Building A New House
Re: Provincial Homes461
Oct 08, 2016 11:45 am
Things have come along a lot since I last posted. Slab, frame, bricks. Delays have been minor since they go the slab started, although they were miles behind at that point, so I imagine they'll be going over their contract length. Roof tiles arrived, and we'll apparently have the roof in 2-3 weeks.
Have a question about PA's. We had quite a lot of them, and quite a few should have been dealt with before payment 1 (slab finished), but payment 1 was exactly as tender, we even knew piers were over tender budget. I asked about it back then, and they said the invoices probably weren't ready in time for the progress payment, which made sense. Progress 2 has come and gone, same as tender, and progress 3 is coming up soon, so I asked again this week, and got emailed that PA's aren't worked out until final payment. This not only contradicts her previous email, but seems bizarre that you can get hit for a 5-20K bill at the end without any warning, even though the work happened up to 12 months earlier.
Is this what others have been told/experienced?
Re: Provincial Homes463
Nov 08, 2016 2:25 pm
Seems pretty quiet on this thread. How is everyone's build going?
Just waiting for finance and commencement letter. Wanted a slab before Christmas but looking unlikely now.
Trying to deal with another builder dumping bricks on our land too.
Re: Provincial Homes465
Nov 09, 2016 7:38 am
Hi all. Fairly new to the thread. We are up to contract stage - we actually have an appointment later this week. However, DH is getting increasingly unhappy with them as we are getting some attitude coming close to contract stage.
1) We asked for a tender expiry extension when we were told Provincial closes for at least 3 weeks during Christmas. (Our tender expires the first week they start work in the new year!) They were unwilling to negotiate, blaming us instead for numerous client changes to the floor plans contributing to the delay. I would think clients have the right to change the floor plan to a reasonable extent. Afterall, a home is a large investment. We usually make an appointment within a week of receiving the amended plans but they take 3-4 weeks in between each change. So I dont think the delay is 100% our fault.
2) We feel they havent been transparent with fees. E.g. we have been unable to get any indications of cost for ANY internal selections. They replied and said they would only disclose prices after CDC submission. Wonder if this is the case for everyone else?
To summarise, DH is inclined to abandon the Provincial altogether as he feels they are pressurizing us to sign the contract yet unwilling to negotiate. He feels their attitude will get worse the moment we sign the contract. Feedback, anyone?
Re: Provincial Homes467
Nov 09, 2016 8:30 am
The number one influence on choosing our builder(provincial) was design. You cannot change the floor plan of your house easily once it's built, so we chose Provincial because they had the design that best suited us. From there the best thing we could do is be as informed as possible, ask lots of questions, and expect reasonable answers. Patience is the key, being a smaller builder than the mainstream ones, it seems like Provincial office isn't resourced like the larger companies and so expect things to take a bit longer. Don't bother threatening to walk unless you're willing to follow through! There's plenty of provincial blogs that give you a ball park figure of what selections cost.
Good luck with your process, you'll need a healthy dose of patience!
Re: Provincial Homes468
Nov 10, 2016 5:10 pm
Haven't really posted much on the thread - have simply been too busy. However we're building the Nu Caprice with extended family room which we modified to make the kitchen larger - bigger bench, slightly larger pantry, added a microwave cupboard and what will be a study nook (though not finishing that off till later on). Also extended the alfresco to match the extended kitchen, and added a third garage.
No changes upstairs which was deliberate - we looked extensively for a floor plan that met most of our needs with only minor changes.
Slab was poured in June and we're hoping for lock up by Christmas; moving in during February.
We've found Provincial to be quite good though it helped that we had friends who recently built with them who could give us lots of advice and even samples.
We've spoken to people who have built with other companies and everyone seems to have some issues no matter who they build with. We really based our builder choice with finding a reliable builder (the referral helped a lot) and a layout that was closest to our needs - garage, master bedroom and alfresco in certain spots specific to our block.
Re the internal colour selections. We upgraded a few things but felt nothing was overly expensive. Though we had budgeted for changes. Had a PA in place for the kitchen and were able to pick and choose ideas to meet our budget. Some simple changes didn't incur any cost, ie changed the round sink to the rectangular one which is now in the display home.
We did upgrade the floor tiles and added tiling to the bathroom ceilings.
Thoroughly agree with the healthy dose of patience comment - especially if you're doing a knock down and renting. (I think renting has been the most stressful part of the whole process!)
However, we know it will all be worth it and our new house is already looking amazing. Delighted with the brick choice (Boral Blackheath).
Re: Provincial Homes469
Nov 14, 2016 1:17 pm
Agree with patience comment, though it has been tested on our end. Over 12 months from initial tender to site scrape, hoping to have slab before Xmas. We actually abandoned another builder to come across to Provincial. Although it takes time, we feel we're getting a better product with Provincial.
