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A suitably qualified architect or designer will be able to provide these documents as part of their service. An important note: preparing these documents requires a lot of time and cross referencing; requesting that the designer reduce their fees for these will only result in these documents being less comprehensive and open to interpretation and potential conflict. Trying to save money at the recipe stage is far more likely to end in disaster.
The architectural drawings describe to the builder exactly how to build your home and what it will look like – the more drawings you provide, the more accurate the builder’s interpretation of the design will be. The project specification lists in great detail every conceivable item that will be incorporated into the building, including doors, windows, appliances, floor and wall finishes, and more. This comprehensive written description may include model numbers and suppliers, so the builder provides the client with exactly what is expected and what they have paid for, without any discrepancy. The building contract highlights the final cost of the building, and how and when the builder will be paid. It also includes items that the client may provide to the builder, or any exclusion of items to be provided by other parties. Importantly, it highlights when the builder will start and when they will finish, including any penalties that may arise if key dates are not met.
11. Standardisation There is a reason why high-volume builders can build homes to an exact budget, and it’s called standardisation. Just about every conceivable building material can be bought off the rack, from windows and doors to kitchen cabinets and floor coverings. All of these items can also be specifically and individually designed just for you, but they will come at a cost. You can achieve great budget savings by asking your designer to specify standard items or a combination of both standard and custom designs, using product lines that are available for affordable prices without compromising the overall design.
8. Alterations and additions to an existing home If you are considering an extension, try to limit structural alterations of your existing home where possible. Building your addition away from your home and linking it with a smaller structure such as this glazed access path is one way to do this. Traditionally the link is lower in height than the home under renovation and the new structure, so it fits neatly under the existing gutters, meaning there’s no need to make changes to the exiting roof.
7. Grounding your home Whether you have a sloping or flat site, how you place your home on the land beneath can significantly affect the construction budget. Raising your home on posts requires fewer site works such as cutting the land beneath in preparation for the home above. A simple platform is built and the build above reverts to conventional building methods.
6. Roof design A simple design consideration such as the shape of the roof can have a big impact on the budget. The roof of a building is essentially a hat to keep the water out of your home. The fancier the hat, the more it is going to cost. In roof plumbing language, the more hips, valleys, gutters, downpipes and flashings you have (a fancy hat, in other words), the more it is going to cost. The flat roof of this home is very simple and drains away in one direction, keeping the cost down.
5. Material and trade selection Limiting the number of trades working on your project can also help keep the cost down, and one way to do this is through the use of limited materials. Consider using a single type of material, such as the timber seen in this home, to clad the outside of the building. The trade involved is a carpenter, and keeping the cost in check is easier than the next home, where multiple trades were required.
4. Single storey versus two storey A single-storey home not only has all the benefits for the occupant of having every room on one level, but these benefits are also passed onto the builder who doesn’t have to organise trades to work at a higher level, incurring additional costs. There is no need for internal staircases or the carting of material to an upper level or, for that matter, the requirement for non-standard building methods such as the use of external scaffolding.
3. The shape of the building Keeping the form of your building to a simple shape will have a ripple effect across the whole construction process, saving money and keeping your budget in check. Having fewer twists and turns in the shape of the building allows each of the individual trades such as bricklayers, carpenters and concreters to work faster and more efficiently, and the cost savings are passed onto the client. Curved walls are at the other end of the scale, so stick to straight lines if you can.
3. The shape of the building Keeping the form of your building to a simple shape will have a ripple effect across the whole construction process, saving money and keeping your budget in check. Having fewer twists and turns in the shape of the building allows each of the individual trades such as bricklayers, carpenters and concreters to work faster and more efficiently, and the cost savings are passed onto the client. Curved walls are at the other end of the scale, so stick to straight lines if you can.
2. Access while you build Did you know that the home featured in the first photo, although smaller in size, may in fact cost significantly more than this house constructed on a larger site? The ability for a builder to drop off and store materials on site can have a huge effect on the construction cost. If site access is so constrained that materials have to be handled multiple times and moved from here to there, rather than storing them in one location until needed, then the cost to build will be higher. This is a major reason why homes located in higher density areas within city limits cost more that those in the outer suburbs.
1. Size does matter If your budget doesn’t allow you to have a home that meets your brief, or for that matter a home similar in size to your neighbours’, then consider building a smaller or simpler one. A house designed just for the sake of being large may mean that all those interesting design details discussed at concept stage may have to be stripped away to meet the overall budget, denying you the pleasure of an amazing bespoke home.
