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It is so easy to go over budget on the extras when it comes to building your home. Sometimes you just have to have a firm “no” and stick to it. However, there are areas that you can invest a little extra and get a lot of value. Sometimes you can only do this at the time you actually build. If you choose to wait and do it later, it may be impossible or much more expensive.

What Little Extras Are Worth the Initial Investment?

Because some things must be done at build, you need to consider very carefully whether or not you want to refuse these extras.

• Higher ceilings – Higher ceilings must be done at build. For a relatively minimal amount, you can heighten your ceilings by a couple feet. While this may not seem important, you will notice an immense difference. In fact, most model homes have heightened ceilings because they just have a more spacious appearance. It is really only necessary on the lower level of the home.
• Storage space – Turning dead space into storage space can be done very cheaply and increase the value of your home as well as making it more useful to you. This is particularly beneficial under stairs. There may not be a door to this area in the plans, but it costs very little to put one in.
• Garage space – You may be considering a single or double car garage. If that is the case, find out how much extra it would be to increase your garage space. You may find that it is worth your while to go up a size. Since many people end up leaving their car out to keep their stuff in the garage, you can eliminate the problem straight away.
• Addition – Many people plan small and hope to add on later as finances permit. The problem being that it is by far cheaper to add on at the time of the build when you will be buying your materials in bulk. Take this into consideration as you make your decision.

Benefits of Doing a Little Extra at Build

The most obvious benefit of doing these little extras at the time of the build is that you will be buying your materials in bulk and probably get a better deal. Another benefit that many home owners do not take into consideration is that you may be unable to get materials, such as roofing or siding, to match the main portion of your home later on. Often times manufacturers discontinue or change colors. Even if you get the same color, a different lot may have a color variance. These little things that do not cost a whole lot at build time will greatly increase the value of your home.

While sticking to a budget is a necessary and commendable thing, make sure that you make wise decisions when it comes to the extras.

In recent years many new home buyers are looking to go ‘green’ with their new homes. There are quite a number of different design features needed when you are going to build a ‘green’ home and it pays to have a very good knowledge of what is needed because there are some quite strict regulations about what is ‘green’ and what is not.

There are indications that the request for a ‘green’ home is going to become more and more prominent as years go by and any builder worth their income will have researched exactly what to put in a ‘green’ home and how to design it so that all the best advantages are taken care of.

The design and products used are paramount to the success of owning and living in a ‘green’ home.

Building for temperature control

One consideration with building a ‘green’ home is finding the right block of land, or should I say finding a block of land that is facing in the right direction. The idea behind a ‘green’ home is not to use air conditioning or have heating, so it is important that the home is facing north to catch the winter sun and that the layout of the rooms within the house utilise the best use of the winter sun and also the summer breezes.

Window placement, size, structure and coverings also have significant impact on the home. Windows need to be large, allow good light, opening sufficiently to allow the breeze through the home, usually have double glazing and have window treatments that cut out the light at night.

What are other features of an eco friendly home?

• The use of environmentally friendly products
• A carefully designed home with northern aspect
• An outdoor living area protected from wind and rain
• Light coloured roof
• Cross ventilation throughout the house
• Solar heating, especially hot water
• Fully insulated ceilings and walls
• CFL lighting
• Living room facing north
• Garage not directly leading into the house
• Big eaves
• Water tanks

Planning an eco friendly home

If owning an eco friendly home is your dream then sit down with an experienced builder who will be able to talk to you about how a house can be designed to fall within the requirements of a ‘green’ home.

It is not all about the design when building it also comes down to the fact that eco friendly homes use building products that have reduced chemical emissions.

The cost to build a ‘green’ home can be substantially more initially but the savings can be huge over time. Savings are in the nature of power, water and very much in the healthier lifestyle experienced by the family. Another benefit that has not been mentioned either, is the fact that ‘green’ homes have a better than average resale value.

Employing A Builder To Build A ‘Green’ Home (27 KB)

When engaging a builder to either build your new home or conduct renovations to your established home it is important to select a builder who will provide you with value for money and is someone you feel you can trust for the long term. A quality builder will provide you with a perfect building experience by managing the product on the ground and getting involved in all aspects of the construction.

When you negotiate your way through the various builders on your journey to selecting the builder best suited to your needs find out exactly what role the builder intends taking, or more precisely, what is the structure of the business. The only way to find out if a builder will be doing all that you expect of him ask a series of simple questions such as:

• Will you be on site supervising the work of sub contractors?
• Will you take responsibility for the schedule of the building process?
• Will you liaise with the relevant institutions on issues relating to finance and contracts?
• Who will be calculating the material and labour needs for this project?
• Will you arrange the necessary inspections with Council?
• Are you able to assist with any further discussions / negotiations with Council or regulatory bodies.