Re: Provincial Homes470
Jan 12, 2017 10:57 am
Hi everyone. Hubby and I been reading this forum for awhile now since we've decided to build with Provincial homes. Our land is finally registered and we're just waiting for the office to open so we can pay our deposit. We've been dealing with George who has been amazing and accommodating. We were initially going to build the Woollahra but the costs were just too high for us especially being first timers!!! We are going to build the Sienna with a few tweaks. We're building in the North Kellyville area and have been watching the trends that many builders are doing. I would appreciate any suggestions and advice you can offer to a newbie!!
Take your broken heart and turn it into art. -Carrie Fisher-
Re: Provincial Homes471
Jan 13, 2017 2:07 pm
Have just joined the blog!
Have been in the process with Provincial for what seems almost a year. Paid deposit, modified Tender several times, modified plans several times as well. D.A was approved by developer Christmas Eve after going backwards and forwards and now just waiting to get the call for colour selections and electrical. Lets see if we are in by next Christmas.
PS Everyone at Provincial have been wonderful so far!!
Re: Provincial Homes473
Jan 20, 2017 8:04 am
Sounds like the race is on although we are probably 4-8 weeks behind you! Please keep us informed along the way as it will be a good indicator as to how we are progressing.
We are building the Lindfield at Oran Park with some fairly big ( but good) modifications.
Re: Provincial Homes475
Feb 08, 2017 9:03 am
Hi guys, been a while since last post. We got piers just before Xmas then slab last week. Got Houspect for inspections and their slab report came back good, no major issues! We're still finalising our tiling selections with Di Lorenzo as our initial selections came out to $20k additional, far more than we expected it comfortable spending.
Good to see others starting. Happy to answer any questions on the process so far. Provincial overall is good, but please note they are not the fastest in turning around paperwork or communications.
Re: Provincial Homes476
Feb 17, 2017 1:07 pm
Building with provincial too.
Did you end up getting any good recommendations when you posted the below?
Good afternoon Everyone & Happy new year.
We have been patiently waiting for the final document to arrive (Construction Certificate) to initiate the actual build process. Still no sign of it, even though Provinicial expects to come soon.. That is what I am being told when ever I ring them. Nothing much apart from that, except have booked times with DiLorenzo for the tiles selection. Going to happen in 2 weeks time.
I have though one query with all the blog followers, need to get following quotes as my bank is asking them for the add ons to be done after the hand over. I need to take some quotes, if any one has got some business names that are good (and cheap) please provide them.
1. Carpet & Tile flooring
5. Electrician (in the Hills district, preferably).
Any names, contact will be good. Thanks in advance.
Can help you with this one as we're in the Hills and getting prices at the moment. Getting quotes is a nightmare. Still waiting for one we requested in the first week of Jan - gave up on them.
We had previously recommended Carpet Court Castle Hill on Homeone but visited the showroom several times and were supposed to get quotes for full house flooring and shutters - still waiting so gave up.
Choices Flooring at Castle Hill are brilliant. Helpful and really working with us to get the flooring in as soon as we have a handover date. We've changed the date twice so far and not a problem.
We were doing bamboo but were turned off it by Carpet Court - not sure we should have listened to them. Anyway, going with Karndean Looselay Longboards downstairs which are brilliant - look like wood but soccer boot proof.
Carpet through upstairs, again with Choices Flooring. Total flooring (carpet and vinyl) is just under $20k for the Nu Caprice with extended family.
Driveway is around $10k. We can't recommend the company we used as we've since had problems and whilst they have admitted it needs to be fixed, we've been chasing for 6 months to get something done.
Blinds - we're doing shutters everywhere except the family/meals/kitchen. Shutters are around $10k and I've budgeted $15k all up including fly screens, blinds and wire screen doors (Crimsafe or similar). Will probably be a little more than the $15k so might have to wait for some of it. Still trying to get accurate quotes but I suspect suppliers aren't that keen until they can measure up and push you to accept. Tossing up between Wynstan Blinds at Baulkham Hills as we've used them before and EHI Baulkham Hills.
Can't help with fencing though our landscaper is doing one fence panel for us.
Aerial - Martin Vedris 0431 455 255. Had to get a new aerial in our rental accommodation and he was great - really prompt. No pricing as we'll do that when we're in.
We don't need an electrician so none to recommend. Will just have light bulbs for a while!
Hope this helps. Our total budget for finishing is about $55k but that includes some additional landscaping.
Re: Provincial Homes478
Feb 21, 2017 2:04 pm
New to the forum - Just about to sign with Provincial so ill be able to have a running update on our build over the coming year.
Story so far (Sorry if its too detailed but I figure it portrays reasons for our decision to chose Provincial):
My partner and I bought a cute spit of land at Box Hill NSW 390 sqm (12.5m front) and building a single story (Personal preference for single and to get the 750k FHOG. Directly opposite a proposed park so backyard size isnt too big an issue for us) so we started at Homeworld Kellyville.
