What you need to Know when Building a new Home
14.38 Diposting oleh darksabda
So you're thinking about building your own home... It's a great idea, because you can get a lot closer to what you really want when you build rather than buy. But there are some critical things to be aware of, in order to keep risks and surprises to a minimum, and end up getting the home you want. We've compiled this helpful guide from a number of industry sources and our own experience.
We hope it gives you a good introduction. ...the team at DJ Builders & Son
1. How important is it to choose the right builder?
Your new home is going to be one of the most important investments you will ever make both financially and emotionally. You want to get the design and construction right so that it suits both your present and future needs and lifestyle. There are a lot of builders out there prepared to build you a house but which one is the right one? Which one will turn your dream into reality? Follow the steps in this information pack and you will be several steps closer to fulfilling your dream.
2. Your role in the process
Before beginning the design the following needs to be conveyed to the designer:
When using an architect, building designer or engineer the charge for designing the house will be in addition to the construction costs. When using a builder who provides a design service as part of the package the design is factored into the price. This will have some bearing on the amount of time that can be spent in working with you on the design. Consider this as well when selecting who designs your home.
Designers must be up to date with the following:
They should also be able to advise you on the most appropriate house orientation in relation to the sun and prevailing winds. They should also be able to advise you on how best to make use of a site's topography.
For example it is often better to build a house on a sloping site that makes use of the shape of the site rather than bringing in a bulldozer to reshape the site. Earthworks can be expensive.
At your first meeting with a designer you need to assess whether they will be able to meet with your expectations in terms of being qualified to do the job. Attached is a checklist (see page 8) of questions that you should consider asking the designer.
4. Builder's reputations
Once you have a list of builders your next step is to find out about their reputations and the quality of their work. Probably the best way is to visit homes they have built and talk with the owners. A reputable builder with satisfied customers should have no problem in providing the names and addresses of recent customers that are willing to talk to you.
Some questions you can ask:
5. Advantages in working with a builder to design your home
There are some definite advantages in individual designs. These include:
6. Project homes
Project home builders usually offer a range of standard plans in different price ranges including varying fittings and inclusions. They may specialise in single or double storey homes but are limited in inclusions and colour selection choices, design changes and site falls.
7. Individually designed homes
Building designers, engineers, architects and licensed builders provide design services. Probably the most commonly used design service is that offered by builders who specialise in individual designs. They both design and build the homes and the service is included in the price whereas building designers, engineers and architects will charge for the service.
The majority of builders who build custom designs will have a portfolio of plans of homes they have built or standard plans, often based on their display homes. They will quite happily adapt these plans to suit your requirements or design a completely new plan. In addition they may specialise in a certain style of home like colonial or federation or in designing and building homes to suit difficult or sloping sites.
Regardless of whom you select to design your home you should feel comfortable with them. At the outset you should ensure that you both clearly understand each other's roles and responsibilities. This will reduce the likelihood of misunderstandings and disputes.
8. Designing your home
Design services are provided by the following:
9. Design choices
There are effectively 3 design choices:
Uncertain about your homes finishes? Reputable builders have qualified colour consultants who can guide you through this important process.
They usually have sample finishes available to view, either in-house or at their display homes. They ensure that you get the finish that suits you, right down to the smallest detail.
Working with the colour consultant to choose your finishes usually occurs after the deposit has been paid and the design agreed (note not all builders provide this service so take this into consideration when selecting your builder).
You will be provided with a pack of information on finishes and invited to meet with the builder's colour consultant for a several hour appointment to review the various options. This is your opportunity to ensure that all the finer details are not missed or taken for granted.
11. Inclusions
As mentioned earlier, project builders often have houses on view in display villages. Be warned that these houses are quite likely to have inclusions that are not included in the base price.
The following items will probably not be included in the base price, Inside:
12. Additional costs
Do you have a sloping, timbered or difficult site on which to build? Be aware that the type of site on which you want to build can add considerably to the overall cost of the project. Note that builders are required under the Domestic Building Act 2000 to provide customers with foundations data before finalising the contract. Most project homes are quoted for building on flat stable sites with little underground rock. A site that is steeply sloping, unstable or has rock beneath the surface can add considerably to the cost of building a home.
If you have a difficult building site then it may be worthwhile to consider approaching a builder who specialises in building on this type of site. They usually design a house to suit the site minimizing the amount of excavation and making best use of the inherent benefits of a sloping site.
Check whether the builder has included the cost of soil tests, contour surveys and building approval fees in the required deposit.
Note that despite a soil test being done it is usually only from two or three boreholes and may not accurately represent the entire site. The builder may have rock removal as a provisional item in the contract and it may become very expensive.
