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Building the AllCastle Grandworth 42.5+
https://forum.homeone.com.au/viewtopic.php?f=31&t=65174
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Author:  tonyattheponds [ Jun 02, 2013 7:48 pm ]
Post subject:  Building the AllCastle Grandworth 42.5+

Hi,

I just thought I'd share my experiences and the processes we are going through with our build. If you have any questions, advice or tips feel free to PM me. Im more than happy to give you advice based on my experiences up to date. Please remember to PM me before signing or paying that tender fee :D


So far;

March 2013 - Paid tender fee

April 2013 - Received Tender 1.

Costs:

1. Piering (50 metres included in package) - additional charged at $115/m (32MPa due to saline soil). I was told this should be enough by salesperson that the maximum charged in The Ponds is an additional $5,000 in rare cases.
2. Dropped edge beams - $4760 PA (8m^2 @ $595/m^2)
3. H2 Class Slab - $5990
4. Was told by someone that I would be charged ~$1000 to remove grass from land before build. I will see if this is true or not and report back.

Articulation to left side of house -$2920
Articulation to right side of house - $2520 (Talk about unnecessary costs... Whats the point of the government trying to reduce construction costs by offering incentives, only to have the estate enforce rules which take back the incentives!?!?)

Water point + Waste - $680
Gas Point - $282
External Ducting to rangehood - $439

Optional Robe to study - $1290
Optional 3 piece powder (shower) - $4990
Optional 5th bedroom - $2000
Optional Tile shower seat - $1490
Optional Sink and bench in pantry - $2350
Optional Alfresco (12m^2) - $6000

NBN / network termination device + 2xdata, 2xpay TV, 2xphone - $1695
2 in 1 (fan + light) - $780 each

Change cladding to brickwork - $3990

Sarking - $2900
Termite resistant treated timber - $2950

2.7m High Ceiling (ground and first floor) - $12950 (not including high doors)

AllCastle Upgrade Package - $4990


April 2013 - Paid $4k and Received Colour Pack

Colour pack included broschure for Roof Tiles, Brick, Paint Colours, Garage Door, Internal and External Doors, Tiles

May 2013 - Plan Preparation Meeting

Received a copy of house plans a week beforehand.

2.7m High Ceiling (first floor) - $7400 (including 2440m high doors)
Upgrade doors to Deco Range - $100 / door
Externally Ducted fan - $320
landscape plan must be done myself or sourced through professional. (approx $600)
must pay all council bonds and fees (could range from a few hundred to nearly a thousand)
off white mortar - $550
Upgraded roof tiles to Boral Contour - $990
Upgrade doors to high doors - $250 (laundry) / $380 (front and stacker)
Additional air cond. outlet - $320 (10 outlets included in package)
Increase height of kitchen cabinet by 300mm - $1840
Upgrade Media room from carpet to tile - $945
Wall + Ceiling insulation for garage - $840
Upgrade from R1.5 to R2.0 - $800

Filled out BASIX form, review house plan, chose external colours (brick, tile, garage, gutter, facia)

Asked for pricelist for electricals.

June 2013 - currently waiting for revised plan (additional changes incur $1000). Hopefully it is done right first time round. There is no structural change.

July 2013 - Paid 4k

July 2013 - Received final plans via email.

Upgrade the external Study ASD 2118 to 2340mm high in lieu of standard. - $290
Increase the width of the sectional garage door by 480mm to new overall width of 5290mm. Cost includes increased width of the structural steel beam over the garage to suit - $1090

July 2013 - Plans are currently being submitted

July 2013 - Colour Appointment

Chose interior colours (Kitchen, cabinet, wall colour + included option of 1 feature wall colour OR 1 room (4 walls) with different colour, door colour, front door, door lever, bathroom taps and shower), submit plan of where powerpoints, data and lightpoints are going to be located.

Additional handset for garage - $88
Translucent glazing to front entry doors - $600
Additional pull handle - $165
Lever handle - $40
Privacy Lock - $33
SMEG UM4545 undermount sink - $435
Provide the lead in from street to external wall of house (up to 15m) of conduit and draw wire for NBN - $495
Provide 2 x double power points to glass splashback - $300
Wire, supply and install 2xdownlights underneath kitchen overhead cupboards (include false bottom) - $450
Wire, supply and install a ducted exhaust fan - $320
Delete tiling allowance - refund $2600
Delete carpet allowance - refund $3250
Provide tiles to hallway in front of laundry in lieu of carpet $295

July 2013 - Landscape plan rejected, and now have been resubmitted

July 2013 - Due for CarpetCall appointment next week, waiting for Electrical plan and advised it will be approx 3 months until construction.

July 2013 - Had carpet appointment. Chose two carpets. One standard and One upgrade. Waiting for sales rep to give me a quote back before I decide if its worth it.

August 2013 - Still waiting for CarpetCall and electrical plan to be sent to me for revision. I was told that I have to wait for the CarpetCall rep and the person doing electricals to come back from holidays before anything is done.

