possible additional cost included in contract ....

oznow · Oct 26, 2007 1:05 am

Hi all,

Here are some update and questions. One of my prospective builders included clause "if site classification is worse than H or if piering is required then additional cost would apply". The builder said that soil classification from the government might not 100% accurate because it is base on sampling tests. The builder said that this clause is to cover himself if the "real" soil classification turn out to be worse. This is usually for "original" soil classification M and S.

Here are some other comments from the builder
1) that painted particle board for linen is better than the melamine one
2) price for linkware "sabine/kirra/mode" tapware is "similar" to the hansa polo. I thought hansa polo is up market?
3) colorbond watertank is better than poly tank
3) acrylic and polymarble for moulded top for vanity is durable, comparable with ceramic.

Could you please also comment if a quote 245,000 is this acceptable to build a house with the following spec?
1) Living area 174sqm, Porch 2.5sqm, Alfresco 11.5sqm, Garage 38.7sqm, and TOTAL (GFA) is 226.7Sqm. Soil classification is H and will use waffle pod.
2) brivis HE ducted heating, brivis counter evaporative, ducted vacuum+vac-pan, security system; BOSCH 26E continuous gas hot water with recess box
3) Ceiling height 2400
4) aluminium improved windows with flysreen.
5) CFL GU10 Downlights in living, standard batten, Electrical as per plan
7) kitchen allw $10,000 (to include (caesar stone)

full high tiling to bathroom, ensuite, recessed/niche in shower
9) Kleenmaid kitchen. cooktop CH711XFF, Rangehood RH5x, Bench oven TO901X
10) Vanities Marquis Premier with Nova, imperial, royal
11) nylex greywater diverter, one skylight, sealsealing tastic and exhaust
12) 4500 lt water tank with all connection and first flush.
13) two phone point, two tv points, 3 double points in living areas
14) Boral concrete tiles, PGH brick
15) Metal fascia, quad gutters, downpipes Colorbond
16) 75mm scotia cornices
17) LOCK: lockwood symmetry/nexion dead latch, meridion range.

Another quote is about $4,000 cheaper!
Thanks
Thanks.

Cookiemonster · Oct 26, 2007 8:41 am

oznow

One of my prospective builders included clause "if site classification is worse than H or if piering is required then additional cost would apply". The builder said that soil classification from the government might not 100% accurate because it is base on sampling tests. The builder said that this clause is to cover himself if the "real" soil classification turn out to be worse. This is usually for "original" soil classification M and S.

This is a pretty standard clause. Soil samples are taken by drilling 3 holes in the ground for testing. So there may be significant differences found once site works actually begin. The soil samples are a guide only. This clause also usually relates to the amount of rock found on site during excavation, since soil samples may fail to detect significant rock content.

As an example, our contract has a provisional rock excavation and site condition costs of $2500. If they hit no rock and the soil is as per our 'H' class slab I get this money back. If they hit significant rock or the soil is more shifty I could be paying more.

ahuang · Oct 26, 2007 11:17 pm

Concrete pierings can be quite expensive, we got 69 of them, have to pay $2600 extra... have a look at my blog: http://building-our-first-house.blogspot.com/2007/08/progress025-69-concrete-piers-all-done.html

See if you can get an engineering diagram, which might show the number of the pierings required...

oznow · Oct 26, 2007 11:32 pm

Thanks mark and allan.

Question for Allan, i just went to you website, and found out you have to pay extra for the sewer connection. What was the exact clause on the sewer in the contract that enable the builder to ask more?

Ozn

ahuang · Oct 29, 2007 9:17 am

Because the main sewer pipes are in the road, in front of our property. Builder's point is they don't know how deep it is and they need extra people for traffic control and other stuffs...

They listed the sewer connection as "provisioning" (same as the concrete piering), which means cost varies depending on what happened that day whey they actually do the digging....

So be ware of anything listed as "provisionig"....

mek · Oct 29, 2007 10:28 am

Oz, I think your quote is quite expensive, there is nothing fancy in your inclusions. How much are your tiles for m2? Does it include carpet?

This is from a small builder is it? Have you gotten yourself a quote from one of the big builders to compare?

oznow · Oct 29, 2007 11:25 am

Hi Mek
I have browsed this forum and found that most of you get a better price than me. Is this because of the location, mind you i am in the ACT? The quote does not include carpet, tile and windows dressing. Tiles allowance for wet area is $40/sqm.

1) I have approached a bigger (volume) builder which quoted me $12,000 cheaper with similar inclusion. This builder build about 50-60 houses a year.
2) That $245,000 quote is coming from a mid-size quite reputable builder (15-20 houses per year?). another similar size builder quote me $4,000 cheaper with similar inclusions.

I have been discussing with this $245,000 builder recently and feel bad if i have to walk away. Unfortunately i have said that price is acceptable but I still need to think at home. Can anyone suggest me the best way to get a better "bargain" from this builder?

ozn

mek · Oct 29, 2007 12:11 pm

oznow

2) price for linkware "sabine/kirra/mode" tapware is "similar" to the hansa polo. I thought hansa polo is up market?

Check here for prices:

http://www.bathroomsonline.com.au/scrip ... ategory=13

They both seem to be pretty basic, which is fine if you don't want anything expensive, note that Hansa is quite expensive whereas Hansa Polo is the "budget" version.