schedule of finishes, and a full specification. When those are available, we prepare a detailed estimate by trade package and sub-contract scope. On charge-up projects, which are most of our architectural and character home work, the estimate becomes the project budget against which monthly cost statements are tracked. We do not provide low estimates to win the job and recover through variations. We tell you what we think it will cost and why.

What does the contract cover?

We use a written contract on every project. For charge-up work, the contract specifies the agreed margin, the cost reporting process, the payment schedule, the variation procedure, and the dispute resolution process. For fixed-price work, the contract is based on the NZIA standard form of contract, modified for our specific conditions. The contract is a plain document. We explain every clause before signing and answer any questions. Both parties sign before any work starts. The contract includes a schedule of finishes as an attached document. No work begins until the schedule of finishes is complete, signed, and attached to the contract.

How do site meetings and communication work during the build?

We hold a site meeting every Tuesday morning. The architect attends, the client is welcome and encouraged to attend, and the site foreman or project manager chairs the meeting. We cover programme status, upcoming work, variation status, outstanding decisions, and any quality or safety matters. Minutes are distributed within 24 hours. Between meetings, the site foreman is available by phone during working hours. We send a written project update at the end of each month with the cost statement. Clients always know what their project has cost to date and what we expect the cost to be at completion. If the forecast is changing, we tell you before you find out from an invoice.

How does the charge-up cost process work in practice?

Every week, labour hours are recorded by trade against the project. Subcontractor invoices are received, checked against work completed, and allocated to the project. Material purchases are coded to the project. At the end of each month, all costs for the month are compiled into a cost statement showing spending by category: sitework, foundations, framing, roofing, cladding, insulation, linings, joinery, plumbing, electrical, painting, and fitout. The statement shows the month's spend, the cumulative spend to date, the original budget for each category, and the variance. The builder's margin is applied to all costs at the agreed percentage. The statement is emailed to the client and architect at the start of the following month. Any costs that the client wishes to query can be investigated against the original invoices and timesheets.

What does handover and code compliance look like?

As the project nears completion, we compile the documentation required for the code compliance certificate application: producer statements from engineers and specialist subcontractors, product data sheets for weathertightness products, inspection records, and the as-built drainage plan. This documentation is prepared as the work proceeds, not scrambled together at the end. Auckland Council inspects the completed building and, once satisfied, issues the code compliance certificate under the Building Act 2004. We walk through the completed building with the client and architect at handover, explain any maintenance requirements for specific products or systems, and hand over all product warranties and documentation. We stay available after handover for any issues that arise in the first twelve months.

If you want to discuss a project with W O Flatz Construction, contact us directly. We will give you a straight account of whether we are the right fit for what you are building.