Renovating
You're Ready to Build ... or Are You?
If you're about to start a building project, check that you have dealt with these final important details before work begins
It’s been a long journey, but you are finally ready to get started with your building project. The drawings are complete, you’ve selected a builder and now you’re ready to call in the heavy machinery, or at least your builder is. Before you jump in the deep end though, here are a few items that you should make sure are dealt with to ensure you don’t start off on the wrong foot. These tips will help you enjoy a smooth and hopefully stress-free build.
The ideal situation would be that once the contract was signed, it didn’t need to be looked at again. Instead of picking apart and rewriting elements of the contract, I would prefer to ensure the documentation and quoting process has been as detailed and transparent as possible.
The quality of the documentation is again very important, especially when you consider the contract relies on the drawings and other documentation to set the scope of works. Detailed and high-quality documentation can save you from needing to rely on a contract, yet a contract can’t save you from poor drawings and documentation.
Building jargon untangled for the average homeowner
The quality of the documentation is again very important, especially when you consider the contract relies on the drawings and other documentation to set the scope of works. Detailed and high-quality documentation can save you from needing to rely on a contract, yet a contract can’t save you from poor drawings and documentation.
Building jargon untangled for the average homeowner
Ensure your drawings are complete
Your drawings are the road map for all of the tradies and suppliers that will be working on your project, so it’s important that they are detailed enough to ensure that nobody gets lost along the way. Your drawings should clearly convey how the project will be executed, including any special little details that are important to you.
One of the big risks in incomplete drawings is the increased likelihood that this will lead to extra costs during construction. This is because certain items that are left out of the drawings are then not allowed for at the quoting stage. For example, if you want higher than standard doors to be included, make sure that is noted on the floor plan. Or if you would like the whole house to be repainted at the end of your renovation, ensure that is clearly stated on the drawings too.
10 costly items missing from your drawings
Your drawings are the road map for all of the tradies and suppliers that will be working on your project, so it’s important that they are detailed enough to ensure that nobody gets lost along the way. Your drawings should clearly convey how the project will be executed, including any special little details that are important to you.
One of the big risks in incomplete drawings is the increased likelihood that this will lead to extra costs during construction. This is because certain items that are left out of the drawings are then not allowed for at the quoting stage. For example, if you want higher than standard doors to be included, make sure that is noted on the floor plan. Or if you would like the whole house to be repainted at the end of your renovation, ensure that is clearly stated on the drawings too.
10 costly items missing from your drawings
Try to avoid the situation of builders verbally agreeing to items of detail; it’s much better to have it documented instead.
PRO TIP: The floor plan is the drawing that is most relied upon and most looked at by suppliers and tradies. This is therefore the best place to include notation that is important to completing the project.
How to read your architect’s plans
PRO TIP: The floor plan is the drawing that is most relied upon and most looked at by suppliers and tradies. This is therefore the best place to include notation that is important to completing the project.
How to read your architect’s plans
Deal with asbestos properly
Whether you are renovating or knocking down to re-build, asbestos is an important consideration, particularly in terms of associated costs for removal and of course the health of your family. Either way you will need to have an assessment completed by a licensed assessor, to determine the presence of asbestos and arrange the subsequent removal if need be.
This is not something you should leave until you are ready to start building, as the costs for dealing with asbestos can be significant. Firstly, the cost of removal can easily be several thousand dollars due to the specialised method in which it must be done, and the cost of dumping it. Secondly, if asbestos elements of the house are to be removed for replacement, like ceiling lining for example, there will be an additional cost in replacing and repainting that ceiling.
Make sure that asbestos assessment has been dealt with during the quoting process of your project, so that it can accurately be incorporated into your costs and also not impact upon your health.
Whether you are renovating or knocking down to re-build, asbestos is an important consideration, particularly in terms of associated costs for removal and of course the health of your family. Either way you will need to have an assessment completed by a licensed assessor, to determine the presence of asbestos and arrange the subsequent removal if need be.
This is not something you should leave until you are ready to start building, as the costs for dealing with asbestos can be significant. Firstly, the cost of removal can easily be several thousand dollars due to the specialised method in which it must be done, and the cost of dumping it. Secondly, if asbestos elements of the house are to be removed for replacement, like ceiling lining for example, there will be an additional cost in replacing and repainting that ceiling.
Make sure that asbestos assessment has been dealt with during the quoting process of your project, so that it can accurately be incorporated into your costs and also not impact upon your health.
Second stage approval
The approval process for undertaking building work will depend on the type and scale of work proposed, and it will also vary from place to place. However, in most instances the initial Development Approval (DA) process is followed by another stage of approval, which may be referred to as Building Approval (BA) or Construction Certificate (CC).
