Simonds Prague with Modifications in Melbourne's North

SilentChaos · Apr 19, 2017 2:13 am

Our house build will start sometime mid next year 2018 due to land title availability by next year but thought of opening a forum today. Below is our draft plan (using photoshop

) presented to Simonds sales office. We're waiting for the revised floor plan from them (builder) and their call for gallery appointment. The land is only 28m depth but wanted a small study area so we ended up what's shown below. We still have 3.5m backyard which I'm hoping if someone can post a pic of a 3m backyard, just want to see how big or small it is from an outdoor view/perspective.

Don't have specific questions yet but highly appreciate any advance tips/advice particularly on gallery appointment especially having a 3yr old child while browsing/viewing items and also advice on contract signing. Thanks!

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Original Prague layout -
https://www.simonds.com.au/home/86?home=Prague

justheart · Apr 19, 2017 6:13 pm

Hi and welcome.. I build Simonds Prague n u are welcome to check out my thread

Horse · Apr 19, 2017 6:45 pm

Hi, i am also building the prague. I wanted that layout but found out too late.

Building Simonds Prague

Cassie.f90 · Apr 19, 2017 7:15 pm

Hey I'm building with simonds as well and will be following your build. I'm building the palisade.

SilentChaos · Apr 23, 2017 1:54 am

Thanks for responding guys :-D

It really helps reading your posts.

@justheart I've been looking at your posts, really nice reading all the stories and viewing photos. I've listed like 15 checklists (questions and clarifications) already to take note before committing to a contract. I'm sure this list would go up to hundreds later.
It's a bit late but congrats to your new house!

@Horse Looking at your layout, it's actually good having a bigger open plan living/dining space. After reading your stories, seems that title settlement is not always on time. I guess I'll to expect ours as well to be late. But anyway regarding your latest issues, perhaps a little bit of patience is needed. I'm sure you'll get the keys soon.

@Cassie.f90 Your land is massive. I'm following your build too!

SilentChaos · May 04, 2019 11:46 pm

A bit of update on this post,
after two years of waiting and uncertainties since estate development was delayed several times, we have finally reached the land settlement last week.
With regards to the build, sharing our plan below

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darb74 · May 05, 2019 10:00 am

Plan looks well laid out. Only minor thing I thought of was do you really need the WIP door? Not sure you would need to close it off because it’s obscured from view anyhow. Might be too late in the process though anyhow?

Good luck with the build

SilentChaos · Jun 14, 2019 12:38 am

darb74

Plan looks well laid out. Only minor thing I thought of was do you really need the WIP door? Not sure you would need to close it off because it’s obscured from view anyhow. Might be too late in the process though anyhow?

Good luck with the build

Thanks
With regards to WIP door, you probably right, that door may end up open all the time. But that's fine, in case we'll have a pet dog one day, then that door would be useful

SilentChaos · Jun 29, 2019 11:57 pm

Slab is up!

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SilentChaos · Jul 14, 2019 10:37 pm

Frame was up..
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A week later, roof tiles were in..
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Dui2705 · Jul 16, 2019 3:08 pm

Hi! your build looks amazing so far and the floor plan looks great!
I am going to be building with Simonds too, i have contract signing next week. A bit nervous about the contract signing, do you think I have to be wary of anything? Do you have any tips or advice for new builders like m?

Good luck for your build! I will be foloowing your thread!

darb74 · Jul 16, 2019 4:43 pm

Dui2705

A bit nervous about the contract signing, do you think I have to be wary of anything? Do you have any tips or advice for new builders like m?

I know this question wasn't directed to me, but when we built with this same builder 10+ years ago they certainly don't like to give you much time prior to thoroughly go over all the details.

Our current builder were much better in that we were emailed a draft contract a few days prior to signing, so I would try hard to get this done.

Obviously you need to check over everything, as down the track the builder is always happy to refer back to your contract and say things like....'well, you signed the plans off and this was how it was drawn in'. Even things that don't actually make sense in reality...if it's on the plans that is how they will typically build it.

So double check all our specifications and plans carefully. Make sure you check all elevations so things like cabinetry dimensions are what you want (eg. fridge cavity height, depth, width etc). Make sure your tiling (incl. splashbacks) is all properly marked on the plans.

I would also confirm that the builder is going to be installing proper 'breathable' wall wrap (as per the recent changes since May 1 to the NCC)....many builders around here appear to be still using the foil backed wall wrap that doesn't allow water vapour to escape your wall cavities. Also ensure roof sarking is going to be layed underneath your tiles or metal roof. Whirly bird(s) getting installed?

Check things like bricks above windows/doors? Many builders simply install linea board type products instead of bricks etc.

Anyhow, just take your time to review it all and don't let them rush you. It's a lot of money involved and not theirs!

Good luck

Dui2705 · Jul 16, 2019 10:53 pm

darb74

Dui2705

A bit nervous about the contract signing, do you think I have to be wary of anything? Do you have any tips or advice for new builders like m?

I know this question wasn't directed to me, but when we built with this same builder 10+ years ago they certainly don't like to give you much time prior to thoroughly go over all the details.

Our current builder were much better in that we were emailed a draft contract a few days prior to signing, so I would try hard to get this done.

Obviously you need to check over everything, as down the track the builder is always happy to refer back to your contract and say things like....'well, you signed the plans off and this was how it was drawn in'. Even things that don't actually make sense in reality...if it's on the plans that is how they will typically build it.

