Browse Forums Renovation + Home Improvement 1 Jul 07, 2014 9:14 pm Hi I'm hoping to get some guidance in preparing and working through renovation for our home. I'm new to building industry and do not consider myself a DIY capable. We live in inner east Melbourne in a 2 bdrm 2 btrm 1 shwr semi. We are hoping to add another bedroom and an ensuite. We would like to know some steps in considering a reno. Can we get an architect to give us some options on how we extend? And would architecture consulting services cost? When do you engage a builder? can anyone recommend a good architect and builder for to consult? Regards Re: Renovation steps & resources 2Jul 08, 2014 8:35 am Hi Noobonthedeck, There are a number of renovations threads on here that may give you the information you need. For information about the pitfalls start here: viewtopic.php?f=53&t=71796 Re: Renovation steps & resources 3Jul 08, 2014 5:12 pm I would recommend getting in a building inspector at some stage (before renovating) to examine the current state of the house ie floor levels, problem areas so that you can establish if remedial work is required before or during the renovation. You don't want any nasty surprises along the way and variations (changes to contract) during a renovation cost a lot. For a small renovation, I probably wouldn't get an architect in, as they cost quite a bit but if you have the money and want more innovative ideas go for it. I think an architect can cost 15-25% of the renovation cost. The Archicentre website provides some information about building costs. Consumer Affairs Vic has a website that offers good advice regarding building contracts. Draftspeople are cheaper and you take their plans to a builder. Some volume builders prefer their own designs so will charge you for this even if you provide drafting drawings (sometimes). I would also recommend that you get a lawyer on hand to look over any building contracts before you sign them as well as a building inspector to check the progress of the build, or at least at the end of the build to ensure the contract specifications,plans have been followed and work has been done correctly. Yes these things cost but so does a build that goes wrong, so cheaper in the long run to make sure everything is done correctly at the start. Another recommendation is to have a chat with your local council's planning unit to see what steps you need ie building application, building permits, heritage overlays (if applicable) etc. I would do this pretty soon before getting plans etc drawn up. Always take on a tradesperson or builder through personal recommendations - with builders particularly always talk to someone who has used them and make sure you see their work (preferably someone who is not recommended by the builder, seek independent reviews). Never take on a builder without thoroughly investigating them. Never rely on online reviews of a builder, especially if on a consumer website there are mainly positive reviews - there are builders out there who put their own "reviews" up. Just because you can't find a VCAT case or Building Practitioner's Board complaint against a builder does not mean they are good, nor does membership of the MBA or HIA mean a builder is a good one. Some volume builders will give their clients a design agreement and make out it is the key document in the renovation - however, once the contract is signed this document means nothing so make sure you know what you are signing and what it means. I know of one case where the client signed off one of these agreements and when it came time for the contract the Builder changed the specifications and then charged the client to go back to the original plans. Go to places that are up for sale and display homes to get an idea of what you want and also the size (dimensions) of the rooms you want. It is important to have an idea of what you want before you get plans done up, as each drafting will cost you money. Think about the things that are important to you ie do you want a bath, size of ensuite/bedroom etc, what you can compromise on. If you go through with the renovation, ensure that you keep a progress diary of the work done as well as pictures of all work done. Keep a record of all communications and never rely on verbal conversations - confirm/follow up with emails, texts (sms) and letters. Maintain regular site visits if you are not living on site (make sure you talk to the builder about living on site if that is what you plan to do upfront). Make sure your contact is clear on who does what and that you understand what the contract contains and how progress payments work. Make sure you have a completion date for the work to be done by and whatever you do, NEVER sign nil or $0 in the contract clause for liquidated damages if the build is not done by the stated completion date. NEVER. Understand what variations are and check every one provided to you and ensure that you have signed copies for your records. Check any time extension claims to ensure they are legal and reasonable. NEVER pay a progress payment unless the work has been fully completed at that stage and the work has been done as per the contract/plans/specifications and i would recommend that you have have the work checked by an independent building inspector. Know your rights as a domestic building client and never let the builder get away with anything that is not done in your best interests. Re: Renovation steps & resources 5Jul 12, 2014 7:31 pm Thanks all for your responses. I'll have to think about what we want before I get into any sort of architects/draftsmen engaged. Following these simple steps will help you mitigate unwanted costs, have your expectations met and give… 0 4550 Hello Josh, This is Irving from PRIMA, we are a manufacturer of the staircase, railings, kitchen cabinets, windows, doors from China. If you have requirement to purchase… 0 5466 Coming back to your old stomping grounds, huh? Renovations on a budget can be quite the journey. It's like giving your house a new lease on life. The twist of not knowing… 1 3484 |