What You Need to Know When Building a New Home

So you're thinking about building your own home...which to build? Be aware that the type of site on
It's a great idea, because you can get a lot closer towhich you want to build can add considerably to the
what you really want when you build rather than buy.overall cost of the project. Note that builders are
But there are some critical things to be aware of, inrequired under the Domestic Building Act 2000 to
order to keep risks and surprises to a minimum, andprovide customers with foundations data before
end up getting the home you want. We've compiledfinalising the contract. Most project homes are
this helpful guide from a number of industry sourcesquoted for building on flat stable sites with little
and our own experience. We hope it gives you aunderground rock. A site that is steeply sloping,
good introduction.unstable or has rock beneath the surface can add
1. How important is it to choose the right builder?considerably to the cost of building a home.
Your new home is going to be one of the mostIf you have a difficult building site then it may be
important investments you will ever make bothworthwhile to consider approaching a builder who
financially and emotionally. You want to get thespecialises in building on this type of site. They usually
design and construction right so that it suits bothdesign a house to suit the site minimizing the amount
your present and future needs and lifestyle. Thereof excavation and making best use of the inherent
are a lot of builders out there prepared to build you abenefits of a sloping site.
house but which one is the right one? Which one willCheck whether the builder has included the cost of
turn your dream into reality? Follow the steps in thissoil tests, contour surveys and building approval fees
information pack and you will be several steps closerin the required deposit.
to fulfilling your dream.Note that despite a soil test being done it is usually
2. Your role in the processonly from two or three boreholes and may not
Before beginning the design the following needs toaccurately represent the entire site. The builder may
be conveyed to the designer:o Your budgeto Thehave rock removal as a provisional item in the
size of the house to be designed - including roomcontract and it may become very expensive.
numbers, their locations and functionso Facade typeEnsure that your contract has a fixed price for the
including exterior finishes for walls (e.g. rendered, facefooting excavation and footings (excluding rock
brick) and the roof type and finish (e.g. tiled, metal)oremoval) and that you have copies of the survey
Individual design features that you would likeoreports on which this is based. Also ensure that the
Specific details like ceiling heights, window sizes, andcontract specifies who is responsible for removing
bathroom and kitchen fittings.o The time frame. Noteexcess earth left after excavations.
that plans have to be submitted to various authorities13. Designer Question Checklist
and this may take longer than expected. Build this1. Licence
into the construction time frame.Does the designer, whether a builder, engineer,
3. The designer's role in the processarchitect or building designer have the appropriate
When using an architect, building designer or engineerBSA licence or professional registration? This you can
the charge for designing the house will be in additioncheck prior to your meeting. Yes No
to the construction costs. When using a builder who2. Does the designer provide the following services?o
provides a design service as part of the package theSite inspections to ensure the characteristics of the
design is factored into the price. This will have somesite are taken fully into consideration in the design
bearing on the amount of time that can be spent inprocess? Yes Noo Elevation sketches of the house in
working with you on the design. Consider this as well3 dimensions to show what the house will look like
when selecting who designs your home.when built? Yes Noo Preparation of documents and
Designers must be up to date with the following:oplans and lodgement with the authorities for their
Latest legislationo New building trendso Environmentalapproval? Yes Noo Check for easements and utility
and energy considerations like insulation, waterlocations (e.g. sewerage pipes) that could affect the
saving, building materials and energy saving systemsdesign and siting of the house? Yes Noo Check with
like solar power and solar water heatingLocal Government or private certifier to ensure that
They should also be able to advise you on the mostplans include any special requirements before lodging?
