Browse Forums Building A New House 1 Aug 10, 2023 4:49 am Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building a flame zone house in West Pymble on a steep si 6Aug 10, 2023 10:27 am Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building a flame zone house in West Pymble on a steep si 7Aug 12, 2023 8:24 am Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. 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Re: Building a flame zone house in West Pymble on a steep si 13Aug 15, 2023 9:18 am Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building a flame zone house in West Pymble on a steep si 14Aug 18, 2023 5:52 am Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building a flame zone house in West Pymble on a steep si 15Aug 18, 2023 3:25 pm Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building a flame zone house in West Pymble on a steep si 16Aug 23, 2023 9:06 am Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building a flame zone house in West Pymble on a steep si 17Aug 29, 2023 9:20 am Hi Everyone Just a quick update from site. Last week we installed the absorption trenches for the stormwater and this week we are excavating the pool. As you can see from the photo we hit solid sandstone pretty quickly. This photo was taken after one day, so I am expecting 3-4 days of jackhammering to get all the stone out. We are paying around $2000 a day for the machine, operator and jackhammer and then I think $600 per truck to remove the material from site. So we will hit $10,000 pretty easily. Then next week we can start forming the pool and installing all the pool plumbing. Cheers Simeon Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Re: Building a flame zone house in West Pymble on a steep si 18Aug 30, 2023 2:24 am Ashington Homes Hi Everyone Just a quick update from site. Last week we installed the absorption trenches for the stormwater and this week we are excavating the pool. As you can see from the photo we hit solid sandstone pretty quickly. This photo was taken after one day, so I am expecting 3-4 days of jackhammering to get all the stone out. We are paying around $2000 a day for the machine, operator and jackhammer and then I think $600 per truck to remove the material from site. So we will hit $10,000 pretty easily. Then next week we can start forming the pool and installing all the pool plumbing. Cheers Simeon Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Hi Simeon, Can I ask if these costs are included in the Site Costs or are they unanticipated costs that require post contract negotiations between the builder and the home owner? Re: Building a flame zone house in West Pymble on a steep si 19Aug 30, 2023 4:05 am Showatt Ashington Homes Hi Everyone Just a quick update from site. Last week we installed the absorption trenches for the stormwater and this week we are excavating the pool. As you can see from the photo we hit solid sandstone pretty quickly. This photo was taken after one day, so I am expecting 3-4 days of jackhammering to get all the stone out. We are paying around $2000 a day for the machine, operator and jackhammer and then I think $600 per truck to remove the material from site. So we will hit $10,000 pretty easily. Then next week we can start forming the pool and installing all the pool plumbing. Cheers Simeon Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Hi Simeon, Can I ask if these costs are included in the Site Costs or are they unanticipated costs that require post contract negotiations between the builder and the home owner? Hi Showatt Thank you for your really good question. I will answer your question in two parts: Part One Rock In this case, due to the fact that there was a rock shelf protruding from the grass, we included a provisional sum of $12,000 for rock. Rock is one of the hardest things to calculate the price of as a builder, as the quantity and strength is completely unknown until you are onsite with an excavator hitting it with a jackhammer. We had another site recently with rock and the jackhammer hit it and it all fell apart, so the pool only took a day and half to excavate. This one is solid and will take 3-4 days. Having a realistic provisional sum protects both the client and ourselves. The client has the ability to budget for it, and also under the provisional sum provisions of our contract, they also have the ability to come to site and observe the work being undertaken. On other sites where rock is not obvious, we will exclude it from the contract with a simple hourly rate if we hit rock, then we notify our clients immediately from site. We run Whatsapp groups with our clients so if work is underway they will all get multiple updates during the day like videos and photos from site, and we have a really good back and forth dialogue. So if we do hit an issue, everyone knows about it. Part Two Site Costs For people new to building, the cost of building the same home on two different blocks of land can vary greatly due to unique factors or site characteristics, such as: 1. Location - are you on a busy road which needs traffic control ( we have one site on Pittwater road in North Ryde and for every delivery we have to get a Police and Council permit, traffic controllers and close down a lane) It adds up 2. Trees - are there trees to come down, do we need to protect trees, do we need to install next boxes in trees for microbats and possums to live in, do we need a project arborist to monitor the trees during the build etc 3. Sewer - Do we need to encase a sewer, this involves the design work, fees and actual physical works 4. Geotechnical - Are there any land slippage issues. For instance Northern Beaches council has land slippage zones and you need to hire a geotechnical consultant to monitor excavation and sign off on the final build. This all adds costs 5. Soil Test results/slab type - ( FYI we don't do soil tests but I included this as other builders do) So typically your builder will do a soil test to determine the classification. My understanding of the soil type is that it relates in part to the amount of shrinkage that occurs when going through wet and dry cycles ie how much does it expand and contract, as well as tree roots and other factors that might impact the stability of the slab. We assume every site is the worst rated type of site ( P) design to that and if we encounter anything additional while excavating and piering we get on the phone to the engineer and come up with a solution. We have to give a 6 year warranty on structure and we don't want to have to come back. We will, we just don't want to. So to answer your question, sometimes these costs are hard to calculate before an approval ( mainly development approvals via Council rather than CDC) because we simply don't know what council will enforce in their conditions, so these costs need to sometimes be negotiated after a contract is in place. On this particular build, the main costs that came up in the approval after contract signing were: 1. Ecological consultant 2. 4 x Nest boxes for bats and possums 3. A man to climb the trees to install the nest boxes - not cheap 4. Sewer encasement - Including design, inspection fees, works etc 5. The removal of 4 trees for an asset protection zone All of these costs will add up to a touch over $20,000. I hope this answers your question. Apologies if it was too long to read If anyone has any questions about the individual costs of items feel free to ask. Totally open book on this one with the permission of my clients. Cheers Simeon Architectural Homes & Duplexes - specialising in custom designing homes to your budget Get a Free Onsite Consultation Today or send a PM for information, questions or advice. Yes it had a house on it. But Melbourne water only wanted something the original size of the existing house. We managed to fit a 45sq house on. 10 33859 First time building 2 storey home, is under construction (in Framing stage) in NSW. 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