Browse Forums Owner Builder Forum 1 Feb 28, 2009 2:01 pm hi guys
i need to draw on your expertise/experience. We are still trying to sort out with the banks what they will lend us but in the meantime we need to get other things sorted. so in terms of steps is this right: 1. draftsman to design plans 2. site/contour survey 3. engineer to draw up plans based on draftsman's plans 4. soil test 5. submit all of the above to council (i understand some draftsman will do this for you). 6. once DA approved, get insurance sorted 7. once DA approved get all quotes together 8. submit approved DA, insurance and quotes to bank and get finance 9. get cc and then commence building. is that about right?? i feel like we are just blundering along with no real idea of how things are meant to go. with the quotes to the bank, do you just get all your bits of paper together from various tradies OR do you get a quantity surveyor to do an overall estimation of contruction costs? Also, roughly what did people pay for draftsman, engineer and surveyor's costs? thanks so much loretta Re: steps in owner building 2Feb 28, 2009 2:25 pm Loretta,
Get your soil test done well before engineer drawings. Also with finance please make sure that the Bank (most are different) that you can afford to have a 20% over run built into your quote. The more detailed info you have the better. I would personally get all my finances sorted before I submitted my plans to council and make sure that you factor those costs into your quote. Engineer and drafty price should be about 5k. But in short do as much planning as possible with emphasis on finances as the banks have really cracked down on approvals and especially owner builders. Good Luck Re: steps in owner building 3Feb 28, 2009 2:31 pm Thanks Sutto
So with the bank, do we have to go and get individual quotes or will a quantity surveyor do that? Re: steps in owner building 4Feb 28, 2009 3:25 pm I would get a quantity survey done. Just remember that in some cases the quantity survey will include an allowance. E.g. there are $100 basins out there and there are $1500 basins. I would be telling the surveyor exactly what you want etc..
I wouldn't go the quote as prices of goods and services can change from when you get the initial quote from the tradie to the time it comes for them to do the job. They will most likely not honour the quote as it would most definitely be beyond 30 days from when they quoted you to when you need them. Re: steps in owner building 5Mar 01, 2009 6:42 am [quote="loretta"]
Try this order - this is what we did/are doing - 3. draftsman to design plans 2. site/contour survey - draftie will need this 5. engineer to draw up plans based on draftsman's plans 1. soil test - draftie will need this 7. submit all of the above to council (i understand some draftsman will do this for you). 8. once DA approved, get insurance sorted 4. get major quotes together to ensure you can afford drafties design, otherwise go back to step 3 for a redraw. 6. submit approved DA, insurance and quotes to bank and get finance 9. get cc and then commence building. We paid about $300 for soil tests, $3300 for draftie (2 storey house) and $990 for Feature level survey. I'm not familiar with DA and cc - does this mean planning permission and building permit? JB Re: steps in owner building 6Mar 01, 2009 3:10 pm Thanks James, that is really helpful. DA is development application (ie what you submit to council for their approval). CC is the construction certificate which council issues after approving the DA - you can't commence until you have that.
With our banks in NSW it seems that they will not finalise your finance until your DA is approved but I am sure that we can get pre-approval. What do people do to get the major quotes? ie plumbing, electrician, brickies etc? Do you give them a copy of the drafties plans and they quote on that? do you just email them? do you always get three quotes? etc etc. sooo much time could be wasted doing this which is why i guess a quantity surveyor sounds like a plan - but will the QS estimate enough? thanks all!! Re: steps in owner building 7Mar 01, 2009 8:14 pm loretta Thanks James, that is really helpful. DA is development application (ie what you submit to council for their approval). CC is the construction certificate which council issues after approving the DA - you can't commence until you have that. With our banks in NSW it seems that they will not finalise your finance until your DA is approved but I am sure that we can get pre-approval. What do people do to get the major quotes? ie plumbing, electrician, brickies etc? Do you give them a copy of the drafties plans and they quote on that? do you just email them? do you always get three quotes? etc etc. sooo much time could be wasted doing this which is why i guess a quantity surveyor sounds like a plan - but will the QS estimate enough? thanks all!! I wouldn't bother with a quantity surveyor. If you get the big quotes yourselves than you will have a fair idea. You should be able to OB a house to normal standard for $1000 - $1200 per sq m, if you are having gold plated taps then it will be $1500+. So you can do your rough estimates from that. eg a 300m2 house will cost $300,000 - $360,000 to OB. Get quotes for slab, frame, cladding, windows, plumbing, electrics at least. Get the quotes immediately after the draftie has finished. You can't get them before then. Try to get 3 quotes, however you will know who you feel comfortable with and you will probably go with their quote. The cheapest may not always work out well. JB Re: steps in owner building 8Mar 01, 2009 8:56 pm Thanks JB. Once again, very very helpful. Any other advice is gratefully received!! Re: steps in owner building 9Mar 06, 2009 10:32 pm Good luck I would suggest you try