Steve Johnson, owner and director at Retreat Design: Mosaic-tiled splashbacks may look fabulous, but who wants to spend all weekend scrubbing food splashes from the grout. Choose large-format splashback surfaces such as glass, mirror or engineered stone for a much easier surface to clean and maintain.
A single sink with zip taps Vanessa Cook, design manager of smarterBATHROOMS+, which provides design services for kitchens and bathrooms plus other areas of the house: A sink is, of course, a necessity in any kitchen, but the inclusion of a single kitchen sink that is really wide is far more practical for cleaning than two smaller sinks, and it helps define and contain the ‘cleaning zone’ in the kitchen.
Position your sink in between your bin drawers and dishwasher to make it easier to clean up and to empty, rinse and then stack your dishwasher. And keep your everyday appliances, such as the kettle, coffee maker and toaster, together and easily accessible to reduce the time spent (and steps needed) to undertake daily tasks.
Graeme Metcalf, kitchen designer and renovator at Dan Kitchens: One principle that goes a long way to helping anyone design a functional kitchen is bench space. Modern Kitchen by Dan Kitchens Australia Dan Kitchens Australia SaveEmail Taken to the lower extreme, a kitchen without bench space is impossible to work in and will be the bane of your existence. When planning or designing a kitchen, allocate plenty of bench area around key work zones (especially your cooktop) and your kitchen will be a happier place to work in.
Wall-mount storage Adding spice racks to an empty wall (or the back of a door) is a simple and easy way of creating additional storage. If you need something customised to fit a particular space, a trip to the local hardware shop and some weekend DIYing can also do the trick.
Containers galore There is definitely merit in organising common items into storage tubs, especially if you are storing them on shelves. Yes, it takes time (and money) to set up, but the benefit of better access, visibility and organisation is worth it. And let’s not forget about those dreaded bugs being kept at bay when everything is tightly sealed. Needless to say, I give this the thumbs-up for a clutter-free butler’s pantry.
Go up Adding a sliding ladder, or just using a humble step ladder, allows you to store things up high. Wire baskets can also be good if storing things higher than comfortable reaching height, because you can not only slide things out, but a quick look from below shows you everything that’s there.
Working with corners As with the kitchen, corner cabinets in a butler’s pantry can be tricky. But the upside is you generally don’t have to worry about a door, and there are there are many mechanisms on the market, such as ‘lazy Susans’ and ‘moving corners’ that make access easier. Most of these can also be adapted to suit tall cabinets if necessary. If corner shelves work best for your space and budget, use them to store items that you rarely use.
Storing wine or bottles in the butler’s pantry using the joinery gives this space a decorative touch.
Using cabinet dividers Vertical partitions and other joinery divisions are a great way to organise space. Large platters and baking trays that are not used often can be stored in a space-efficient way using vertical divisions.
10. Limit trees and shade North-facing indoor and outdoor spaces can sometimes require eaves and external shading devices such as trees to provide reprieve from the hot summer sun. However, if your home faces the other way, these shading devices will only prevent much-wanted sun from entering your garden and interior. A little pruning and strategic placement of trees can open up the spaces so they receive as much sun as possible.
9. Light colour scheme Sometimes solar penetration from other sources such as south-facing and clerestory windows still isn’t enough to create that light-filled ambiance you’re after. If this is the case, use a light-enhancing palette of white walls and furniture paired with pale upholstery to bounce the available light around and make the space feel brighter.
8. Increase the size of your south-facing windows When capturing north-easterly sun is simply not possible, consider increasing the amount of glazing on your south-facing windows and walls. Introducing raked ceilings will boost the surface area of glazed windows and walls further, allowing in even more light. You could also consider angling glazing so that part of it is exposed to north-east light.
7. Step your home along the site By creating a series of pavilions that step down the slope of your site, or by altering the ceiling height of each pavilion on a flat block of land from front to back, you can install clerestory windows along the north-facing ceiling line as well as additional glazing to the side of the building. This allows light to enter deep into the heart of your home so that all rooms receive maximum solar penetration.
6. Introduce clerestory windows A great way to allow northern light to enter your home is to incorporate clerestory windows along one or more walls in your living space. These small windows are installed along the top of the wall just before it meets the roofline, oriented towards the north and north-east so they capture the light, which can then be directed to any part of your home. To draw in even more light, you can also have the roof angled to increase the size of the windows.
