hi everyone ,
i am basically going to give people the information on this thread that i feel people may want
to know when choosing a builder, bear in mind it is my opinion only, and i intend to give unbiased as possible advice.to do that rather than putting in what i think about certain builders i want to tell you what to ask and what builders do so you can make a better informed choice for yourselves.
1 quotes and contracts that have pc sums , some more than others, this is where the majority of problems actually start
which is what is included in a contract.
pc sum = provisional cost item = allowance
they are necessary for some items such as services ( connections to road) and footings allowance they are not necessary for actual components like standard overhead cupboards , rendered facades stone facades etc etc
----------------- be aware these items are variable before construction and during construction at the builders wish.
a cheaper quote that has more pcs sums is not a cheaper quote but is a cheaper starting point thats all in fact if it has quite a lot of pc sums its not a quote at all a rough guess on best case scenario for you and worst case for them would be a better description - um it does not actually matter what the nice sales person says about the allowance to you so for example a sandstone front if it’s a pc sum it is NOT INCLUDED there is simply an allowance for it, which could possibly be enough allowance or the builder might just happens to charge you more later for it because they can
2 footings allowance , the purpose is to have funds available to make up the difference between a standard included footing (foundation) and what the engineers specify. based on the builders experience in the area and/ or a preliminary soil report
3 included range at selections included in contract
------------ be aware that when you sign a contract most people do not know what is included in the cost such as what bricks can i have and what kind of taps do i have what does the toilet, basins and towel rails look like etc etc.
its a buyer beware thing it is not unreasonable to ask for the list of included bricks , so you can have a look yourself
(before signing a contract is a good idea !) ask about what is included for other items
tip ask to see the selection center , a builder with a good range will be proud and happy to show you,
a builder that has included beige taps and only 6 bricks to choose from might suddenly be unhelpful - you decide why.
4 ---------------be aware of vague and incomplete quotes , if anything anything at all is said to be included but not written on the quote well guess what guys .... ) its does not matter what the sales person says or how nice they seem if the quote does not say it and its not in the standard specs you’re not going to get it
5 does the quote have everything required to meet the local encumbrance - ,
quoting on a job that does not meet the encumbrance of the developer (design guidelines) such as required roof pitch if it does not comply the builder will simply send you a variation later of course there is occasionally honest mistakes but there is also many intentional ones - cheapest quote, quick sale
6 Showhomes versus quote - the checklist (i am going to have to add to this)
- most people understand the front facade (elevation) are an extra cost, but what about the roofline which is not often given enough thought , pitch of the roof can affect the overall appearance, brick gables and dutch gables
there is no point falling in love with the appearance of the showhome and upgrading the front to render or something if the roof is totally different and looks awful - check your quote does it include that brick gable and or timber detail
dutch gables or any other features. Good builders will have a good spec as standard.
see a builder that matche dyour budjet at the beginning , most people have ideas of build with the more expensive builders expecting a volume builder price. you cannot have both , smaller builder =bigger price.
understanding this will save you tonnes of time as we all cant afford medalion homes etc.
larger volume builders buy cheaper and are more efficent in admin and construction. but get a few quotes
and remember what i said above .
will add more tips .. i am clearly used to spell check lol