While many builders still carry out all of the traditional functions some companies have become highly developed and are able to offer high levels of supervision during the construction process. You are hiring a builder for a reason and that reason is to make sure that he / she is able to manage the overall building work. You have chosen your builder and you have a right to expect that that is who you are dealing with rather than a sub contractor. You will be sharing a very special relationship with your builder so make sure during the selection phase you select a builder who you can trust based on their reputation.

While all builders will see your building project through to completion you must be satisfied that the builder you select will provide you with the exposure that you desire.. A reputable builder will welcome questions from you when you are trying to find out if he is the right person to make your building dreams become a reality. Expect nothing but the very best from your builder and this includes being available on site and taking care of the finer details of your building project.

What is Your Builder Really providing and What is Your Builder Meant to do (27 KB)

Whether you are living in warm or cold Australian climates timber cladding offers you an economically beneficial comfort. Implementing timber cladding into your home design to ensure that you are provided with year round thermal protection ensuring that you are comfortable regardless of the seasons. Timber cladding is one of the most economical and flexible home building materials in use today and can be used to provide you with a building look which will meet your unique needs.

When considering your new home design you need to consider a product that will allow you to achieve your building dreams with minimal expense. Timber cladding is a product which will allow you to achieve this result and provide you the ability to portray your own style and personality in your new home. While there are many products which can be used to provide a housing finish timber cladding provides a professional finish with the added bonus of being flexible and resilient to the stresses of foundation and natural seismic movements.

Each year more and more Australians are realizing the benefits of using timber cladding to provide for their housing needs. However, even though timber cladding is in high demand the finish that a professional builder can provide for you will ensure that you retain the freedom to achieve a unique look. With a wide range of timber cladding products available there is a product which you can be sure will meet your design needs whether it be solid timber boarding or timber shingles.

Because your timber cladding will contribute to the overall aesthetics of your new home, you need to work in partnership with your builder so that the timber cladding product that you choose will achieve your desired outcome. Your builder will be able to discuss with you how timber cladding can assist in noise reduction, temperature control, and vapour control giving you the knowledge required to make an informed decision of which timber cladding will meet all of your needs.

Timber cladding has a long history of providing people with home designs that actually provide them with what they want. The biggest benefit of timber cladding is that because of its relative lightweight and ability to provide natural insulation it has the ability to dramatically reduce construction costs. When used in conjunction with a timber-shingled roof, timber cladding removes the need for bulky masonry foundation walls; this alone can reduce construction costs by up to 30%.

Timber cladding is again regaining popularity in the Australian building industry because of the advances in technology that allow timber cladding to meet the changing demands of the community. It is important to remember that should you decide upon timber cladding when building or renovating that you need to choose a reputable builder who is skilled in using timber cladding. With the many advances that have been made in the use of timber cladding you need to be satisfied that your builder has extensive and continued timber cladding experience to make sure that the end result exceeds all of your expectations.

Timber Cladding (23 KB)

When building a new home or having renovations conducted on an existing home, many people will be faced with the decision of choosing between Brick Veneer and Full Brick. For some this choice will be easy, for others they may need the assistance of a qualified builder in making a choice that will result in their dream home. While you may have heard of the terms Brick Veneer and Full Brick, do you really know the difference? This is where a professional builder can help - by explaining the benefits that each can provide you with in your building process. Many Australians do not even realise that they have a choice between Brick Veneer and Full Brick.

Generally, a Full Brick home will consist of an outer brick layer as well as an inner brick layer, this is why it is sometimes referred to as ‘double brick’. In some home designs however, the outer brick is complimented with a other forms of finish rather than using two layers of bricks, so the term double brick is not always correct.

Brick Veneer on the other hand only consists of the outer “skin” of brick. The brick used is not part of the structure to hold the house up as this is taken care of with the timber framing internally. Brick Veneer is used for appearance and aesthetic appeal. Brick Veneer allows you to have the appearance of a brick home but also allows you the benefits that are provided with a home made from timber framing. Brick Veneer is one of the most popular finishes used in modern homes as it is both economical and provides homeowners with the similar comfort and security as a Full Brick home.

To ensure the effectiveness of both Brick Veneer and Full Brick it is important to select a builder who has the experience and ability to construct a quality home with these materials. Ask your builder for details of their experience in using both Brick Veneer and Full Brick – Do they have a successful record of accomplishment in using these materials in your location? A builder with experience in your area will be able to provide you with detailed advice and guidance on whether Brick Veneer or Full Brick will better suit your own individual needs. While both of these materials are capable of providing you with exactly what you want you want the assurance that your builder is skilled in their use.

When selecting a builder, make sure you ask the questions that will allow you to find out which material will allow your housing dreams to become a reality. A reputable builder will liaise with you to find out exactly how to achieve your dreams and will advise you on the most effective use of building materials so you can make informed decisions. Make sure you select your builder wisely, as you will be reliant on your builder for many years of happiness.

