Browse Forums Building A New House Re: Different types/levels/tiers of building companies 18Mar 30, 2022 1:03 pm Some inputs from my experience: 1) 90%+ of architects are useless overpriced buggers, you better go with a good building designer and learn about good passive solar designs yourself, so you can recommend and choose best orientation and positions for your rooms; 2) if your triple glazed windows come from Europe, expect 6 months lead times and $2k per sqm (for what it was less than $1.5k in 2019); 3) do not just invest into insulation materials (which are still relatively cheap), invest into quality insulation installation, infrared camera and blowout testing. Most of the insulation issues arise from the bad installations, not from the quality of material (which will still be deteriorating over time); 4) consider thermal mass to the important areas, so go either partially RBV/full brick or invest into phase change materials. I personally decided to go with frameless ICF-based system for my build, but not so many builders around who can build with it. 5) consider low power small duct aircon system (e.g. Airsmart), it is much more energy effective and if you build your house right, you won't be using it often; 6) performance of solar panels will deteriorate significantly once they got covered with dust and debris (which may happen within few months depending on your area). Consider investing into lithium batteries as your back up option. 7) strongly consider slab insulation. In fact, if you follow Swedish Insulated slab paradigm, you can save a lot of money on earthworks and concrete as well as potential piling but you would have to spend them on a quality XPS insulation under your slab. This is a very shallow floating slab (100-200 mm footings only), so it doesn't require any piles or deep footings even on H2 soils. But good luck in finding decent structural engineers who are familiar with the concept and will approve. Also, to some recent local vendors charge for XPS insulation as wounded bulls, although it is really not supposed to cost more than $15 for 100 mm thick sheets; 8 ) consider wireless systems for your smart home. They are quite reliable those days, X times cheaper and there was a cool vendor on this forum, they make their own custom switches. Also, keep in mind that you would rarely want all your switches and outlets to be smart, usually only in living areas, master bedroom and master ensuite will be more than enough. Re: Different types/levels/tiers of building companies 19Mar 30, 2022 10:48 pm ren_ho Intripidlol ren_ho intripidlol Interesting. We're attempting a similar thing (similar size, close to passivhaus standard, ~340sqm). We found that 1m was not enough for this - at least 20% to 30% more required. We're in Sydney though, where I imagine everything is more expensive. Good luck! I'd be curious to see how your build goes Thanks for your insight, that leaves me curious to ask a couple of questions? Completely understandable that building in Sydney is more expensive, used to live there so I get it Is that 20 to 30% more post pandemic? Because our budget was for pre pandemic prices... with the increase I'm not even sure if our budget can facilitate our build anymore. What kind of inclusions/materials are you guys going for? We found that there are typically luxury materials in this kind of budget that would eat up budgets such as full marble etc. Which we actually don't like.. most of the materials we are going for in the build are more robust, and not 'luxury' Also no appliances are included in our build, supplying them ourselves out of building contract Post pandemic. We're close to starting our build, but haven't executed yet. The pricing was done about a month ago. Inclusions aren't crazy - nothing really extravagant. Standard appliances, stone countertops, standard materials (hebel veneer). The big unusual items are triple glazing, an HRV system, and guarantees of air tightness. Its a double storey building. I'd guess that post pandemic you'll need to increase that budget - if we had built this 2-3 years ago we'd be paying probably 30% less. Yeah when I first started approaching this build I had budgeted 1m for construction and it was completely within reason, however with pandemic prices inflating once we were in the middle of design it's pain a huge pain in the behind We haven't had our final quote yet Re: Different types/levels/tiers of building companies 20Mar 30, 2022 10:51 pm alexp79 Some inputs from my experience: 1) 90%+ of architects are useless overpriced buggers, you better go with a good building designer and learn about good passive solar designs yourself, so you can recommend and choose best orientation and positions for your rooms; 2) if your triple glazed windows come from Europe, expect 6 months lead times and $2k per sqm (for what it was less than $1.5k in 2019); 3) do not just invest into insulation materials (which are still relatively cheap), invest into quality insulation installation, infrared camera and blowout testing. Most of the insulation issues arise from the bad installations, not from the quality of material (which will still be deteriorating over time); 4) consider thermal mass to the important areas, so go either partially RBV/full brick or invest into phase change materials. I personally decided to go with frameless ICF-based system for my build, but not so many builders around who can build with it. 5) consider low power small duct aircon system (e.g. Airsmart), it is much more energy effective and if you build your house right, you won't be using it often; 6) performance of solar panels will deteriorate significantly once they got covered with dust and debris (which may happen within few months depending on your area). Consider investing into lithium batteries as your back up option. 7) strongly consider slab insulation. In fact, if you follow Swedish Insulated slab paradigm, you can save a lot of money on earthworks and concrete as well as potential piling but you would have to spend them on a quality XPS insulation under your slab. This is a very shallow floating slab (100-200 mm footings only), so it doesn't require any piles or deep footings even on H2 soils. But good luck in finding decent structural engineers who are familiar with the concept and will approve. Also, to some recent local vendors charge for XPS insulation as wounded bulls, although it is really not supposed to cost more than $15 for 100 mm thick sheets; 8 ) consider wireless systems for your smart home. They are quite reliable those days, X times cheaper and there was a cool vendor on this forum, they make their own custom switches. Also, keep in mind that you would rarely want all your switches and outlets to be smart, usually only in living areas, master bedroom and master ensuite will be more than enough. Don't think you can approach certified passivehaus without an architect, at least in Adelaide anyway. Also think it's a bit disingenuous to call 90% of architects useless, most of the very high end builders I spoke to worked regularly with certain architects. Blower testing and thermal imaging is pretty much a standard part of the process with passivehaus. Thermal mass and solar orientation is not as significant (although still warranted esp. Solar for light orientation) in a building built to passivehaus Hi, have purchased a house with 2 single garage doors. The Centre pillar one side sits proud to the other. Can I change 2 doors into one. Please see picture. 0 6356 yep you need a joint, foam is easiest, will look fine once rendered with a joint. 2 5243 Hi All, This is our second home build and first time with a custom builder. They are small builder and have built some houses with good quality. They tender and color… 0 600 |