Re: Henley Carmelle Lux Q2 - Post handover jobs continue

snyde · Dec 17, 2015 7:26 am

Wow they moved quick with your frame by the sounds of it. Our chippies took 4 days all up.
Thanks - you'll have to put a build thread up to follow.

Plumbing rough-ins got done yesterday, Bricks also arrived yesterday.

mitchiib · Dec 21, 2015 7:30 pm

we aren't far behind you either, our frame should be done by wednesday. Did you walk through a display home before you chose the carmelle? I feel like my house is smaller than the display after having a walk around on site.. its weird.

MichaelQ · Dec 21, 2015 10:31 pm

Looking good!
If you are going to hang your TV's on the wall, might want to ask if you can install a couple of noggins if required.

csabeyratne · Dec 22, 2015 6:02 am

Hi Guys we got some cracks on the slab

Garage
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Living area
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Do you have cracks like this on the slab and should we be worried?

charles_2016 · Dec 22, 2015 11:02 am

mitchiib

snyde

Thanks mirz.. leading towards it. Are Facade's really worth the extra?
We've added a bit already though which is what worries us.

Thanks mitch.
Was the valuation based on land + construction, or just construction only?

We're refinancing once contracts done for land and house. We're hoping that we'll get a higher valuation for the land since we got it so cheap, compared to the market value around the area. If they do, we'll have quite a bit in equity plus the remaining deposit to help cover majority of what's needed in the valuation. (Fingers crossed of course - we're still dreading the valuation stage).

How's things going other than the valuation, do they start building soon?

We have two loans, one for the land which was valued on par with the amount we paid, the second loan for construction was the amount they low balled us - we did have a lot of extras though, and have downgraded most of them to get within budget. Most things we can do after the build to eliminate builders mark ups.

Our build hasn't started yet, We had to apply to city west water because we are building within 1m of the easement. Henley have said that will take about 8 weeks meaning we wont start construction for about another 4-5 weeks.

I also have an easement on the side boundary which take up 2 meters of my block on the left hand side.

It makes me headache,because it limit all the floor plan I have been considering.

Looking forward to see your success of plan approval by CWW

snyde · Dec 22, 2015 11:05 am

mitchiib

we aren't far behind you either, our frame should be done by wednesday. Did you walk through a display home before you chose the carmelle? I feel like my house is smaller than the display after having a walk around on site.. its weird.

Yep, we walked through heaps of times, measuring everything, trying to plan our switches etc.
The slab does look smaller, once the frames all start going up it starts feeling bigger though and you'll get a better feel for it.

MichaelQ

Looking good!
If you are going to hang your TV's on the wall, might want to ask if you can install a couple of noggins if required.

Good idea, might do that. We're going to run rough-ins for split systems too while the frames up.

csabeyratne

Hi Guys we got some cracks on the slab
Do you have cracks like this on the slab and should we be worried?

They're just minor cracks that are part of the curing process, nothing to worry about. If they start splitting or getting deep/wide, then start worrying - but all slabs will get cracks as they dry.

snyde · Dec 22, 2015 11:31 am

House is wrapped, plumbing rough ins are done. Roof started, should be done today or tomorrow.

Brickie was going to work over the Christmas break, but framing had gotten delayed - and the delivery guys for our timber windows didn't want to leave them without the frame up - so they said to reschedule. Now there's no windows in for the brickie to brick around.

Ahwell, still on track, bricks will go up with the plaster - plasters scheduled for the 18th. SS mentioned he's got one of his best tilers on the case too, so I can't wait to get to the tiling stage now either.

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clueless2009 · Dec 22, 2015 11:42 am

Nice work Snydes. I can see some of the rocks that u gonna use for feature

matt.c · Dec 22, 2015 11:58 am

Awesome! Looks great guys! We were passing by on the weekend and you're at pretty much exactly the same stage we are with ours!

We'd had all our roofing delivered (colorbond in Monument) but no bricks until the New Year. Annoyingly we need to have a section of fence removed where our garage wall lays on the boundary (even though we were told we didn't have to) which has delayed things.

Looks like you've got a reasonably nice size back yard too! Did you guys have any easements to worry about being along the back of the estate?

Sidenote: The board's auto-censor doesn't like the work "l i e s" without spaces... :confused:

snyde · Dec 22, 2015 12:21 pm

clueless2009

Nice work Snydes. I can see some of the rocks that u gonna use for feature

Thanks. Hopefully they'll look good, we're thinking of adding a Japanese Maple in between them too as a little feature.

matt.c

Awesome! Looks great guys! We were passing by on the weekend and you're at pretty much exactly the same stage we are with ours!

We'd had all our roofing delivered (colorbond in Monument) but no bricks until the New Year. Annoyingly we need to have a section of fence removed where our garage wall lays on the boundary (even though we were told we didn't have to) which has delayed things.

Looks like you've got a reasonably nice size back yard too! Did you guys have any easements to worry about being along the back of the estate?

Sidenote: The board's auto-censor doesn't like the work "l i e s" without spaces... :confused:

Thanks, our SS is a bit frustrated by the delays though - apparently we were supposed to already have been bricked by now. Told him no stress, we're not in a rush. As long as it's all done right.

Yeah I'm stoked with the size of the backyard. Got plenty of room to extend the whole alfresco area and still have room to landscape next to it. Yep we've got a 2m easement at the back of us - but doesn't worry us. You'll prob end up in the same time as us.

It's crazy some of the words the forum has blocked.

Darbecca · Dec 24, 2015 6:25 am

In relation to Narrewarren01 comments, I would suggest that he explain the process.

Firstly I have University qualifications in Surveying.

There is only four persons that must be registered to build a home.

