Browse Forums Building A New House Re: {Dawn} 3bdr Custom Build in South East Melbourne Estate 61Jan 11, 2015 4:08 pm I wouldn't recommend evergreen trees down the northern side. They're more likely to shade the house in winter (when the sun's lower in the sky), than in summer. Shade cloth could be a good option. Especially if you'll be bothered to remove or in winter to allow the sun in. Are you having AC? In this case, northern eaves are likely to save you money on your bills, as the house will be more comfortable in summer, & you won't have to run the AC as much. Re: {Dawn} 3bdr Custom Build in South East Melbourne Estate 62Jan 11, 2015 4:52 pm I'm having a split system in the lounge only, but it will only be used sparingly for my rabbits on those ridiculous 38 degree days we have ^^; I'm hoping to put in ceiling fans once I move in. I said tree, but I'm thinking more like palms, or vines along the fence. In my current house, there's this green plant that is all over the fence and that side stays so cool. Re: {Dawn} 3bdr Custom Build in South East Melbourne Estate 63Jan 22, 2015 7:50 pm If you like the idea or plants on the northern side, another option could be a pergola covered in deciduous vines. In summer the foliage would shade your house, while in winter the vines would drop their leaves, allowing sunlight to enter. Re: {Dawn} 3bdr Custom Build in South East Melbourne Estate 64Feb 03, 2015 12:32 pm That's a good idea. Also considering shade cloths that can be removed in winter. Will depend on how hot those rooms guess, I won't be using them much, mostly spare rooms for the time being, possibly a study in one. My poor builder, I'm so eager to sign the contracts, but he's waiting on bits and pieces to be done (Drawings and such). I must be driving him crazy wanting to meet up and finalise everything quickly. Been reading a lot of housing blogs this week, makes me so excited for my own build. Re: {Dawn} 3bdr Custom Build in South East Melbourne Estate 65Feb 03, 2015 7:56 pm Have you got anymore ideas for what you want? I've been trying to get as many pics of "looks" I love because I don't want to choose exact things before my appointment... I want to get some input from the colour consultant, it's their specialty after all.. I want them to help me achieve the resort luxury goal I'm after Re: {Dawn} 3bdr Custom Build in South East Melbourne Estate 66Feb 04, 2015 3:17 pm Well I wanted to do a proper post, but I'm too lazy go jump on my computer or download all my pictures. I've got a folder on each computer with heaps of pictures of houses and furniture ideas So I'll just sort of put my thoughts and ideas down. On the land front, still waiting for settlement which was April and is now apparently June, but I still want building contracts sorted before the end of February just in case it happens earlier. With regards to finance, I THINK my approval expired, so I've had to provide a bunch of documents to the broker so she can reapply. I think it should all be fine, but little niggling worry about it. I think there is a plan to merge my building loan and land loan, but I need the building contract signed. My builder said we are fine to sign off by February, I was hoping to meet this week while I'm off work but nothing so far. Waiting is so hard, but I think the builder is waiting on drawings or something first. So that's how everything is kind of tracking, hoping to do electricals, selections and final sign off all this month but waiting on the builder before I can progress. With regards to the quote & design: I've made some changes to my plans. I've asked the builder to extend the eaves on the front of the house around the corner of the master bedroom for at least 1m or 2m, as I've seen a lot of houses that look like that and it doesn't look too bad. Much better than if it randomly cut off at the edge. My builder has graciously agreed to this change with no cost. Yay! I know the eaves to the front won't have any real benefit energy wise, but I think it will look better then without. I can only afford eaves to the front of the house, not the whole house Unfortunately. Also will have to live with F.C sheet infills instead of brick over the windows and doors (except the facade), but oh well. I also got a quote for sarking from my builder, was really surprised, only $740.00 DD So I will have it included. Will have to get whirlybird added too because of the sarking, still need to ask about that but my dad reckons he could do this himself once built if necessary. I still have a heap of questions about NBN, heating zones, recycled water, etc.. can't wait to meet with the builder and discuss. I'm really at the extreme of my budget, I can't add anything else but I think it will be okay. I have everything I need. I've sent an electrical plan draft through to my builder, I'll put a copy up here sometime this week so I can get some feedback. I've been thinking a lot about the kitchen design, I have sort of an a. and b. plan. a. Is gloss white cabinets throughout the kitchen (it's a U shape), a white shimmer ceasarstone benchtop, with my patterned tiles from an earlier post in beige/grey sort of colour and possibly a glass mosaic splashback. or b. Is gloss