appropriate house orientation in relation to the sunYes No
and prevailing winds. They should also be able to3. Contracto Does the designer provide a standard
advise you on how best to make use of a site'scontract? Yes Noo Have you obtained a copy and
topography.read it carefully? Yes Noo Will it accurately cover any
For example it is often better to build a house on aagreement you have reached with the designer in
sloping site that makes use of the shape of the siteterms of costs and service? Yes No
rather than bringing in a bulldozer to reshape the site.4. Deposits and feeso Have you ascertained what
Earthworks can be expensive.deposit the designer requires up front? Yes Noo
At your first meeting with a designer you need toHave you ascertained how the designer's fee is
assess whether they will be able to meet with yourcalculated? (e.g. fixed sum or percentage) Yes Noo
expectations in terms of being qualified to do theAre there additional costs involved in varying the
job.Attached is a checklist (see page 8) of questionsplans once they are complete? Yes No
that you should consider asking the designer.5. Timeframeo Have you ascertained how long it will
4. Builder's reputationstake the designer to draw up your plans? Yes No o
Once you have a list of builders your next step is toDoes this fit into your timeframe? Yes No
find out about their reputations and the quality of14. Building complaints
their work. Probably the best way is to visit homesThe Building Services Authority has a website that
they have built and talk with the owners. A reputablekeeps a record of disciplinary proceedings against
builder with satisfied customers should have nobuilders. On the BSA site should check the record of
problem in providing the names and addresses ofeach of the builders on your list against the
recent customers that are willing to talk to you.information on this website. No guarantee that you
Some questions you can ask:o Are you happy withwill not experience problems with a builder but past
your home?o Was the house built within the agreedhistory often determines future behaviour. You can
time frame?o What problems did you experience?othen cull from your list any builders that you doubt.
Were they attended to promptly and to your15. Queensland Master Builders Association
satisfaction?o Would you have this builder buildThe first step in process is to decide on the type of
another house for you?home you would like to build and to work out how
Some observations you can make and note down:omuch you can spend. You then need to make a list
Quality of the finishes including cabinetry, paint andof local builders that can build your chosen home
trimo Quality of the constructiono Style of designostyle within your budget. One way is to go to the
Construction typeQueensland Master Builders Association's website at
Don't hesitate to ask questions. Your new home isThey have a search function that will provide you
probably going to be the biggest investment youwith a list of local builders in your region. Contact
have made to date!details and links to websites are included but no
5. Advantages in working with a builder to designdetailed information. This means that a lot of
your homesearching is required to find key information so you
There are some definite advantages in individualmay want to consider other sources.
designs. These include:o Personalised and flexible16. Other sources
design processo Design suits your lifestyle andIf you want another way then advertisements in
budget requirementso Inclusions not limitedo Tailoredproperty supplements, magazines like Homebuild,
to your particular sitewebsite searches and display homes will provide
Reputable builders that specialise in individual designsmore information in easier to use formats. Identify
have examples of their work in display villages. Thisthose builders that specialise in the style of house in
gives you the opportunity to see examples of theiryour price range. Make a list of these builders. You
work without confining you to the plans you seemight even want to create a file with information
displayed.printed off their websites or sourced from property
6. Project homessupplements and magazines.
Project home builders usually offer a range ofThe 10 Steps to Designing and Building your Home
standard plans in different price ranges including1. The land Maximising the investment you have
varying fittings and inclusions. They may specialise inmade in your land, not only as a financial investment
single or double storey homes but are limited inbut as an emotional investment is important. You'll
inclusions and colour selection choices, design changeswant to build a home that will make best use of your
and site falls.land and its aspect to enhance your lifestyle. Our
7. Individually designed homesdesign consultant will visit the site with you to ensure
Building designers, engineers, architects and licensedthat the design incorporates what you want and
builders provide design services. Probably the mostmakes best use of the attributes of the site.
commonly used design service is that offered by2. The plan You have decided to build. You may
builders who specialise in individual designs. They bothknow exactly what you want or you may just have
design and build the homes and the service is includedsome ideas. The first step is it to turn these ideas
in the price whereas building designers, engineers andinto a concept plan. Sit down with one of our design
architects will charge for the service. The majority ofconsultants and discuss these ideas. Look at designs
builders who build custom designs will have a portfolioand photographs of homes we have built. These will
of plans of homes they have built or standard plans,help clarify what you like and what you want in your
often based on their display homes. They will quitenew home.
happily adapt these plans to suit your requirements3. The investment At this stage you'll have a draft
or design a completely new plan. In addition theyplan. Go through our inclusions brochure and decide
may specialise in a certain style of home like colonialwhat you'd like. Once you have done that our
or federation or in designing and building homes toconsultant will be able to give you an estimate of the
suit difficult or sloping sites.investment you'll be making in your new home.
Regardless of whom you select to design your home4. Soil test and contour survey The next step is
you should feel comfortable with them. At the outsetobtaining an engineers survey of the site. This is a
you should ensure that you both clearly understandlegal requirement and it is essential safeguard in
each other's roles and responsibilities. This will reduceensuring that your home is built with proper
the likelihood of misunderstandings and disputes.foundations and on the correct position on the site.
