+ Why would I use ROBIN RUSSELL & ASSOCIATES? + What is our "Vision"? + What is the PROCESS for subdivision development in ENERGEX'S area? + What sort of STREET LIGHTS can I install? + HOW LONG does it take to get electricity installed in a new subdivision in ENERGEX'S area? + What does design and construction of electricity and street lighting COST in ENERGEX'S AREA? + Why does Energex refuse to allow private design and construction of certain works which are fully funded by developers? + Why does it sometimes take many weeks – even months – to get our ENERGEX BOND released after the installation is complete? + How do I get TELSTRA installed? + How to install BROADBAND CABLE in New Estates? + What about installing GAS in my estate? + RRA INTERNET SITE: How can I gain ACCESS TO SECURE CONTENT, including details of all of my jobs? + How do I include the cost of electricity when calculating the Building & Construction Industry Levies? + Why would I use ROBIN RUSSELL & ASSOCIATES? Our design will be "least cost". We'll arrange for you to purchase materials direct from Energex, at the cheapest prices. Our tenders attract the lowest contract prices. For these three reasons, we can get the job done for up to 20 percent less than others can. From paperwork to specifying the last nut and bolt of construction, we’ll take care of everything. We’ll negotiate effectively with Energex and Council on your behalf. We'll obtain the necessary approvals from Council, Main Roads Department and other relevant bodies. We'll co-ordinate closely with Telstra and their contractors. Our service doesn't end with the design. We provide full Contract Superintendent services to AS 4000:1997. We remain on the job until the installation has been completed satisfactorily and your Energex bond has been returned. (Lower-priced consultants only go as far as the design.) No time is wasted. Also because we know that timing is critical for developers, we won’t accept a job if we can’t get started immediately. And now a new service: by means of this website, we can now give our clients and associated consultants on-line access to drawing downloads, job details and job progress. + What is our "Vision"? We don't have one. Company "visions" are little more than wishful thinking and empty promises. Most government departments and GOCs have a "vision". But any resemblance between that and the reality of their present performance is non-existent. Our basic policy is to provide an excellent, cost-effective service to clients - right now. We also have a policy of continuous improvement, with particular emphasis on our computer systems. Continuing staff development is yet another requirement of our NCSI-certified quality system. So let's just see where that takes us. We make no apology for stating that our main emphasis is on the "right now". + What is the PROCESS for subdivision development in ENERGEX'S area? Energex's Subdivision Guidelines for Developers - Form 8051 can be downloaded from their web site. On being engaged, we request Energex's design parameters and obtain full details from associated consultants (civil engineer and surveyor). We then prepare the electrical/street lighting design and submit it for council approval. When that approval has been received, we send the approved design to Energex. (Energex approval is not required, because RRA is "A"-rated by Energex, so our designs are self-certified.) Energex responds with an Agreement offer to the developer. The essence of this Agreement is that Energex agrees to accept the proposed installation if the developer pays certain charges and ensures that the installation complies fully with Energex's specifications. When the developer signs the Agreement, lodges the required bond and pays Energex's fees, Energex issues a Certificate for Electricity Supply. This must be lodged with Council in order to get the subdivision plan sealed. Energex no longer supplies transformers and cables free of charge, so approved materials can be sourced anywhere. At present, the cheapest source of other materials is Energex's own store. So we prepare detailed materials lists and obtain Energex's quotation to supply these. An Energex-accredited contractor must be engaged to construct the installation. There are about 12 contractors presently operating, ranging from large, experienced contractors to small, two-man crews. We work with most of these contractors. Their work is generally of a high standard. Our normal process is to call tenders from three contractors, whom we think could get the job done on time and from whom we expect to obtain the best prices. During construction, we provide full Contract Superintendent services, according to AS 4000:1997, on which our specifications are based. On completion, the contractor hands the installation over to Energex. When they are satisfied that the installation complies with their specifications, they issue their Certificate of Acceptance and release the developer's bond. + What sort of STREET LIGHTS can I install? Have a look in our Street Lights section, by clicking here. + HOW LONG does it take to get electricity installed in a new subdivision in ENERGEX'S area? Typically, 20 weeks, give or take a little, depending on the complexity of the job. This time is comprised as follows: RRA design:   4 weeks Council approval:   3 weeks Energex processes:   8 weeks Construction:   5 weeks Total: 20 weeks A Certificate for Electricity Supply (to enable sealing of plans by Council) can usually be obtained by the end of week 12 after the bond has been lodged with Energex. Final acceptance of the new installation by Energex usually takes a further 8-10 weeks; the bond is released about 4 weeks later. + What does design and construction of electricity and street lighting COST in ENERGEX'S AREA? The cost varies greatly from job to job. Factors which increase the cost include: external works to bring high voltage to the estate major road lighting required council requirement to convert existing overhead to underground new transformer required length of new road per lot. At present (2009), the net cost of design and construction (in Energex's area) averages about $5500 GST-inclusive per lot for large residential subdivisions, but this cost varies greatly from job to job. The GST-inclusive net cost of commercial subdivisions currently ranges