Defining Brick Veneer and Full Brick (22 KB)

When selecting a builder, there are two important words to remember - Reputation and Experience. Your choice of builder will be one of the most important choices that you will ever make and will mean the difference between a great building experience and an experience which will leave you stressed; emotionally, physically and financially. For those who are looking for a builder for a brand new home, renovations or for a complete rebuild it is important to start considering your choice of builder early in your planning stage.

But why do you need to start selecting a builder early in the process I hear you say; simply because a quality builder will be able to assist in many of the complex decisions you will need to make. By having your builder assist you with problems such as site conditions and the construction design building issues which can easily exceed your budget can be contained. A quality builder will assist you with your decisions so that you can ensure that your construction project will remain within your unique budgetary needs.

The main decision that you are left with is which builder will make your dreams become a reality. This is a decision that you want to make after considering the builders Reputation, Experience, Competence, and Professionalism. Essentially when selecting a builder you want to consider the following criteria:

Reputation – Does the builder have a good reputation with an uninterrupted client list? Generally, a builder who operates in a specific geographical location will have gained a good reputation for providing quality-building services. I recommend that you ask for a client list so that you can contact past clients and gauge their response to your questions. A builder with integrity will include the good and the not-so-good so you get to see a “warts and all” view, just remember that we all have our own perception about an event!

Local Knowledge – When selecting a builder look for one who has extensive building experience in the area of your construction project. This will ensure that your builder will have local knowledge of Council Regulations, building trends, site-specific conditions and most importantly know exactly what can and cannot be constructed in the local area.

Construction Type – You need to select a builder who is experienced in the construction type you are seeking. Look for a builder with extensive building experience in providing constructions in your price range and the style you are looking for.

Financial Stability – As with any business some builders lack the financial stability to provide you with a quality construction. You need to be sure that your builder has a strong financial reputation and the ability to take your construction from inception right through to completion without any financial hiccups occurring throughout the process.

Compatibility - You are going to be spending a lot of time with your builder so make sure when you go through the process of selecting a builder you make sure that you are both compatible. By selecting a builder who is easy to communicate with, personable and professional you can be assured that many stresses will be relieved during the construction process.

There is a lot to consider when selecting a builder, but the most important thing to consider is whether the builder can provide you with exactly what you want. Don’t be rushed into a choice with a pushy builder make sure that you feel comfortable with the builder you select. Selecting a builder is a very important decision and you have to be sure that your choice will result in your dreams becoming a reality without any surprise expenses.

As a final note, I strongly recommend that consideration be given to viewing the “event” as a team process, the building process can and does throw up some interesting questions, particularly when working with existing structures and work “in the ground”. Much more can be achieved by approaching a building project from the mindset of “team”.

Selecting a Builder (26 KB)

Whether you are building your own home or conducting renovations to an established home this is likely to be one of your greatest investments. You have a housing vision, but will this become a reality? As an owner builder you will be forced to take on all the risks and responsibilities that would normally be undertaken by a contract builder who has years of experience and knows how to manage all of the risks involved. Before going it alone as an owner builder make sure you find out all that will be involved for you or your home building experience could become the nightmare your Mother always warned you of.

There are many risks involved as an owner builder including:

• Poor estimation leading to higher building costs
• Faulty work and work that is non-compliant with building codes
• Inability to effectively evaluate the work of tradesmen
• Inability to effectively project manage
• Work continuity
• Work completion
• Where is it that you earn your income, can you afford to have your attention taken away from that?

As you could well imagine these are only some of the risks that are involved as an owner builder. While many people may feel comfortable taking responsibility for these risks it is not a decision that should be taken lightly. If you do not feel comfortable dealing with all aspects of the building process or have any reservations about your ability to manage the building process then it may be a more feasible option to use the services of a qualified contract builder.

By using a qualified contract builder you can be assured that the risk you will be gaining the expertise of a professional who has been in the industry for many years. This expertise alone ensures that the builder knows how to go about all of your building needs with the knowledge and experience to make the right decisions bring your building project in on budget. A quality contract builder has the added advantage of knowing industry trends and expectations so will be able to advise you on the best way of managing your building project.

Building a new home means more than simply having a vision of how you want your new home to look. There are many legal and compliance issues which need to be considered and a qualified contract builder will be able to negotiate this complex web of knowledge ensuring that you will be able to make your vision come to life. A qualified contract builder will be able to take you through the home building process with less stress and with the piece of mind that nothing will be left to chance. While many people have shown success as owner builders, many others have faced their worst nightmare. A qualified contract builder has the years of experience to make sure that your home building project runs smoothly and according to your plans. The only choice that you are now left with is choosing the contract builder who will be able to meet your unique needs!

