Browse Forums Owner Builder Forum 1 Jun 05, 2016 12:13 am Hello everyone, I am about to purchase block of land in Sydney (Camden Area) and I wanted to build it using ICF System (Insulated Concrete Forms). I have certain budget for my project, therefor I will be doing most of thing myself with some help of family members and friends. What I need is simple guide line with enough information to get me started. I'm building 6 bedrooms house with certain design in mind, I don't want to build wooden house as most of australian homes. House I have in mind is two story house made of concrete wall using ICF system with slab flat concrete roof. So now , let's say that I have purchased the land:- 1- What do I need to do next to start building? 2- What type of paper work do I need to submit to the local council to get approval for my house project? 3- What type of approvals are required to get started? Please list "approval full names" without shorten down the names 4- List of the required materials for walls and roof including estimated price. 5- Where to buy ready mix concrete at best price? How much does it cost? 6- How to arrange for concrete pump truck and how much does it cost? 7- Where to buy bricks, cement, and sand at good prices (please include price and min QTY) 8- Doors, Windows, water pipes, electrical cables, glass.....etc 9- Best price for tiles in Sydney? 10- Please list anything that I have missed. Please don't tell me to seek a professional advise or get hire a trades for easy jobs. Thank you Re: Building my first home using ICF System 2Jun 05, 2016 10:42 am With all these questions - especially the first three, an OB project of this scale is out of your league without professional assistance from the very start, never mind throughout the build. You don't say whether these family and friends are tradies or white collar workers. A DA or CDC needs good architectural drawings and reports from the relevant professionals before you submit your plans. Which council you are with? There may be covenants on your property from either the developers or the council. You should download and have a look at their relevant DCP and LEP which will contain most of the guidelines that regulate building a house. You should also download the NCC ( formerly BCA ) which govern the actual build and whether your ICF's comply. You don't say whether your property is regarded as suburban or semi-rural on acreage. If the latter then you may have to consider the BAL restrictions... BAL info There is some good info and background stuff regarding costs in these threads viewtopic.php?f=31&t=82156 Here is an excellent article by kylie40 on BAL for - more info... viewtopic.php?f=31&t=79023 Some good cost breakdowns viewtopic.php?f=31&t=62817&p=1506826#p1506826 Here are a few links... Site Costs viewtopic.php?f=31&t=9017 Things you forget viewtopic.php?f=31&t=5823 Passive Solar Design in Sydney viewtopic.php?f=35&t=71561 House Orientation viewtopic.php?f=31&t=55057 What is needed to lodge a DA ( in NSW any way ) viewtopic.php?f=1&t=75671&p=1298206#p1298206 Private Certification & CDC (mostly NSW ) viewtopic.php?f=31&t=77200 viewtopic.php?f=31&t=74776&p=1279259#p1279259 Private Certifier vs Council Certifier viewtopic.php?f=53&t=80362 Stewie Re: Building my first home using ICF System 3Jun 05, 2016 11:17 am Hello Stewie, Thanks for your reply. Answer to your questions. People who will help me are not trades. But I will need a trades for the concrete flat slab roof. Council is Camden council. As I have mentioned in my first post to list "full names" without shorten down the names as I can't guess that are they. Could you please give me full names of the following: OB project DA or CDC DCP and LEP NCC BCA ICF's comply BAL restrictions Thanks Re: Building my first home using ICF System 4Jun 05, 2016 11:30 am Oh dear, Sonyhome I would suggest you do tonnes of research before you embark on your journey as you want a successful project. You owe to buy an owner builder book. Just so you're aware OB project is owner build project hence I suggest you understand the terminology. I genuinely think you need to embark on your research so you come on the forum and have done it so you are not working blind. These are basic things DA or CDC is. We can't all give you the answers to what materials you choose as it is subjective what you use. Also you need an OB license to build, insurances and you cannot do without professional trades like plumbers and electricians as you will not get occupation certificates. When I started I was in the same boat you are in but it took 6 months to do research. You cannot rush things. I know you just want to get the information and just get on with it but at this stage if you do you may not be successful. Re: Building my first home using ICF System 5Jun 05, 2016 3:16 pm Quote: Could you please give me full names of the following: OB project DA or CDC DCP and LEP NCC BCA ICF's comply BAL restrictions OB = Owner Builder ( as opposed to employing a licensed builder to build your house ) DA = Development Application ( through your council ) CDC = Complying Development Certificate ( through NSW govt ) DCP = Development Control Plan LEP = Local Environmental Plan NCC = National Construction Code BCA = Building Code of Australia ( now superceded by the NCC but still referenced ) ICF = ICF's like all products have to comply with the AS and NCC for things like flammability resistance, durability etc ( usually stamped on the product or by visiting their websites ) BAL = Bushfire Attack Level ( depending on how close you are to major vegetation buffers ) AS = Australian Standards The fact that you are unfamiliar with any of these terms and ask the questions in your opening post suggest to me that you really should employ professionals to draw your plans, submit these to your council as a DA ( or CDC ) and then employ a builder to construct your house. The fact that none of your friends or family have any tradie qualifications and/or limited experience worries me even more. Stewie Re: Building my first home using ICF System 6Jun 05, 2016 3:33 pm I looked pretty deeply into ICF a few years ago, and while it has some thermal advantages, and some suppliers promote it as DIY friendly, there are many aspects that require careful planning and construction. Window and door placement and sizes.. Get very detailed to avoid part blocks and wastage. Inside and