Jul 10, 2007 4:11 pm
We intend to have a builder build our house to lockup i.e. slab, bricks mortar, frame, flooring, roof, plaster, doors and windows.
Interior work such as electrical, plumbing, tiling, painting, kitchen, bathroom we will intend to contract out and do some of the work ourselves.
Has anyone else followed this approach? If so whats involved with further inspections etc. Did you save lots of $$$ doing it this way or did the builder just increase his profit margin seeing as though he wasn't going to make as much as he would of completing the whole house.
On the subject of windows and doors can i go and purchase my own for the builder to arrange instalation or do they tend to increase the price due to not making a few $$$ on supplying these items?
I hate to sound like a miser, but I'm sure a good deal of the work we are capable of completing ourselves.
Re: Building to lockup... Good idea????2
Jul 10, 2007 4:14 pm
In NSW at least there seems to be issues around builders warranty and compliance with BASIX certs etc. ie the builder can't be free of the job until its completed with all the things included in BASIX.
I might have that a little confused though...
Re: Building to lockup... Good idea????3
Jul 10, 2007 4:37 pm
You have to really know what you're doing. I know a few people that tried this approach and ended up with a lot of rework, huge time delays and the cost ending up out of control.
But if you've done it before, you should be right.
Currently Building in Bayside (Brighton East)
Re: Building to lockup... Good idea????4
Jul 11, 2007 11:04 am
What kind of re-work and blow out costs did they encounter Vlad? Our intention is to build to lock up and complete downstairs first as it will only be myself and my wife living in the house until we expand so to speak upstairs is stage 2 of the grand plan.
Once lockup is completed we'll be taking our 4 weeks annual leave and working like an animals along side a painter / tiler and an electrician i know. Bathroom and kitchens I'll be using a cabinet maker or proffesional installer to complete. As well as saving a few dollars we want to ensure the work is high quality and mistakes are kept to a minimum.
Re: Building to lockup... Good idea????5
Jul 11, 2007 11:34 am
Rework along the lines of one tradesman doing a crap job which wasn't picked up on time, which caused tiles to be ripped up so the plumber could come back and redo some work. Also plaster had to be opened up to get the electrician back in.
The double story house took about 12 months to be completed, which should have taken no more than 8 months.
Overall costs for them were 50-60k over budget.
Currently Building in Bayside (Brighton East)
Re: Building to lockup... Good idea????6
Jul 11, 2007 1:00 pm
]You would probably find that builders would be reluctant to enter into such an arrangement, as they technically would be required to guarantee all work including that done by yourself.
A viable option is to undertake the work as owner builder and engage a registered builder to carry out works to lock up. That is you could have the builder do site prep, set out, slab, frame, roof and cladding then you could finish everything yourself. Remember your plumber and electrician would be required to complete some works prior to the slab being poured.
The key to it all is a detailed set of plans and specifications, so the builder knows precisely what he required to do. You would need to specify the roof profile (steel or tile), type of brick, mortar color, even if the mortar is flush or raked etc.
You would have to arrange all soil tests, plans, building permits and insurances. You would also require a Certificate of Consent from the Building Commission.
The best way is to undertake a thorough preparation, doing this will minimize the chances of unforeseen extras.
Good Luck !!!!
Re: Building to lockup... Good idea????8
Jul 11, 2007 1:13 pm
Hi Milt !!!
There is no official requirement to complete an owner builders course in order to become an owner builder, in Victoria.
Have a look at the Building Commission Web site, it has everything you need to know.
If you wish to do it this way the best option would be to use a builder you know and trust, and who is prepared to sit down with you and point out any shortcomings in your plans and specification, before you sign any contracts.
Sign in or Join to reply to this Topic
Dan339Timber or carpet on first floor- which looks good ?Timber or carpet on first floor- which looks good ?
Thank you. Do I use timber floorboards for stairs or do people use timber treads? Or is both the same?