white overhead cabinets, with a light coloured matte wood grain colour for the lower cabinets, same white colour benchtop, same floor tiles, but maybe a plain white or brown subway tiles. (this might be cheaper option). Which do you think would look best? I'll try and add some photos in later. I think I've made as many changes as I can, but you know how it is, you always think "is there something I'm forgetting or something that could be done better". I've been having fun looking at furniture and styling ideas, I'm falling in love with white wood furniture, but not sure. I just want my house to be perfect! Also been looking at pendants. I really want pendants in the entry hall, over the kitchen bench and the dining room table, but we will have to see if I can do that. Also spent some time looking at landscapes ideas, I'm planning to build a cat enclosure down one side, plus an indoor rabbit condo (three levels!) and an outdoor rabbit run. So been looking at those. I already have one beautiful little minilop rabbit (he lives in doors) and when I get my house I plan to get him a bondmate, as well two ragdoll kittens and eventually a dog. Been looking at the scotch collie breed (also know as rough collie) The main reason for buying a house is to get all my pets. I'm still not sure about my bathroom cabinets, hoping the interior designer can help me. I'm also a bit worried about my floor tiles. I want to have one tile throughout my bathroom, but my builder mentioned that the tiles I want which are 600 x 600, are more expensive in gloss, plus are hard to lay. There might be trouble getting them laid as a floor tile first of all, and then might be even more difficult getting to use them as a wall tile in my bathroom I'm a bit sad. I really hope I can use them throughout, otherwise I'm not sure what else to do. I could use them as a floor tile in the bathroom maybe, then use another tile in gloss for the walls, or use the same tile in matte but in 600 x 300 for the walls. We shall see. Back to landscaping, I'm thinking about getting some ropes and tent pegs and working on my front yard in the backyard where I live. I can't decide on what garden edging to use and it's hard to work it out without seeing visually the space available for garden beds and lawn. I also need to figure out my front fencing, I have to have it for my estate, but my first quote was 4.3k!!! Way too much. I only have 90 days once I move in to get it done. Hoping to find a cheaper option, can't decide if I want metal or wood infills, I would like wood but its a lot of maintenance work. So yeah, this is where I'm up to Hehe.. Will try to put some photos up later. Re: {Dawn} 3bdr Custom Build in South East Melbourne Estate 67Feb 04, 2015 6:00 pm Sounds like we're at the same stage now.. I'm visiting my bank this week to discuss my loans and make sure everything is set up and give me some more relief lol.. Even though it may expire before my land registers it's more for my piece of mind.. I'm going to go with option A but that's just cause that's my style too.. I love a glass mosaic tile lol! I absolutely love the white shimmer ceasarstone too, my friend has it in her kitchen and it looks great! I like wood grain, I just wonder if it may date quickly.. I'm still in 2 minds about using it in mine.. I like it, I guess it just depends on the design.. I like that's you're extending the eaves it will look great.. At the end of the day it won't matter if you don't have them on the rest of the house, you're not on an acreage where the house is exposed.. The houses next door will provide protection from elements and sun etc. I hope you can use the same tile in the bathroom! I know we've already discussed that lol but it would look amazing! Re: {Dawn} 3bdr Custom Build in South East Melbourne Estate 68Feb 05, 2015 12:23 pm Electrical Plan Draft:
This is my first attempt at a plan using paint Please feel free to provide suggestions, I've no idea what I am doing. Currently, I am not having any downlights. My quote just says LED fittings, not sure what that means. Can't wait to meet with my builder!! As for data, my builder is offering 2 data points and 2 phone points in the quote. I think that's all I need? Oh and I'm planning to have bedroom 2 as a guest room and bedroom 3 as my study/library. There is no bedroom 1 XD For some reason bedroom 1 is called bedroom 4. Re: {Dawn} Local Builder in S.E Melb - Electrical Plan HELP! 69Feb 05, 2015 1:34 pm I keep stressing about resale value. Unfortunately due to the small land, I only have a single garage, one living area and small backyard. I just worry that these three things will make it difficult to sell in the future, and I have a feeling this is not my forever home (though I don't think that way when making selections XD). Bit worried about the bank valuation too, as if I had an extra bedroom or bigger garage it would fall in a higher category. Oh well, just have to wait and see. Re: {Dawn} Local Builder in S.E Melb - Electrical Plan HELP! 70Feb 05, 2015 7:53 pm Now that I'm getting close to finished contract, I thought I'd do a post about costs and upgrades. As I'm not with a volume builder, not sure if this information will help others but oh well. Base