After chasing up Allcastle, the plans have been approved by developer. Adjustments required to the landscaping plan (but the OK has been given). Iam expecting to get CDC approval back this week.

Went to check out the new display homes at The Ponds. I like how Wisdom Homes give out a "upgrade list with prices" for their homes.

Author:  dvestate [ Jun 02, 2013 8:03 pm ]
Post subject:  Re: Building the AllCastle Grandworth 42.5+

If they do the plans incorrectly you should not be charged. My builder took 4 attempts to get it right, told me at try 2 there would be additional charges for changes.

I said that's fine but you have to get it right before you can even think about charging me

2

Author:  Crokke [ Jun 11, 2013 3:42 pm ]
Post subject:  Re: Building the AllCastle Grandworth 42.5+

Hi tony,

Thanks for sharing. We are looking at the same design as well and just paid for the tender to be done.

I have a few questions hope that you can shed some light.

1. Sarking - I assumed this is sarking to the roof? Is this additional on top of what they have or they did not come with sarking at all?
2. NBN/Network - they mentioned that this is included in their price but they only provide an empty box to the external wall. When you say you pay for 2xpaytv points etc... does that mean that allowance covers all cabling to the internal? Don't they have any allowed to start off with?
3.What kind of council bond and fees that we have to pay?

Cheers

Author:  tonyattheponds [ Jun 11, 2013 5:47 pm ]
Post subject:  Re: Building the AllCastle Grandworth 42.5+

Sarking - extra

NBN - Yeah you have to pay extra. It is written in the fine print.

Council bond / fees - about $2000 max. Depending on council. It is in case the workers damage the kerb etc. (the bond you get back, fees you don't)

Author:  Crokke [ Jun 11, 2013 11:11 pm ]
Post subject:  Re: Building the AllCastle Grandworth 42.5+

I just checked with them and yes you are right, sarking is extra which I have asked them to add in.

Will check with them on paytv cables/points.

Author:  tonyattheponds [ Jun 12, 2013 1:23 pm ]
Post subject:  Re: Building the AllCastle Grandworth 42.5+

Very annoyed at the moment.

I got a message saying changes to a stairs will cost me $1240. They refuse to do it at no charge even though the articulation is already costing me $2-3k. And the change is soooo minor.

"Provide a 1250mm wide landing to the stairwell, remove one tread from the top of the staircase and install it at the bottom, so that the bottom tread finishes in line with the store wall"

See below. Am I being unreasonable here?


Author:  Ca6leguy [ Jun 27, 2013 8:43 am ]
Post subject:  Re: Building the AllCastle Grandworth 42.5+

Crokke Crokke
1. Sarking - I assumed this is sarking to the roof? Is this additional on top of what they have or they did not come with sarking at all?
2. NBN/Network - they mentioned that this is included in their price but they only provide an empty box to the external wall. When you say you pay for 2xpaytv points etc... does that mean that allowance covers all cabling to the internal? Don't they have any allowed to start off with?


Sarking is extra and is worth getting as it will help with Basix and prevent leaks.

The network package includes 2 tv/pay tv points, 2 phone points and 2 LAN network. Extra if you want to upgrade to Cat 6. If you are connecting to FTA TV, you will need to get your antenna installed and connected to the hub after handover.

Author:  Marmalade [ Jun 27, 2013 2:10 pm ]
Post subject:  Re: Building the AllCastle Grandworth 42.5+

Allcastle must do things a little differently in each area...

I marked the original plans up, which they redrew and supplied a free prelim tender (which we rejected as it was too costly), we then removed some things and asked the price be reduced to accommodate our budget. They gave us a good compromise which was surprising. We paid the 995 for soil test and a formal tender (including site costs) which came back quite reasonable.. so at that stage we were only out 1k at the most if we wanted to walk away.. never allow builder to get you in too deep up front :).

We were also well aware of inflated site costs before building, so told the land developer to flatten the block to under 450mm or we would simply walk away :) Surprisingly they listened and did a great job, and will only cost a few thousand for some cut/fill/compaction and some extra piering under the alfresco.

Plan wise I believe (and hope) there are no hidden costs when we get the first drafts done, as they won't do this until you pay them 3k upfront.

Author:  tonyattheponds [ Jul 22, 2013 11:44 am ]
Post subject:  Re: Building the AllCastle Grandworth 42.5+

The way AllCastle works (I believe) is.... (sales)--->(plans)--->(interiors)--->(electricals). each being a different ''department" and your file gets passed from one department to the next. like a production line.

Author:  Ca6leguy [ Jul 22, 2013 11:22 pm ]
Post subject:  Re: Building the AllCastle Grandworth 42.5+

tonyattheponds tonyattheponds
The way AllCastle works (I believe) is.... (sales)--->(plans)--->(interiors)--->(electricals). each being a different ''department" and your file gets passed from one department to the next. like a production line.


What stage are you up to now?

