The hidden extras of building
- Thread starter redwing
- Start date
Well for a start the nice little plan you look at does not include a lot of extra's.
Sewer, water, gas, power, phone trench and connection.
Council fee's such as kerb deposit.
Some councils dictate a roof angle so extra charge if the plan roof angle is lower.
Earthworks by builder and after to landscape.
Footings for slab depending on ground classification might need upgraded.
Driveway might have an allowance of 6m, but make sure that reaches the road.
The path down the side of the house you want.
Gates PA or vehicle
Wall painting not included in a lot of cases
Sewer, water, gas, power, phone trench and connection.
Council fee's such as kerb deposit.
Some councils dictate a roof angle so extra charge if the plan roof angle is lower.
Earthworks by builder and after to landscape.
Footings for slab depending on ground classification might need upgraded.
Driveway might have an allowance of 6m, but make sure that reaches the road.
The path down the side of the house you want.
Gates PA or vehicle
Wall painting not included in a lot of cases
Adequate drainage. The "standard" is not good enough. Anything hidden underground may not be suitable for your site and you will only know that after the summer rains. Dont accept the builder telling you that his drains will be just fine, they wont be.
Do yourself a favour and buy established, preferably during the wet season.
(Note my very dry sense of humour this morning)
Do yourself a favour and buy established, preferably during the wet season.
(Note my very dry sense of humour this morning)
Piering- most builders allocate an allowance (usually cubic mtrs of concrete) but you don't know if this covers the full cost until the day the piers are poured.
Basix - council decides if building plans sufficiently cover all requirements and may add more items eg different windows
Delays - the average project builder takes 5 months from putting down your deposit to submitting plans to council. So the loan repayments on the land during that time should be taken into account. Also factor in rain delays particularly if another year like the last occurs. Builders have the right to extend the build time for every rain day claimed. Unfortunately we can't ask the bank to place repayments on hold while the rain is falling.
Site clearing - if rubbish/dirt etc has been dumped on your site you will need to remove this at your own expense prior to your builder commencing.
Basix - council decides if building plans sufficiently cover all requirements and may add more items eg different windows
Delays - the average project builder takes 5 months from putting down your deposit to submitting plans to council. So the loan repayments on the land during that time should be taken into account. Also factor in rain delays particularly if another year like the last occurs. Builders have the right to extend the build time for every rain day claimed. Unfortunately we can't ask the bank to place repayments on hold while the rain is falling.
Site clearing - if rubbish/dirt etc has been dumped on your site you will need to remove this at your own expense prior to your builder commencing.
Great thread, Peter
I was reminded of this at work yesterday when a Construction student asked us how much surveyors get paid. It reminded me that you pay for them to put the survey pegs in. Then the local lads pull them out and throw them away, for fun. Then you have to get the surveyors out again before the council will approve the building application. ad nauseum.
OK, back when I was building each contract HIA or MBA had a clause giving a caveat of the property that if you didn't pay in full all costs and variations, you could not occupy and they can stop you.
Get it struck out as they can hold you to ransom.
Regards, Peter
Variation Nightmares
Confessions first: I work for a builder - Hotondo Homes Toowoomba.
Most of the "nightmares" I hear about are as much to do with the choice of builder than anything else. I have heard of people (with other builders!) taking out personal loans of 30K because they cannot finance any variations and had not been in any way prepared or advised that they woudl need to spend extra $ (earthworks in this case).
I would love very much to say approx 5 company names, but I should not --- Combined they build over 1,000 home each year in SEQ.
Think of it like choosing to buy a Mercedes for $50,000 or a Datsun for $2,000
Are Mercedes charging a premium for their product? Yes. Are they ensuring high quality & superior customer experience to generate future sales? Yes. Is the Datsun cheaper on day 1? Yes. Is the Datsun more likely to cost a lot more in the long run? Yes.
