Category Archives: Developer Practices
Our New Linked In Page: The Property Development Doctor is up and running
Dr Drane Reveals the History of Decay in Property Development Processes Leading to Defects and Tragedies
This is a history note and an update to place an important national event within the chronicle of tragedies and misadventure in the high rise multi-apartment sector of the Australian Property Development Industry which is currently focusing so much on the Opal Tower.
A Building Regulatory Reform Summit was held in February 2018 with the objective of addressing these issues at all levels from Government, Industry and Consumer perspectives.
Here is the summit web page with the emergent White Paper that was the product of the summit. The summit was expertly put together by the Building Products Innovation Council with other industry and government support.
https://www.bpic.asn.au/submenu1491260069/BRR-Summit-2018
The summit resulted in a white paper, a cohort of national experts and an ongoing initiative to solve this problem. I was an invited speaker at the summit because of my historical, systemic emphasis on understanding defects rather than a current technical emphasis.
This was brought to light in my earlier article ‘Defects a Builder’s View’ which was presented at the Strata and Community Title in Australia for the 21st Century 2015 Conference run by Griffith University. Here is the link to that conference and my article which drew some media attention at the time.
http://www.jondrane.net/wp-content/uploads/2016/08/Griffith-2015-Strata-Conference-Programme.pdf
http://www.jondrane.net/wp-content/uploads/2016/08/Drane-2015-Defects-A-Builders-View.pdf
I also attach this image gallery which places The Opal Tower in perspective with the emerging history of these issues.
I have also appended my web article at the time which covered this event on my web site when I was with Western Sydney University. See below.
That is all for now and I watch the Opal Tower matter unfold from the safety of the arm chair. For now at least.
BTW: If you want to learn more about the history of property development and how developer’s systems have aided these issues in the lower developer tiers, come to one of my Master Classes on Commercial Property and City Development Dynamics
Dr Jonathan Drane
Free Information Sessions on Master Class Programme for 2019
Dr Drane’s Master Class : Becoming a Street Smart Property Developer
This is the first of a number of online webinars for College and University students (undergrad and postgrad), which are designed to supplement your current College and University studies and help your career aspirations to come to life in the complex and exciting world of commercial property development.
The Master Classes are designed to provide you with real life skills and street smart tools to get you on the road to success. Whether you want to follow a career employed in property development and/or become a property developer in your own right, these webinars are for you.
I have spent a lifetime in the commercial property development and construction industry and been a property developer in my own right. Over those years I have mentored executives and managers and lectured to hundreds of students across four academic institutions including Sydney University, UNSW, WSU and ICMS. I am also an alumni of UNSW and MGSM.
The universities are all attempting to steer their coursework and offerings toward an ‘industry ready’ framework and my webinars are offered as a supplementary tool kit which helps students to be ‘fit for purpose’.
My webinars are designed to be affordable and provide a range of skills and tools that will stay with you for life.
My two themes are ‘Work Ready’ and ‘Street Smart’.
Work Ready relates to you melding into the property development process and being an instant asset to your employer.
Street Smart relates to you always keeping your eye on your ability to be an entrepreneur in property development and a free ‘journey person’ throughout your life.
The Agenda Includes:
– Your life in Property Development– learning hunting skills and being able to move between employment and self entrepreneurship as a life strategy toward freedom and agility.
-The Current State of Property Development: An introduction to a brief history of Property Development and the new order of DIY Property Developers- which needs to be professionalised ( very much).
– Your Place in the Property Development Industry: How the industry works and how it ties into other professions including financiers, architects, engineers, builders and subcontractors.
-Dr Drane’s Bridge Into the Industry: A brief introduction to the tools of the trade which are brought to life in Dr Drane’s Property Development Game Play which hones your skills from the start.
-Your voice: Tell us what you need to move into the industry and the skillsets that are missing. An anonymous survey conducted during the session and the results discussed.
Book now for the introductory seminar, see details below.
To assist you with your calendar choice this webinar is run twice : A weeknight, and Weekend Sunday afternoon.
I look forward to seeing you.
Dr Drane
www.jondrane.net
Dr Drane’s Greenshoots Update
Dr Jonathan Drane: Greenshoot News Update
Regional City Growth Dynamics: A Research Focus
I have recently left academia after 6 years at both UNSW Built Environment and then Western Sydney University’s School of Business. I am returning to my prior independent research and advisory profile which I have operated through Greenshoot Investments since 1993 which will aim to grow into a research and teaching centre in its own right as time goes by.
The Outer West Dormancy and Growth Dynamics Research Project which started during my MBA at MGSM in the 1990s then through my doctorate at UNSW and continued in my time with WSU will continue, and I will be seeking funding, sponsorship and collaborations. But early days.
