I'm finally starting my own topic after stalking so many others. My husband and I bought an acre in Churchman Brook Estate in Bedfordale over two years ago and we are finally ready to make the move to Perth (we live up north) so thought we'd better get a wiggle on. We have seen so many displays and I've done endless research and we've pretty much narrowed it down to Dale Alcock and Gemmill Homes. We are currently getting our own quotes for the site works (Gemmill will let us do our own, Dale Alcock won't) as well as getting both companies to do quotes also. We have heard so many price variations for site works in our area so we are estimating $90000 and if it comes in cheaper then thats a bonus.
So far Gemmill have been great with giving us info and plans and I'm getting an email a day at the moment answering any questions I have. Still haven't heard back from Dale Alcock since emailing them two days ago although when I spoke to the gentleman on the phone, he was great.
I'll start a photo bucket account so I can pop some photos up of our lovely bushy block.
Dream home in Bedfordale! Dale Alcock Homes. - Ext. colours!
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Yayyyyy another Bedfordale build!!! Glad you have started your own thread
When we were choosing the builder we narrowed it down to 3 including Gemmill and Dale Alcock. The service we received from Gemmill at that early stage was fantastic and very prompt compared to DA who really didn't seem that interested in building us a house and were very slow in getting plans and prices to us. The admin stage with Gemmill was painfully slow but very few mistakes were made with the plans. Now that the build has started everything is progressing fantastically
Looking forward to seeing your plans and following your build.
When we were choosing the builder we narrowed it down to 3 including Gemmill and Dale Alcock. The service we received from Gemmill at that early stage was fantastic and very prompt compared to DA who really didn't seem that interested in building us a house and were very slow in getting plans and prices to us. The admin stage with Gemmill was painfully slow but very few mistakes were made with the plans. Now that the build has started everything is progressing fantastically
Looking forward to seeing your plans and following your build.
hi and welcome
Hi Krrkrj,
Look forward to following your build
We're also building with Gemmill and although we were a bit slower to start (we had 11 pages of variations) we are very happy with the quality of our build, we've had an independent builder friend over and he thought the slab was very good (it was very flat) and the brickie thought the slab was good and gave him no problems when he erected our walls. The brickies work was rated highly , as were the roof carpenters and the roof tilers, so maybe a bit slower but the workmanship is there.
But maybe get Gemmill to quote on the earthworks because honestly Gemmill did ours and it was about 18k cheaper than we expected and we're building in Kalamunda and it included retaining walls.
We looked at Dale Alcock but they couldn't get the house designed the way we wanted it and they wouldn't let me have my special roof tile and that was the deal breaker...but saying that a friend of ours had a renovation done by DA and they thought they did a really good job.
Look forward to following your build
We're also building with Gemmill and although we were a bit slower to start (we had 11 pages of variations) we are very happy with the quality of our build, we've had an independent builder friend over and he thought the slab was very good (it was very flat) and the brickie thought the slab was good and gave him no problems when he erected our walls. The brickies work was rated highly , as were the roof carpenters and the roof tilers, so maybe a bit slower but the workmanship is there.
But maybe get Gemmill to quote on the earthworks because honestly Gemmill did ours and it was about 18k cheaper than we expected and we're building in Kalamunda and it included retaining walls.
We looked at Dale Alcock but they couldn't get the house designed the way we wanted it and they wouldn't let me have my special roof tile and that was the deal breaker...but saying that a friend of ours had a renovation done by DA and they thought they did a really good job.
Still haven't heard from Dale Alcock. Not even a reply email saying thanks and we'll get back to you. I thought this was when they'd be sucking up the most
Scotty - we will be getting Gemmill to quote us for site works also. Fingers crossed they come in cheaper as I really don't want the hassle of organising it ourselves.
SB - did you arrange an Engineering report on your block? Dale Alcock and the earthworks companies have all asked for a copy. We haven't done that yet but will if we need to?
Scotty - we will be getting Gemmill to quote us for site works also. Fingers crossed they come in cheaper as I really don't want the hassle of organising it ourselves.
SB - did you arrange an Engineering report on your block? Dale Alcock and the earthworks companies have all asked for a copy. We haven't done that yet but will if we need to?