Ensure that your contract has a fixed price for the footing excavation and footings (excluding rock removal) and that you have copies of the survey reports on which this is based. Also ensure that the contract specifies who is responsible for removing excess earth left after excavations.
13. Building complaints
The Building Services Authority has a website that keeps a record of disciplinary proceedings against builders. The BSA site can be accessed at
www.bsa.qld.gov.au and you should check the record of each of the builders on your list against the information on this website. No guarantee that you will not experience problems with a builder but past history often determines future behaviour. You can then cull from your list any builders that you doubt.
14. Queensland Master Builders Association
The first step in process is to decide on the type of home you would like to build and to work out how much you can spend. You then need to make a list of local builders that can build your chosen home style within your budget.
One way is to go to the Queensland Master Builders Association's website at www.masterbuilders.asn.au. They have a search function that will provide you with a list of local builders in your region. Contact details and links to websites are included but no detailed information. This means that a lot of searching is required to find key information so you may want to consider other sources.
15. Other sources
If you want another way then advertisements in property supplements, magazines like Homebuild, website searches and display homes will provide more information in easier to use formats. Identify those builders that specialise in the style of house in your price range.
Make a list of these builders. You might even want to create a file with information printed off their websites or sourced from property supplements and magazines.
16. DJ Builders
A great way to find out more about designing your own home is to contact DJ Builders and Son. We have been building homes in South East Queensland since 1973 and have thousands of examples for you to view.
We specialise in individual designs and have skilled designers who can assist you in designing your dream home. No architect or designer fees on top-they are included in the price.
We'll give you the home you want, designed for you, built as promised.
And to make it even easier, turn the page to read out our 10 step guide to designing and building your home:
Author Source : articlesbase.com
google.com
We hope it gives you a good introduction. ...the team at DJ Builders & Son
1. How important is it to choose the right builder?
Your new home is going to be one of the most important investments you will ever make both financially and emotionally. You want to get the design and construction right so that it suits both your present and future needs and lifestyle. There are a lot of builders out there prepared to build you a house but which one is the right one? Which one will turn your dream into reality? Follow the steps in this information pack and you will be several steps closer to fulfilling your dream.
2. Your role in the process
Before beginning the design the following needs to be conveyed to the designer:
- Your budget
- The size of the house to be designed - including room numbers, their locations and functions
- Facade type including exterior finishes for walls (e.g. rendered, face brick) and the roof type and finish (e.g. tiled, metal)
- Individual design features that you would like
- Specific details like ceiling heights, window sizes, and bathroom and kitchen fittings.
- The time frame. Note that plans have to be submitted to various authorities and this may take longer than expected. Build this into the construction time frame.
When using an architect, building designer or engineer the charge for designing the house will be in addition to the construction costs. When using a builder who provides a design service as part of the package the design is factored into the price. This will have some bearing on the amount of time that can be spent in working with you on the design. Consider this as well when selecting who designs your home.
Designers must be up to date with the following:
- Latest legislation
- New building trends
- Environmental and energy considerations like insulation, water saving, building materials and energy saving systems like solar power and solar water heating
They should also be able to advise you on the most appropriate house orientation in relation to the sun and prevailing winds. They should also be able to advise you on how best to make use of a site's topography.
For example it is often better to build a house on a sloping site that makes use of the shape of the site rather than bringing in a bulldozer to reshape the site. Earthworks can be expensive.
At your first meeting with a designer you need to assess whether they will be able to meet with your expectations in terms of being qualified to do the job. Attached is a checklist (see page 8) of questions that you should consider asking the designer.
4. Builder's reputations
Once you have a list of builders your next step is to find out about their reputations and the quality of their work. Probably the best way is to visit homes they have built and talk with the owners. A reputable builder with satisfied customers should have no problem in providing the names and addresses of recent customers that are willing to talk to you.
Some questions you can ask:
- Are you happy with your home?
- Was the house built within the agreed time frame?
- What problems did you experience?
- Were they attended to promptly and to your satisfaction?
- Would you have this builder build another house for you?
- Quality of the finishes including cabinetry, paint and trim
- Quality of the construction
- Style of design
- Construction type
5. Advantages in working with a builder to design your home
There are some definite advantages in individual designs. These include:
- Personalised and flexible design process
- Design suits your lifestyle and budget requirements
- Inclusions not limited
- Tailored to your particular site
6. Project homes
Project home builders usually offer a range of standard plans in different price ranges including varying fittings and inclusions. They may specialise in single or double storey homes but are limited in inclusions and colour selection choices, design changes and site falls.
7. Individually designed homes
Building designers, engineers, architects and licensed builders provide design services. Probably the most commonly used design service is that offered by builders who specialise in individual designs. They both design and build the homes and the service is included in the price whereas building designers, engineers and architects will charge for the service.