Owner Builder versus Contract Builder (27 KB)

Whether you need a builder for a new home, renovations, extension or complete refurbishment, you need to be sure that the builder you select will be able to achieve a stunning home, on time, on budget and create great relationships for all the stakeholders.

It is estimated that Australians will spend about 65% of their lives inside their homes so there is enormous value in taking the time to make sure that the builder you choose can ensure your vision becomes a reality.

Before you sign a contract, make sure you get answers to the questions that will identify the builder who is most suited to your needs.

There are many important issues to consider; logistics, costs, site selection, and ongoing customer service being just a few. The following is a suggested list of questions to ask your potential builders -

1. Can you explain your business structure, how does it benefit our job?
2. How much work do you currently have on, when will it complete?
3. What other work do you have to start, how will that impact on our project?
4. What is the expected duration of construction?
5. Do you have any recommendations to improve or speed up the job
6. Can you provide a program (bar chart is visually good!)
7. What is included in your submission?
8. What elements should I take particular note of.
9. What work is not included in the submission, why not?
10. Are their any hidden or extra costs that may come about?
11. Do you have plans and pictures of previous work done?
12. Can you provide a list of your most recent clients, can we speak with them?
13. What are the standard features and what will cost me more?
14. What warranties and guarantees will you / the manufacturer offer to me?
15. Does any work conducted by sub contractors void any warranties or guarantees?
16. How do your prices compare with other builders and why?
17. How long have you been in the industry?
18. What experience do you have?
19. Will I be able to access the home during the building process?
20. Site meetings – When / where?
21. What professional memberships and registrations do you hold
22. Are you insured and to what level, can you provide a Currency Certificate for each?
23. Can I be sure that all construction you carry out will be fully compliant with all laws and regulations?
24. What responsibility do you take if something is found to not to compliant?
25. What is the “defect liability period”, how long and what is covered?
26. Have you done any other work in this area? If so where?
27. Have you ever filed for bankruptcy?
28. If I have any questions during the building process, who should I contact?
29. What hours are you available, how do I contact you?
30. Do you have a dedicated customer service policy before, during, and after the construction-taking place?

Although this is not an exhaustive list, it will make sure that you are on the right in building your confidence to proceed. The domestic building process is complex to execute and the value you should be looking for is one of “support” from your partner (builder) in this project.

Remember, be inquisitive and ask questions, my important recommendation for you, is that you look to make and be part of a team, this mindset encourages a united approach to start and finish the project where everyone partakes and is a winner.

Questions to Ask Your Builder (Before You Sign Anything) (23 KB)

When renovating your established home there will be many decisions that you will have to make - thankfully your selected builder will be able to help you out with many of these decisions. Depending on how extensive your renovations are, one of the choices you may have to make is whether you should remain in your house while renovations take place or find suitable short term accommodation. This is a decision that is best made in consultation with your builder. Your builder will be able to explain to you exactly what you can expect should you remain living in the home while renovations take place.

Builders can undertake many renovations with minimal inconvenience to you but it is important to quiz your builder on any inconveniences you can expect. Failure to quiz your builder may result in you waking to find that your shower and toilet are unavailable. A skilled and professional builder however will negate your need for quizzing as they will be upfront and open in their communication and will list for you all there is to know. Can you be sure your builder will prevent any unexpected accommodation surprises coming up? The only way to be sure is to make sure that you select a reputable and quality builder.

If your renovation project is extensive, your builder will advise you via a “Job Program” whether they can undertake the construction work systematically allowing you to use certain areas of your home or whether it will be necessary for you to find some short or long term accommodation. Remember that your home will become a building site during your renovations and it is essential to rely on your builder as well as your own common sense for advice on the hazards and inconveniences that will be present. Should you have a young family it is even more important to ensure that your children remain safe from the building environment.

Renovation work will create a very different environment and for some people they would prefer to use accommodation while the building work is being conducted. This allows them to return to a perfect home without the hassle of having tradespeople walking around the house. This is a personal choice and you do not need advice from your builder if this is the case. A professional and reputable builder may however be able to work in and around you so that your personal space is not impacted upon allowing you the choice to remain in your home. Be mindful in making these decisions that there can be cost implications generated from having the building work move “around you”, your builder will advise.

By choosing a reputable builder, you can be sure that you will receive accurate and reliable information about whether moving out while renovations take place is essential. Home renovations can be stressful, so make sure you choose a builder who will work to reduce the inconvenience that renovations will have on you and your family.

Some more specific things to consider are – safety, dust, noise, disruption to living patterns, dust, available space, intrusion, interruption to services, exposure to weather / conditions, privacy, dust etc! Think carefully!

Should I Stay or Should I Go – Moving Out While Construction Happens (23 KB)