See my research page which pays tribute to MGSM, UNSW and WSU where the dormancy research found its genesis, grew and now matures as time goes by.
For More Information : http://www.jondrane.net/research/
The Parlous State of Contemporary Property Development
The Property Development Industry in the commercial multi-apartment sector is plagued by the advent of DIY developers who clearly did not get the memo related to quality and integrity through the application of professional practices. When this resulted in two girls having to jump off a balcony to escape a fire and the death of one of those girls ( Bankstown 2012) , the industry finally said no.
This research found its genesis through my chronicling of the degeneration of professional property development practices while at UNSW City Futures where I was invited to write a conference article and speak on what I thought was the boring subject of defects. To my surprise, the audience was lit up by the talk and paper, because it brought to life the decay of property development professional structures over several decades.
A simple article grew into an invited appearance at the National Building Regulatory Summit in February 2018 where I found myself an accidental historian of the industry. There I chronicled the decay in development structures across finance, design, construction and statute, an integrated view previously unseen.
For More Information: http://www.jondrane.net/research/the-state-of-contemporary-property-development-structures/
Property Development Master Classes: ‘Work Ready’ and ‘Street Wise’
The universities continue to attempt to steer coursework and offerings toward an ‘industry ready’ framework and for students to be more ‘fit for purpose’.
With this in mind, I am offering a number of online webinars for College and University students (undergrad and postgrad), which are designed to supplement their current College and University studies and help their career aspirations to come to life in the complex and exciting world of commercial property development.
The Master Classes are designed to provide real life skills and street smart tools to get students on the road to success. Whether they want to follow a career employed in property development and/or become a property developer in their own right.
The first master class is in three sessions in early November. You can learn more or book a seat here:
https://www.eventbrite.com.au/e/dr-dranes-master-class-becoming-a-street-smart-property-developer-tickets-51576187766
Thank You Academia
I have spent a lifetime in the commercial property development and construction industry and been a property developer in my own right. Over those years I have mentored executives and managers and lectured to hundreds of students across four academic institutions including Sydney University, UNSW, WSU and ICMS. I am also an alumni of UNSW and MGSM.
I have loved working with the students and teaching is in my wiring. Being a creature of the wilderness and not the citadel, I now stand on the outside looking upward at these past institutions, my teachers and colleagues. Thank you for helping to get here. I look forward to working alongside some of my past colleagues toward issues heralded in the initiatives above.
Sincerely
Jon
Dr Jonathan Drane
Director Greenshoot Investments
and Optimum Search est 1993
Apartment Defects and a New Breed of Property Developer
Book Now For Dr Drane’s Master Classes on Property Development
Image from Choice Article by, Jemma Castle, ‘Apartment Building Defects, What to look out for’ ( 15 September 2016) https://www.choice.com.au/money/property/buying/articles/apartment-building-defects
This Choice article is an important piece of journalism and research, not only for its exposure of the frightening scale of apartment development in Australia but the systemic failures in the industry which make our habitable apartment developments increasingly vulnerable to defects.
Defects have always plagued buildings even with the best developers, builders and subcontractors. The quality of buildings has traditionally and historically been policed by the architect who designed the building and together with what was called a Clerk of Works ( a long time ago) inspected each element on site to ensure the works were installed properly.
‘Defects A Builders View’ Read More on How the Industry Got Here
With the advent of ‘design and construct’ practices which gathered full force in the 1980s, the architect’s role was subordinated to the builder who took over the role of design overview and quality inspection reducing the architect’s commission to a design and ‘attendance’ role which was a much diluted form of their previous ‘full supervision’ role. The Clerk of Works also vanished and is now a museum piece. (I would love to hear from Clerk of Works who worked in this important role).
Adding to this the advent of private certification in the early 2000s, the quality of BCA outcomes (fire safety and egress put simply) meant that the overall quality of both the design and the fire safety integrity of the building was eroded further.
Book Now For Dr Drane’s Master Classes on Property Development
Adding to this the rise of private property development in Australia and its entry into the multi-apartment sector, the advent of a lawless, unknown developer employing a design and construct builder with an architect reduced to a ‘sketch designer’ status and a questionable private certifier meant that this breed of private property developer had a license to almost do whatever they wanted.
And this is exactly what is happening in a part of the multi-apartment sector which is between 3 stories and 8 stories high ( need sprinklers above this approx.). After all the quality developers and builders of which there are many in Australia can’t all be across every site that can be developed in the emergent cityscapes like Green Square.
Access to sites in these burgeoning precincts is not always the province of large balance sheet high quality developers, but that of ‘deal men’ who can put a foot on a site, package up a concept, obtain funding and become the developer of an important habitable building.
