Browse Forums Building A New House 1 Apr 10, 2017 7:34 am Hi folks, We're first home builders and we are thinking of having our timber floor and carpet done after hand-over. We are totally clueless on how this works but I've read a few people have done this. Any advise on supplier, cost and how to go about this is very welcome. We initially got the flooring promotion for $10K (timber laminate and carpet) but we want to upgrade to Cat 3 or 4 (Provicial Range: Van Gogh) and ended up with around $5K additional cost (less the credfit already) plus we are getting carpet underlay also($1.2K) which made our flooring too expensive and way over budget. We have finished our tender already and will have our contract appointment on Wed but our BC said she will allow us to change somethings still because of scheduling error and some additional/increased cost which took our upgrade budget away Any advise will be highly appreciated Building: Forsyth 35 with Porter Davis Land Titling : April 2017 Site Start: June 2017 Blog: https://forsyth35.blogspot.com.au/ Re: Seeking Advice: Timber Floor and Carpet After Hand-Over 2Apr 10, 2017 7:46 am Carpet underlay if you are getting the best will cost you about that amount. I think you just need to remember that the bank will lend you 95% of your building costs and it would be easier to incorporate this via your builder than handover in some cases. I find timber laminate in all honesty to be more than sufficient as it's very durable. They are water proof and most are now scratch proof with a 25 years of lifetime guarantee. It is a personal choice I can understand but if you want to really get it done after handover you can take your plans to places where they sell carpet and timber and get a quote from them. In fact you will be surprised sometimes that your builder is cheaper than having it done externally. Good luck Kind Regards, Bruce "Building an Eden Brae Waldorf 50 in North Kellyville" Blog: http://waldorf50.blogspot.com.au Re: Seeking Advice: Timber Floor and Carpet After Hand-Over 3Apr 10, 2017 8:03 am Phoenix we are thinking of having our timber floor and carpet done after hand-over. Just make yourselves aware of the relationship of skirting boards to floors and floor coverings. Carpet should not be an issue, but for the neatest finish, proper timber floorboards are generally tucked under your skirting boards to allow for expansion and contraction. This will be difficult to achieve after the fact, and the usual solution in retrofits is either to remove the skirting boards and then reattach them (which is expensive, and redundant for a new build since you should have done it in sequence) or use quarter-round mouldings (which IMHO look ugly). I have no idea about laminate flooring, but suspect it would be the same as real timber. Re: Seeking Advice: Timber Floor and Carpet After Hand-Over 4Apr 10, 2017 8:23 am wongbruce Carpet underlay if you are getting the best will cost you about that amount. I think you just need to remember that the bank will lend you 95% of your building costs and it would be easier to incorporate this via your builder than handover in some cases. I find timber laminate in all honesty to be more than sufficient as it's very durable. They are water proof and most are now scratch proof with a 25 years of lifetime guarantee. It is a personal choice I can understand but if you want to really get it done after handover you can take your plans to places where they sell carpet and timber and get a quote from them. In fact you will be surprised sometimes that your builder is cheaper than having it done externally. Good luck Kind Regards, Bruce "Building an Eden Brae Waldorf 50 in North Kellyville" Blog: http://waldorf50.blogspot.com.au Hi wongbruce, we love really love to include the flooring in our contract, but our broker said that our house budget for bank valuation purposes should be 10,500/sq and so for a 37sq house it is around 389K. We are over that amount already with our other upgrades so the house will probably be undervalued. We are targeting to pay 20% of the total land and house plus whatever is undervalued to avoid paying LMI . This is why we though we will just install all the flooring after handover as between now and handover time we can save more for the flooring, driveway, fencing and window covers.. Hopefully, it will be just the same cost if not less Building: Forsyth 35 with Porter Davis Land Titling : April 2017 Site Start: June 2017 Blog: https://forsyth35.blogspot.com.au/ Re: Seeking Advice: Timber Floor and Carpet After Hand-Over 5Apr 10, 2017 8:30 am arcadelt Phoenix we are thinking of having our timber floor and carpet done after hand-over. Just make yourselves aware of the relationship of skirting boards to floors and floor coverings. Carpet should not be an issue, but for the neatest finish, proper timber floorboards are generally tucked under your skirting boards to allow for expansion and contraction. This will be difficult to achieve after the fact, and the usual solution in retrofits is either to remove the skirting boards and then reattach them (which is expensive, and redundant for a new build since you should have done it in sequence) or use quarter-round mouldings (which IMHO look ugly). I have no idea about laminate flooring, but suspect it would be the same as real timber. Hi Arcadelt, will this issue be solved if we asked the builder to have the skirting boards "tacked on and painted" as what I read in another forum or is this another issue that we need to take note of? I don't even know what "tacked on" means lol Building: Forsyth 35 with Porter Davis Land Titling : April 2017 Site Start: June 2017 Blog: https://forsyth35.blogspot.com.au/ Re: Seeking Advice: Timber Floor and Carpet After Hand-Over 6Apr 10, 2017 10:07 am Phoenix wongbruce Carpet underlay if you are getting the best will cost you about that amount. I think you just need to remember that the bank will lend you 95% of your building costs and it would be easier to incorporate this via your builder than handover in some cases. I find timber laminate in all honesty to be more than sufficient as it's very durable. They are water proof and most are now scratch proof with a 25 years of lifetime guarantee. It is a personal choice I can understand but if you want to really get it done after handover you can take your plans to places where they sell carpet and timber and get a quote from them. In fact you will be surprised sometimes that your builder is cheaper than having it done externally. Good luck Kind Regards, Bruce "Building an Eden Brae Waldorf 50 in North Kellyville" Blog: http://waldorf50.blogspot.com.au Hi wongbruce, we love really love to include the flooring in our contract, but our broker said that our house budget for bank valuation purposes should be 10,500/sq and so for a 37sq house it is around 389K. We are over that amount already with our other upgrades so the house will probably be undervalued. We are targeting to pay 20% of the total land and house plus whatever is undervalued to avoid paying LMI . This is why we though we will just install all the flooring after handover as between now and handover time we can save more for the flooring, driveway, fencing and window covers.. Hopefully, it will be just the same cost if not less Hey Phoenix, $10,500 per sq seems quite low per market value. I have been advised anything less than $15,000 per sq is a bargain. Maybe this depends on which state / city you are building. I'm building in north west Sydney. Re: Seeking Advice: Timber Floor and Carpet After Hand-Over 7Apr 10, 2017 10:27 am Phoenix Hi Arcadelt, will this issue be solved if we asked the builder to have the skirting boards "tacked on and painted" as what I read in another forum or is this another issue that we need to take note of? I don't even know what "tacked on" means lol Tacked on means nailed on with just a few nails. That may be a solution, but it is only marginally different to removing and reattaching the skirting boards as I mentioned before. In the end, it may make it more difficult for your builder and painter, and the skirting will still need to painted again anyway. The paint on the walls may also need a touch up. Unfortunately, there are always second and third order effects that need to be considered when you want to do something out of sequence. I don't really understand the cost calculations you have outlined nor your contract, but these are your options as I see them: * Have the flooring laid during the build and accept the cost implications. * See if your builder will allow the third party flooring provider to lay the flooring during the build sequence. They may be bloody minded about it and it will set up a grey area about liability if something gets damaged by one or other party during the overlap, but this would be the best sequencing solution. * Ask if the skirting boards can be prepared (with or without painting) but not be attached at all. Then have the flooring laid and pay yourself to have the skirting boards fitted and painted (fully or touch up). However, you may not get an occupancy certificate until that work is done if skirting boards are part of the requirement. * Have the skirting tacked on and painted. Then have the flooring laid and pay for the skirting boards to be removed and re-fitted and touch-up painted as part of that process. Builder might not agree to this. * Have the skirting fully fitted and painted. Then have the flooring laid and pay for the skirting boards to be removed and re-fitted and touch-up painted as part of that process. I suspect more expense than above. * Have the skirting fully fitted and painted. Then have the flooring laid and use quarter-round beading to hide the gap between floorboards and skirting boards. Just plain ugly IMHO. * Choose a completely different flooring solution altogether that avoids the problem. Re: Seeking Advice: Timber Floor and Carpet After Hand-Over 8Apr 11, 2017 8:33 pm ajayshekar Phoenix wongbruce Carpet underlay if you are getting the best will cost you about that amount. I think you just need to remember that the bank will lend you 95% of your building costs and it would be easier to incorporate this via your builder than handover in some cases. I find timber laminate in all honesty to be more than sufficient as it's very durable. They are water proof and most are now scratch proof with a 25 years of lifetime guarantee. It is a personal choice I can understand but if you want to really get it done after handover you can take your plans to places where they sell carpet and timber and get a quote from them. In fact you will be surprised sometimes that your builder is cheaper than having it done externally. Good luck Kind Regards, Bruce "Building an Eden Brae Waldorf 50 in North Kellyville" Blog: http://waldorf50.blogspot.com.au Hi wongbruce, we