Hi all - found this forum via Whirlpool and it's been an eye opener!
I was hoping you'd all be able to help with any advice/tips as both my partner and I are completely new to all of this.
My partner and I are considering the Verona 22 by Porter Davis at Rockbank (house and land 250sqm) - it's small but we figured it's a nice place to start.
We're wondering if you could all share any advice/tips/things we need to look out for about buying a house/land package - we're usually very cautious and just wanted to minimise our chances of getting burnt.
Thanks all in advance!
HK
First Home Buyer - Any Advice/Tips?
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Whoever you choose, check the actual builds in your area for a truer picture of what to expect, a good inspector such as this forums building expert is a must, also check out his website.
Place a major importance on structure and what's under your walls, and absolutely place concrete right around your house angled away from house so water stays off your slab, and minimises chance of slab HEAVE. No matter what builder says only a fool would miss this concrete around your house, as if not done and your slab heaves, it will be number one blame game for builder to get off the hook. Also be fussy with plumbing as poor plumbing is also a major reason many slabs heave with leaking water pushing up your slab and cracking internel plaster and outside brickwork.
Don't absolutely sign your contract before it's fully correct and try to get everything you want before contract is accepted, also get a pre contract inspection with a good building inspector as mistakes mostly favour the builder and standard HIA contracts that many builders say they use are very heavily slanted to builders, they might say no cant take contract, if not walk and insist, it is your right to be able to study your biggest ever purchase, learn learn learn, arm yourself with knowledge and let builder know you know a bit and you have a knowledgeable inspection guy, that way you increase your chances of getting a better job.
Inexperience is murdered in the building industry and the law is so not enough to protect you from a bad build, also learn a lot especially on up coming stages, what is best practice, best of luck.
Place a major importance on structure and what's under your walls, and absolutely place concrete right around your house angled away from house so water stays off your slab, and minimises chance of slab HEAVE. No matter what builder says only a fool would miss this concrete around your house, as if not done and your slab heaves, it will be number one blame game for builder to get off the hook. Also be fussy with plumbing as poor plumbing is also a major reason many slabs heave with leaking water pushing up your slab and cracking internel plaster and outside brickwork.
Don't absolutely sign your contract before it's fully correct and try to get everything you want before contract is accepted, also get a pre contract inspection with a good building inspector as mistakes mostly favour the builder and standard HIA contracts that many builders say they use are very heavily slanted to builders, they might say no cant take contract, if not walk and insist, it is your right to be able to study your biggest ever purchase, learn learn learn, arm yourself with knowledge and let builder know you know a bit and you have a knowledgeable inspection guy, that way you increase your chances of getting a better job.
Inexperience is murdered in the building industry and the law is so not enough to protect you from a bad build, also learn a lot especially on up coming stages, what is best practice, best of luck.
Thanks Joker for that. This forum tells me to add the following into the contract:
"Progress payments are only payable after the private inspector has inspected and confirmed the work is per contract and meets the applicable building standards." Builder may ignore the inspection report and assure you it will be OK and be fixed later, etc. ....... and invoice you anyway!
"Progress payments are only payable after the private inspector has inspected and confirmed the work is per contract and meets the applicable building standards." Builder may ignore the inspection report and assure you it will be OK and be fixed later, etc. ....... and invoice you anyway!
Changing the contract to include that term would be an uphill battle with most project builders.
Many new home owners are pressured to fast sign the contract but having a pre contract signing consultation with an industry professional is usually of great benefit as this will often discover problematic slab heights (drainage problems), double charges (some new homeowners have found mistakes in excess of $20,000), items in the plans that need changing (different window heights etc) , hidden cost cutting Perfprmance Solutions (weaker mortar mix etc etc etc), unnecessary and/or inflated expenses (hydraulics etc), unfair contract terms (check the ACCC website), products that fail the manufacturer's recommendations (fitting cheaper solar HWS systems that have no frost/freeze protection in areas that can experience below freezing temperatures etc etc) and many, many more other issues.