After running through all the brochures eliminating houses that were over budget we narrowed it down to Allworth, Beechwood and Provincial who was more of a Wildcard since we expected them to be over out budget but we didnt want to run 2 quotes only. We returned to homeworld with appointments to get a quote from all 3 builders on the same day.
First back was Allworth and we were fairly disappointed. After some discussion with them to get a lady down in Willowdale (She was amazing compared to everyone else we had experienced in Kellyville) to quote us up again.
Next came Provincial and the floor plan did not really meet what we were wanting but everything else was mint including the price. George was quick to tell us he will get his design guys to make some magic happen (Shifting a large main bedroom to the front requiring some pretty large changes).
Both re quotes came in at the same time as the Beechwood first quote came in. Weren't really feeling the floor plan and the price was slightly cheaper but not enough for us to go with our least preferred plan. In the end Provincial came within 8k of allworth for a larger home with far more inclusions and larger allowance for piers.
Negotiations were more fruitful with Provincial compared to Allworth and in the end we decided to go with Provincial.
As for the house they do not have a name for the design yet - I think its an attempt to be in the market for the ever increasing small blocks.
Expected land rego is March/April 2017 so regular updates should flow over the coming year.
Question time: How much cheaper do people find it to get tiles and carpet elsewhere and are there any general pit falls to look out for with Provincial?
Ill upload our final floor plan once sorted.
Re: Provincial Homes479
Feb 21, 2017 6:53 pm
Hi, we are about a week or so away from finishing up, very exciting. For the person who hopes for Christmas final date, we were also ready to start Christmas eve 2015, and obviously didn't make it by Christmas 2016, but good luck.
I won't go into massive details, but here are some tips for those on the other side of the tender/contract process where everything seems to be an unknown.
1. Internal selections. It is very tough for Provincial to hand this information as sales stage, as it may be 3 conversations on each product, so the main sales staff stay out of this. For example, you see what you get included for bench top, but you can then go better, better, better, best, and best could add many $000's, while just better might be $800-$1200. MOst stuff was as expected, and some things were free which really surprised us. You only really up the cost if you want fancy anything from my observation.
NOTE: Big big thing. You only get 1 internals person for everything but final tile choices, and while Vicky was very good, she missed writing down some things that cost us $1K, plus other things we have to live with. The big big thing is that don't think what she said will happen, make her write down every last detail before signing anything. Don't assume anything, because once you are noticing the opposite of what you discussed with her, us saying we asked for different, or even showing them emails of what we discussed didn't hold up against what we signed off on. It is a big ask, but go over this document half a dozen things, and question everything that isn't clearly written. I'd even encourage you to specify exact positions of rails and anything else, just to make sure.
I will note that the default for anything not written is as display home, which can help.
Electricals - it's pretty easy to get to about $6K extra, some go up to $15K. $6K is just a decent amount of downlights, a few extra power points and a few extra lights. It also won't include any external light fittings, any oyster light fittings or fan installations, so you'll still need an expensive electrician and some more lights to buy after handover. We scaled it back to not include downlights, just make sure all the positions and switches are in place, then get someone to do the exact lights you like after build. This may actually save you a little, and give you more freedom.
Tiling - We added something like $5K, and didn't go crazy by any stretch. You may say the base tiles will be fine, but this is your tiling for 10+ years, you'll use it everyday, I'd recommend leaving $3-5K even if you think base will be fine.
PA's - I mentioned above Vicky Sue had mentioned you don't pay these until final payment, we found out why. A huge overestimation on excavation caused a pretty nice credit, which I don't think they really wanted to pay us before seeing if other PA's would come in. With some persistence we got the credit on about the 3rd payment. I still can't say what the final will be, but we are probably in credit on PA's, the biggest difference was concrete piers, which were about $2K extra.
What else? I feel the council has asked for way more than what I initially expected, though it may not be as bad if you aren't knock down rebuild. Some fault of ours(ish), some just not knowing they charge here and there. Apparently some is owed back after certification, but we are out about $5K so far.
Landscaping... We thought we nailed a nice design, but just wanted to move the retaining wall a little, and remove the front path, which is not an issue. But it is an amendment, which with a lot of work ourselves, and $1K later, we have this slight change approved. My advice here is:
Don't draw anything specific that isn't needed in your landscape plans. The certifier has to be strict on landscape plans, because if anything happens down the track, they may be liable. This means, all those wonderful plants we saw on the plan, were 100% expected, exact counts and exact species as written. I'm annoyed at Paul Monaco, because he put everything in such detail, we didn't realise we were going to be accountable for 15 lily pillys in exactly that place, but that is what the certifier would have told us. However, if you put in 0, the council will still approve and you can add 15 after certification without asking anyone. So I'd advise to just put lawn, mandatory trees (don't name it) and retaining walls in your plans, get it certified as that, then work the garden to exactly how you want it later. This will also help if you run out of money.
Overall, it hasn't been a smooth ride, but we would say comfortable enough. It can be tough to get info, it can be difficult to get people, but for the most part everyone has tried to get this project finished as well as possible from our point of view.
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