Still haven't heard from Dale Alcock. Not even a reply email saying thanks and we'll get back to you. I thought this was when they'd be sucking up the most
My thoughts exactly! When they were slow to get back to us I thought if they aren't going out of their way to try and impress us now, what are they going to be like once we sign on the dotted line?
Scotty - we will be getting Gemmill to quote us for site works also. Fingers crossed they come in cheaper as I really don't want the hassle of organising it ourselves.
I think you will be pleasantly surprised
SB - did you arrange an Engineering report on your block? Dale Alcock and the earthworks companies have all asked for a copy. We haven't done that yet but will if we need to?
This report was organised by the first builder we were going to use but we did have to pay them $1500 to cover the cost of that report and the survey. Those reports became ours once we decided not to the proceed with the builder and I was then able to give it to the others. I assume you can contact Structerre and arrange for the site/soil test to be done yourself
Soooo happy today! Received a preliminary quote for site works from one of the recommended companies and it came in at $55000-$60000. Much less than what we had budgeted.
Engineering report is getting done this week.
Waiting for working drawings from Gemmill.
Still no response from Dale Alcock. I still really want a quote from them though so might have to ring the guy up again.
Engineering report is getting done this week.
Waiting for working drawings from Gemmill.
Still no response from Dale Alcock. I still really want a quote from them though so might have to ring the guy up again.
that is great news
That's a relief, at least it gives you a start.
That's great news
Found it
Hi Serenity
I'll send you a PM with some more specific costings but thought it was worth discussing some of the them in the thread as it seems that Bedfordale is becoming a little hotspot
From discussions I have had with a couple of the main earthworkers in the Bedfordale area $40 - $50k seems to be the norm for siteworks. I only got a quote from one of them and it came in at just over $50k. This included the earthworks to provide the sand pad, compaction certificate, soakwells and septic system (2 x tanks & 2 x leach drains). Our fall is 1.3m and we had now trees to remove from the building area so fairly similar to the block you are looking at. This price includes rock pitching as retaining. If you wanted limestone instead then depending on the size of the wall you could be looking at an additional $10 - $20k and possibly higher. Depending on how close your block is to the waterway you may not be able to have the old style septic system and may need an ATU. I think think these are slightly more expensive and will need to be installed by someone that specialises in them (ie not the earthworker). The council will be able to tell you if the block you are looking at requires an ATU.
As chuffy said, some builders won't allow you to do your own siteworks. Those that do allow it, may charge an additional fee. If you get the builder to do it then you will pay their margin also, which varies greatly between builders. Paying the builder's margin may not always work out as expensive as you think due to the fact that if the builder uses the earthworker regularly they may get better prices than what you can get yourself. Our earthworks were done through Gemmill by the company that does all of their earthworks (not one that usually does work in Bedfordale) and it is costing us around $2k less than what we were quoted to do our own, even with builder's margins worked in. So while you can save yourself some money by arranging to do your own earthworks, depending on the builder, this may not always be the case.
There are other costs that I think get forgotten about when talking about siteworks. These costs aren't usually mentioned by builders when you ask for the cost of the house and they are not done by the earthworkers so are also not included in siteworks quotes. Some of these are:
Council fees - approx $2k (this included a building envelope change)
Non-standard footing detail (C2) - $8 to $10k depending if the builder offers a 100mm slab as standard
Concrete pump hire - $1.5k to $3k
European House Borer protection to roof frame - approx $2k
BAL 12.5 requirements - approx $10k
3 phase power run-in - approx $3k
Additional run-ins for phone line & water if over standard - approx $2k
Consumer pole with meterbox (only needed if house meterbox is more than 40m?? from road) - approx $1.5k
So it's quite easy to add another $30k or so on top of the house price and the siteworks. The amounts above and the average between the costs we received from RBC & Gemmill and may be different again depending on the builder.
Hope that helps
Hi soakedblonde
I am seeking advice about building in Bedfordale and came across your's (& kerry-ann's) threads.
I am curious as to the real cost of siteworks? The land sales guy indicated that previous quotes with the earthmovers came in at under $50,000 but when you mention to a Builder that you are intending to build in Bedfordale, they tell you that it it is more like $70,000! and that may not even include the leech drains and septics!!
It is all getting quite confusing as to what is included in the siteworks if you organise this yourself. Do they automatically quote you to include the leech drains, septics and soakwells, etc....
