Browse Forums Buying Land 1 Nov 26, 2012 1:38 pm One thing it seems many people get caught out by when purchasing plots of land is that there may be additional requirements just for that lot which result in building on that lot being more expensive than another location. I ran in to this myself with the lot I purchased - and it seems my neighbours discovered the same thing that wasn't disclosed to them. In my case it meant about $6,000 extra to build on the lot - for them it's looking about $13,000. I thought a list of potential things to look out to as a thread could be useful in this regard? I'll start with a few I've come across - it would be good to see a growing list of these: Corner blocks - fencing If you purchase a corner block you may have to fence all the way down one side - which on its own ordinarily isn't terribly expensive. But on sides that face the street, the fencing is different to elsewhere in an estate - it might have to be stronger, sturdier, look different... The result can be as much as 400% more for just that edge of fencing, and can quickly add $10,000 on a 600m lot. Building adjacent to an easement If you're building a garage next to an easement, you might be required to reinforce the slab so that should the easement be dug up, your property doesn't collapse on to the easement and adjacent land. This could easily mean anywhere from $5k to $20k in additional costs to build on that lot due to slab reinforcing or piering. Slopes dropping to the front In some estates, you may find they have a maximum height at the front. Sometimes you can get permission to build higher than this, but other times they might instead require you to cut the site so the house doesn't exceed this maximum height. Needing to reduce a slope by as little as 30cm could potentially and easily add over $20,000 in soil removal for a 30sq plan. Rock You hear about this one all the time - "they found rock, and it's going to cost $xx,000 in site costs". Fortunately this can often be covered in "fixed site cost" agreements, but if none is available, the cost of blasting and removing rock can add up quickly. Building a Delta 21 at Craigieburn - http://homeofzero.blogspot.com.au/ Deposit: 26/02. Contract: 22/05. Settlement: 29/05. Site start: 18/10. Re: 'Gotchas' when buying land - hidden costs 2Nov 26, 2012 4:13 pm Living close to freeway/train line. We built on a block that backs on to about 100m of bush, and then the train line/freeway. Our block requirements were noise related. We had to have thicker ceiling lining, longer eaves and 6.3mm laminated glass (back bedroom windows) all on the back of the house. Altogether, it cost about $6,000 or so. Re: 'Gotchas' when buying land - hidden costs 3Nov 26, 2012 9:04 pm Soil type - not just caprock as stated (which needs blasting). For instance, if your block is reactive clay they need to give the house deeper footings. Drainage on the site and concrete thickness are also factored into costs, they have to make sure run off in winter doesn't undermine the slab while drying out of clay in summer doesn't crack it. Fire rating on blocks nearby forested areas, if fire buffers or breaks are needed as well as the rating impacting on materials actually used for construction of the house. 'Gotchas' when buying land - hidden costs 4Nov 26, 2012 9:12 pm Living within 2kms of the ocean - this can add costs for marine grade external fixtures and fittings such as gutters, fascias, window frames, etc. Luckily this was not us as we are close but in a valley and just outside the 2kms. Re: 'Gotchas' when buying land - hidden costs 5Dec 08, 2012 1:34 am Trees Presence of a tree close to your block of land would easily classify your soil to be "P" type. P - problem!!! Would require a number of piering to slab edge in "zone of influence" for trees. Fill If the earthworks has not been properly done by your developer and a fill is detected during the soil test, and if a developer is not able to provide a compaction certificate, then an earthwork is required to compact the fill. That would require a density test that has to be certified by a geotechnical consultant and would therefore negate the need for piers. Pegs Make sure that the pegs are complete, otherwise they have to be reinstated prior to the earthworks. And getting a surveyor to reinstate the peg almost would cost at least a $1000 to do that. - My First Home Build Journey Land Contract, 19/09/12 C@ Builder Initial Deposit, 30/09/12 ⛳ Land Settlement, 31/10/12 HIA Contract Signed, 10/11/12 Colour Selection, 06/12/12 Re: 'Gotchas' when buying land - hidden costs 6Dec 08, 2012 10:38 am SmithiesWife Living within 2kms of the ocean - this can add costs for marine grade external fixtures and fittings such as gutters, fascias, window frames, etc. Luckily this was not us as we are close but in a valley and just outside the 2kms. Our previous house was 500m from ocean. We only needed to pay for upgrades for wind strength (rather than salt damage and resultant rust), to guard against the NW squalls. The CLB roof and gutters and sectional garage door was standard with our builder. The cost in total of the marine upgrade which from memory includes extra brick ties for the roof wasn't a big deal, and we had a verandah on the prevailing wind side which sheltered our front entrance. I noticed that others facing the ocean, as we were, added porticos or weather proofed glass doors to their front entrances over time to stop the rain and wind beating in. Re: 'Gotchas' when buying land - hidden costs 7Dec 08, 2012 8:02 pm Corner blocks - most estate guidelines require some aesthetic facade treatment for the side facing the street not enclosed by the full height side fencing. This can the towards of $4000. Re: 'Gotchas' when buying land - hidden costs 8Dec 08, 2012 8:06 pm Larger blocks, e.g. 20x40m, connection to services for such blocks is usually beyond a builder's "standard" inclusions. Re: 'Gotchas' when buying land - hidden costs 9Dec 08, 2012 8:35 pm Treeseachanger SmithiesWife Living within 2kms of the ocean - this can add costs for marine grade external fixtures and fittings such as gutters, fascias, window frames, etc. Luckily this was not us as we are close but in a valley and just outside the 2kms. Our previous house was 500m from ocean. We only needed to pay for upgrades for wind strength (rather than salt damage and resultant rust), to guard against the NW