Embarking on the journey of building a home is exciting, yet it can also be daunting, especially if you are unfamiliar with the process. Homebuilding involves contracting a builder who turns your design into a tangible structure on your chosen site, employing a multitude of skilled tradespeople.
In some cases, an individual may choose to become an ‘owner builder,’ taking on a more hands-on role. This approach allows you to carry out significant portions of the work yourself, although professional, licensed tradespeople are still needed for critical areas such as plumbing and electrics. However, unless you have considerable experience in construction, being an ‘owner builder’ can introduce unforeseen risks.
Step 1: Choosing a Builder
Selecting your builder is a pivotal moment, akin to picking your designer. Your builder not only constructs your home but also acts as a project manager, supervising each trade, arranging the necessary materials, and quality-assuring the entire process.
To find the right builder, consider recommendations in your area or builders who’ve constructed homes you admire. Your designer can also be a valuable source of advice, leveraging their industry knowledge. Prior to finalising a contract, ensure you’re comfortable working with the builder, confident in their financial capacity, and satisfied with their experience and commitment to sustainable practices.
A builder who understands and has experience with sustainable design features can significantly add to the sustainability credentials of your project. Such builders are often preferred, especially among environmentally-conscious homeowners. Queensland home builders, for instance, are well-known for their proficiency in sustainable design features, making them a reliable choice.
Step 2: Quotes
Having shortlisted potential builders, it’s time to request quotes. Present them with the design documents and specifications formulated during the design process and ask for a comprehensive quote. If anything seems unclear, discuss it with the builder. Remember, the decision shouldn’t solely hinge on the price – the builder’s experience and dedication are equally vital.
In preparing a quote, the builder estimates costs, but these may vary due to unforeseen circumstances like changes in material costs or delays. It’s crucial to understand how the builder manages these risks in the quote and ensure you are comfortable with their approach.
Contingency Sums and Prime Cost Schedules
Areas of unknown risk can be addressed through contingency sums or allowances, providing a financial cushion to cover unexpected costs. This approach is particularly helpful for unforeseen foundation-related costs and provides flexibility when choosing innovative, sustainable technologies and practices.
Alternatively, a builder may use prime cost schedules, where subcontractors supply and install innovative technologies, and the builder incorporates these costs into the quote.
To mitigate the risk of substitution of substandard products, many designers specify the make and model of crucial high-cost items like windows, doors, or renewable energy systems. They can then have these items quoted by preferred suppliers and nominated in the contract as prime-cost schedule items.
Lump Sum versus Cost Plus
You’ll need to choose between ‘fixed price’ (also known as ‘lump sum’) or ‘cost plus’ contracts. A fixed price contract caps the budget, but a tight budget may incentivise the builder to cut corners, potentially compromising sustainable outcomes.
On the other hand, ‘cost plus’ contracts allow more control over expenditure decisions, though they reduce the builder’s responsibility for cost overruns. This approach can lead to cost-cutting and loss of key sustainable features if the budget runs out. For tight budgets, fixed price contracts are generally preferable.
Step 3: Contract
Standard home building contracts form the backbone of your legally binding agreement with your builder and are essential in dispute resolution. These contracts should balance your needs and those of your builder. They must have clear dispute resolution provisions and nominated independent arbitrators.
Ensure that the builder’s quote, council-approved plans, certified engineering details, and any schedules are attached to the contract. Have your solicitor and designer review the contract before signing.
Step 4: Building Your Dream Home
The construction stage duration can vary, typically ranging between 5 to 6 months for a brick single-storey home. However, the exact timeframe depends heavily on your site and builder. Various factors, such as weather, or shortages of materials or tradespeople, can lead to delays.
The construction process involves several stages:
Site and Foundation: After preparing the site, the foundation is laid. This process includes measuring out the design on the site, pouring the footings, and installing under-slab drainage, moisture barriers, and termite protection.
Frame or Building Shell: Building frames and external masonry walls are constructed. Next, roof sheeting, gutters, cladding, and insulation are added. Electricians and plumbers install essential wiring and pipes for power, water, and gas.
Lockup: This stage is reached when all doors and windows can be locked, securing the house and making it weatherproof. This enables plumbers, electricians, tilers, and carpenters to complete their work.
Fit-out: The house starts to feel more like a home as kitchen, laundry and bathroom cabinets and benchtops, tiling, tapware, mirrors, basins, baths, shower screens, lights, powerpoints, and other fixtures and fittings are installed.
Practical Completion: The home is ready for viewing. Check everything carefully to ensure it meets your expectations. Reputable builders will address any feedback before handing over the keys.
Construction Supervision and Certification
Construction supervision can ensure sustainable design practices and materials are correctly used. Without supervision, builders may resort to less sustainable choices when making urgent decisions.
Certification at critical stages is a legal requirement, confirming that the project is in accordance with the approved plans, specifications, relevant Australian Standards, National Construction Code, and local government regulations. This ensures structural integrity, health, safety, and amenity.
Step 5: Handover
Once the construction is completed, it’s crucial to ensure the proper handover of information regarding the design and operation of your home. Ask your designer and builder for an owner’s manual. If you sell your home, pass this document on to the new owners.
In conclusion, building your dream home is a complex process, but with the right planning and partners, it can be a rewarding journey. So, start building your dreams today!