Browse Forums Owner Builder Forum 1 Apr 03, 2016 4:58 pm I am just starting my second self- build studio project since the Building Regulations Act 2012. On our previous home, the local council gave a building permit for a free standing studio with the total cost being just what it actually cost me to do the work plus the cost of tradesmen I had to use for electrical and plumbing. $10,000 in all. This time at our latest home, a different local council want to add on a fictitious amount for my own labour on top of the actual total cost of materials and tradesmen. The total cost to me of materials and tradesmen will be similar to the last job - about $9,500. The council want to add on $15,000 for my own labour! This makes the total $24,500 and they say I have to get Owner Builder approval with extra fees because the figure is over the $20,000 limit. Why is this council adding on a fictitious "labour" cost for my own work when the actual cost me is $9,500? Does anyone know which council is right and why? If this latest council is right, where does it say in the rules they can add on a fictitious figure for a self- build? Re: Which local Council is right? 2Apr 03, 2016 8:08 pm it strikes me that the approval fee is based on the value of the work rather than the cost. This reflects the actual amount of work that they will need to do. The Harder You Try - the Luckier You Get ! Web site http://www.anewhouse.com.au Informative, Amusing, and Opinionated Blog - Over 600 posts on all aspects of building a new house. Re: Which local Council is right? 3Apr 03, 2016 8:41 pm Don't worry. It only affects the cost of the building permit (based on the standard formula used) and really isn't significant. I was worried about this too, but do the calculations and you will see what I mean. I assume it is similar in Vic and WA? Re: Which local Council is right? 4Apr 03, 2016 9:40 pm Thanks for the help. The extra trouble I have to go to is the process of obtaining an owner builder licence, both in several weeks time and work to get it and the fees involved. Because with the first studio I built an owner builder licence wasn't required as the cost of $10,000 was used by council. Yet my current council have upped the figure to $24,500 and want me to get an owner builder licence and delay my building. Re: Which local Council is right? 5Apr 04, 2016 1:54 am All you can do is argue that it wouldn't cost a tradesman $15k to do what you're going to do. Perhaps write a letter with stages for the build and your approximate times you'll spend on it, calculate that by a labourers wage and see what you get. Seems to me someone is just pulling that figure out of the blue, is having a bad day, taking it out on you. They potentially picked that number so it took you over the threshold. I'm not sure there's much you can do now other to argue it (but gently as you don't want to *** them off!). Do they have an online portal showing other developments? Ours does and you can look at everyone's DA and value - so see if there's one that compares with the price you want? Add that to your case. Good luck! Re: Which local Council is right? 6Apr 04, 2016 1:56 am Most councils have an online document that explains how to work out the cost of development for the sake of the DA application. Just m2 rates. See if you can find theirs and see what that calculates out to, could be another way to get it through. Re: Which local Council is right? 7Apr 04, 2016 7:53 am I've dealt with 2 Victorian Councils, both required the costs as if done by a builder. One way is to actually get a builder to quote on your spec. Another aspect though is when you come to insure. If you only have a "low price" that's on record it might be more difficult if the worst happens and you need to make a full replacement claim. Re: Which local Council is right? 8Apr 04, 2016 8:37 am in vic the permit is based on cost for a builder to perform work your labor is counted at builders rates i got around it by building in stages so each stage was under $10,000 eg build to lock up or make a pergola then frame walls then elec and plumbing Re: Which local Council is right? 10Apr 04, 2016 9:37 am i staged my garage build because i was angry with the council they seemed to be trying to be difficult which made me determined to beat them at their own game probably would have been easier to play by their rules but i dont work that way if i am building on my land something that wont harm neighbours or neighbourhood then council dont need to make money out of me Re: Which local Council is right? 11Apr 04, 2016 9:57 am All that is Ok for small works where the difference in council fees for a job at $10,000 that someone basically works out at labour only and is only slightly smaller in council fees than the same job at $20,000. On bigger jobs like a one off house there is a huge difference ( material only vs labour+ material ) which the councils would obviously like their cut of. Stewie I'm putting a new floor in my kitchen, slate flagging on a standard concrete slab. I have allowed for a bed thickness of up to 20mm to accommodate the different… 0 17536 They using concrete or timber sleepers? Timber or steel uprights? Any drainage behind sleeper? 3 5824 Thanks for that, the PVC pipe is still about 40cm below ground level and it sticks out of the sand with no end cap or anything on it just open pipe, is this the finished… 2 9511 |