Surprisingly, I find that a majority of ppl building for the first time will build with the sales rep that says the lowest number on the first day of enquiry (when there is the least detail about the product available). They often end up nearly paying for the Mercedes anyway- but with cheaper sub-standard materials, brands, and workmanship. Most of these builders have the cheapest price on day one... and when you sign your contract they hand you a mobile phone number (site super) and say good luck. These builders are also well trained in finding anyone to blame but themselves for 'surprises' that they knew woudl be a factor all along.
Whether you use a cheapie, or a premium quality Builder, COMMUNICATION is key. If you are clear about what you want & work with your builder to prepare a detailed quote you will win out on both quality & price.
A good builder will provide honest & realistic costings, and will work with you to achieve the product, level of finish & budget of project you are looking to achieve.
Confessions first: I work for a builder - Hotondo Homes Toowoomba.
Most of the "nightmares" I hear about are as much to do with the choice of builder than anything else. I have heard of people (with other builders!) taking out personal loans of 30K because they cannot finance any variations and had not been in any way prepared or advised that they woudl need to spend extra $ (earthworks in this case).
I would love very much to say approx 5 company names, but I should not --- Combined they build over 1,000 home each year in SEQ.
Think of it like choosing to buy a Mercedes for $50,000 or a Datsun for $2,000
Are Mercedes charging a premium for their product? Yes. Are they ensuring high quality & superior customer experience to generate future sales? Yes. Is the Datsun cheaper on day 1? Yes. Is the Datsun more likely to cost a lot more in the long run? Yes.
Surprisingly, I find that a majority of ppl building for the first time will build with the sales rep that says the lowest number on the first day of enquiry (when there is the least detail about the product available). They often end up nearly paying for the Mercedes anyway- but with cheaper sub-standard materials, brands, and workmanship. Most of these builders have the cheapest price on day one... and when you sign your contract they hand you a mobile phone number (site super) and say good luck. These builders are also well trained in finding anyone to blame but themselves for 'surprises' that they knew woudl be a factor all along.
Whether you use a cheapie, or a premium quality Builder, COMMUNICATION is key. If you are clear about what you want & work with your builder to prepare a detailed quote you will win out on both quality & price.
A good builder will provide honest & realistic costings, and will work with you to achieve the product, level of finish & budget of project you are looking to achieve.
I would have to say that building in WA with a project builder does include an awful lot of those hidden extras on that list and they are usually very clear about them in the specifications.
As all houses need to be 6 star energy efficient many of them have insulation, most councils require the builder to put in the soak wells, 6m of driveways included (but not crossover), 6m of run in for electricity, sewer, phone etc.
Things that you are likely to want to add are:
- letter box
- paving to alfresco (sometimes included sometimes not)
- upgrade the ceiling of the alfresco - some builders use the cheapest gyprock which has seams every metre - some use the nicer no seamed stuff - or you could go cedar etc
- outside lighting (often not included)
- extra power points to kitchen and living areas - make sure there is one in the hallways for the vacuum cleaner
- internal wall painting - or you might like painting
- more tiling in the bathrooms than the floor and one tile up
- check the hotwater system you might want to upgrade it
- lighting is very basic but to be honest you can mostly live with it and change the shades to oysters etc after rather than get the builder to do it.
- extra garden tap
-
Your builder can do EVERYTHING for you but if you want them to get you things like air con, clothes lines, letter boxes that they have to get an additional trade in they will charge a mark up which is usually around 30%. If you need these things included in your mortgage get a quote before from the supplier so that it can be included in the mortgage rather than the builder.
Things you may have no idea you NEED are:
- upgrade power provision. If you want a pool pump, air con and a workshop you'll need 3 phase power
- crossover - this is the bit from driveway to road. Generally you can get the person who does your driveway to do it for you directly.
- verge and/or footpath bond. Some councils charge a verge bond directly to owners to ensure that any damage to the verge or footpath will be fixed. Put a clause in your HIA contract that states that any damage done by the builder and subbies that the Council wants fixed is to be rectified by the builder. REMEMBER to apply for your bond back at the end
If you are looking at the bottom end of the market you will find that wardrobe doors and laundry doors are non existant. You will want those They also don't tend to include overhead cupboards in the kitchen.
