Hi Douglas, It's disappointing that you've not had a good experience so far - see if you can put it behind you - you don't want to take it into the build with you. It's a hard process building/renovating when it's not your area of expertise, it's also harder when you're not doing a standard build/reno. I'd really recommend going with a builder as a main contractor to allow you to have a little respite during the process (you won't know how much concrete, insulation etc to buy - a builder as your main contractor can help with this as well as recommending subcontractors/other trades that they can know will do a decent job - these guys will have as much pride in your project as you will and at the end of the day will see your home as a representation of their work that stand as a show piece for them).

I don't know of any software that will cost/schedule a build and would think you'll find it almost impossible since no build/reno site is exactly like any other. But I can tell you what we and friends/family have done previously:

• When I was planning our first stage reno and we're doing it for the second stage was to use excel spreadsheets. Two excel files for the project - one file was budget and schedule with each sheet within that file representing trade/component cost and then there were summary sheets for overall costs and schedule. The schedule was set up like a calendar with each column representing a day/week (depends on how intense you feel about the job), each row nominating trades (and any issues). The second file was covering the checks we did - licenses, insurances etc - it allowed me to start to educate myself, and certainly helped sort the wheat from the chaff with builders/trades and material suppliers. This does take a lot of time and energy but it does provide you an understanding of "expected" costs from the get-go and helps educates you as the client/manager and when you've managed to pick a great builder allows you to trust them up front knowing your covered and you can share it with them so that they know what style of work process you like (remembering some clients are happy just to sign checks, others want to strap on a tool belt and others want to be included and stay on top of everything - while I didn't want to be working on the job, I did want to understand the process and where costs were coming from - as much for my comfort but also out of respect...and more than a little awe...for the jobs they were doing.
• Friends have done this when one of their subbies was trying it on - I've never had a reason to after picking my builders and electing to use their subs: Institute a "no Purchase Order - no material/no work" directive and ensure that on the PO in very clear print "nil underages, nil overages of any kind tolerated or paid for without prior approval" - harsh, but you can amend the wording to accommodate a percentage of variance if you choose.
• Do weekly budget and schedule catch-ups with your main contractors as each delay will have a knock on effect to your schedule and mess with your budget.
• When you're meeting with contractors for quotes - get at least three - and be specific - if you're asking for labour only or labour and materials - and if it's labour and materials - what specific materials and what their T&C's are.
• Educate yourself - on building process, on materials, on OH&S, on your rights and obligations as a self builder, on insurance, council requirements, building codes etc. After you've educated yourself and picked great contractors - understand that everyone you'll be working with has had years of experience on you - so develop a relationship based on respect for what they do and most of them will mentor you through the process. You might even get life long mates out of it.

Good luck.

Wow georgi02 - you definitely sound experienced! What valuable advice.

Hi Gioenne, not as much experience as I'd like with our home - I'd like for the back of our home to be done with reno (kitchen, laundry, patio). It's always been my belief that when you understand what you want, and how it's done that this makes you a better client (sometimes an easier one, more respectful and supporting - sometimes a more difficult one if things are slacking off or not being done to spec) but vendors/trades will respect you and your efforts.

Hi Douglas

I concur with @georgi02 - it is disappointing that you've had this experience with your project. @georgi02 has provided some great advice.

I write for The Owner Builder magazine, which may be a good resource for you also. I wrote this article for them about Communication, and its role in helping things go smoothly with your project. I really believe it's one of your most important tools when building or renovating.

The article is on my blog:

Part 1 - LINK HERE

Part 2 - LINK HERE

It may be worthwhile if you have decent building documentation for your project, to get a Quantity Surveyor to provide you with a cost estimate. They will use industry standard costs for construction in your area, and provide you with a fairly specific estimate of the building cost. They should also provide you with a detailed break down based on trades (or you can request this prior).

You can then use their document to track and compare your quotes, and then costs, in something simple like Excel.

This is a in=out equation ... so if you are not informed and have some expertise at what you plug into any kind of software, the information you get out of it will be quite unreliable.

And yes - get at least 3, be sure all tradespeople are quoting on the same things so you can compare apples with apples, and remove any need for assumption in the quoting process. I usually get at least 5 quotes, and am not frightened to ask tradespeople to 'sharpen their pencils' if I like one particular person but am finding their quote isn't as cost efficient as others that I don't want to work with.

I also would recommend not paying cash for any work. It will be important for your warranties to have receipts for all work.

Best wishes for your project,

Regards

Amelia, UA

www.undercoverarchitect.com

amelia@undercoverarchitect.com

Very sound advice, thank you all.