Constructing a house on a block with 4m fall

shon_rider · Aug 24, 2020 3:16 am

I am looking to build my first home, purchased a block that was sloping. The block is around 900 sqm and having an overall 10m fall downwards. Looking to build a 24 sq house, the fall over 30 square block is 4m. I am not even expecting the other area over 30 sq to be flattened at this point in time. I approached volume builders, and they wouldn't even advice me any further after telling them about the fall. This is my first home and I want to avoid mistakes.After some research and going through forum posts, it seems there are 2 things: 1) Split Level House 2) Retaining walls. With the sloping land, site costs would be considerably higher compared to flat ones.

I was planning to speak to the earthworks company who can excavate and flatten my block at least up to 1.5m. Having recently spoken to one of the builders, who advised me to not flatten the block with any external companies because it might add up extra costs if the excavation isn't done properly.

I am now confused and wondering if I can flatten the land with an external company (earthworks, excavators) and then only approach volume builders or custom builders.

StructuralBIMGuy · Aug 24, 2020 10:03 am

Hi Shon_rider welcome to the forum
I suggest you first focus on a geotech report, Contour survey and preliminary engineering on your sketch (own your copyright/data)
using a rough 3D Engineering Bim Model, extract the quants, data/proofs, review alternate solutions and then get 3 builders to quote
Slab and Formwork Cost
BTW, the builder and earthworks trades don't design, nor certify the works, so don't commit until you know what you're up for?
Cheers
Chris

shon_rider · Aug 25, 2020 1:36 am

Thanks mate. Another question - if I do all the surveys and then ask for quotes from the builder, wouldn't it be expensive as in the overall process rather than going to a builder who would do everything from scratch (survey,design, build).

alexp79 · Aug 25, 2020 1:56 am

You can't just flatten the block from 4 m to 1.5 m. It will require a controlled engineered fill which has to be done by professional earth-working company, approved by structural engineer and tested for compaction score. In addition, you would have to organise a proper drainage, etc. and you site will still be classified as P because of fill, so you would have to use piers.

For split level home, on the other side, you would need to invest a lot in retaining walls, extra staircases and a suitable custom design. But yes, you can create an architectural masterpiece if you invest a decent amount of time and money in it.

StructuralBIMGuy · Aug 25, 2020 9:24 am

shon_rider

Thanks mate. Another question - if I do all the surveys and then ask for quotes from the builder, wouldn't it be expensive as in the overall process rather than going to a builder who would do everything from scratch (survey,design, build).

How is it more expensive, the builder can't do the design/engineering and survey they require licensed professionals which they charge you for?
If you get the builder to arrange everything, how do you get 3 Other quotes..you can't..you're stuck with their price/markup.
The secret is to know what's involved and what's a fair price and compare ..(if someone trying to pull your pants off trying to get to your wallet..it's obvious, mate)
hth

slothicious · Aug 25, 2020 7:22 pm

hey, sounds like a great piece of land!

I'm not sure of your budget restraint but like above comment said, you can get a really nice design where levels are split which create awesome zoning in the house.

It might be worth investigating architect + tender option. where you might spend more on details and design, maybe really think about what is unnecessary (but still future proof future needs) so you can reduce the build size?

All the best, it's like trying to solve a jigsaw puzzle!

DanielStone · Aug 27, 2020 9:44 am

Tbh i’m not expert and i can’t help you about if you should flatten the land or how to deal with it but at least i can help you with designing your home because i have a 24 sq house also and i redesigning it because it was looking really old and ancient house, the siding was made of wood and it was really rusty and broken, i also wanted to do some repairing inside like panting, flooring, etc. changing the old doors and windows was also in my plan, and actually i was new here and i didn't know any near company for home repairing so i searched online and guys on https://www.costshed.com/inside/artex-removal-prices/ helped me a lot with removing artex they also gave me a lot of advices for home repairing and designing. So if you’re interested i can send you some pics of the process.

