Is that the old story where a few wreck it for everyone! What a pain!
The Next Project Reno
- Thread starter Tim86
- Start date
Theoretically, if you - for example - want to put in a custom vanity, and you need to hire a plumber to put in the taps etc., and a chippy to build the vanity, you'd need a builders', or owner-builders', licence to supervise. Obviously, that's absurd, and people do that all the time.
You'd almost certainly get away with not having a licence in that instance, but I have no idea how Tim is going to find a way to effectively build a whole house without a licence.
I've been unable to find a way to do much, much less significant works without a builder.As I said, if it was only the risk of getting caught doing unlicenced work that was the issue, I can understand taking the risk, but I don't see how you get the certificate of occupancy, without which you can't get a mortgage and possibly can't sell, and I haven't even started on the other possible complications such as having an "unlicenced building work" notice put on the title for 6 years.
But if he is doing the work himself, mostly painting by the looks and a vanity and kitchen. Its not really high risk work or requiring tradesman, its just dirty work!
The house is already built. House gets moved by one guy who has a building license. Then to hook up electric and plumbing is less than the $11000 cut off. Once it's on the block and hooked up to services the certifier signs it off.
You said you were doing the stumping yourselves for $7K as well, the retail value of that probably takes you over the cut-off. Then you said you were doing:
The cut-off is based on all the stages added together at retail value, and you have to include what you're paying for moving the house in the first place, as it's part of the overall "move and renovate" project. There's $33K for a start!
How do you get a Certificate of Occupancy at the end, once all the kitchen and flooring and everything else is complete? The certification you're talking about sounds like a form 16 for foundations and footings, but what about the form 21?
How do you get builders warranty insurance?
How do you get insurance for the construction phase (e.g. covering the place falling down on somebody while you're stumping, or somebody injuring themselves on the site during construction)?
Seriously, I know that I'm a stickler for the law
but I really do care less about the legal technicalities than as to how you actually end up with all the paperwork that prevents you being exposed to a financial disaster, and allows you to sell/rent the property in future. There are so many risks and obstacles!
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hmmmm....
once the house shows up and the certifier oks it, step complete.
The rest is prettying it up inside, which he does himself as he wishes. he may not do anything after this thread, or just get the thread delted and it never happened. Then the real estate comes along and says "nice place lets rent it out tomorrow". Tenants in, they pay rent, holds property long term, everyone happy!
once the house shows up and the certifier oks it, step complete.
The rest is prettying it up inside, which he does himself as he wishes. he may not do anything after this thread
, or just get the thread delted and it never happened. Then the real estate comes along and says "nice place lets rent it out tomorrow". Tenants in, they pay rent, holds property long term, everyone happy!You said you were doing the stumping yourselves for $7K as well, the retail value of that probably takes you over the cut-off. Then you said you were doing:
The cut-off is based on all the stages added together at retail value, and you have to include what you're paying for moving the house in the first place, as it's part of the overall "move and renovate" project. There's $33K for a start!
How do you get a Certificate of Occupancy at the end, once all the kitchen and flooring and everything else is complete? The certification you're talking about sounds like a form 16 for foundations and footings, but what about the form 21?
How do you get builders warranty insurance?
How do you get insurance for the construction phase (e.g. covering the place falling down on somebody while you're stumping, or somebody injuring themselves on the site during construction)?
Seriously, I know that I'm a stickler for the law
There are so many risks and obstacles!
The move is under the building license of the person moving the house.
The stumping doesn't exceed even the retail value.
The certifier is happy to sign off the project.
I'm sick of defending myself to you perp. You seem to want to catastrophise everything I do. You argued for ages with me in my ppor thread. You make sharing things in this forum a painful experience.
Please just leave the certifier to worry about the certification.
I'm done with posting renos here. If people want pics pm me. I'm sick of the critical argumentative bs here.
I'm doing the right thing, by the book, with certification etc... And I get painted as if I'm dodging everything up. Sick and tired of it.
Bye.
I'm genuinely sorry you feel that way. I haven't found a way to do what you're doing, and am genuinely curious how you've been able to do it.
If you're doing everything by the book, then why not share how you're able to do it? I'd be rapt to be wrong!
now we wont get to see the job!!!!
he is taking care of all the BS paperwork side of it we just want to see the project unfold. He answered your questions why does it need to be so difficult. are you a government employee? or insurance salesperson
All the best tim!
he is taking care of all the BS paperwork side of it we just want to see the project unfold. He answered your questions why does it need to be so difficult. are you a government employee? or insurance salesperson
All the best tim!
