Browse Forums Building A New House Re: Things you forget - summary page 20 461May 10, 2012 10:40 am This thread is amazing! We just put a deposit down on a block in the Encore Estate - Plumpton with Porter Davis/House and Land package. This has been so helpful as we are going in on Saturday to give our list of changes/questions for the official quote to be checked over the following Wednesday. I literally have two pages of questions I'll be asking. Nice to have a place to share our future building experience with people Re: Things you forget - summary page 20 462May 10, 2012 11:16 pm Hi all Our construction is underway and as they started to put up the frames, we realised we missed something we never even thought to ask for... apparently it not standard practice for your timber frames to be treated for termites - that's an optional extra for most builders. Note: This is over and above what ever termite protection system you elect to have. It's usually easily identifyable by a color to the frame from the treatment under pressure / vacuum. (usually blue/red/green - refer http://www.hyne.com.au/our_business/hyne_frame.html) We are waiting for information from the manufacturer of a spray application that can be done to the constructed frame. Anyone done this before? You comments? So that's my contribution to the list (straight from the school of hard knocks ) Re: Things you forget - summary page 20 463May 11, 2012 2:07 pm I wish i came across this thread a lot sooner!! My regrets are: -Probably could have done with 5 extra power points -Should have up graded to stone in the ensuite -Would have been great to have the ceiling height in the open plan living areas from 2550 to 3000 Re: Things you forget - summary page 20 464May 12, 2012 11:26 am Hi everyone, this thread has been invaluable so now it's my turn to give something back. We are in the middle of building and yesterday had a good discussion on my thread about electrical plans. Another poster suggested I copy a collation of the info in here for other's benefit. So here goes. Some of the comments are specific to our electrical plan, and if you want to take a look, here is the link: viewtopic.php?f=31&t=34585&start=1680 (this link should go to page 85 of my thread) ELECTRICAL PLAN TIPS Ground floor When you walk in to the living from the patio at night and turn the patio lights off you will be standing in the dark. Maybe next to the patio light switch have one connected to kiwis hall light or a two way switch to the four halogens. I would make the foyer light 2 way, the other switch going in the hall or to the living room. Does the normal light over the stairs need to be 2 way as the downlights there are? I would put another DGPO in beds 2 & 3. In the ensuite/bathroom I would change the SGPO to double, if one is charging a toothbrush and the other wants to use razor or hairdryer they can’t, avoid the dramas. I have the 3-in-1 thingies in my bathroom and when I turn it on it’s like walking into my grandmas house in 1964. The light is pathetic until it warms up so you will need the extra ones and they recommend wall lights as the best light for makeup etc. If you are having a clothes dryer do you have a power point for it? I see you have an alarm but I don’t see the GPO for the control box. Ours is in the WIR at a height of 2m, out of the way, remember to turn it off during big storms, ours blew up in one. Looking at the size of your garage I would recommend 2 long fluoros. I also don’t see a GPO in your garage for the door opener. I don’t know where your tank is so I gather one of the external DGPO’s is for it. I would have lighting on all external walls, doesn’t have to be flash. I bought Mercator Shore external lights for $25 each (small rectangular and square ones and quite sturdy) from a little light shop in Auburn. I would recommend an external power point to the left wall of your garage in case you want to use a gerni to wash your car. I don’t see where your taps are but hopefully there is one on this wall or nearby. Upper floor You must have a light over your sink to avoid shadows. You need GPO’s for oven and range hood but I only see one. Is the GPO in the island for a microwave? I only see 2 DGPO’s in your kitchen and think you need more, maybe even on the ends of your island. Think about your appliances and which ones will be plugged in permanently, I have a quad and 2 doubles in my kitchen/pantry and have 4 things plugged in permanently. General It’s great to hide your GPO’s behind things but make sure there are some in the open for you to plug in the iron, hoover etc so you are not moving furniture to get to them. Where you are having your entertainment areas make a count of what you are putting there, a quad might sound enough but believe me in the main areas you will need more. In my TV room I have 2 quads and a double and have had to add a power board as my son has hooked up other things for me. In the room I have TV, Austar box, DVD, amplifier, speakers, woofer, MyBook Live, Wireless router as booster for MBL, floor lamp, small fan, phone charger, laptop. Our kids are adult and gone (she says with fingers crossed) so there are no gaming machines to consider. ************** I do have a thought on one thing you said though. . . we had 4 GPOs behind our TV, and an extra one behind the wall mount TV, and we've found we don't really need them all. We've bought a super-duper surge-protection power board for the home theatre, so we're only actually using one single GPO behind there. I wouldn't plug our TV and Amp and stuff straight into the wall. Is there a way you can put built-in surge protection into the house? Really must read up more on this stuff in case we ever build again. On another note T, Grumblie's excellent point about the alarm system. . . you may want to put a telephone point in next to where you're going to have the alarm, ours has a