Any experience with Henley Properties?

Juli · Aug 04, 2006 1:27 am

We just signed up contract with Henley in Vic, and strangely, building permit is issued even before contract signing. We got a Post Contract Variation for an additional Drainers allowance to sewer point for trenches between 1500mm to 3100 in depth with $645, just on the day when are ready to sign. which remind me I should not leave any uncertain charge after contract. So if any one had experience with Henley to share, it would be much appreiciated, so that everyone can learn something from that.

Thanks in advance

builda · Aug 04, 2006 10:02 am

Quote:

We just signed up contract with Henley in Vic, and strangely, building permit is issued even before contract signing.

That is most interesting. I have asked another emminent authority for an opinion on this. I'll let you know if I get an answer.

Juli · Aug 05, 2006 12:44 am

Thanks Builda, we just received Certificate of Insurance from VERO issued before contract date. That should be the way it is. One thing we try to be clear is to find out location of four boudary pegs on our block, otherwise we will be charged $600 for another survey to relocate the boundary.

builda · Aug 05, 2006 11:37 pm

Now that is even more interesting. Please leave it with me.

Had a response from the other authority and perhaps if Henley owned the land and property as a package then there is nothing untoward.

However, the insurance policy is supposed to be YOUR insurance policy to give you a Home Owners Warranty policy on your signed contract. If no contract signed, then it should not be possible to have an insurance policy. This one I will certainly follow up.

Juli · Aug 09, 2006 10:40 pm

I do not understand the logic why Henley need to do another survey to relocate the boundary when all three surrounding block are all established house if we can not find boundary pegs, which should have gone while surrounding house is under contruction. let it alone, it will cost $615.

hardy · Aug 10, 2006 1:23 pm

Hi Juli,
I am as surprised as you are, same thing with me, my builder has included $575 in my quotation to reestablish the boundary of my block. My block is already established as we have houses built 3 side of my boundry and there is fence around it. So why we should pay additional $$$ to locate our boundry when it is there. Can't builder see that...... :shock:

Well I haven't signed the contract yet so I am reconsidering all my options....

builda · Aug 10, 2006 2:50 pm

Still checking the warranty question but can I suggest that you call Jeff Norton at the Building Commission on 9285-6412. Tell him (or whoever won't put you through) that you have a query on your Warranty Insurance policy that you have just recieved - he will probably take the call.

The survey question could be if there was any part of the new building that was to be located on the boundary line eg: garage wall or something. The survey is required to ensure that the footings do not encroach on the neighbours property, regardless of where the fence was built. Most fences are closish, but never perfect.

If nothing on the boundary then ask why they need the survey as in what regulation or relevant authority requirement makes them get a survey. If it is just company policy then they should have allowed for it in their initial quote.

Juli · Aug 10, 2006 8:04 pm

Thanks Builda,

Our Garage is 1.2M away from boundary, and there is nothing on the boundary neither.

Juli · Aug 13, 2006 12:16 am

The builder just did another survey on my block to locate boundary pegs, and I checked it on site today. I found there is a new bounary peg on left hand side ofblock, on the right, my title line is about 10cm over existing neighbour concrete work which means my neighbour is building something over the boundary. I know it happened between provious vendors of these two block, Do I need to make a claim to local council or relative state department to protect and clarify my title. If builda or any one can give me an idea, that would be appreciated. Thanks in advance.

builda · Aug 13, 2006 10:06 pm

Write a letter to the Coucil and the Titles office and see what they say. Personally, I am not sure of the outcome but that is why the rules are in place in the first place!

bigbadkev · Aug 14, 2006 12:50 am

Juli

The builder just did another survey on my block to locate boundary pegs, and I checked it on site today. I found there is a new bounary peg on left hand side ofblock, on the right, my title line is about 10cm over existing neighbour concrete work which means my neighbour is building something over the boundary. I know it happened between provious vendors of these two block, Do I need to make a claim to local council or relative state department to protect and clarify my title. If builda or any one can give me an idea, that would be appreciated. Thanks in advance.

And this is why the survey is done.