I had you on my back in the ppor thread arguing that a boarder being able to lock their own bedroom constituted a separate household...even though that requires a separate laundry and kitchen and multiple tenancy agreements... But you didn't accept that.
I have learnt that you have your perspective and you don't acknowledge any other. I don't have the energy or inclination to get into an online battle trying to convince you of yet more things you disagree with.
If you have a genuine interest in how you can do a removal house without needing an owner builders license, contact a certifier or a removal company.
As I have already stated, the person moving the house is a builder.
The builder has put in bsa insurance etc... All things required for a removal house. And he is doing enough of the work that the left over is worth less than the 11k threshold. For example he is boring all the post holes, he is digging the sewage connection line, etc...
Cost of stumping a house lowset doesn't cost more than $11k especially when all the holes are dug. You are looking at $3000 for the posts, then it's just concrete and half a days labour for two people with a level. Concrete and half a days labour doesn't cost $9000.
There is also already a house on the block with sewage and electricity. It's just a simple job running those same services 5m to the next house. Again not going to blow the budget.
Then all construction work is completed. The certifier happily signs it off.
But I'm sure none of this is convincing for you. But I'm done. Having your every move scrutinised ruins the fun of sharing a project, which is the only reason I share these projects.
Your plan sounds pretty reasonable to me. Wouldn't mind doing this for a country house in the future. I'm very keen to see the pictures, particularly of the cut and move. Please PM a link when they're available!
I believe Perp is trying to gently warn you that you may be putting all you have worked for at risk if you take risks or try to bend the rules to suit how you want to do things, rather than work within the rules.
The $11K rule seems stupid for those of us who know we can do as good a job (or better) than a builder, but it is there for a good reason, to stop the cowboys and weekend renovators. A house near us was an accident waiting to happen after a weekend renovator did the wiring himself. Luckily nobody was killed.
So maybe pause a little, and realise that Perp's experience and law studies mean she is trying to help you avoid a painful result if you are taking risks in any number of ways?
The $11K rule seems stupid for those of us who know we can do as good a job (or better) than a builder, but it is there for a good reason, to stop the cowboys and weekend renovators. A house near us was an accident waiting to happen after a weekend renovator did the wiring himself. Luckily nobody was killed.
So maybe pause a little, and realise that Perp's experience and law studies mean she is trying to help you avoid a painful result if you are taking risks in any number of ways?
It's pretty cool what the house movers have done. So I'll post some pics.
I just don't want to get into massive internet arguments/discussions about red tape stuff, it's stressful having people on your back accusing you of things you know that you have done by the book.
Rest assured we do have work covered by a building license, the house mover is actually helping out a fair bit because he is a builder as well. And all the certification is going through and getting ticked off. Council approvals, building approvals, building insurance, etc.. etc... was all processed weeks ago.
If we can move on from that I've got some pretty awesome pics to share.
You can find some pretty cool pictures from the news helicopter here: http://www.couriermail.com.au/news/...sbanes-southside/story-fnmd7bxx-1227364686921
Queensland rail told the movers they didn't need supervision to cross the railway, but when they got there at 4am in the morning the police escort wouldn't let them pass without one. So there was a 2 hour delay, putting the house right in the middle of peak hour traffic. Lots of unhappy motorists...
More pics to come.
That was perps car making life difficult
Did they jack the low loader up? How far did it travel?
Pretty cool, was the neighbour hood all out for a geez?
Did they jack the low loader up? How far did it travel?
Pretty cool, was the neighbour hood all out for a geez?
The trailer was constantly being raised, lowered, angled, etc... by a guy walking out front with a hand controller. Pretty awesome trailer. $350 000 worth.
All the neighbours were out and about having a look. Not something you see everyday.
Attachments
More pictures.
Putting in an electric fireplace to replace the old one that got ripped out when they moved the house. Keeping the old mantel.
Threw in an archway.
Still have to replace some roof sheets and paint the roof.
Stumped it the other day.
Putting in an electric fireplace to replace the old one that got ripped out when they moved the house. Keeping the old mantel.
Threw in an archway.
Still have to replace some roof sheets and paint the roof.
Stumped it the other day.