8. Designing your homeThis is also the point where we require a deposit to
Design services are provided by the following:ocover these costs. Once the design consultant has
Licensed building designerso Architectso Licensedthis information he can finalise the design with you
builderso Engineersand provide a base price with standard inclusions.
Licences can be checked on the BSA website, or by5. The final price quotation At this stage we can give
phone. Note that architects and engineers do notyou a quote which includes all the details. You'll need
require a licence but must be registered with theirto go through this thoroughly with the consultant to
professional associations.make sure that you are happy that it's exactly what
9. Design choicesyou want. With this signed off it's time to turn your
There are effectively 3 design choices:o Make use ofdream into a reality and that begins with signing the
a standard design package supplied by a builder. Theycontract and paying the balance of the deposit. With
will usually have a range of designs from which youthat paid can get on with preparing the building
can make a choice. Often referred to as projectpermit applications and all the paper work that's
homes.o Review the builder's standard plans andinvolved to get the plans approved.
adapt them.o Have a builder, designer, engineer or6. Colour and finish selection Now it is time to meet
architect do a custom design.with our colour consultant who will assist you in
10. Colour consultationcolour selection and those final touches which will
Uncertain about your homes finishes? Reputableyour turn a house into a home. Our inclusions
builders have qualified colour consultants who canbrochure is a great start here and it's worth browsing
guide you through this important process. Theythrough it before your free appointment with our
usually have sample finishes available to view, eithercolour consultant. And in the meeting you'll see
in-house or at their display homes. They ensure thatsample finishes too - so much easier when you can
you get the finish that suits you, right down to thesee the real thing.
smallest detail. Working with the colour consultant to7. Beginning the build This is your dream home - it
choose your finishes usually occurs after the depositcan't be thrown up in a few weeks from mass
has been paid and the design agreed (note not allproduced elements knocked up offsite and still
builders provide this service so take this intomaintain the quality you want. So we'll agree with you
consideration when selecting your builder).on a reasonable time to build your home without
You will be provided with a pack of information oncompromising quality. With all the paperwork done
finishes and invited to meet with the builder's colourwe'll begin the preplanning and within a few short
consultant for a several hour appointment to reviewweeks construction will begin...
the various options. This is your opportunity to8. During the build It's hard to keep away from the
ensure that all the finer details are not missed orbuilding site while your home is being built! You are
taken for granted.encouraged to visit the site on a regular basis
11. Inclusionshowever, it is standard practice to be accompanied
As mentioned earlier, project builders often haveby your site supervisor due to safety requirements.
houses on view in display villages. Be warned thatYou'll meet the building Supervisor at the beginning
these houses are quite likely to have inclusions thatand he will keep you up to date on the progress and
are not included in the base price.The following itemsexplain each stage.
will probably not be included in the base price:9. Completion When everything is complete and
Inside:o Floor coverings with the exception of wetwhen we have thoroughly pre inspected the house it
areas like bathrooms, toilets and laundries.o Blinds,will be time to hand over the keys. But before we do
curtains and light shadeso Items like wallpaper, fixedthat we'll accompany you on your own inspection to
mirrors (outside of bathrooms) and picture railsomake absolutely sure that the home we have
Furniture that is looseo Dishwashers and washingdesigned for you has been built as promised.
machineso Security systems10. Moving in You've moved in but we still want to
Outside:o Garages and carportso Paths andmake sure that our promise to you to build the home
drivewayso Security and fly screenso Tiled andyou want is kept. The six month maintenance period
concrete floors under verandas and entry porchesois your opportunity to make sure that we have kept
Landscapingo Garden sheds, outdoor furniture,our promise and a further six year structural
pergolas and fenceso Clothes lines and letterboxesoguarantee.
Spas and poolso Connections to servicesBeginning the process Give us a ring on 1300 858 177
However some builders will offer several levels of fitor visit one of our display homes at Brookwater and
out as different price packages. Take care to identifyin the QMBA village at Daisy Hill. You'll get the
exactly what you are being offered and ensure thatopportunity to meet one our consultants and find out
the builder has an in house colour and fittingshow easy it is to design your own home. We hope
consultant to guide you through the process.this information has been of assistance and wish you
12. Additional costswell in building your new home!
Do you have a sloping, timbered or difficult site on