outside still require othe materials with rendering normally specified externally, which can be very costly. Blowouts during the concrete pour are another issue to be prepared for. Check out as much as you can on ICF to make sure you totally understand the system. Try some US sites, as well as YouTube. Read past the suppliers glossy stuff. There are several other concrete wall systems around where framework is used and insulation added. I think you mentioned a a slab roof, another area you critically need proper Engineering design for. Re: Building my first home using ICF System 8Jun 06, 2016 11:40 pm Stewie D Quote: Could you please give me full names of the following: OB project DA or CDC DCP and LEP NCC BCA ICF's comply BAL restrictions OB = Owner Builder ( as opposed to employing a licensed builder to build your house ) DA = Development Application ( through your council ) CDC = Complying Development Certificate ( through NSW govt ) DCP = Development Control Plan LEP = Local Environmental Plan NCC = National Construction Code BCA = Building Code of Australia ( now superceded by the NCC but still referenced ) ICF = ICF's like all products have to comply with the AS and NCC for things like flammability resistance, durability etc ( usually stamped on the product or by visiting their websites ) BAL = Bushfire Attack Level ( depending on how close you are to major vegetation buffers ) AS = Australian Standards The fact that you are unfamiliar with any of these terms and ask the questions in your opening post suggest to me that you really should employ professionals to draw your plans, submit these to your council as a DA ( or CDC ) and then employ a builder to construct your house. The fact that none of your friends or family have any tradie qualifications and/or limited experience worries me even more. Stewie Thanks Stewie for the full terms. Yes, I am unfamiliar with any of those terms because I haven't built in Australia before and I've never owned a home. Also English is my second language. So, hopefully you all understand and give me the chance to learn what I need to learn. The reason why I decided to build my own home because I have been trying to buy a house for long time and Sydney price are so expensive that I can not afford current market prices and second reason is most of the established or new homes structures are absolute joke where I won't consider paying such money for a wooden house that require another budget for maintenance and so on. So, I have decided to build a fully concrete home as in my home country that lasts forever. I have spoken to so many builders to do ICF system but they mostly refuse or tell me "concrete house cost triple price of Australian standard homes" While I know it is not true as cement, sand, and steel are much much cheaper than timber in Australia and If will use ICF blocks, then it will require minimum number of labours. So All what I need just clear guideline on where to start from, that's all.... I have just paid a deposit today for a registered block of land and it is located in one of Sydney's new development towns. So I need to know what to do after exchanging contracts which will happen after 14 days, where to go to get started as I don't want to waste any time and keep my cost to lowest level as much as I can. From my understand I need to do the following (Please correct me): 1- I have designed my house already by myself but I still need to find an architecture to modified it according to the council requirements. The architecture should do a very minimum changes as my design is professionally done. (how much should I pay) 2- What's the architect role exactly in the whole process? What does he/she do exactly and until which stage? 3- Does the architect find me a building engineer or I have to find engineer by myself? what is the cost?? 4- Then submit DA application with local council by me or architecture. Now, Once I get all the required approvals and ready to start building. 5- Where can I find and hire labours to do the required work for me? (as you said family and friends might not be suitable) 6- Where to find best price for ready mix concrete in sydney? and how is it priced? 7- Where to find Reinforcing steel bars and right trades to join, cut and install them for me? 8- Where to get bricks from at good prices? and what to look for? Thank you and I apologize for asking many question at once. Re: Building my first home using ICF System 9Jun 07, 2016 5:30 pm Apologies if this all comes across bluntly but based on what i've read on your post, your uncertainty with all aspects of building, and your lack of trade base i wouldn't be going ahead with owner building. From someone who has just finished owner building i think you will find it incredibly hard to attain. That's without taking into account your english as a second language. You need to be able to understand 100% all plans, emails, phonecalls and be able to converse with a whole range of people and trades. You need to be amazing at scheduling! You need to be good with finances. Have you got an owner build licence? This is the first thing i would be inquiring about if you are considering it. Are your finances organised? I believe owner builders need very detailed cost itemised plans usually to borrow. StewieD makes very good points in relation to your post. I suggest you read them carefully. Re: Building my first home using ICF System 10Jun 09, 2016 9:08 am Quote: 1- I have designed my house already by myself but I still need to find an architecture to modified it according to the council requirements. The architecture should do a very minimum changes as my design is professionally done. (how much should I pay) Did you read the link I posted above Quote: What is needed to lodge a DA ( in NSW any way ) viewtopic.php?f=1&t=75671&p=1298206#p1298206 That gives you a rough idea of what is required. If all you have is a floorplan and sketch of the elevations then you need to employ a draftsman, building designer or architect to finish your plans ready to submit them to the council. They should also be able to give you a rough idea of what it should cost to build. You should post up your floorplan here for us to comment. Stewie Good questions but the best answer will be obtained by visiting (ie: interviewing) a couple of house designers and/or builders and ask them. 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