New to the site but gotten lots of usefull information, wanted to share my build and experiences, firstly with the hope that it might help someone else or give them some ideas.
Secondly because I'm single and theres only so much my parents want to hear about it and i need an outlet.
The house is loosely based on the Newport 230 from GJ's i've included the original floor plan so you can see the alterations an their fairly substantial in some areas.
Moving the laundry is probably the largest, initially i got rid of the WIL entirely and had a combined pantry/laundry area, later in the scheme when we realised the changes brought the total livable space below the requirements of the body corporate the house was streched and it was moved between the garage/ensuite, personally a much more elegant solution in my opinion.
Timeline:
April-May 2020 - Discussions with broker re finance
11 June 2020 - Initial consult with GJ's (saw some other builders first but wasn't impressed
July 2020 - signed contract for land (had looked at several quite different options
25 August 2020 - initial quote received from GJ's
3 September 2020 - initial quote accepted and $3k deposit paid for soil testing, engineers report etc.
15 October 2020 - soil test and engineering report back in, site came in at HD2, cost an additional $6500+gst for footings etc.
30 October 2020 - settled on purchase of land
2 December 2020 - Initial contract received
7 Deceber 2020 - signed contract
16 December 2020 - contract provided to builder
23 December 2020 - fully executed contract received from builder
26 December 2020 - Homebuilder grant lodged (initial step)
24 February 2021 - plans sent to architect (drawings required to submit for architecural approval by the body corporate)
21 March 2021 - Colour selections (not happy with the delay, pushed substantially for this to get done earlier)
16 April 2021 - External colours sent to architect to finalise drawings
16 April 2021 - colours & selections finalised (still pending official sign off)
22 April 2021 - added concrete path, internal insulation and backwash filter to the build
24 May 2021 - Plans finalised with for body corporate approval
9 June 2021 - Plans partially approved by body corporate (solar panels rejected)
18 June 2021 - Amended plans with solar panels approved by body corporate
28 June 2021 - Plans rejected by certifier, one window didn't meet light and ventelation requirements
15 July 2021 - plans redrafted and sent to architect for body corporate plans
20 July 2021 - variation added for the garage door to be upgraded to B&D icon with insulation
10 August 2021 - plans redrafted by architect
21 August 2021 - amended plans approved by body corporate
30 August 2021 - Building permit issued
14 September 2021 - Site supervisor touched base
15 September 2021 - sprinkler put on block
20 September 2021 - slab forms started to go up
22 September 2021 - all the formwork for the slab, pipes etc dug in.
27 September 2021 - Slab poured
1 October 2021 - excess soil removed/spread about
10 November 2021 - Frames Delivered
16 November 2021 - Frame Partially erected
22 December 2021 - roof up, frame completed, brickwork started
17 January 2022 - Bricks completed, drywall 80% done
1 February 2022 - Render done, timber lining in portico up
5 February 2022 - robes starting to be isntalled, some painting behind the cabinetry started
9 February 2022 - Exterior painting started
11 Februray 2022 - Brick defect noticed
14 February 2022 - Builder agrees to rip down and redo the defective wall
16 Februray 2022 - Painter starts interior and exterior work
23 February 2022 - Fence started
28 February 2022 - siteworks for exterior concrete started
8 March 2022 - patio, driveway and 50% of concrete paths finished
11 March 2022 - Initial paintwork completed
15 March 2022 - Garage door installed, tiling started
Variations
I can't really say there was a base set of inclusions as such, there certainly were, but i made substantial changes to some of these before the contract was prepared and then made several more after.
