Top 10 Tips for first time builders

Tornado_ALIVE · Apr 13, 2010 9:10 pm

sunflower613

3. Take a photo from the same spot once a week from the time the block is cleared. Create a "flip-book" at the end showing the house going up. Coolest thing.

We are taking a pic once a day (have the luxury of visiting daily) from 6 different angles. Putting them together into 6 cool slide shows. It also doubles as proof of works. You can go back and see exactly what was done each day from the outside.

Along with this, keep a diary of works noticed each day and weather conditions (heat and rain). Use this as evidence when your builder hits you with extensions to contract due to inclemant weather. Our builder has hit us up on no work days due to heat and rain and have not backed it up with BOM records which they are requiered to do. I have BOM records and heat days they have claimed, only reached 31 degrees. Rain days had no rain at all.

I believe heat days are over 35 dergrees. Heat and rain must cause a delay of more than 4 hours to be counted as a loss work day. The builder must also have record of what tradies were booked for that day.

~Nic~ · Apr 13, 2010 10:33 pm

Quote:

Along with this, keep a diary of works noticed each day and weather conditions (heat and rain).

Brilliant idea.. hadn't thought of that one!

Thanks!

Nic.

Adam.M · Jun 01, 2010 11:58 am

NewMexican

10: Don't pay your invoices until the work that your contract states has been carried out.

This is one point I wouldn't take lightly. Yes you can refuse to pay if they haven’t poured the slab and received a building surveyor’s signature (Base Stage) or if your frame isn’t up and received a building surveyor’s signature and your contract Progress Payment Schedule is that same as the Building Act of 1995. After these stages are done, they can build your house with pink bricks and still demand lock up and fix payments. You are obliged to pay the progress payments and but then you have the upper hand at final payment.

All in all, if you are unhappy with the way your house is being built, I stress, do not refuse payment unless you know what you are doing. Builders have even started adding pages in your contract that waives your right to use the Building Act of 1995’s payment schedule. It is a form 1 regulation 6(a) or 12(a) and I have seen this on a few builders’ contracts. Sneakingly enough they stick it on a page just after your new Progress Payment Schedule. If you can avoid this at contract signing, do so. It actually costs you more money in the end.

Sorry if this seems disheartening but the best friend you have is a camera and that final payment. Every time you attend a site inspection with the SS and you are unhappy with an issue, take a picture, send it to your CSO and state that you discussed this with your SS and you would like to bring it to their attention. Ask for a rectification date and an acknowledgement that it is an issue and will be fixed.

carlswil · Jun 01, 2010 12:09 pm

tempura

~Nic~

Quote:

Celebrate every single little milestone with a drink, a dinner out, comfort food, whatever. Not only does it add to the excitement it helps keep the stress levels at bay. I've never had so much to drink...LOL. Colour selection - drink - set an appointment for something - drink - made a phone call - dinner - hahaha.
Keep yourself sane!!!!!

If you buy unregistered land, be aware that the developers concept of time and your's are VERY different. If developer says "4 - 6 weeks unti land is registered", change the weeks to months and you will be closer.

Nic.

is that for real mate? was that your experience? geeeeeeesssshhhh

We had the same issue. Signed up for land in November and were told land settlement would be February. We could live with that. They failed to mention that they hadn't done anything about the land subdivision. Anyhow, we're still waiting for the land to be subdivided.

Buy land that is already subdivided and registered!!

mpcj · Jun 01, 2010 12:19 pm

Check your tender and your plan, and recheck again. Cross reference your tender with the plans, and then check again....see my point!

Don't assume that the builders have added everything in - you should do your own cross referencing, and do not sign unless you are happy. IF you have to sign due to time pressures - then send along a letter outlining that you are signing it however - there are still omissions and outlines exactly what they are....

and enjoy

Lex · Jun 01, 2010 3:47 pm

Do become one with H1 ... long before any paperwork starts.

Do buy 2 pairs of knee high rubber boots for the person who will be visting the site most often.
(One pair is OK for the other person/s.)

Do question everything.

Do make them aware how much you know and watch over the build.

Do take matters into your own hands when the situation calls for it.

Do be meticulous during the structural stages of the build. Be there on the piering day, all day. Learn about each phase in advance so you are in a better position for how to spot a problem.

Do your own investigations, always.

Don't simply rely on your independent inspector.

Don't necessarily believe that everything is set in concrete (even though this will be embedded into your brain right from the beginning, and especially after council approval).

Don't trust everything you're told or seen written.

... and more ...

King willy · Jun 05, 2010 4:17 am

Quote:

Along with this, keep a diary of works noticed each day and weather conditions (heat and rain). Use this as evidence when your builder hits you with extensions to contract due to inclemant weather. Our builder has hit us up on no work days due to heat and rain and have not backed it up with BOM records which they are requiered to do. I have BOM records and heat days they have claimed, only reached 31 degrees. Rain days had no rain at all.

Im not sure about this, but, in HIA contracts the build time is inclusive of Inclement weather and its effects.

What state are you building in and what type of contract is it?

Cheers

KW............