from $16 000 to $22 000 per lot. In Energex's area, our fee is based on a scale which takes into account the size and complexity of the job. It presently averages about $400 GST-inclusive per lot for large residential subdivisions. However, like total costs, it varies greatly from job to job, for the same reasons. The "per lot" cost is, of course, higher for small subdivisions. In Ergon's area, our fees are generally higher, mainly due to travel costs. Construction costs are also higher, because (currently) Ergon's policy is not as "developer-friendly" as Energex's. Please contact us for indicative costs. We prefer not to provide a firm fee proposal without first preparing a preliminary design, in order to gauge the size of the job. That requires us to obtain network maps for the area, gather load data for the existing transformers, and do computer calculations. Often a site visit is also necessary. When clients require a firm fee proposal (and total cost estimate), we are happy to provide one, for a nominal fee of $1200 GST-inclusive. If we are later engaged for the project, part of this fee is deducted from what we would otherwise charge for design. + Why does Energex refuse to allow private design and construction of certain works which are fully funded by developers? Energex will only allow "contestable" works to be designed and constructed privately. They define "contestable" works as: subdivisions, lot reconfigurations, most community titles developments, most retirement villages and caravan parks, street lighting projects. Other works, even if funded entirely by a customer, are classed as "non-contestable" and Energex insists on doing the design and construction themselves. The customer is charged Energex’s full cost - up to 30 percent more than it could be done for privately. Examples of this sort of work include: extending electricity supply to serve existing lots or new street lights, undergrounding existing overhead wires, relocation of poles or cables for road widening, etc. This policy dates back to a historical agreement between SEQEB and the union not to allow contractors to take up work which had traditionally been done by day labour. However the labour situation today is very different from what it was in 1990. Now the need for skilled contract labour is well accepted all around. So it is to be hoped that Energex will review their present restrictive policy - sooner rather than later. + Why does it sometimes take many weeks – even months – to get our ENERGEX BOND released after the installation is complete? Commissioning of the new installation requires close co-ordination between the contractor and Energex. Some jobs require "live line" work or high voltage switching by Energex's crews. This must be programmed several weeks in advance. Sometimes arrangements are cancelled by Energex at the last minute, due to lack of resources. When that happens, the work has to be reprogrammed for several weeks later. This can happen two or three times on a particular job. Energex has established a very demanding process for accrediting contractors and auditing their work. Contractors are required to perform a full inspection of each installation before they certify completion to Energex. Then Energex's auditors perform their own inspection. Most jobs attract several "non-conformance" reports, because Energex insists on rigid compliance with their specifications - to the last frustrating detail. So the contractor must return to rectify these "non-compliances", then recertify to Energex. That is followed by another Energex inspection, which might even result in the reporting of further "non-compliances". And so the process goes on, until eventually Energex is satisfied and issues their Certificate of Acceptance. Sometimes, this can take several months. When a transformer site is necessary, Energex requires that this be surveyed as road reserve. Then before Energex will release the developer's bond, they want to see a copy of the sealed survey plan, as proof that the site has been surveyed. So any delay in getting the plan sealed can delay release of the bond. Occasionally Energex requires an easement. For those jobs, Energex will not release the bond until they have sighted evidence that the easement has been registered. What they require is a copy of the Registration Confirmation document relating to the easement. Job closure is a major challenge. So we apply considerable effort to monitoring (and chasing up) the acceptance process for every job. + How do I get TELSTRA installed? Telstra's process for subdivisions can be found on their web site at: www.telstrasmartcommunity.com Telstra will install their conduits, pits, wires, etc. free of charge, providing the developer provides a trench and other excavations required. In residential subdivisions, Telstra's conduits can share the same trench as the electricity conduits, so the net cost is not great – about $220 per lot. Someone must register the development on Telstra's website (We usually do that). Telstra then issues that person with a username and password for the job, to allow them to revisit Telstra's record in future. We send Telstra an electronic copy of our design via their website. They, in turn, pass that to their own contractor to design and install Telstra's infrastructure in the estate. During construction, both the civil contractor and the electrical contractor need to coordinate closely with Telstra's contractor, to ensure that Telstra's conduits and pits go in while the excavations are open. Sometimes, it is necessary to relocate existing Telstra infrastructure. Overhead wires might have to be replaced with underground cables, or underground cables might have to be moved or lowered. When that happens, the developer must pay the full cost of the work. Depending on the reason for the Telstra relocation, either we or the civil engineer must advise Telstra and obtain one or more quotations from Telstra's accredited contractors. The installation of Telstra's conduits and pits is completed about the same time as the electricity installation. However the wires are not installed until Telstra receives an application for a telephone service within the estate. Thereafter, Telstra's Customer Service Guarantee is that the new telephone service will be installed within 20 working days of the application. Subsequent