As all houses need to be 6 star energy efficient many of them have insulation, most councils require the builder to put in the soak wells, 6m of driveways included (but not crossover), 6m of run in for electricity, sewer, phone etc.
Things that you are likely to want to add are:
- letter box
- paving to alfresco (sometimes included sometimes not)
- upgrade the ceiling of the alfresco - some builders use the cheapest gyprock which has seams every metre - some use the nicer no seamed stuff - or you could go cedar etc
- outside lighting (often not included)
- extra power points to kitchen and living areas - make sure there is one in the hallways for the vacuum cleaner
- internal wall painting - or you might like painting
- more tiling in the bathrooms than the floor and one tile up
- check the hotwater system you might want to upgrade it
- lighting is very basic but to be honest you can mostly live with it and change the shades to oysters etc after rather than get the builder to do it.
- extra garden tap
-
Your builder can do EVERYTHING for you but if you want them to get you things like air con, clothes lines, letter boxes that they have to get an additional trade in they will charge a mark up which is usually around 30%. If you need these things included in your mortgage get a quote before from the supplier so that it can be included in the mortgage rather than the builder.
Things you may have no idea you NEED are:
- upgrade power provision. If you want a pool pump, air con and a workshop you'll need 3 phase power
- crossover - this is the bit from driveway to road. Generally you can get the person who does your driveway to do it for you directly.
- verge and/or footpath bond. Some councils charge a verge bond directly to owners to ensure that any damage to the verge or footpath will be fixed. Put a clause in your HIA contract that states that any damage done by the builder and subbies that the Council wants fixed is to be rectified by the builder. REMEMBER to apply for your bond back at the end
If you are looking at the bottom end of the market you will find that wardrobe doors and laundry doors are non existant. You will want those
They also don't tend to include overhead cupboards in the kitchen.The additional costs add up quickly and it doesn't take long to rack up 30K plus.
Some extras that I had to do to finish the house off are;
-Removal of sand & replace with topsoil for the lawn & garden bed areas
-Shrubs, trees etc
-Mulch
-Garden wall blocks, rear garden retaining wall
-Irrigation supplies
-Roll on turf
-Paving
-Garden shed and slab
-Clothesline
-Air conditioning
-Painting and wall prep work
-Cleaning of house
-Rubbish removal
-Light shades (suzy cubes)
-Kitchen pendants & garage pillar lights
-Dishwasher
I had the blinds, tiling, carpet, extra cupboards (kitchen & laundry), upgraded vanities, extra GPO's and lights installed by the builder.
Probably more that I've forgotten but that's 99% of it. Everything was carried out by myself except A/C and electrical work. I would hate to think what it would cost to pay for the labour component :/
Some extras that I had to do to finish the house off are;
-Removal of sand & replace with topsoil for the lawn & garden bed areas
-Shrubs, trees etc
-Mulch
-Garden wall blocks, rear garden retaining wall
-Irrigation supplies
-Roll on turf
-Paving
-Garden shed and slab
-Clothesline
-Air conditioning
-Painting and wall prep work
-Cleaning of house
-Rubbish removal
-Light shades (suzy cubes)
-Kitchen pendants & garage pillar lights
-Dishwasher
I had the blinds, tiling, carpet, extra cupboards (kitchen & laundry), upgraded vanities, extra GPO's and lights installed by the builder.
Probably more that I've forgotten but that's 99% of it. Everything was carried out by myself except A/C and electrical work. I would hate to think what it would cost to pay for the labour component :/
Something to chew over.
I own a unit and was planning to buy a house next as I'm sick of strata problems (restrictions, fighting at AGMs).
I thought about building as I thought I might have less maintenance problems. Maintenance problems always cause me alot of heartache and stress as I'm not much of a DIY person (=sitting duck for dishonest tradies).
Building will not be easy either, from what I can see.
I own a unit and was planning to buy a house next as I'm sick of strata problems (restrictions, fighting at AGMs).
I thought about building as I thought I might have less maintenance problems. Maintenance problems always cause me alot of heartache and stress as I'm not much of a DIY person (=sitting duck for dishonest tradies).
Building will not be easy either, from what I can see.