5. Create transparent links Rather than create a home made up of one solid mass, where some parts of the home are light and others are dark, consider creating separate pavilions where the spaces are connected via transparent links that filter light from one room to the next.
4. Set your sights higher In a home that faces the wrong way, the open spaces will often suffer from shadowing as walls have a nasty habit of hindering the sun’s rays. One solution is to elevate a secondary outdoor space, such as a balcony, closer to the sky so that it is bathed in northern or north-easterly light.
3. Create a central lightwell Homes that are oriented the wrong way can be dark and devoid of light, but a centralised lightwell can filter northern light not only into a private courtyard, but to the rooms surrounding it. Entire walls of glass can be opened, blurring the lines between inside and outside.
2. Look to the side If your site is wide enough, consider setting up your main outdoor space to the side of your house. Add in large expanses of glass, as the owners have done here, so that both your alfreso area and living spaces are bathed with light. This arrangement also allows light to flow through to all adjoining rooms.
1. Add a private outdoor space to the front If the front of your home receives the most northern light, consider designing a secondary, private outdoor space in this spot. Fencing it off from your front lawn not only gives you privacy, it allows you to open up your interior spaces to north-facing light.
13. Exclusions One of the best ways to understand what’s included in a quote is to ask the builder what is excluded from the quote. Like reverse engineering, sometimes you need to start from the end and work your way back. By highlighting items that are excluded, you’ll be able to ensure that you’re comparing like with like when looking at other builders’ quotes. This will also highlight any items that you may need to have included in each quote.
12. Availability and completion period Every quote you receive should indicate when the builder’s available to start the project, as well as nominating the time frame in which it’s likely to be completed. Be aware that while larger building companies have greater capacity to take on new work and potentially complete the project a little quicker, smaller builders will probably have less capacity to take on new work. You may need to wait a little longer for the project to get started if you’re using a smaller company. For extension and renovation projects in particular, there are certainly advantages in using a more hands-on builder who will be more involved in the project, from the quoting stage and throughout the construction period. Renovation projects are notorious for throwing up little surprises along the way, but with companies that are more closely connected to the project, these surprises tend to be identified earlier and avoided. If they can’t be avoided, issues that arise will generally be handled better by builders who are more experienced in renovation projects.
11. Fencing Boundary fencing is less likely to be an issue for renovation projects, but for new homes –especially those being built on new land – fencing is more likely to be a cost consideration. While some builders will identify the need to include fencing in their quote, others will leave it out to help make their quote appear a little sharper. Once again it comes down to comparing apples with apples, so that you can be confident in your understanding of what’s being included in the quote.
10. Towel rails, robe hooks and toilet-roll holders Much like mirrors, we tend to take bathroom accessories for granted. There are endless options available when it comes to selecting bathroom accessories, and a surprisingly wide range of costs to suit. It’s a good idea to get out to a bathroom showroom, so that you can get a proper look at what’s on offer, and a feel for the type of accessories you might want to include. This will ensure that adequate provisions can be made within the quote.
9. Bathroom mirrors What do you see when you look into the mirror? It’s generally not going to be the mirror itself. Maybe that’s why they sometimes get left out of building quotes. We look at them often enough, but we’re seeing our reflection and not the actual mirror. Like most things mirrors can be relatively cheap, but they can also get pretty expensive depending on size and other features, like anti-fog glass. Contemporary Bathroom by Steding Interiors & Joinery Steding Interiors & Joinery SaveEmail You may also like the idea of incorporating a little extra storage behind the mirror in a concealed shaving cabinet. All of these things need to be checked with the builder to ensure you’re getting what you expect.
8. Flyscreens While some window suppliers will supply flyscreens as standard with all opening windows, others won’t. You’ll need to check who has quoted the windows for your project with the builders, and whether or not flyscreens have been included. Windows framed in uPVC sometimes present issues when considering flyscreens, as some of them have been designed for environments in Europe where flies and mozzies are less common. The opening styles of uPVC windows can also make it difficult to incorporate flyscreens. So if you’re considering using uPVC windows you should take the time to visit showrooms where you can see how the flyscreens will work.