Any help would be greatly appreciated as I have only ever built on sand before and although I love the Perth Hills, I am not sure how much extra I should be looking at on top of the house price to get an idea of the total cost of the build.
Thanks
Serenity
I am seeking advice about building in Bedfordale and came across your's (& kerry-ann's) threads.
I am curious as to the real cost of siteworks? The land sales guy indicated that previous quotes with the earthmovers came in at under $50,000 but when you mention to a Builder that you are intending to build in Bedfordale, they tell you that it it is more like $70,000! and that may not even include the leech drains and septics!!
It is all getting quite confusing as to what is included in the siteworks if you organise this yourself. Do they automatically quote you to include the leech drains, septics and soakwells, etc....
Any help would be greatly appreciated as I have only ever built on sand before and although I love the Perth Hills, I am not sure how much extra I should be looking at on top of the house price to get an idea of the total cost of the build.
Thanks
Serenity
Hi Serenity
I'll send you a PM with some more specific costings but thought it was worth discussing some of the them in the thread as it seems that Bedfordale is becoming a little hotspot
From discussions I have had with a couple of the main earthworkers in the Bedfordale area $40 - $50k seems to be the norm for siteworks. I only got a quote from one of them and it came in at just over $50k. This included the earthworks to provide the sand pad, compaction certificate, soakwells and septic system (2 x tanks & 2 x leach drains). Our fall is 1.3m and we had now trees to remove from the building area so fairly similar to the block you are looking at. This price includes rock pitching as retaining. If you wanted limestone instead then depending on the size of the wall you could be looking at an additional $10 - $20k and possibly higher. Depending on how close your block is to the waterway you may not be able to have the old style septic system and may need an ATU. I think think these are slightly more expensive and will need to be installed by someone that specialises in them (ie not the earthworker). The council will be able to tell you if the block you are looking at requires an ATU.
As chuffy said, some builders won't allow you to do your own siteworks. Those that do allow it, may charge an additional fee. If you get the builder to do it then you will pay their margin also, which varies greatly between builders. Paying the builder's margin may not always work out as expensive as you think due to the fact that if the builder uses the earthworker regularly they may get better prices than what you can get yourself. Our earthworks were done through Gemmill by the company that does all of their earthworks (not one that usually does work in Bedfordale) and it is costing us around $2k less than what we were quoted to do our own, even with builder's margins worked in. So while you can save yourself some money by arranging to do your own earthworks, depending on the builder, this may not always be the case.
There are other costs that I think get forgotten about when talking about siteworks. These costs aren't usually mentioned by builders when you ask for the cost of the house and they are not done by the earthworkers so are also not included in siteworks quotes. Some of these are:
Council fees - approx $2k (this included a building envelope change)
Non-standard footing detail (C2) - $8 to $10k depending if the builder offers a 100mm slab as standard
Concrete pump hire - $1.5k to $3k
European House Borer protection to roof frame - approx $2k
BAL 12.5 requirements - approx $10k
3 phase power run-in - approx $3k
Additional run-ins for phone line & water if over standard - approx $2k
Consumer pole with meterbox (only needed if house meterbox is more than 40m?? from road) - approx $1.5k
So it's quite easy to add another $30k or so on top of the house price and the siteworks. The amounts above and the average between the costs we received from RBC & Gemmill and may be different again depending on the builder.
Hope that helps
Thanks SB. I have read that post on your thread before. Your thread has been a life saver!! We've allowed another 10k on top of the site works quote for everything else that you have mentioned. Thankfully we don't have any BAL requirements.
Hi krrkrj,
Your block is beautiful! Have you decided on a builder yet? We are building with Dale Alcock. I'm surprised they have been so bad getting back to you. Our sales guy was very prompt. He must have been desperate for a sale! The customer service has been pretty good so far but we are still no where near the end yet. Good luck!
Your block is beautiful! Have you decided on a builder yet? We are building with Dale Alcock. I'm surprised they have been so bad getting back to you. Our sales guy was very prompt. He must have been desperate for a sale! The customer service has been pretty good so far but we are still no where near the end yet. Good luck!
Hi Tracyw - yes we did hear from Dale's. We are sooooooo torn as to who to go with! Gemmill and Dale's quotes came back roughly the same except Gemmill is their designer spec range and Dale's it's the basic (I think it's called Lifestyle?)