applications for telephone services in that estate (after the wires have been installed) will be satisfied within 5 working days. + How to install BROADBAND CABLE in New Estates? Twelve years ago, Telstra and Optus rolled out broadband cable in a mad rush, in the metropolitan areas of Brisbane, Ipswich, Logan and Gold Coast, as well as some major regional centres. Then they stopped. Since then, Optus has done virtually no new extensions. Telstra, on the other hand, continues to extend their broadband - but largely at the developer's expense. The good news, however, is that Telstra is actively pursuing new customers. So they have put together a package deal which they offer developers of selected estates - usually large or prestige developments. It is based on the "gold standard" for telecommunications - optic fibre from Telstra's exchange to every lot in the estate. Telstra calls it "Velocity". It can cost the developer up to $3000 per lot, comprising an initial high fixed cost and a variable "per lot" cost. The down side, however, is that if Telstra fibre is installed to each house, Telstra will be the only service provider who can afford to offer telephone services to home owners at market rates. For further details, please refer to the News Item dated 2/2/07 on this site. If Fibre-To-The Premises (FTTP) is the "gold standard", then Hybrid-Fibre-Coaxial (HFC) is the "silver standard". That is what has been installed to serve most existing metropolitan premises. The cable out in the street is coaxial. Extension of this coaxial cable into a new estate is feasible if there is an adjacent optic fibre from the exchange. The cost is often of the order of $600 per lot. This will at least provide cable TV and Internet, but not as fast as FTTP; nor will it be as future-proofed. Failing that, there is always the "copper standard" - copper telephone wires, installed free of charge by Telstra. Broadband Internet may be available (depending on the area) via ADSL technology. And of course all of this will change on 1 July 2010, when roll-out of the new National Broadband Network will commence. From that date, developers will be required to install fibre to the premises in most greenfield estates - at an estimated cost of about $3500 per lot. Clients with any questions are invited to talk to us about this. Just give us a call. + What about installing GAS in my estate? We recommend that you give serious consideration to installing gas reticulation in your estate - especially if it is a large development (i.e. 100+ lots) and gas mains are already installed nearby. As concerns about the environmental impact of electricity generation grow, gas is being promoted more and more as an environemntally-friendly alternative. Progressive changes to the electricity cost structure are reducing the up-front cost of installing gas reticulation in new estates. There are two main gas distribution companies in Queensland: Envestra Limited and APA Group. However APA Group has a contract to manage Envestra's installation, so that makes it simple: to open up discussions for any area, just talk to APA Group. Start with APA's Andrea Vogler. Her telephone number is (07) 3267 9505. She will refer you to the Market Development Officer for your area. The deal they will offer you will depend on a number of factors, which will vary from job to job, These include: the proximity of the nearest gas mains, the size of the subdivision, and whether the developer can guarantee that gas will be installed in all houses. You will certainly be asked to provide the trench for the gas mains - usually a shared trench with electricity. This could cost an extra $200 per lot; but this is counter-balanced by a cost saving in the electrical installation. Energex allows us to reduce design loads when the developer can give a guarantee that gas will be installed in every house; that means fewer transformers. If the numbers don't stack up, APA Group might ask for a small capital contribution. Developer/builders should seriously consider the installation of gas reticulation along with gas water heaters in their new homes. By comparison with a solar water heater, a gas water heater costs around $4000 less to install. There is even a saving in comparison with heat exchange type water heaters. This saving can dwarf the relatively small extra cost of gas reticulation. Worth considering. They have an informative website for developers at http://qld.apa.com.au/trade-and-developer-information/land-developers.aspx + RRA INTERNET SITE: How can I gain ACCESS TO SECURE CONTENT, including details of all of my jobs? The following details are available for all current projects: - subdivision definition - type of street lights - job progress - current cost estimate (incomplete until Energex's costs and tenders received) - RRA staff member responsible. Access is available to anyone associated with a current project, including - developers (clients) - project managers - civil engineers - surveyors If you have a current job with us and you do not already have access, register here. Once we receive the registration request, it will be approved promptly and you will receive a confirmation email with your login details. You will then be able to view all jobs for which your company is responsible. + How do I include the cost of electricity when calculating the Building & Construction Industry Levies? For projects costing $80 000 GST-inclusive or more, the developer is required to pay a combined Building & Construction Industry levy calculated at 0.35% of the estimated total GST-inclusive cost of the job. For details, please refer to the QLeave website at: http://www.qleave.qld.gov.au When we are engaged, we provide you with a rule-of-thumb method for estimating the cost of design and construction of electricity reticulation and street lighting. That produces a very rough estimate - but better than nothing, Then, when we have prepared our design, we give you a more reliable cost estimate. Finally, on completion, we tell you what the job actually cost - just in case you have to lodge a variation with QLeave. You can also access your job's cost on our website, but until costs from the Energex Agreement have been entered, and the electrical contractor has been appointed, that figure means little. Give us a call if you have any questions about the levy.