things that were changed from the base/standard included:
- kitchen & pantry sink upgrades $800ish upgrade for both sinks
- stove & oven upgrades to builders top options (dont recall the cost, $1.5k range)
- subsequent further oven upgrade to westinghouse's top model not a standard upgrade $1.5k upgrade
- provision for installation of ceiling cassette rangehood (I'm supplying the rangehood and the builder is just intalling) cost $3k to buy + $400ish for installation
- upgraded floor from Karndean Layflat to 300*600 tiles
- subsequently found out they'd allowed for 600*600 tiles in the upgrade so switched to 600*600
- upgraded to floor to ceiling 450*450 tiles in the ensuite
- alfresco extended, plain concrete (downgrade from tiled, i may tile it later)
- outside rendering & tiles to meet architectural requirements of body corporate $7k give or take
- lounge extended and height added outside to give some variation to the side of the house included in that 7k
- bulkhead added over island stovetop to ensure rangehood is within maximum distance from the stove $1k
- patch plates, conduit and draw wire added to the lounge to allow speaker cable to be run down the road
- patch plates & conduit added from floor to tv height to allow hidden HDMI cable runs etc $500 including the previous conduits
- toilets upgraded $800
- shower mixers changed to thermostatic mixers $1200 (had trouble with the builder understanding the concept, hoping its not an issue with the plumber)
- ensuite shower extended both directions, toilet shortened & glass door removed (current plans aren't accurate waiting for revised, toilet will be shrunk to 1320 with the shower extending into that space
- bath outlet upgraded $200, (brilliant suggestion from a reece showperson, allows the water to be directed and moved out the way entirely when not being used, something that drove me nuts when using a bath as a kid was hot water shooting on my thigh because thats where it came out)
- drains upgraded to tile insert drains $50 each
- upgraded to a 6m sliding door in the alfresco $6.5k (got quotes for a door to cover the entire 9m section but it came out at 15k and i couldnt justify it.
- gas provision in alfresco ceiling for heaters included (builder refused to buy and install the model i wanted and i didn't want their more expensive less powerful stainless steel option over my more powerful cheaper brushed black steel version)
- conduit under driveway, extra tap and power for irrigation system.
- circuit breakers to be installed in the garage, (i have no idea why everyone seems to put them outside so they can get rained on when it trips and they need to check?
Edit 1 May 2021
- added insulation to all internal walls $1k
- 900mm concrete apron around the house, plain concrete $5k
- added a backwash filter to the house (waiting on final price should be $300-500) extends the warranty of Reece products by a further 3 years if installed at the same time.
Edit 24 July 2021
- Added an additional Cat 6 point in the garage $120
- upgraded the garage door to B&D icon with insulation $2500
- swapped garage fluero for 4 downligts, cost TBD
Edit 16 September 2021
- extra power point added in laundry for wall mounted dryer $50
- stepping stones to be done by builder instead of post handover $250
Edit 23 October 2021
- alterations to kitchen island size $3.8k
Edit 15 February 2022
- adding an extra shelf in the pantry $250-300
Internet
The cabling in the house was added.
Provision for cat 6 to each room, $60 per room (i think the builder severly underquoted, they priced it the same as a phone point)
Runs will go back to the WIL to a patch plate above the top shelf, NBN box will also be routed there, house will have FTTP, this will allow for a central location for the WIFI as well as my NAS and router.
an additional run and powerpoint have been allowed for in the ceiling cavity to run a second router to feed POE security cameras.
Aircon
The changes i made to the Aircon were pretty substantial, total upgrade cost $8.5k
the base price included a 15kw ducted reverse cycle AC with 4 zones.
I do not like ducted, you get doors slamming from positive pressure in rooms, uneven temps (even with temp sensors in each zone) and no matter what you're sucking air from whatever room you're cooling to the return.
As a single person, thats wastefull as i'm often only wanting one room cool at a time, but as someone who historically likes to be a different temperature than everyone else thats hard to achieve on ducted.
I upgraded to a 22.4kw light commercial Multisplit system.
each room has its own ceiling cassete unit connected to a single outdoor unit.
The outdoor unit has additional capacity if i decide to upgrade or add more internal units later.
the family area has an 8kw unit.
Bed 1 and the lounge have 3.6kw units
Bed 2 and 3 Have 2.8kw units.
That allows me to have my bedroom set at 19c while my guests can have theirs set at 25 or some other normal temp.
more advanced units allow for silmultanous heating and cooling if you've got complete opposites in the family, but i think just coolign will be fine.
That allows me to cool the room i want cooled and only that room.
I also live in a hot area and it allows me to run the internal units at 100% knowing they arent being hampered by the outdoor unit being overwhelmed which can happen on 45c days with a single split system unit.
Experience so far
My experience with the builder has had ups and downs.
The sales rep/consultant has been fantastic, the guy was hand sketching designs in 3d with pencil at my appointments to show how cabinetry would look the dropped ceiling etc.
He's made a few blunders, the main one was increasing the setback on one side of the house and telling me it was required by council, when queried with the architect who said that was and i'm paraprhasing "incorrect" he told me i'd asked for an increased setback despite me asking for the exact opposite and asking him to double check.
Who in their right minds wants more front yard and less back yard, especially on a small block?
Outside of that most staff have been good, just really slow.