squalls. The CLB roof and gutters and sectional garage door was standard with our builder. The cost in total of the marine upgrade which from memory includes extra brick ties for the roof wasn't a big deal, and we had a verandah on the prevailing wind side which sheltered our front entrance. I noticed that others facing the ocean, as we were, added porticos or weather proofed glass doors to their front entrances over time to stop the rain and wind beating in. You're lucky TSC. I think it has changed though. Even the colorbond website asks how close you are to marine influences. We were told if we were closer to the ocean it would have been quite expensive. Re: 'Gotchas' when buying land - hidden costs 10Dec 09, 2012 9:43 am SmithiesWife Treeseachanger SmithiesWife Living within 2kms of the ocean - this can add costs for marine grade external fixtures and fittings such as gutters, fascias, window frames, etc. Luckily this was not us as we are close but in a valley and just outside the 2kms. Our previous house was 500m from ocean. We only needed to pay for upgrades for wind strength (rather than salt damage and resultant rust), to guard against the NW squalls. The CLB roof and gutters and sectional garage door was standard with our builder. The cost in total of the marine upgrade which from memory includes extra brick ties for the roof wasn't a big deal, and we had a verandah on the prevailing wind side which sheltered our front entrance. I noticed that others facing the ocean, as we were, added porticos or weather proofed glass doors to their front entrances over time to stop the rain and wind beating in. You're lucky TSC. I think it has changed though. Even the colorbond website asks how close you are to marine influences. We were told if we were closer to the ocean it would have been quite expensive. I think it depended upon the builder's inclusions and as we know these all vary. Re: 'Gotchas' when buying land - hidden costs 11Dec 09, 2012 10:07 am I found it fun to get a water bill - when I didn't have any meter or connection. "Oh, but you have the facility running by your block" ... they said. Admittedly it was a minor amount - but was still a surprise. Re: 'Gotchas' when buying land - hidden costs 12Dec 09, 2012 10:25 am Saint Mike I found it fun to get a water bill - when I didn't have any meter or connection. "Oh, but you have the facility running by your block" ... they said. Admittedly it was a minor amount - but was still a surprise. I know, we should probably be used to it by now. Yet if they owed us money it would take forever to get it back. No bills= you're dead. Re: 'Gotchas' when buying land - hidden costs 13Jan 08, 2013 5:54 pm Wind rating - normally it's is N2 I believe, we were rated at N3 and had to pay an extra $2,000. I think it goes up to N5, but I don't know the costs involved that far up. This was a cost we weren't prepared for though, we didn't even know there was such a thing as wind rating! Settlement: 10.02.13 Slab: 06.03.13 Frame: 08.03.13 Lock-up: 05.04.13 Handover: 03.06.13 Build thread: https://forum.homeone.com.au/viewtopic.php?f=31&t=59555 Brisbane Photography Re: 'Gotchas' when buying land - hidden costs 14Jan 08, 2013 6:01 pm Retaining walls Our block has a slight slop from right to left so we have to have a retaining wall on the left side of the block. But in addition to the cost of the retaining wall we have to pay for extra safety precautions for the roofers, they are allowed to fall from the roof to the ground but can't have the potential to fall onto a retaining wall. We have a narrow block so they will be close to the retaining wall when on the roof. It added $10,000 to our build. Re: 'Gotchas' when buying land - hidden costs 15Jun 26, 2013 5:32 pm Water sump We are building next to a water sump and the council wrote back to us and said for the 1 in 100 event of the water sump overflowing we have to build our house up a bit higher and have more retaining - $6000. Were not able to contest this, so something to bear in mind. https://forum.homeone.com.au/viewtopic.php?f=31&t=64434 Building our own custom design based on the Elwood by Dale Alcock Land settled - November Plans submitted to council - January Prestart - March Slab - 18 September Brickies - 23 October Re: 'Gotchas' when buying land - hidden costs 16Jun 28, 2013 1:32 pm Section 173 (sub-divided lots) This meant that the previous owner could get away with not putting any connections to the block - not water, storm water electrical pit, etc, so we have had to cover all of these costs ($10K for drainage as we have to go thru another person's property, $3K for the pit). Also meas that we have to fulfill certain landscaping agreements made by the first owner and then paid approx $6000 to have the Section 173 removed. All up about $20K we didn't budget into our building Re: 'Gotchas' when buying land - hidden costs 17Jul 13, 2013 8:45 am A few more legal point of discharge for stormwater. the distance can be hundreds of metres termites water tapping not pre-drilled watermain. boring under the road etc sewer long runs are expensive bad ground of any kind, especially deep fill flood country. so have to build up excavation removal of soil Section 173 agreements of other kinds. all types bushfire slope. fall of land driveway access ag drains and spoon drains trees lopping trees removal stump grinding There are many more and most can be determined if someone collects up and properly analyses the relevant data. Good design will soften the blow brought about by these things that people call hidden costs, but they are not really hidden. good luck all Re: 'Gotchas' when buying land - hidden costs 18Oct 01, 2013 2:14 am Definately watch sloping of the block. Had a relatively level block when the contract was signed - subject to soil testing and finance. The developer obviously tested the block, then built it up a bit more. Finally when the builder went to site they had to re level the block building up slighty at the front. Added an additional $4k in retaining walls that weren't originally required. Yeah I don't know why I came to a forum. Place is full of wierdos/pedos thought internet may help but I suppose I'll try my luck with someone in person. Cheers. I tried… 0 4076 I am not sure whether Perth has its own way of doing things in regards to this. Most of Perth has class A (sandy soil), except for some areas near rivers or hills. 2 8270 |