love really love to include the flooring in our contract, but our broker said that our house budget for bank valuation purposes should be 10,500/sq and so for a 37sq house it is around 389K. We are over that amount already with our other upgrades so the house will probably be undervalued. We are targeting to pay 20% of the total land and house plus whatever is undervalued to avoid paying LMI . This is why we though we will just install all the flooring after handover as between now and handover time we can save more for the flooring, driveway, fencing and window covers.. Hopefully, it will be just the same cost if not less Hey Phoenix, $10,500 per sq seems quite low per market value. I have been advised anything less than $15,000 per sq is a bargain. Maybe this depends on which state / city you are building. I'm building in north west Sydney. Hi, Yes, I agree this was too low and I'll be happy with 11K at least. I know that blocks in Sydney is way more expensive that Melbourne suburbs not sure about houses though, but generally you're housing affordability in Sydney is worse than here... Building: Forsyth 35 with Porter Davis Land Titling : April 2017 Site Start: June 2017 Blog: https://forsyth35.blogspot.com.au/ Re: Seeking Advice: Timber Floor and Carpet After Hand-Over 9Apr 11, 2017 8:37 pm arcadelt Phoenix Hi Arcadelt, will this issue be solved if we asked the builder to have the skirting boards "tacked on and painted" as what I read in another forum or is this another issue that we need to take note of? I don't even know what "tacked on" means lol Tacked on means nailed on with just a few nails. That may be a solution, but it is only marginally different to removing and reattaching the skirting boards as I mentioned before. In the end, it may make it more difficult for your builder and painter, and the skirting will still need to painted again anyway. The paint on the walls may also need a touch up. Unfortunately, there are always second and third order effects that need to be considered when you want to do something out of sequence. I don't really understand the cost calculations you have outlined nor your contract, but these are your options as I see them: * Have the flooring laid during the build and accept the cost implications. * See if your builder will allow the third party flooring provider to lay the flooring during the build sequence. They may be bloody minded about it and it will set up a grey area about liability if something gets damaged by one or other party during the overlap, but this would be the best sequencing solution. * Ask if the skirting boards can be prepared (with or without painting) but not be attached at all. Then have the flooring laid and pay yourself to have the skirting boards fitted and painted (fully or touch up). However, you may not get an occupancy certificate until that work is done if skirting boards are part of the requirement. * Have the skirting tacked on and painted. Then have the flooring laid and pay for the skirting boards to be removed and re-fitted and touch-up painted as part of that process. Builder might not agree to this. * Have the skirting fully fitted and painted. Then have the flooring laid and pay for the skirting boards to be removed and re-fitted and touch-up painted as part of that process. I suspect more expense than above. * Have the skirting fully fitted and painted. Then have the flooring laid and use quarter-round beading to hide the gap between floorboards and skirting boards. Just plain ugly IMHO. * Choose a completely different flooring solution altogether that avoids the problem. Oh my, this is too much for me ha, ha, ha....so, we agreed with our builder that we will just include the upgraded timber laminate in our contract and leave our the carpet for until hand-over which I think is simpler to do and we can end up with better quality carpet... Building: Forsyth 35 with Porter Davis Land Titling : April 2017 Site Start: June 2017 Blog: https://forsyth35.blogspot.com.au/ Re: Seeking Advice: Timber Floor and Carpet After Hand-Over 10Apr 11, 2017 8:59 pm Phoenix Oh my, this is too much for me ha, ha, ha....so, we agreed with our builder that we will just include the upgraded timber laminate in our contract and leave our the carpet for until hand-over which I think is simpler to do and we can end up with better quality carpet... Life is full of compromises, so as long as you came to a decision that you can live with, all is good. Now you can expend time and energy dealing with the next challenge that is just around the corner. Re: Seeking Advice: Timber Floor and Carpet After Hand-Over 11Apr 12, 2017 9:11 am Right! I guess there will be more issues that will come up as we go along our building As long as we end up with our dream house, I'm happy! Cheers! Building: Forsyth 35 with Porter Davis Land Titling : April 2017 Site Start: June 2017 Blog: https://forsyth35.blogspot.com.au/ If there have been changes, variations, during construction then the drawings should be revised, the building permit amended and the current, as built drawings given to… 2 2731 Hi everyone! This is my first time posting here, and I'm looking for some advice regarding my house construction project in North Kellyville. I… 0 4697 There is no reason why building contract reconciliation cannot be done prior to handover, if the builder won't do it get someone to do it for you. Why would you pay for… 3 5022 |