By adding an Inclusions Schedule to the plans for builders to quote from, you’re significantly increasing the likelihood that you’ll receive detailed, accurate and transparent quotes that are also easy to compare. This is because the schedule picks up dozens of items, the costs of which will otherwise need to be guessed by a builder, or which end up left out of the quote altogether.
7. Door hardware Unless explicitly noted, door hardware including handles, latches and locks may be left out of your quote. The best way to inform builders of your requirements for items like door hardware is to prepare an Inclusions Schedule, which sets out all of the smaller items that need to be considered in the quote. As well as door hardware, it should also include things like taps, sinks and basins, tiling allowances, lighting provisions, appliances, joinery and more.
6. Insulation Your drawings should clearly nominate the insulation requirements for the property, and the designer has probably spent some time considering the best insulation for your particular project. If they have specified insulation over and above what’s required to meet minimum standards, you should ensure that the builder is following suit, with the allowance they’ve made in the quote. For example, the plans may nominate R5 ceiling insulation even though the minimum requirement for your climate zone is only R3.5. But some larger-volume builders will be so conditioned to only including the standard R3.5 insulation that they may only make an allowance for that in the quote. It is important to remember that the plans form an important piece of your contractual documentation, so if the drawings nominate R5 insulation then that’s what should be quoted for. It’s also likely that the insulation specified on the drawings is required to meet energy efficiency and thermal comfort requirements, so accepting a downgrade in insulation may also cause difficulties in final approvals, if the house no longer meets requirements.
5. Hidden electrical costs If you’re renovating an older home you need to be aware of the possibility that the existing electrical wiring in the home may not be up to current standards. If that’s the case, in many situations it’s legally required that the electrical work be upgraded, which is of course an additional cost. This is not usually included in a builder’s quote, as it may not be known at the time of quoting. That doesn’t stop you from asking the builder to look into it more closely at the time of quoting though, so that an allowance can be factored into the quote. Another hidden electrical cost that’s often not included in quotes is the cost of relocating the electrical point of attachment when homes are extended. The point of attachment is the point at which electricity is connected from the house to an overhead power line, and they are generally located on the roof or in the eaves. In many cases you won’t have a choice as to whether you want the point of attachment relocated, as it may be required as a condition of approval by the council or the electrical authority.
4. Structural costs Structural costs can be a bit of a guessing game, depending on how thorough the documentation is at the time of quoting. Often a builder will be asked to quote from a set of architectural plans where engineering design hasn’t yet been done. For some projects that shouldn’t be a problem, but for more complex designs the engineering will have a bigger influence on the quoting process. Engineering design can affect the footings, floor slab, structural timber and structural steel. If you’re proceeding down the path of quoting without engineering drawings, you need to check what the builder has allowed for in their quote. Country Exterior by Adam Hobill : Design Adam Hobill : Design SaveEmail The structural timber components are likely to be quite straightforward to quote, but there’s more guesswork involved for structural steel, which may need to be included as a provisional sum. By asking potential builders what they have allowed for, you should be able to quickly understand what the range of the overall cost is likely to be, and who has been more generous with their allowance.
3. Temporary site requirements Be sure to check with the builders that they have included all temporary site costs in their quote, like temporary fencing, a site toilet if required, and erosion control measures as required by your local council. These are the kind of items that often don’t appear on any drawings, which gives an unscrupulous builder an opportunity to claim them as a cost variation, because they weren’t shown on the drawings. Experienced builders will be familiar with what’s required in their particular area, so they should be able to take account of what’s likely to be required and include it in their quote.
Be aware that the cost of excavation in rock will generally not be included in the quote, given the unpredictability and expenses involved. Asbestos removal is another important consideration if you’re renovating. Awareness around the need for safety when dealing with asbestos is increasing, as are the requirements for it to be assessed and handled by licensed contractors. For that reason it’s important that the presence of asbestos be assessed before the work starts, and that allowances are included in the quote accordingly.
2. Site preparation costs The cost of preparing a site for the building process – taking into consideration the excavation, demolition and clearing of the site – is one of the most common areas where poor communication and lazy quoting practices result in budget blowouts. Site costs are likely to vary dramatically from one project to the next, depending on the location of the site, the slope of the land, the type of soil and the design of the property. Therefore, for builders to simply use a generic allowance, or provisional sum, for site costs in their quote is unacceptable. Some builders even provide quotes where site costs aren’t included at all, which is a bit like selling a car with no engine; without it, what’s the point? Depending on the amount and quality of documentation available to the builders at the time of quoting, they should at least be able to put some time into calculating the approximate amount of soil to be excavated and transported off site. They should also be able to apply their experience to assessing the likely costs of demolition where required. For more complex projects or if the necessary documentation isn’t available, it’s reasonable for the builde...