The majority of builders who build custom designs will have a portfolio of plans of homes they have built or standard plans, often based on their display homes. They will quite happily adapt these plans to suit your requirements or design a completely new plan. In addition they may specialise in a certain style of home like colonial or federation or in designing and building homes to suit difficult or sloping sites.
Regardless of whom you select to design your home you should feel comfortable with them. At the outset you should ensure that you both clearly understand each other's roles and responsibilities. This will reduce the likelihood of misunderstandings and disputes.
8. Designing your home
Design services are provided by the following:
- Licensed building designers
- Architects
- Licensed builders
- Engineers
9. Design choices
There are effectively 3 design choices:
- Make use of a standard design package supplied by a builder. They will usually have a range of designs from which you can make a choice. Often referred to as project homes.
- Review the builder's standard plans and adapt them.
- Have a builder, designer, engineer or architect do a custom design.
Uncertain about your homes finishes? Reputable builders have qualified colour consultants who can guide you through this important process.
They usually have sample finishes available to view, either in-house or at their display homes. They ensure that you get the finish that suits you, right down to the smallest detail.
Working with the colour consultant to choose your finishes usually occurs after the deposit has been paid and the design agreed (note not all builders provide this service so take this into consideration when selecting your builder).
You will be provided with a pack of information on finishes and invited to meet with the builder's colour consultant for a several hour appointment to review the various options. This is your opportunity to ensure that all the finer details are not missed or taken for granted.
11. Inclusions
As mentioned earlier, project builders often have houses on view in display villages. Be warned that these houses are quite likely to have inclusions that are not included in the base price.
The following items will probably not be included in the base price, Inside:
- Floor coverings with the exception of wet areas like bathrooms, toilets
- and laundries.
- Blinds, curtains and light shades
- Items like wallpaper, fixed mirrors (outside of bathrooms) and picture rails
- Furniture that is loose
- Dishwashers and washing machines
- Security systems
- Garages and carports
- Paths and driveways
- Security and fly screens
- Tiled and concrete floors under verandas and entry porches
- Landscaping
- Garden sheds, outdoor furniture, pergolas and fences
- Clothes lines and letterboxes
- Spas and pools
- Connections to services
12. Additional costs
Do you have a sloping, timbered or difficult site on which to build? Be aware that the type of site on which you want to build can add considerably to the overall cost of the project. Note that builders are required under the Domestic Building Act 2000 to provide customers with foundations data before finalising the contract. Most project homes are quoted for building on flat stable sites with little underground rock. A site that is steeply sloping, unstable or has rock beneath the surface can add considerably to the cost of building a home.
If you have a difficult building site then it may be worthwhile to consider approaching a builder who specialises in building on this type of site. They usually design a house to suit the site minimizing the amount of excavation and making best use of the inherent benefits of a sloping site.
Check whether the builder has included the cost of soil tests, contour surveys and building approval fees in the required deposit.
Note that despite a soil test being done it is usually only from two or three boreholes and may not accurately represent the entire site. The builder may have rock removal as a provisional item in the contract and it may become very expensive.
Ensure that your contract has a fixed price for the footing excavation and footings (excluding rock removal) and that you have copies of the survey reports on which this is based. Also ensure that the contract specifies who is responsible for removing excess earth left after excavations.
13. Building complaints
The Building Services Authority has a website that keeps a record of disciplinary proceedings against builders. The BSA site can be accessed at
www.bsa.qld.gov.au and you should check the record of each of the builders on your list against the information on this website. No guarantee that you will not experience problems with a builder but past history often determines future behaviour. You can then cull from your list any builders that you doubt.
14. Queensland Master Builders Association
The first step in process is to decide on the type of home you would like to build and to work out how much you can spend. You then need to make a list of local builders that can build your chosen home style within your budget.
One way is to go to the Queensland Master Builders Association's website at www.masterbuilders.asn.au. They have a search function that will provide you with a list of local builders in your region. Contact details and links to websites are included but no detailed information. This means that a lot of searching is required to find key information so you may want to consider other sources.
15. Other sources
If you want another way then advertisements in property supplements, magazines like Homebuild, website searches and display homes will provide more information in easier to use formats. Identify those builders that specialise in the style of house in your price range.
Make a list of these builders. You might even want to create a file with information printed off their websites or sourced from property supplements and magazines.
16. DJ Builders
A great way to find out more about designing your own home is to contact DJ Builders and Son. We have been building homes in South East Queensland since 1973 and have thousands of examples for you to view.
We specialise in individual designs and have skilled designers who can assist you in designing your dream home. No architect or designer fees on top-they are included in the price.
We'll give you the home you want, designed for you, built as promised.
And to make it even easier, turn the page to read out our 10 step guide to designing and building your home:
Author Source : articlesbase.com
google.com
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