I've seen boundaries up to a metre out - no kidding. Imagine building your garage on the 'boundary' only to find you've actually built it in someone elses backyard..... :evil:

Jazz · Sep 19, 2006 6:43 am

Quote:

Hi Juli,
I am as surprised as you are, same thing with me, my builder has included $575 in my quotation to reestablish the boundary of my block. My block is already established as we have houses built 3 side of my boundry and there is fence around it. So why we should pay additional $$$ to locate our boundry when it is there. Can't builder see that...... Well I haven't signed the contract yet so I am reconsidering all my options....

I quite understand that the builder is covering their backside by getting the re-establishment survey done. What I don't get is - my friends who are building on a block in a new estate and yet to have any fences or houses around it, did not have to do a re-est survey!!

Also, after doing some research, $575 and $615 sound very reasonable, I must say. My builder initially put $1,067 in our contract!!! We requested for it to be taken out of the contract and get it done ourselves. So far the cheapest quotes I've got are $650 and $715 (both inc. GST). A couple other surveyors charge $990 and one I called even charged $1,320!! How about that for a price variation for doing an exact same thing!

So, if anyone out there knows a surveyor who would do a re-establishment survey for less than $650, please let me know...

zenithconstructions · Sep 19, 2006 8:44 am

builda

Now that is even more interesting. Please leave it with me.

Had a response from the other authority and perhaps if Henley owned the land and property as a package then there is nothing untoward.

However, the insurance policy is supposed to be YOUR insurance policy to give you a Home Owners Warranty policy on your signed contract. If no contract signed, then it should not be possible to have an insurance policy. This one I will certainly follow up.

I don't agree with you on that one builda, I will often take out a policy prior to exchanging contracts if we're verbally pretty much there anyway. If the owner decides to pull out, I just call up the insurer and the policy is voided, and our premium refunded. It's just a way of expediting the process.

zenithconstructions · Sep 19, 2006 8:49 am

Jazz

Quote:

Hi Juli,
I am as surprised as you are, same thing with me, my builder has included $575 in my quotation to reestablish the boundary of my block. My block is already established as we have houses built 3 side of my boundry and there is fence around it. So why we should pay additional $$$ to locate our boundry when it is there. Can't builder see that...... Well I haven't signed the contract yet so I am reconsidering all my options....

I quite understand that the builder is covering their backside by getting the re-establishment survey done. What I don't get is - my friends who are building on a block in a new estate and yet to have any fences or houses around it, did not have to do a re-est survey!!

Also, after doing some research, $575 and $615 sound very reasonable, I must say. My builder initially put $1,067 in our contract!!! We requested for it to be taken out of the contract and get it done ourselves. So far the cheapest quotes I've got are $650 and $715 (both inc. GST). A couple other surveyors charge $990 and one I called even charged $1,320!! How about that for a price variation for doing an exact same thing!

So, if anyone out there knows a surveyor who would do a re-establishment survey for less than $650, please let me know...

Pay peanuts, get monkeys... $650 is a fair price, it's what I pay.

One thing that I keep noticing in these posts is the misinterpretation of 'fixed price'. It reminds me a bit of those 'capped' mobile phone plans. There are conditions on fixed price contracts, and I think I'll start a thread about that now...

Bozmans Blues · Sep 23, 2006 3:59 pm

I am building with henley at the moment. Am just about at lock up stage. In respect of customer service, Henley has been pretty terrible. Emails take a long time to be replied to and you are basically stuck taking to customer service reps who know nothing about building.

Despite all this, Henley has been super quick in building our house, which I suppose is the main thing.

They started in the last week of july 2006, and as of today, the roof is completed, the bricks have all been done, all the plasterboards have been installed, and all the windows are in and sliding doors, and insulation. It has been pretty amazing how quick they have done. In the next week, henely will start inserting the kitchen and bathroom units etc.

Also, Henley are imo clearly the cheapest. I tried to negotiate with them a price, and threatended to walk away, but they said we have done the research and we are the cheapest.I gave the tender document to another big builder, and even they advised me it was cheap and there was no way they could match it!!!

Therefore, Henley have been good so far, in that they have been cheap and quick. I suppose the next test is to see the quality. I suppose u just have to cross your fingers with this. Does anyone know of any tips to ensure the quality of the job?

chidylan · Nov 18, 2006 1:26 pm

how long after the initial deposit did you receive details of colour selections and tender documents etc?