Many new home owners are pressured to fast sign the contract but having a pre contract signing consultation with an industry professional is usually of great benefit as this will often discover problematic slab heights (drainage problems), double charges (some new homeowners have found mistakes in excess of $20,000), items in the plans that need changing (different window heights etc) , hidden cost cutting Perfprmance Solutions (weaker mortar mix etc etc etc), unnecessary and/or inflated expenses (hydraulics etc), unfair contract terms (check the ACCC website), products that fail the manufacturer's recommendations (fitting cheaper solar HWS systems that have no frost/freeze protection in areas that can experience below freezing temperatures etc etc) and many, many more other issues.
An issue is customers employ private building inspectors, which is worth doing, however the builder has no contractual or legal obligation to consider their reports. The builder can push on regardless, then claim the progress payments are due, irrespective of what defects are identified by the inspector. These will be left for the PCI inspection when 90% of the money is paid and it’s practically too late to correct them. This is how some volume builders play the game, handing over multiple defects that customers just have no choice but to accept. As you say, ‘inexperience is murdered’, a good summation!
Beware of the online product and service reviews in your research, as many of these are fake or manipulated. Particularly the overly positive ones with no substance or facts included. Some companies are clearly 'gaming' this. Some key watch-outs are:
Reviews from people who have only ever posted one review.
No substance to the reviews, just generic comments with no specifics.
Reviews that look like adaptations of a template.
No balance of positive and negative aspects.that most realistic reviews would have.
The company's personnel are repeatably named.
Reviews of companies that pay 'management' service fees to the website.
Reviews that repeatably praise the 'honesty' of the company's staff.
Reviews that disparage the company's competitors in general, or the industry collectively.
Spend a good few hours reading the reviews of each company both positive and negative. Look for patterns. For any big purchase do not just accept the ratings or the copy you read! Even from ‘verified purchasers’ It may be a good idea to actually contact the review posters and ask for more specific details if you intend to use reviews and ratings to assess a company. Don’t trust any company that writes their own reviews!
Reviews from people who have only ever posted one review.
No substance to the reviews, just generic comments with no specifics.
Reviews that look like adaptations of a template.
No balance of positive and negative aspects.that most realistic reviews would have.
The company's personnel are repeatably named.
Reviews of companies that pay 'management' service fees to the website.
Reviews that repeatably praise the 'honesty' of the company's staff.
Reviews that disparage the company's competitors in general, or the industry collectively.
Spend a good few hours reading the reviews of each company both positive and negative. Look for patterns. For any big purchase do not just accept the ratings or the copy you read! Even from ‘verified purchasers’ It may be a good idea to actually contact the review posters and ask for more specific details if you intend to use reviews and ratings to assess a company. Don’t trust any company that writes their own reviews!
Beware of the online product and service reviews in your research, as many of these are fake or manipulated. Particularly the overly positive ones with no substance or facts included. Some companies are clearly 'gaming' this. Some key watch-outs are:
Reviews from people who have only ever posted one review.
No substance to the reviews, just generic comments with no specifics.
Reviews that look like adaptations of a template.
No balance of positive and negative aspects.that most realistic reviews would have.
The company's personnel are repeatably named.
Reviews of companies that pay 'management' service fees to the website.
Reviews that repeatably praise the 'honesty' of the company's staff.
Reviews that disparage the company's competitors in general, or the industry collectively.
Spend a good few hours reading the reviews of each company both positive and negative. Look for patterns. For any big purchase do not just accept the ratings or the copy you read! Even from ‘verified purchasers’ It may be a good idea to actually contact the review posters and ask for more specific details if you intend to use reviews and ratings to assess a company. Don’t trust any company that writes their own reviews!
Reviews from people who have only ever posted one review.
No substance to the reviews, just generic comments with no specifics.
Reviews that look like adaptations of a template.
No balance of positive and negative aspects.that most realistic reviews would have.
The company's personnel are repeatably named.
Reviews of companies that pay 'management' service fees to the website.
Reviews that repeatably praise the 'honesty' of the company's staff.
Reviews that disparage the company's competitors in general, or the industry collectively.
Spend a good few hours reading the reviews of each company both positive and negative. Look for patterns. For any big purchase do not just accept the ratings or the copy you read! Even from ‘verified purchasers’ It may be a good idea to actually contact the review posters and ask for more specific details if you intend to use reviews and ratings to assess a company. Don’t trust any company that writes their own reviews!
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