feature where it will send a text to our mobile phones if it goes off (or back to base), but has to be connected to a landline. Also, I'd put a GPO on each wall of the garage. You never know where your workbench will end up (if you have one). We put our workbench on the only wall without a GPO. . . FAIL! Edit: wondered where you're having the switch box for those ethernet ports. .. you'll need a phone point there too ***************** We put wall lights in the alcove above our bed as I don't like bedside lamps. You can get a ceiling fan with an integrated light to have in your master bed. We were supposed to get lights above our vanities in the bathrooms, but didn't bother in the end. . .get enough light from the exhaust/light. Be careful of putting ceiling lights in stair cases. . . make sure you can reach to change the light bulb withouth having to somehow get a ladder in the staircase light placement in ground floor hallway is good, lights up cupboard when you open the doors. Dimmer switches are good. . . and you can now get energy saving globes that dim for a decent price! Hurrah! Have you got any dimmers? We have strip flourescents in our garage. . . I like lots of light in there. Actually, we have three strip lights and two normal lights. . . when I put the normal light on you can hardly see anything. I like to do DIY and crafts and things though, so sometimes use the garage at night-time. We have 2 ceiling fans on the alfresco. . . very nice when it gets really hot! We just used the normal inside ones, they're still fine now and have been in for over two years. If you want them to line up your downlights symmetrically, you may have to measure up where you want them before the gyprock goes up in the ceilings, as sometimes the beams get in the way. (I had to do this for the alfresco. . . nightmare!) Switches. . . if the hallway light downstairs is on, are you able to switch it off from upstairs. . .and vice versa? Switches coming into a room and going out of it (if the room is big). When you walk into a room, from the front door, do you have a switch right there or do you have to walk a few steps? (We stuffed up with this one in the living room). I'd have another GPO on the living room wall next to the fridge. And another in the TV room, next to the bottom door somewhere (don't think so much that a gpo will be ugly if it's out in the open. . . if it's out in the open, at least it's easy to plug into!!!) We have two double GPOs in the back of our theatre room. . . have to crawl behind sofas to plug stuff in, so have permanent extension leads poking out underneath the sofa. Think especially of where you will plug things like laptops and mobile phone chargers (actually very good if you can have a spot on a wall where you can have a console table and a permanent phone charger.) easy-reach gpo on the island bench for easy plug-in of laptop? We have a directable spotlight above the BBQ, you don't seem to have much lighting in your BBQ corner. Yeah. . . more exterior lighting. . . maybe the censor spotlight type outside yours and the kids' bedrooms. same out the back of the house. I'd have a light outside on all four walls, so you can floodlight any part of outside whenever you need to. I don't like having dark spots that can't be illuminated. Kitchen. . . I'd have a light directly above the sink. . . we just have one in the middle of the room, and I throw a shadow over the sink when I wash up. . . annoying. .. SunshineT's Build: viewtopic.php?f=31&t=34585 Designs start: 4/12/09 DA: 5/7/11 Demo: 22/12/11 Slab: 24/2/12 Keys: 31/8/12 Re: Things you forget - summary page 20 465May 17, 2012 1:03 pm Quote: We have had this changed to a cavity slider, with a lovely translucent door. I also find this more practical being a cat owner and having a litter tray in the laundry, you can have the sliding door ajar without everyone being able to see the litter tray, but the cat can come and go as he pleases. (Can you tell, the cat rules the house!) It's so bugging me that we didn't think of this. Too late now, gyprock up and doors on. Would have been so much nicer than having the door wedged open and cat litter tray on display. Hey ho you live and learn Our Homebuilding Thread 17th Nov - 1st meeting with PJB architect 27th Feb - Signed contract 23rd Mar - Plans approved 3rd Apr - Slab laid 18th Apr - Roof On 10th May - Lock-up 26th June - Handover Re: Things you forget - summary page 20 466May 17, 2012 1:21 pm We forgot to think about where the waste pipes (and boxing around it) would go for the pipes from upstairs to downstairs. This week we were horrified to find 400x450mm boxes around the pipes in our linen cupboard which takes up half the cupboard!!! We wished they had moved it a few cms across which would then go under the stairs. It was also placed in such a manner that wasted space even where it was placed, which could have been avoided with careful planning. Something to think about at design stage and before they pour the slab (which is when the plumbing pipes are set which then dictates the piping and boxing afterwards). Live and learn... SunshineT's Build: viewtopic.php?f=31&t=34585 Designs start: 4/12/09 DA: 5/7/11 Demo: 22/12/11 Slab: 24/2/12 Keys: 31/8/12 Re: Things you forget - summary page 20 467Jun 10, 2012 12:34 pm Hi all, this has been a very interesting thread to read (and only just started on this forum!!) I'm wondering, with the things people forgot, was it easy to fix some of these things up later? I am sure we will have forgotten things, but we have been told that there are no more variations allowed on the plans as they have now been signed. Re: Things you forget - summary page 20 468Jun 10, 2012 1:13 pm Ainslee Hi all, this has been a very interesting thread to read (and only just started on this forum!!) I'm wondering, with the things people forgot, was it easy to fix some of these things up