Price: $160,295 Extras which were included in the base price based on my initial phone conversation with the builder at no additional cost: I was really impressed with this list as the quote from this builder was a bit less than a volume builder I had been talking with. Things which were "upgrades" with the volume builder were included in the base price quote and some things were included which I either couldn't afford with the volume builder or just weren't available. Raft Slab Site scrape to 500mm fall 2550mm ceiling height Facade to front of house (porch and master bedroom, not including garage) Low profile roof tiles to meet estate guidelines Fly screens and window locks TV antenna with 2 internal points External light points to all external doors Exhaust fans to all bathrooms Alarm system Door stops Semi frameless shower screen with tiled recess base Toilet roll holders Towel rails Soap holders Double bowl S/S Kitchen sink Garage Sectional Door Remote control with 2 handsets 900mm upright cooker Driveway Clothesline Dishwasher Letterbox Pull down roller blinds throughout Horizontal glass feature front entry door Render to facade 20mm stone benchtops to kitchen and bathrooms Vinyl sliding doors to wardrobes Rangehood externally ducted Split system in living area *Yes I do know that obviously these things were not 'freebies', but the price was still better overall than the price the other builder quoted me with these things thrown in as a 'free promo'. Upgrades at an additional cost to me but included in above mentioned base price: (some of these I added later, I'm on my 2nd quote): Laundry exhaust fan - $280 Laundry external door changed from hinged to sliding - No cost Floor tiles to living room instead of carpet - $495 Upgrade Carpet to cat 2 - $500 Gloss laminate cabinetry to kitchen - $970 Sarking to roof - $740 Extend eaves around corner of master bedroom - No cost Privacy set to bathroom and toilet - No cost Concrete pad to HWS - No cost Cupboard to laundry - No cost (but I asked to remove it, as I need the space for kitty litter XD) Change window in en suite - No cost Bulkhead above overheads in kitchen - No cost Recycle water tap -No cost Porclein floor tiles 600x600 in lieu of ceramic 400x400 - No cost Upgrades at an additional cost that are on top of the base price: Double glazing to windows and sliding doors & awning windows throughout - $2,870 Ceiling height of 2700mm - $2,280 Reduction due to removing item from quote (already taken out of base price above): Pull down blinds - $990 Dishwasher - $680 Letterbox - $80 (I need one to be built into my fence) Total construction cost SO far: $166,185.00 Slightly over my goal target price of $165,000.00 but I think well worth it. Hope the bank agrees! One thing I am considering is adding zoning to my ducted heating: Cost is about $380 (I think??? will discuss this further with my builder) Giving the pricing above though, is it any wonder I love my builder? My fixed site costs are included in the base price, I think roughly they are around 5-10k. Also must remember to ask him about NBN costs. Re: {Dawn} Local Builder in S.E Melb - Electrical Plan HELP! 71Feb 05, 2015 8:00 pm Wow, looking back over those costings I'm pretty happy with myself, I don't expect to take on any additional costs at this point (it's all in the quote what I want). I've managed to keep my variations under $3,000.00 and if you look at what I took out, I'm only spending an extra $1,500.00 roughly. The double glazing and extra ceiling height was always in the quote, though it's itemised separately, so total cost has stuck around $165k. I'm not willing to go over $167k.. then I think I'd be getting silly. Re: {Dawn} Local Builder in S.E Melb - Electrical Plan HELP! 72Feb 05, 2015 8:04 pm That's a fantastic price! I think you should be very happy with that! I wish I was anywhere near that price lol! Damn sydney prices! Re: {Dawn} Local Builder in S.E Melb - Electrical Plan HELP! 73Feb 05, 2015 8:11 pm Haha! Yeah I think I've been really lucky. I think if I wanted the same level of finish with a volume builder, based on where I was with there quotes (before I wanted a bunch of extra stuff) I would be around 175k. I'm so excited with getting a raft slab. It's all the little things. The volume builder wanted to charge me $1,580 just to extend the post on the front porch about 30mm because of the estate guidelines (I didn't totally understand it). My current builder is like "yeah we can do whatever, no worries, no cost".. Oo; and it's all fixed price (once I sign). I love that the quote covers EVERYTHING. I'm not signing contracts, then going into a pretty display room and having my mind blown and overspending (when I hear what people spend at their prestart meetings.. scary XD). How is your build going? Have you done colours yet? I SO want to do colours I might still do a few changes with door handles or something, but I'm hoping to be strong and stick to this budget now. I'm meeting the builder next week, yay progress! I had my wisdom teeth out last week and I've spent the last 7 days recovering from surgery. Has been pretty miserable, either lots of pain, or painkillers making me feel sick. Finally getting back to normal At