Colour selection guy knew his stuff with colours, but had no idea on costs which made judging whether upgrades from one item to another was justifiable, had to redo some of it with another person a week later when it came to light i'd paid for premium tiles but only been allowed to select from their basic range.
Variations have been hit and miss, just this week they tried to charge me $2k for sink and oven upgrades because they were different in the selections document than the base contract despite having already had variations for these.
Was getting real sketchy on getting things done on time to meet the Homebuilder deadline, plans still need to be signed off by the body corporate before they can even be sent to council.
They had to do all of that and get started in 9 weeks, thankfully the government extended the deadline and i can stop sweating over that 25k, mainly because thats my solar system/battery cash.
Images
I've included the plans for the house (some of the electrical is incorrect and getting revised.)
I included all of the selections, i'd put them together in a word doc to show family so it wasn't hard to convert it to pictures for here.
Will update it with some pictures of the block in due course & hopefully some footings real soon.
Edit - 1 May 2021
I've included updated images with the house setback in the correct position and a concrete path added around the house.
The internal plans now show the ensuite dimensions correctly & I've uploaded the revised electrical plans, the PH points are the cat 6 points & a further variation is being done for a light above the ensuite shower.
Thanks for reading my wall of text, i look forward to vomiting regular updates here until its finished, hopefully without too many covid related delays.
Edit - 24 July 2021
Has been a frustrating two months.
Had arguments with the architect who drew up the plans not having the solar panels comply with body corporate requirements adding delay.
Then after that was approved the certifier advised that the loungeroom window was too small for light and ventelation requirements.
This required:
- Plans amended by GJ's
- amended plans sent to architect to revise body corporate plans
- plans submitted to body corporate
- plans sent back to certifier.
a month later and the plans are still with the architect to change one window to be slightly larger, it should have taken 5 minutes in the software but i keep getting "covid" and "lockdown" excuses.
The build should have been onsite months ago and the frames up, but its looking to be another month before they even get to break ground if i'm lucky.
During this time I also had a spat with my neighbours builder dumping concrete on my block, who when i spoke to them seemed to think it was fine because and i quote "your buider would just clean it up".
Edit - 16 September 2021
Another frustrating few months.
It took far too long for the plans to get done by the architect, got excuse after excuse, kept blaming covid and that he couldnt get into the office to do work.
His office is literally next door to where i work, i knew exactly how many of his staff were in the building every day, i wouldn't trust him to draw a circle in the future letalone house plans.
Issue with the nieghbour had to be escalated to the body corporate after his builder refused to do anything, was cleaned the next day after i raised it formally.
His workers kept driving trucks onto my block in wet weather churning up the soil, my site supervisor's now put up barriers to make that difficult and told them to keep off, seems to be working so far, though its only been a few days, i'll be happier once the temp fencing is up.
All thats happened so far is that they're wetting the soil, apparantely it makes it easier to dig, they expect to have the slab finished in two weeks but have forshadowed a 4-5 week wait for the frames.
While all this was going on i decided it was too much hassle to do the pavers out the front, so the builder will now do it at the same time as the driveway, for a whole $250ish dollars its well worth it, i don't think i'd be able to get a tradie to even look at a job that small.
Edit 23 October 2021
Finally some progress, the slab was poured recently.
Eta on frames, i was told 3-5 weeks. So far 3 weeks has elasped and no update, they'll arrive whenever they arrive i guess.
Had issues with the site supervisor wanting to put the power metre on the wrong side of the house contrary to the plans, had it resolved and put where it was supposed to be.
Had an issue with the Kitchen & Pantry taps, despite selling the house with taps installed in the laminate the builder was refusing to give a warranty if they installed it that way as they didn't want to give a warranty against water damage in chipboard.
After multiple discussions i switched the sink in the pantry to one that had a taphole in it.
For the island I looked at several options including upgrading to wood (they also wouldnt install the tap through wood), real stone, fake stone ie ceasertstone etc, acrylic, concrete etc.
I got them to quote a ceaserstone upgrade to the island and a wooden benchtop for the rear wall, frankly they were insane, they wanted 16k to upgrade the benchtops, the materials for the upgrade can be bought from bunnings for 2.5k+ installation costs.
They couldnt give an explanation as to the cost discrepancy.
In the end i've gone with an upgraded laminate benchtop with an agreed limitation to the warranty, the island cabinets will be extended, side walls added and steel reinforcements installed, this will allow me to install a stone benchtop at a later date without any modifications to the support.