2 1 4 3 You get your site survey and contours done so your draftsman has something to start with. Then a soil report as it is underway so when the draftie is up to a stage where he needs the input of the engineer, the engineer has the report that allows him to design the footings applicable to thesite classification. In relation to the quantity surveyor, for the sake of 300 to 400 dollars you get a professional who can cost out your house to a high degree of accuracy from working plans, not even the final drawings. This can be done before you apply for a building permit / insurance etc. Obviously when the working drawings are done it may be a little different, but a good estimator will give you the software to admend the costing, such as they may allow 20000 in labour for the brickied but your brother is one so you can do it for 10000. The product that the professional will give you will look far more impressive when you go to get finance which is difficult for OB. Better to have an idea of how much it ill cost you to go in with false pretences. Re: 10Apr 13, 2009 11:26 pm James Bond loretta Thanks James, that is really helpful. DA is development application (ie what you submit to council for their approval). CC is the construction certificate which council issues after approving the DA - you can't commence until you have that. With our banks in NSW it seems that they will not finalise your finance until your DA is approved but I am sure that we can get pre-approval. What do people do to get the major quotes? ie plumbing, electrician, brickies etc? Do you give them a copy of the drafties plans and they quote on that? do you just email them? do you always get three quotes? etc etc. sooo much time could be wasted doing this which is why i guess a quantity surveyor sounds like a plan - but will the QS estimate enough? thanks all!! I wouldn't bother with a quantity surveyor. If you get the big quotes yourselves than you will have a fair idea. You should be able to OB a house to normal standard for $1000 - $1200 per sq m, if you are having gold plated taps then it will be $1500+. So you can do your rough estimates from that. eg a 300m2 house will cost $300,000 - $360,000 to OB. Get quotes for slab, frame, cladding, windows, plumbing, electrics at least. Get the quotes immediately after the draftie has finished. You can't get them before then. Try to get 3 quotes, however you will know who you feel comfortable with and you will probably go with their quote. The cheapest may not always work out well. JB you mentioned $1200 a m2 does this include land,as in WA a project builder was building a 260m2 house for $165,000 this is for a budget spec house,but evap aircon is thrown in as well.Do you think an OB er could beat this price if he was doing some of the work himself. paul Re: steps in owner building 11Apr 14, 2009 7:03 am No. 1200 per m2 does not include land, as land price is not dependant on what you build on it, it varies based on size, location etc. JB Re: steps in owner building 12Apr 14, 2009 2:27 pm James Bond No. 1200 per m2 does not include land, as land price is not dependant on what you build on it, it varies based on size, location etc. JB blimey if that is correct if you self built a 300 m2 house and had to sell it you would lose a large amount of money.Even if you made it a top class house it would only sell on the average on what the street price is.I could take you to many where i live and the houses are top class many built by high class builders they are only selling for a shade more than the basic cheapies project builders.Been in the building game for 20 years something can't be right Re: steps in owner building 13Apr 14, 2009 2:41 pm i know a few people who spent more that 550K on the land and the house and can only now sell for 450K. this is why now it is not a good idea to buy land or build on it. I think the only people who are able to make money in this current environment are the ones who bought their land a long time ago and paid a very good price for it, or people who OB big homes. "The fearless are merely fearless. People who act in spite of their fear are truly brave" - James A. LaFond-Lewis Re: Order of contracts 14Apr 14, 2009 3:12 pm T.HOOVER drafting service Steps 1 & 3 are best incorporated into 1 step. It is much better when the DA and Working Engineering drawings are done at the one time. People dont see this but it generally saves alot of time & money. I would disagree with this advice. DA drawings are rudimentary architectural drawings for shire planning puroposes only, No structural information required. Structural drawings are only required for Building License to compliment the architectural working drawings. The problem I see with structural engineering the DA drawings is that it is way too early in the process, the shire planning department may come back with conditions which may require you totally replan you house. You have therefore paid all this money for engineering drawings which are no use to you any more and will have to be redone. Just a thought, Pat the draftie. Re: Order of contracts 15Apr 14, 2009 6:21 pm Pat the draftie T.HOOVER drafting service Steps 1 & 3 are best incorporated into 1 step. It is much better when the DA and Working Engineering drawings are done at the one time. People dont see this but it generally saves alot of time & money. I would disagree with this advice. DA drawings are rudimentary architectural drawings for shire planning puroposes only, No structural information required. Structural drawings are only required for Building License to compliment the architectural working drawings. The problem I see with structural engineering the DA drawings is that it is way too early in the process, the shire planning department may come back with conditions which may require you totally replan you house. You have therefore paid all this money for engineering drawings which are no use to you any more and will have to be redone. Just a thought, Pat the draftie. Agree completely. Engineering is expensive and even more expensive to change. JB Re: steps in owner building 16Apr 15, 2009 9:33 pm Littlemoscow i know a few people who spent more that 550K on the land and the house and can only now sell for 450K. this is why now it is not a good idea to buy land or build on it. I think the only people who are able to make money in this current environment are the ones who bought their land a long time ago and paid a very good price for it, or people who OB big homes. got to agree with you on that one,we sold in Bunbury and after all cost where deducted we lost around $25000,holding off buying land until things bottom out,prices are dropping on our estate but plenty of people have their head in the sand and think another boom is just around the corner Re: steps in owner building 17May 05, 2009 11:18 pm Hi there We have now submitted our plans to council and I ended up doing the Smt myself. But there are no doubt others who may be assisted by your service. Cheers L Re: steps in owner building 18May 05, 2009 11:21 pm Good luck with it. Hopefully everything goes well. 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