The ‘deal men’ are invisible to the naked eye and hide behind ‘sacrificial vehicles’ which are used specifically for project ventures. This makes these developers almost untouchable. This is the new breed of property developer.
Dr Jonathan Drane
www.jondrane.net
Read this article as a pdf:
dd2-the-special-breed-choice-article
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Key Papers and Events
Book Now For Dr Drane’s Master Classes on Property Development
The New Breed of Property Developer
‘Defects A Builders View’ Read More on How the Property Development Industry Got Here
Read More on the State of Contemporary Property Development
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The Claw Back Clause
This an archival post. The article was posted at the time the issue arose in October 2015. New legislation has been effected since as a result of the outcry due to this developer practice.
Dr Jonathan Drane
Claw Back Clauses: Are pre-sale apartments a new stock market: East Central Project?
Date: 9 October 2015
By Dr Jonathan Drane
Are our habitable multi-dwelling apartments becoming the instruments of a quasi- stock market? The recent example of the East Central project in Surry Hills is compelling evidence to this effect:
“After an investigation by Domain into boutique Surry Hills block East Central where seven contracts were rescinded by the developer Ash Samadi and most of the units were then resold for up to 50 per cent more, it’s been revealed that at least three other new buildings in Sydney are also embroiled in similar controversy”. Domain.
Many apartment projects are created through pre-sale agreements which have what are called sunset clauses. One intention is to ensure that the developer actually hands over the keys to the new ‘real’ apartment within a reasonable period. In this case the clause which is referred to as a ‘claw back’ clause allows the developer to rescind the contract and re-sell it to the open market after a certain period.
This means that the intention may never have been to honour the actual hand over of the apartments to the ‘originating pre-sale buyer’ but to use them as a stepping stone into a new market window. This in turn resembles the mechanism of a stock market in slow motion.
Some will also remember World Square where the pre-sale contract buyers were re-selling their pre-sale contracts on the open market. In that case, this was to the buyer’s benefit however in both these cases we are not dealing with commoditised, securitised stock market shares but with habitable apartments.
The lawyers will say to unwitting pre-sale buyers ‘read your contract and get a decent lawyer’ but there is something fundamentally wrong with this concept and the actual original intentions appear to be that the developer never really intended to honour the original undertakings, and in fact intended to on-sell on a clawback ( or least keep his/her options open)..
What a world! For those who are this evening waking at 4am to line up with the other hundreds of unsuspecting buyers on the streets of the pre-sale offices of our city, beware the claw-back clause. You might just sleep better through the whole, long, contract period leading up to settlement on your beautiful new dream apartment. The one that gives you an almost impossible leg onto the property ladder of the Sydney apartment market.
Dr Jonathan Drane
Read this article as a pdf:
The Defects Dilemma: Developers and Defects, by Dr Jonathan Drane
A little history of private property development and its effect on defect levels in Australia.
Defects have plagued buildings for decades if not centuries, and no more so than in the post war era of the private developer and with the emergence of the ‘design and construct’ project- the sister act of development as a private system of creation of our titled buildings.
Although many D&C projects are created with minimal defects, the practice of D&C and its evolution out of the previous Architect and Master Builder era, has a large part to play.
This paper takes us through a brief history lesson including the emergence of private property development and D&C in the post-WWII era, and the associated vulnerability of standards of construction across professions and regulatory systems. The erosion of the regulatory process, both professional and authority-based, is also revealed in the emergence of private certification and the dilemma of the slippery deal. The end product of such a system is illustrated with a ‘horror’ case example of one of its offspring.
Finally a ‘Defects Scenario Matrix’ is put forward for ways to keep a handle on defects on the D&C project based on a review of the horror case example and then a case example with a low defects regime.
Read Jonathan’s paper:
Drane 2015- Defects A Builders View
Read this blog article as pdf:
Hello world!!
Welcome to my new blog and web site. It has been refined to focus on my independent research and advisory profile.
This site is designed to allow prospective clients to understand how I combine my research profile with the analysis of complex construction problems in different situations including legal cases and project situations.
My previous blog which included articles on the city dormancy and property development has been archived and key articles will be revisited here. Please contact us on info@jondrane.net if you need a particular article.
This site also caters and focuses on my research into city dormancy and urban renewal so that students are able to tap into my works. I encourage students of the built environment to continue my work in this area of city dormancy and development.
My non-fiction book collection including my books on the Camino de Santiago are briefly referred to on this web site and will be expanded in another independent web site.
Thank you for your interest in my work.
Dr Jonathan Drane
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Key Papers and Events
Book Now For Dr Drane’s Master Classes on Property Development
The New Breed of Property Developer
‘Defects A Builders View’ Read More on How the Property Development Industry Got Here
Read More on the State of Contemporary Property Development
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