The upgrade still cost more than i believe it should, but it will still be cheaper than having to redo the base after handover.
I'll probably run the laminate for a few years until it looks a bit worn then upgrade it so i get some value out of it.
Being in regional Victoria the builder got hit with the latest lockdown, depsite being able to contine working they chose to shut down, quite frankly i thought this was lazy the SS stopped working but the subbies didn't, i had to keep a close eye on the site and question everything.
I also had to add water to the top of the slab ponding to help it keep curing as they wouldn't come out on site.
Not really acceptable, but what was i going to do, say no and have a slab cure suboptimally?
Edit 22 January 2022
Been a while since I updated, as usual plenty going on, some good some bad.
Roof and frames all went up without issue.
Deal with an audio visual guy to get some speaker wiring installed rather than having conduit installed, the electrician thought it was stupid to run cable after the walls were up, didn't involve the builder in any of this, just organised some credits and payments between the electrician and the audio guy.
Caught the insulation guys putting in the batts, they didn't even know about the insulation to the internal walls, gyprock was up the next morning, if i hadn't caught it they'd have walled all the internal area's without insulation.
Plumber was confused by the thermostatic shower mixers, had to google the installation manuals for an hour, hopefully he did everything right.
Had issues with the wall wrap, i discussed taping the windows, top and bottom plates before brickwork started, brickie started early and none of the taping was done, made them do two windows behind the bricks, was incredibly akward to do, but should have been done before.
they then taped up as requested but didn't do a great job, holes and tears in the wrap, missing sides and tops of windows etc, they left a roll of airgap tape on site so i spent an hour going around the house doing it properly, was easier than trying to get it done before the brickies sealed more of it away.
Refused to pay the lockup invoice due to the poor wrap job, has since been resolved.
Currently having a disagreement about the alfresco height, i discussed it being at the same height as the internal flooring, they noted it would cost more, no big deal, once they sent through the variation however i reveiwed the contract and plans and it was already set at the same height, still waiting on them to respond after i refused to pay the variation.
Expecting the fencing contractor in the next week or two to get all the fences up, neighbour has a pool so it can't wait much longer, need the builder to clear the sides of the property, building waste all over the place at the moment.
Site supervisor was isolating last week so i couldnt meet after the christmas break, hopefully i can catch up next week and go over everything.
Edit - 9 February 2022
Starting to get things done.
Internal doors are in, WIP, WIL and robe cabinetry started.
External rendering done, external painting started.
Fencer and concreter both due next week to get all the fences up, the driveway, patio, portico and driveway done.
Builder tried to charge me $1,500 to raise the alfresco height so its flush with the kitchen, i pointed out the plans don't say anything about a dropdown, so its getting done for free.
Waiting on a quote from the builder for soil removal so i can bring in fresh sandy loam for the lawn, getting some external quotes though incase its pricey.
Got several places pricing up an irrigation system, seed is ordered, i'm seeding like an idiot to save money on turf.
Site supervisor seems to think we're on track for an April handover, lots to get done but its been moving fast so far.
They damaged the electrical metre box which is frustrating, left it flapping in the breeze and bent the hinges, have asked for it to be replaced.
Edit 15 February 2022
Noticed the brick wall outside of the ensuite was defective.
Has mortar in excess of 20mm.
Vic building authority has a max of 15mm.
Builder has agreed to tear down the wall and rebuild it.
Supposed to be happening this friday.
Is only a small section, maybe 1-1.5m wide.
Also had a variation to add an extra shelf into the pantry, there was just too much wasted space.
Waiting on quotes from the builder and other tradies to remove 10cm of topsoil from the block so I can bring in fresh sandy loam for the lawn after handover.
Edit 17 March 2022
Getting closer, expecting handover in roughly four weeks, will hopefully get a firm date next week.
Had some more issues, as usual.
Builder accidently installed pebblecrete concrete around the entire house and patio depsite the contract only allowing for pebblecrete to the driveway and everything else being plain concrete, based on google searches that free upgrade would have cost 10k if i had to pay.
Garage door weather seals arent sitting right, too many gaps, builder is looking at the issue.
Tiler has started, expects to be done by the end of the week, then its just electrical and plumbing fitouts, carpets and touch ups.
Got all the parts for my irrigation system delivered, hoping to install shortly, based on the height of the concrete paths and future lawn level it looks like i won't need to remove much soil, if any.
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