Author:  tonyattheponds [ Jul 23, 2013 10:37 am ]
Post subject:  Re: Building the AllCastle Grandworth 42.5+

Ca6leguy Ca6leguy
tonyattheponds tonyattheponds
The way AllCastle works (I believe) is.... (sales)--->(plans)--->(interiors)--->(electricals). each being a different ''department" and your file gets passed from one department to the next. like a production line.


What stage are you up to now?


Updated the first post. we're waiting for carpetcall appointment next week, and electrical review to come back also. Following that contract then construction.

Author:  Ca6leguy [ Jul 23, 2013 10:42 am ]
Post subject:  Re: Building the AllCastle Grandworth 42.5+

tonyattheponds tonyattheponds
Updated the first post. we're waiting for carpetcall appointment next week, and electrical review to come back also. Following that contract then construction.


Noticed that you paid your tender fee on March 2013. Tender expires in 150 days. My calculation says your tender will be expiring soon? Have your plans been approved? Did you go through council or CDC?

Author:  tonyattheponds [ Jul 23, 2013 11:10 am ]
Post subject:  Re: Building the AllCastle Grandworth 42.5+

Good point. I went back and had a look. I paid $950 acceptance fee in March.
But the deposit date is shown in April when I paid the $4k. But we may go over (as Allcastle don't sign contract until EVERYTHING is finalised), I will have to email and see.

Author:  Ca6leguy [ Jul 23, 2013 11:12 am ]
Post subject:  Re: Building the AllCastle Grandworth 42.5+

tonyattheponds tonyattheponds
Good point. I went back and had a look. I paid $950 acceptance fee in March.
But the deposit date is shown in April when I paid the $4k. But we may go over (as Allcastle don't sign contract until EVERYTHING is finalised), I will have to email and see.


What is the expiry date stated on your tender? They said they reserve the rights to increase the price if contract is not signed before the expiry date.

Author:  tonyattheponds [ Jul 23, 2013 11:21 am ]
Post subject:  Re: Building the AllCastle Grandworth 42.5+

Tender 2 expiry is 6th September, on the condition that the Final contract and 5% deposit is paid in 120 days (7th August) <-- which was never going to happen. Hmm..

well I've shot them an email. waiting for reply.

Author:  chaitanyakuber [ Jul 23, 2013 7:52 pm ]
Post subject:  Re: Building the AllCastle Grandworth 42.5+

We are considering AllCastle as a builder and had a couple of questions
1. What's "Articulation"?
2. Did you use something called a EasyBuild Package?

Author:  tonyattheponds [ Jul 23, 2013 11:03 pm ]
Post subject:  Re: Building the AllCastle Grandworth 42.5+

chaitanyakuber chaitanyakuber
We are considering AllCastle as a builder and had a couple of questions
1. What's "Articulation"?
2. Did you use something called a EasyBuild Package?


Articulation is a break in the wall (either intrusion or extrusion). eg in the pic above you see the stairs popping out instead of being in line with the wall.

Yeah we went with EasyBuild Package

Where are you building?

Author:  Ca6leguy [ Jul 24, 2013 9:35 am ]
Post subject:  Re: Building the AllCastle Grandworth 42.5+

tonyattheponds tonyattheponds
Tender 2 expiry is 6th September, on the condition that the Final contract and 5% deposit is paid in 120 days (7th August) <-- which was never going to happen. Hmm..

well I've shot them an email. waiting for reply.



Any response from the builder?

Author:  chaitanyakuber [ Jul 24, 2013 5:00 pm ]
Post subject:  Re: Building the AllCastle Grandworth 42.5+

tonyattheponds tonyattheponds
Articulation is a break in the wall (either intrusion or extrusion). eg in the pic above you see the stairs popping out instead of being in line with the wall.

Yeah we went with EasyBuild Package

Where are you building?


We are planning to build in North Ryde and we are looking the Highgrove plan. I am not planning to make any changes that will have a structural impact such as high ceilings etc. Of all the extra's you have listed I think sarking, termite resistant timber, gas points, and garage insulation are the one's I had not considered. I have been building a construction cost spreadsheet for a few weeks and seem to have enough fat in my plan to cover these things.

Which facade have you picked? (I am little curious about the cladding you are replacing and assume its in the facade)

Did you have argue/negotiate much to get refunds for tile and carpet allowance?

In their 6 step process information sheet they seem to indicate the whole tender to construction start should take 60 days. Sounds like yours is taking longer. Have you had lots of back and forth with them? Have they making lots of mistakes or are they slow?

Once we start our process I shall do a blog and post a link here for every step. I think more people that contribute this information into the open the easier this process will become for others and push the builders closer towards transparency.

Author:  Ca6leguy [ Jul 24, 2013 5:37 pm ]
Post subject:  Re: Building the AllCastle Grandworth 42.5+

chaitanyakuber chaitanyakuber
In their 6 step process information sheet they seem to indicate the whole tender to construction start should take 60 days. Sounds like yours is taking longer. Have you had lots of back and forth with them? Have they making lots of mistakes or are they slow?


It will definitely take more than 60 days. Are you going through council or CDC? There will be lots of back and forth trying to get the tender and plans accurate. Make sure you check every single detail.

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