1. Approval and certification fees Depending on where you live, the fees for approval and certification of your project will vary dramatically, as will the types of fees that need to be paid. Approval fees are generally paid to the council or to a private building certifier and may take the form of Development Approval fees (DA), Building Approval fees (BA) and Construction Certificate (CC) fees. There are often other fees to consider too, including Long Service Levies, Capital Works fees and other environmental contributions fees, just to name a few. These may be either wrapped up in a total fee bundle and payable in one payment before approval is issued, or may be handled separately. It’s important to ask if and how approval fees have been included in your quote.
10. Decking Despite their popularity in Australia, there is often critical information missing from drawings in relation to decks. There are many different types of decking boards available, including Australian and imported hardwood species, composite material decking boards and treated pine options; and each of these options are also available in different sizes. The cost of each of these options can vary dramatically, so if you have something specific in mind, you must ensure that your drawings nominate your preference. You may also like to consider the fixing method used, with a nailed fixing being the fastest and cheapest option and a stainless steel screw fixing being the most secure, long-lasting and expensive option. Decks can be relatively expensive structures, so it is important that you set out your requirements in as much detail as possible so that when you compare a number of quotes, you are confident that you are comparing ‘apples with apples’.
8. Hot water Again, this is another assumption we make, and yes it’s fair to assume that any reasonable builder will include some kind of hot water unit. However, if you prefer to install an environmentally-friendly solar hot water unit, you need to make that very clear, as the cost of solar hot water units can be up to three times more expensive than other systems.
7. Garden taps Garden taps can be neglected when it comes to featuring on plans and I am guilty of rarely indicating their location. While they are easily overlooked during the design stage, they are sorely missed if not included. Rather than showing them on a floor plan, nominate how many taps you require in your quote.
6. Flooring A floor plan should indicate the intended floor finish; be that timber flooring, tiles, polished concrete, carpet, etc. In the case of carpet, which is most often left out of the building quote and contract, the detail isn’t as important, as you will most likely be handling it directly through a supplier. However, when it comes to other flooring types, timber in particular, you will need to make selections or allowances for the supply and installation of your preferred type of timber flooring in order to avoid nasty surprises and cost overruns. For example, ‘timber flooring’ can be a rather generic term when we consider that it may include imitation vinyl or laminate timber, floating timber floorboards, bamboo and traditional strip flooring, with the low-end cost starting at $25 per square metre and stretching all the way up to $200 per square metre. With such a wide range in products and costs, it is important that you understand what the builder has allowed for, as an inconsistent allowance can easily distort a building quote.
5. Lighting Lighting is one of the most common items that cause budget blow-outs and there are a few factors that contribute to this. Firstly, it is rare that an electrical plan is completed at the quoting stage. Then, because most people aren’t aware of the lighting options available (and associated costs) at the time when quotes are being prepared, they don’t put enough time into considering lighting solutions. This leads to the situation where quotes are often vastly underestimated in terms of the number and type of lights. Make sure you visit a showroom in the early stages of your project to be better informed about what the builder is quoting.
4. Robe fit-out Built-in robes are a must-have item for any bedroom in any modern home. However, while always indicated on a floor plan, there are many options for actually fitting out a robe, from DIY wire racks and shelves to high-end bespoke joinery. We tend to focus on how big the robe is, but we often neglect the detail of how the space will be used. Ensure more accurate quotes by including details in the drawings.
3. Joinery Joinery is no longer confined to just kitchen cabinets. Homeowners increasingly want integrated joinery for storage and display solutions in all manner of spaces including bathrooms, laundries, bedrooms and living spaces. Joinery should be easy enough to identify on a floor plan, however, given there are so many options to choose from in terms of colours, materials, fittings, design detail and hardware, it is very difficult for builders to arrive at an accurate allowance for the item. In reality, unless there are detailed joinery drawings available for cabinet makers to quote from, the builders can only guess what the cost might be; and leaving builders to guess is never a good strategy. Either enlist the help of an interior designer to develop detailed joinery drawings for quoting, or nominate an allowance (known as a Provisional Sum) in your Inclusions Schedule.
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