The Builder.
The surveyor.
The plumber.
The electrical Contractor.

The builder can design and build a home without engineers and designers under our system in Victoria. All he needs to do is follow the Australian Standards for slab and Frames.

There is no process for registration for any trades or site managers or the like. Hence builders can hire anybody to build the homes which unfortunately often occurs.

Under section 79 of the Building Act, If I was to register up, then the builders can stop my company from attending site. The Act category that I would register under would be Building Surveyor.

It clearly states in the Act that only ONE Building Surveyor is allowed to act on a site. Hence the reason why we do not register. If I was a registered, under the Act the builders could refuse entry to site.

Narrewarran01 seems to have concerns with this and I would direct him to the VBA. I agree that change is needed and highlighting the current systems flaws is a community process.

I hope that this reply assist all with an understanding of the reasons for the method of operation. Darbecca has only ever worked towards getting a quality home for the home owners. It is clearly stated in our mission statement.

Finally, I'm on leave until the end of Jan 2016 and will respond to all comments after that.

The office is open from the 11th Jan 2016.

Have a great break all.

Darren Love 24/12/2015

Narrewarren01 · Dec 24, 2015 7:44 am

Darbecca · Dec 24, 2015 8:06 am

In relation to Narrewarren01 comments, I would suggest that he explain the process.

Firstly I have University qualifications in Surveying.

There is only four persons that must be registered to build a home.

The Builder.
The surveyor.
The plumber.
The electrical Contractor.

The builder can design and build a home without engineers and designers under our system in Victoria. All he needs to do is follow the Australian Standards for slab and Frames.

There is no process for registration for any trades or site managers or the like. Hence builders can hire anybody to build the homes which unfortunately often occurs.

Under section 79 of the Building Act, If I was to register up, then the builders can stop my company from attending site. The Act category that I would register under would be Building Surveyor.

It clearly states in the Act that only ONE Building Surveyor is allowed to act on a site. Hence the reason why we do not register. If I was a registered, under the Act the builders could refuse entry to site.

Narrewarran01 seems to have concerns with this and I would direct him to the VBA. I agree that change is needed and highlighting the current systems flaws is a community process.

I hope that this reply assist all with an understanding of the reasons for the method of operation. Darbecca has only ever worked towards getting a quality home for the home owners. It is clearly stated in our mission statement.

Finally, I'm on leave until the end of Jan 2016 and will respond to all comments after that.

The office is open from the 11th Jan 2016.

Have a great break all.

Darren Love 24/12/2015

mitchiib · Dec 27, 2015 3:57 pm

charles_2016

mitchiib

snyde

Thanks mirz.. leading towards it. Are Facade's really worth the extra?
We've added a bit already though which is what worries us.

Thanks mitch.
Was the valuation based on land + construction, or just construction only?

We're refinancing once contracts done for land and house. We're hoping that we'll get a higher valuation for the land since we got it so cheap, compared to the market value around the area. If they do, we'll have quite a bit in equity plus the remaining deposit to help cover majority of what's needed in the valuation. (Fingers crossed of course - we're still dreading the valuation stage).

How's things going other than the valuation, do they start building soon?

We have two loans, one for the land which was valued on par with the amount we paid, the second loan for construction was the amount they low balled us - we did have a lot of extras though, and have downgraded most of them to get within budget. Most things we can do after the build to eliminate builders mark ups.

Our build hasn't started yet, We had to apply to city west water because we are building within 1m of the easement. Henley have said that will take about 8 weeks meaning we wont start construction for about another 4-5 weeks.

I also have an easement on the side boundary which take up 2 meters of my block on the left hand side.

It makes me headache,because it limit all the floor plan I have been considering.

Looking forward to see your success of plan approval by CWW

We have pretty much built right up the easement on our block with council and CWW approval. I can't remember the details but it has something to do with the zone of influence and how deep the services are in the ground. Basically the services can still be accessed from the yard if need be without demolishing any part of the structure.

snyde · Jan 06, 2016 11:49 am

Roof went up on the 3rd!

SS is away on holidays - but I think plaster and bricks are all starting on the 18th from memory.

Kelgofast · Jan 06, 2016 1:01 pm

Its look great

its all coming together so quickly

cant wait to see more

mitchiib · Jan 13, 2016 1:51 pm

your place is going heaps quicker than mine. we had our slab and frame finished before christmas and its still sitting there now with no one working on it. its really annoying me. did it take them long to get to your stage from frame completion?

snyde · Jan 13, 2016 4:33 pm

We just had our sparky come and do the rough-ins on Monday.

Roof got done on the 3rd, only because the roof was supposed to be done prior to Christmas though, otherwise we wouldn't have had any trades on until Monday.

Frame was finished I think about the 12th - 13, then they came back a few days later (around the end of the week of the 15th) to rectify some issues with the frame (minor issues). House then got wrapped at the end of that week, and plumbing was done around the 21st. We've had a few delays too though.

I wouldn't stress, most trades are booked around the 18th, so they'll be back on your site in no time. Just means your slab has had more time to settle which is better in the long run.

snyde · Jan 14, 2016 7:15 pm

Looks like things are back in swing.

Stacker doors and windows delivered today. Ducted heating ran today, and even the ducted vac system.
Guessing they'll put the windows in tomorrow or Monday? Bricky and plaster should be next week.

Got to see it all while it was raining, couldn't find any leaks anywhere which is good!

Data box

Windows
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Heating. Gonna take a ladder there and double check the unit though to make sure it's the correct one.
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Our vac-pan.. this little thing makes me excited! Can just brush everything onto the floor... :lol:

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Matt1 · Jan 14, 2016 7:19 pm

We love our vac pan. Scares the crap out of the kids when we turn it on though.