Dale's obviously have a good reputation and can get the house built quicker (which is another incentive)
Gemmill is the designer spec so possibly won't spend as much money at pre-start.
Argh - I am literally about to make a pros and cons list!
Dale's obviously have a good reputation and can get the house built quicker (which is another incentive)
Gemmill is the designer spec so possibly won't spend as much money at pre-start.
Argh - I am literally about to make a pros and cons list!
Could you negotiate with dales to get extras included that get them to similar inclusions?
Hi Tracyw - yes we did hear from Dale's. We are sooooooo torn as to who to go with! Gemmill and Dale's quotes came back roughly the same except Gemmill is their designer spec range and Dale's it's the basic (I think it's called Lifestyle?)
Dale's obviously have a good reputation and can get the house built quicker (which is another incentive)
Gemmill is the designer spec so possibly won't spend as much money at pre-start.
Argh - I am literally about to make a pros and cons list!
Dale's obviously have a good reputation and can get the house built quicker (which is another incentive)
Gemmill is the designer spec so possibly won't spend as much money at pre-start.
Argh - I am literally about to make a pros and cons list!
Im interested as to why you think Dales will build your house quicker. Did they give you an actual timeline already. I think their build times are probably ok or good. But we took ages just to get to slab. We signed with them in July 2012 and only had the slab down in March 2013. The block was already ours so there were no delays on our part. In saying that, communication with them since building has commenced has been great. It's so hard to decide isn't it. Such a big investment. Just go with your gut feeling and hope for the best!
I haven't posted in a while as we were going back and fourth with the two builders. We have finally decided on Dale Alcock Homes! Yay! I'm super excited they won out in the end as I love the fact they have Jemima! I think all companies should have social media advisors - such a way of the future!
Since we signed a week ago we haven't heard from them again except our deposit has been taken out of our account haha. I think (?) they must be doing final plans? I'm not really sure what the next step is.
Any who, I'm starting a blog on our build as at the same time we are also moving to Perth having lived in the Pilbara our entire lives so quite a few changes!
My blog is still a work in progress so I won't add it to my signature yet but if anyone wants to check it out its www.buildingmanny.blogspot.com
As soon as I get our final plans, ill post them on here. We're building a modified version of the Mansfield. It's a little bit tricky building something off the plan without having seen it so fingers crossed it will look great in the end!
Since we signed a week ago we haven't heard from them again except our deposit has been taken out of our account haha. I think (?) they must be doing final plans? I'm not really sure what the next step is.
Any who, I'm starting a blog on our build as at the same time we are also moving to Perth having lived in the Pilbara our entire lives so quite a few changes!
My blog is still a work in progress so I won't add it to my signature yet but if anyone wants to check it out its www.buildingmanny.blogspot.com
As soon as I get our final plans, ill post them on here. We're building a modified version of the Mansfield. It's a little bit tricky building something off the plan without having seen it so fingers crossed it will look great in the end!
We are building the falls creek, very similar to the Mansfield I think! I think once you make the decision, you feel a lot better. Then you can solely concentrate on that design and builder. We have been pretty happy with them so far. Fingers crossed you get our SS and CLO as they have been great and very good with communication. Feel free to ask any questions. Our houses and locations are so similar. Good choice!
Love your plan Tracyw... I keep seeing all these other plans and think they are better than mine. The only thing I really wish our plan had was a utility/drop zone but its not really going to work with our plan. We have added an extra metre into the garage so there will be enough space in front of the cars for some shelving or something.
My husband tells me I have to stop looking at floor plans as I keep changing my mind and wishing I had something else. Was everyone else like this?
How long after you get your final plans do you usually have to tell them your final colours so they can submit to the shire? We live 1200kms away from Perth and will need to make a trip down to have a look at some displays as we have no idea what we want our exterior to look like. Brick or render etc...
My husband tells me I have to stop looking at floor plans as I keep changing my mind and wishing I had something else. Was everyone else like this?
How long after you get your final plans do you usually have to tell them your final colours so they can submit to the shire? We live 1200kms away from Perth and will need to make a trip down to have a look at some displays as we have no idea what we want our exterior to look like. Brick or render etc...
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