later? I am sure we will have forgotten things, but we have been told that there are no more variations allowed on the plans as they have now been signed. Interesting question. I know it will cost $1500 per variation after signing them, but weather it would be cheaper to do them after hand over, the ones that do not need major changes. Re: Things you forget - summary page 20 469Jun 10, 2012 1:18 pm Entirely depends on your builder and also on how structural the changes are and how far along they are. For example. I wanted to change the paint colour of the whole house after I saw the first coat. No problem said the builder and no variation charge. However I also wished I'd put a slider door on the laundry but only thought about this after cornices and paint was done. Builder said it could be changed but would mean taking the wall down to change the frame and then repairing the ceiling, replastering and reprinting. So estimated cost was $1500+ and an extra week on our build. Again, if I'd pushed I'm sure they would have done it but it was just too exxy. Other builders would I'm sure have slapped a variation fee on both these examples. Our Homebuilding Thread 17th Nov - 1st meeting with PJB architect 27th Feb - Signed contract 23rd Mar - Plans approved 3rd Apr - Slab laid 18th Apr - Roof On 10th May - Lock-up 26th June - Handover Re: Things you forget - summary page 20 470Jun 10, 2012 1:28 pm ditto what Ruth said. Many (most?) builders charge heft variation fees (which acts as a disincentive to people changing their mind all the time which creates more work for admin, rather than actual work costs). We are with a small builder who also doesn't charge for these sorts of variations (but it can backfire in that I have probably made more changes than I would with another builder). SunshineT's Build: viewtopic.php?f=31&t=34585 Designs start: 4/12/09 DA: 5/7/11 Demo: 22/12/11 Slab: 24/2/12 Keys: 31/8/12 Re: Things you forget - summary page 20 472Jun 11, 2012 2:09 pm I just did a doozie, didnt check that all three windows on my front room opened. The middle one is fixed! This makes no sense to me! So the moral of the story is to pay equal attention to the elevation diagrams as you do to the floor plan!
Re: Things you forget - summary page 20 473Jun 11, 2012 3:02 pm Another tip (from kiwi, which I hope to action next week when our insulation goes in) - use any excess insulation batts for around the bath hob. Helps keep the bath warm so doesn't lose heat as fast (and good use of excess batts that would otherwise be thrown in the waste). SunshineT's Build: viewtopic.php?f=31&t=34585 Designs start: 4/12/09 DA: 5/7/11 Demo: 22/12/11 Slab: 24/2/12 Keys: 31/8/12 Re: Things you forget - summary page 20 474Jun 11, 2012 4:13 pm SunshineT Another tip (from kiwi, which I hope to action next week when our insulation goes in) - use any excess insulation batts for around the bath hob. Helps keep the bath warm so doesn't lose heat as fast (and good use of excess batts that would otherwise be thrown in the waste). That is a nice suggestion. Never knew. But is there room for them? Re: Things you forget - summary page 20 476Jun 29, 2012 10:48 am I have been reading posts by people refering to the "provisional sums" and to make sure we get refunds back on whatever isn't used. I hadn't thought of this in the past, so I had a look through our contract (Porter Davis). The page that is supposed to detail the PS has not been completed and has a big cross through the entire page. I can't remember back to contract signing as to what she said - why it is crossed out. Any ideas? I'd hate to think we don't have a right to claim anything back (I'm guessing they just added the PS into our main cost of building the home) I have no idea! Help My build thread: viewtopic.php?f=31&t=61233 Re: Things you forget - summary page 20 477Jun 30, 2012 9:24 am I wish I had spent more time researching A/C types , Stoves ... checking energy efficient . (Instead of purchasing on Price) . We purchased Kelvinators A/C, which are okay . Fujitsu would have been my pick , but the cost won in the end. Same with the stove ... we chose a 900mm stove/oven with a gas top and elect oven . Would have gone completely gas now given the rising power cost . Any how next time Stig Re: Things you forget - summary page 20 478Jun 30, 2012 11:41 am Stig I wish I had spent more time researching A/C types , Stoves ... checking energy efficient . (Instead of purchasing on Price) . We purchased Kelvinators A/C, which are okay . Fujitsu would have been my pick , but the cost won in the end. Same with the stove ... we chose a 900mm stove/oven with a gas top and elect oven . Would have gone completely gas now given the rising power cost . Any how next time Stig Not sure you can get gas oven hmm.. can you? We certainly going gas hot water and stove, possibly gas heater in our family room, hopefully to save some on $$, are yet to decide on air-con, inverter or not... FORGOT SOMETHING ELECTRICAL? 480Jul 04, 2012 8:14 pm FORGOT SOMETHING ELECTRICAL? or Need some advise? I am a Project Manager for a sydney bassed electrical company. Message me and if i dont get too flooded and i can help you out i will look over your plans and give you some advise on what you could hit the builder or sparky up for before you either miss out completly or get stung at the end for. No charge or promisses. Just hoping for some good karma with my up coming build Depends what you're current inclusions are, but we're not including wardrobes and will just use second hand ones until we can save later on to get them built. Also have a… 3 11707 Looking to start the journey of becoming an owner builder in SA. Feeling pretty (overly) confident on the building and construction details, but really struggling to find… 0 8470 No. It's not original. Circa early to mid 90s would be my guess and maybe even as late as early 2000s 1 6688 |