So double check all our specifications and plans carefully. Make sure you check all elevations so things like cabinetry dimensions are what you want (eg. fridge cavity height, depth, width etc). Make sure your tiling (incl. splashbacks) is all properly marked on the plans.

I would also confirm that the builder is going to be installing proper 'breathable' wall wrap (as per the recent changes since May 1 to the NCC)....many builders around here appear to be still using the foil backed wall wrap that doesn't allow water vapour to escape your wall cavities. Also ensure roof sarking is going to be layed underneath your tiles or metal roof. Whirly bird(s) getting installed?

Check things like bricks above windows/doors? Many builders simply install linea board type products instead of bricks etc.

Anyhow, just take your time to review it all and don't let them rush you. It's a lot of money involved and not theirs!

Good luck

Wow! Thank you for this detailed response. I really appreciate everything you have set. I find it weird too, I have requested multiple times that I want the contract prior to signing, but they have just refused to give it to me. I don’t understand why it’s so hard for them to do this? I am going to request this again.

I wasn’t aware of the breathable wall wraps, I’ll make a note of this and ask them. Will also check the sarking as I again am not sure about this at all.

We have brick work over windows I think they are charging like $1800 for this.

Thanks again for your suggestions.

SilentChaos · Jul 17, 2019 1:02 am

Dui2705

darb74

Dui2705

A bit nervous about the contract signing, do you think I have to be wary of anything? Do you have any tips or advice for new builders like m?

I know this question wasn't directed to me, but when we built with this same builder 10+ years ago they certainly don't like to give you much time prior to thoroughly go over all the details.

Our current builder were much better in that we were emailed a draft contract a few days prior to signing, so I would try hard to get this done.

Obviously you need to check over everything, as down the track the builder is always happy to refer back to your contract and say things like....'well, you signed the plans off and this was how it was drawn in'. Even things that don't actually make sense in reality...if it's on the plans that is how they will typically build it.

So double check all our specifications and plans carefully. Make sure you check all elevations so things like cabinetry dimensions are what you want (eg. fridge cavity height, depth, width etc). Make sure your tiling (incl. splashbacks) is all properly marked on the plans.

I would also confirm that the builder is going to be installing proper 'breathable' wall wrap (as per the recent changes since May 1 to the NCC)....many builders around here appear to be still using the foil backed wall wrap that doesn't allow water vapour to escape your wall cavities. Also ensure roof sarking is going to be layed underneath your tiles or metal roof. Whirly bird(s) getting installed?

Check things like bricks above windows/doors? Many builders simply install linea board type products instead of bricks etc.

Anyhow, just take your time to review it all and don't let them rush you. It's a lot of money involved and not theirs!

Good luck

Wow! Thank you for this detailed response. I really appreciate everything you have set. I find it weird too, I have requested multiple times that I want the contract prior to signing, but they have just refused to give it to me. I don’t understand why it’s so hard for them to do this? I am going to request this again.

I wasn’t aware of the breathable wall wraps, I’ll make a note of this and ask them. Will also check the sarking as I again am not sure about this at all.

We have brick work over windows I think they are charging like $1800 for this.

Thanks again for your suggestions.

@Dui2705

In our case, we didn't spend too much time going into details during contract signing. Apart from the drawings, colours and itemized specifications, the rest of the content in the contract are boilerplate. Simonds Safety Requirements, Simonds Standard Building Specifications, HIA contract and other documents required by regulations are basically generic, so you don't have to worry about spending too much time on these ones during contract signing.

Days before the contract signing, Simonds sent us the initial drawings as well as the colour selections after the gallery for review. We checked every details and send any issues (not as discussed during gallery) we found back to Simonds in which they were Ok to accommodate (as long as not structural change).

Closer to contract signing, we checked the details over and over again and made some notes for those items that we're unsure or just require clarifications. As we go over to the details during contract signing, we just highlighted our notes to Simonds legal person. Anything they cannot answer, they said they'll just come back and if needed, they'll just create PCV (post contract variations) later on. So, we still ended up signing all docos during contract signing even if there are items that require clarifications. With all the clarifications we have and other drawing issues found during Simonds internal QA, there were about 6 PCVs created until the start of the construction. One of the issues we have was misunderstanding about the cooling system. The cost is different than what we we're told during gallery. My Simonds CRC (Customer Service Coordinator) was accommodating enough and they managed to clarify the issue with us, and we're happy how they handled it.

Bottomline, don't pressure yourself too much. Just summarize any clarifications you need. Go through with them during contract signing, and ensure to have PCV if there are issues or items that require changes. My advise, just be polite to your CRC in all comms, that way they're happy to help you.

SilentChaos · Jul 25, 2019 12:04 am

About 2 weeks after the roof tiles were in..

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Dui2705 · Jul 25, 2019 9:29 am

silentChaos Thanks for your advice above, sorry i didnt reply earlier but it was very helpful!

and WOW!! things are moving quick! looks amazing so far!

SilentChaos · Aug 20, 2019 12:14 am

Bricks were in placed. This was 2 weeks after the walling were up. The front pillars will still be covered with rendering.

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Another 2 weeks after the bricks were up, floor tiles and kitchen just popped up.

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SilentChaos · Oct 22, 2019 11:34 pm

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Sharing which might be one of my last updates.

Here's the timeline so far:
23-Apr - Loan approval
01-May - Land settlement
14-Jun - Construction start
01-Jul - Base stage
04-Jul - Frame stage
01-Aug - Lockup stage
09-Sep - Fixing stage
10-Oct - PCI
22-Oct - PCS
nearing handover soon...