least I've had a lot of time off to focus on my house. Re: {Dawn} Local Builder in S.E Melb - Electrical Plan HELP! 74Feb 06, 2015 10:35 am That's fantastic! You've definitely got a lot for your money! It's so good he's so flexible too which definitely comes in handy, building a house is like trying to hit a moving target lol always changing and hard to keep up! Yeah you've done the same as me and included everything in your tender before the appointment, I could have a nice low price now but I would be one of those people who got a big shock in the appointment and upgraded everything lol at least I've done that already so I just have to pick it all now the exciting bit! I still haven't done colours, still waiting for my contract.. Hopefully the contract won't be too much longer and I can have a good read through it before I sign anything.. Oh yay!! Hopefully he has some good timelines for you to organise appointments etc! Oh no that sucks! I haven't had mine out but every time I think they're done, they seem to move again lol little suckers just be normal teeth! Hope your bunny has been keeping you company! Re: {Dawn} Local Builder in S.E Melb - Electrical Plan HELP! 76Feb 06, 2015 1:19 pm Ahhhhh so so so cute! Re: {Dawn} Local Builder in S.E Melb - Electrical Plan HELP! 78Feb 11, 2015 5:51 pm Meeting with my builder tomorrow. Any last minute advice on my electrical plan? I feel like its too simple but I don't know what I could do better. I hope I don't have to add anything to what they offer. Over budget already {Dawn} Build Thread - Downlights or no downlights? 79Feb 13, 2015 5:37 pm So I caught up with my builder yesterday, I had to take a day to think over everything before I posted.
I think this is the first time I've felt a bit disappointed, probably because I couldn't do some things I wanted. So, changes / things of note: - Alarm system to be removed, replaced by a front screen door (not sure if I really want a screen door as it would block my lovely front door from view, though I guess it's a practical idea) - Cupboard in laundry to be replace with a laminated benchtop - Mosaic tiles for kitchen splashback; I was told they were available, but it's now been clarified I can't have the entire splashback done in them, they would be a feature strip only (sad) - Add heating zones for $380.00 (so will have 2 zones, living areas and bedrooms areas) - Extend the ensuite window to be 1200 x 600 (up high, long and short) - LED downlights - instead of standard battens or oysters, have LED downlights to kitchen, dining, living room and hallway - Pendant lights to kitchen island and entry hall, owner to supply - Eaves to extend 1m down side of house, was advised this may not meet the guidelines, if it doesn't I think I want the eaves removed totally - Kept the 900mm cooker, just couldn't be bothered bringing up changing it to 600mm - NBN will be in the garage - Confirmed going with 2.7m ceiling and double glazing options - Got to see the toilet, was okay I also got to see the elevations for my kitchen, though they weren't finished. I was hoping to have some pot drawers, but there's only one going under the microwave space in the peninsula. Also I thought it would be cupboard, cooker, cupboard, pantry, fridge. But apparently there isn't room, so its cupboard, cooker, cupboard, fridge no pantry. I've asked if we can make the cupboard next to the fridge the pantry, which seems okay, but it will mean the kitchen is not symmetrical. Have to admit, nothing major, but I left the meeting feeling a bit deflated about the whole thing. I asked if I could have my favorite tiles to the walls of my bathroom, I have a feeling I will be allowed them for floor tiles only. Overall these are all minor things, I mean I'M GETTING A BRAND NEW HOUSE D but .. want it to be perfect XD In good news, I've asked the builder if I can do colour selections in the next 3 weeks I will get my updated quote next week, my concern is I'm going way over budget now. But I can still take things out before we reach contract. Was really hoping to see more elevations of the bathrooms and such, as well as their electrical plan.. but no such luck. Re: {Dawn} Local Builder in S.E Melb - Electrical Plan HELP! 80Feb 13, 2015 7:23 pm Hi Dawn Don't get despondent such are the ups and downs of building. Is this the house of your dreams, only one you will ever live in type of build or is it a stepping stone? Personally I like to put money and effort into the structure and quality of the build, then stick to the budget if I possibly can, this bit is difficult then hold firm on what I really want. For you I sense, mosaic tiles for whole splashback, pantry, blank laundry, 600x600 tiles and a better toilet Do the security door later if you want. Remember it's your home not your builders Hang in there, it will be beautiful! Good luck Custom build Northern NSW viewtopic.php?f=31&t=72217 I'd get the gutters to match your roof and pipes to match the paint - otherwise they become a feature. Nice pick with the paint colours! 1 34240 6 55173 A quick update, we didn't have site start before Easter. Summit can't seem to give me a day when they are scheduled to begin, so I'm left with a vague "within 10-20… 4 26719 |