timthetoolman44 · Aug 27, 2020 10:49 am

I work with builders who specialise in sloping blocks and recently I designed a split level to fit on a block with 7m fall on it and it's approved for wheelchair access! Shows you can do anything with the right amount of knowledge

slothicious · Sep 08, 2020 7:53 pm

timthetoolman44

I work with builders who specialise in sloping blocks and recently I designed a split level to fit on a block with 7m fall on it and it's approved for wheelchair access! Shows you can do anything with the right amount of knowledge

hey tim, how significant is adding a split level that is only 2-3 stairs/steps difference, in terms of cost?

we like idea of having living area for example, have that subtle zone difference by introducing 2 stairs up or down - there is enough slope on land to do it, but many builders say it is going to significantly impact on the budget (one has said we're throwing money into the ground - we think it'll give nice feel and don't think it's complete waste of money).

alexp79 · Sep 08, 2020 8:10 pm

It will impact the budget to the extend you would need to put in retaining walls and extra stair cases, as well as make some of your ceilings higher.

Yes, a proper split level house will be in general 20-50% more expensive (depending on the design), but also more thrilling too with all that higher ceilings which will allow you to get extra storage spaces, lofts, etc.

In addition, staircases/levels provide much better separation of areas.

I would certainly consider elevator/lift in a proper split level home, too.

timthetoolman44 · Sep 09, 2020 10:08 am

slothicious

timthetoolman44

I work with builders who specialise in sloping blocks and recently I designed a split level to fit on a block with 7m fall on it and it's approved for wheelchair access! Shows you can do anything with the right amount of knowledge ;-)

hey tim, how significant is adding a split level that is only 2-3 stairs/steps difference, in terms of cost?

we like idea of having living area for example, have that subtle zone difference by introducing 2 stairs up or down - there is enough slope on land to do it, but many builders say it is going to significantly impact on the budget (one has said we're throwing money into the ground - we think it'll give nice feel and don't think it's complete waste of money).

I will put it to you this way. The writer above has said it's 20-30% more expensive but I strongly believe that is not so right now. I am hearing back from Developers that the volume builders here in Melbourne have been charging 75k for 1.5m of fall so they're trying to retrieve their margins by stealing costs on site costs so the split level will be a game changer.
Years ago I was working in a display home in Melbourne outer East and there were plenty of sloping blocks. I prospective client came to me with his block with 8m fall to the rear and we had builders in South Coast NSW (i.e. Nowra, Kialla) and they had a whole series of homes designed for all sorts of fall and we ended up building a triple split which saved the client a lot of money.
Fast forward to my current job I designed a number of homes that met every which way of fall as a starter but you know you can't design a project home that is perfect for any fall as each block needs to be met on its merit.
So in order to save your budget, search for builders that already have the split level designs to then custom and that will assist with combatting site costs.

Sparkyf · Sep 09, 2020 11:51 am

We are getting a volume builder (regional Victoria) to build on our block, which is about 36M long and slopes about 3M from front corner to back diagonally. Originally they quoted site costs at $80K, but after further analysis and engineers reports, this is now about $63K,

We wanted to take advantage of a bay view over neighbour's house rooves, so we added a balcony at the rear.

Another option that we saw is Latitude 37, they custom design houses to suit your block. Check their website, they have quite a few examples of what they have done in other areas (hilly, coastal views, split level homes, etc).

https://www.l37.com.au/custom-home-portfolio/completed-homes/

timthetoolman44 · Sep 09, 2020 11:59 am

Sparkyf

We are getting a volume builder (regional Victoria) to build on our block, which is about 36M long and slopes about 3M from front corner to back diagonally. Originally they quoted site costs at $80K, but after further analysis and engineers reports, this is now about $63K,

We wanted to take advantage of a bay view over neighbour's house roofs, so view added a balcony at the rear.

Another option that we saw is Latitude 37, they custom design houses to suit your block. Check their website, they have quite a few examples of what they have done in other areas (hilly, coastal views, split level homes, etc).

https://www.l37.com.au/custom-home-portfolio/completed-homes/

Latitude 37 are a very good builder and have a good history. They will end up a lot pricier then the smaller local builders but you will get a good house built. You do get what you pay for though.