Aztec · Jun 05, 2010 9:07 am

Very helpful post,we are still at the early planning stage and find information like this a massive help.Thank you to all who have posted.

bigred · Jun 05, 2010 9:32 am

I'm going to give you all the greatest piece of advice...

"Don't do it, unless you absolutely have to".

Cheers,

Big Red

rhi3384 · Jun 05, 2010 10:06 am

~Nic~

Quote:

Celebrate every single little milestone with a drink, a dinner out, comfort food, whatever. Not only does it add to the excitement it helps keep the stress levels at bay. I've never had so much to drink...LOL. Colour selection - drink - set an appointment for something - drink - made a phone call - dinner - hahaha.
Keep yourself sane!!!!!

If you buy unregistered land, be aware that the developers concept of time and your's are VERY different. If developer says "4 - 6 weeks unti land is registered", change the weeks to months and you will be closer.

Nic.

So True! We were told December we got ours in May 31st! Last time I ever believe the time frame they tell me!!!

kineso · Jun 05, 2010 10:09 am

For custom plans - Get your friends/friends friends/family to check them over before finalising. Be aware of how high your floor level is off the ground and garage/alfresco/verandah levels are relative to this. Is it you what you want?

Changing private certifiers is a PITA, so if you're involved in selecting them, be careful.

Buy a Livescribe Pulse Smartpen for your meetings with everyone (buy locally, they are known to have battery issues, so you want that warranty). Might be the best $250 you spend.

DO NOT make any big decisions on the spot. Take it away and think about it before signing/committing.

kek · Jun 05, 2010 10:23 am

mpcj

Check your tender and your plan, and recheck again. Cross reference your tender with the plans, and then check again....see my point!

And go through the construction drawings carefully, comparing every page with the contract drawings. Make sure they're identical (or that any changes you've requested have been included) before you sign. Look for tiny little things, even check all the detail drawings for cabinets and sinks and so on. It's amazing what gets altered by accident or oversight and you may find by the time you get to the fitout stage, it's too late to change. :roll:

Lex · Jun 05, 2010 8:08 pm

Yep, check final construction drawings for structural (or other) changes even after they have been approved by council! :shock:

westy · Jun 06, 2010 1:41 am

Also make sure you compare subsequent versions of drawings with the previous ones (including the original tender drawings), it's amazing what gets 'changed' that shouldn't. And make sure the specification list matches the plans as in most cases, that takes precedence over what is on the plans.

MBBN · Jun 06, 2010 3:56 am

REEEEEELLLLLLAX!
Building should be exciting, not a time of great stress!
Make sure everything you have requested is in your contract & on plans or variations. Just because you discussed something with your salesperson, doesn't mean it will be in there.....they are human and may have 30 quotes on the go at the same time and may simply forget.
Admin & SS are humans too (I'm saying this from my point of view as someone who used to work in building admin - and yes, I have also built).....they aren't in the industry to rip people off and annoy people. I would always go the extra mile for lovely clients (the old, you get more bee's with honey!).

pawle · Jun 07, 2010 12:29 am

oze

Celebrate every single little milestone with a drink, a dinner out, comfort food, whatever. Not only does it add to the excitement it helps keep the stress levels at bay. I've never had so much to drink...LOL. Colour selection - drink - set an appointment for something - drink - made a phone call - dinner - hahaha.
Keep yourself sane!!!!! :lol:

What fantastic advice - wait till I tell my husband this (he will LOVE it). He celebrates every day "because it has a y in it" LOL Yeah, ask my when we get started whether I am able to relax - hope so :-)

tempura · Jun 07, 2010 7:36 am

what best/better to do after handover:
ducted air con?
tiling/carpeting?
electrical?
driveways?
stone cladding for facade?
facade rendering?
blinds?

deletedpenguin · Jun 07, 2010 9:35 am

I would do as much after handover as possible. I've written at length about this on my blog - both about carpet/tiling through DiLorenzo, and our electrical fit-out.

After handover we are installing:

Air Con
Tiling Carpet
Driveway
Blinds

I would definitely do electrical before handover, at least downstairs. Upstairs it's easier to install lighting, so I'd do only what's needed to meet BASIX requirements.

I'd say we'd do rendering after handover, IF we were to render.

mangofever · Jun 21, 2010 1:59 am

Things I wld do after handover

In order of importance:
Tiling
Curtains
Security system and motion detect lights (some will be solar)
Air Con - split system (cheaper maintenance/replacement down the rd)
Gas Heater (lower cost heating)
Additional electricals eg. feiling fan, downlights, external wall/flood ligts & bath heater/light/fan combo (builder too ex)
Solar PV when cost vs returns more attractive

DIY projects:
Outdoor Kitchen
Clothes line
simple landscaping with Small lawn
Herb & Veg planter box
Composting set up
Reticulation
Wood decking to a section of out door
Pet enclosures, intend to keep a few chooks & rabbits for kids
water feature

Ariana82 · Jul 13, 2010 10:32 pm

I noticed someone made the comment about making sure you know the phases... WHAT are the phases