The DA process is mainly concerned with how the building sits on the site, and its impact on neighbours and the environment. The second stage BA or CC approval is generally more concerned with technical matters, like engineering and compliance with building codes and standards; all the important things that ensure your building doesn’t fall over!
The approval process for undertaking building work will depend on the type and scale of work proposed, and it will also vary from place to place. However, in most instances the initial Development Approval (DA) process is followed by another stage of approval, which may be referred to as Building Approval (BA) or Construction Certificate (CC).
The DA process is mainly concerned with how the building sits on the site, and its impact on neighbours and the environment. The second stage BA or CC approval is generally more concerned with technical matters, like engineering and compliance with building codes and standards; all the important things that ensure your building doesn’t fall over!
Often the DA process will highlight items that need to be dealt with in order to obtain BA/CC approval, so make sure you have a thorough understanding of what responsibilities you as the client have in that process. It is likely that the load will be shared by yourself, the builder and your designer or architect in working through that process, so make sure everybody is pulling in the same direction. This will help to ensure you don’t experience any unnecessary delays.
Deal with the conditions of approval
Your approved documents will include a set of ‘stamped’ drawings from either the council or a private certifier. There is also likely to be another important document, which sets out the conditions of approval. Too often, these conditions are overlooked in the excitement of receiving stamped drawings. The conditions of approval may set out requirements for things like utility connections, tree protection, site and nature strip management and government fees.
You may need to get further approval for where the new gas main is to be located. Or you may need to get approval from the electricity provider, to relocate where the electricity connects to the renovated house from the overhead power lines. Some of these things may take weeks to get approval for, so make sure you have allowed time accordingly as you consider your start date.
Your approved documents will include a set of ‘stamped’ drawings from either the council or a private certifier. There is also likely to be another important document, which sets out the conditions of approval. Too often, these conditions are overlooked in the excitement of receiving stamped drawings. The conditions of approval may set out requirements for things like utility connections, tree protection, site and nature strip management and government fees.
You may need to get further approval for where the new gas main is to be located. Or you may need to get approval from the electricity provider, to relocate where the electricity connects to the renovated house from the overhead power lines. Some of these things may take weeks to get approval for, so make sure you have allowed time accordingly as you consider your start date.
Are you living through a renovation?
If you are planning on staying in your house while extending or renovating, you need to make sure that you and the builder are clear with each other’s expectations all the way through the build. For example, will the builder and his various tradies be using your toilet, or will they be hiring a site toilet? You will also need to confirm who is responsible for moving furniture around and storing it during construction, as your builder is neither a removalist nor a storage provider.
It’s important for you to understand the stages of the build, and the areas of the house that will be inaccessible at any point of the process. If you are renovating the kitchen, it’s likely you will need to move out of the house for a period of time. In this case, you should ask for as much notice as possible as to when that area of work is going to start, so that you can coordinate alternative accommodation (or a well-deserved break) for that time.
If you are planning on staying in your house while extending or renovating, you need to make sure that you and the builder are clear with each other’s expectations all the way through the build. For example, will the builder and his various tradies be using your toilet, or will they be hiring a site toilet? You will also need to confirm who is responsible for moving furniture around and storing it during construction, as your builder is neither a removalist nor a storage provider.
It’s important for you to understand the stages of the build, and the areas of the house that will be inaccessible at any point of the process. If you are renovating the kitchen, it’s likely you will need to move out of the house for a period of time. In this case, you should ask for as much notice as possible as to when that area of work is going to start, so that you can coordinate alternative accommodation (or a well-deserved break) for that time.
Don’t ignore the outdoors
It is very easy to get consumed by the layout of your kitchen and other areas inside the walls of your floor plan; but one of the common traps is not fully considering what is happening outside the building.
For example, retaining walls, footpaths, driveways, fencing and garden taps are often overlooked during the quoting and builder selection process. This can have a significant impact on budget, especially in the case of retaining walls.
It is very easy to get consumed by the layout of your kitchen and other areas inside the walls of your floor plan; but one of the common traps is not fully considering what is happening outside the building.
For example, retaining walls, footpaths, driveways, fencing and garden taps are often overlooked during the quoting and builder selection process. This can have a significant impact on budget, especially in the case of retaining walls.
Generally speaking, as blocks get steeper, retaining walls will get higher. This is an important consideration for both the cost and the type of retaining walls you need. It goes without saying that the higher a retaining wall gets the more expensive it will be. This is due to the extra material required and also the likelihood that, as the wall gets higher, its design will need to be engineered to ensure its structural integrity.
Take a step back to assess a wider view of your building site to ensure that you haven’t overlooked such items. If your block is quite steep, you will find that retaining walls are increasingly important to maximise the use of the block. You may want to engage a landscape architect to help you get the best result.
Take a step back to assess a wider view of your building site to ensure that you haven’t overlooked such items. If your block is quite steep, you will find that retaining walls are increasingly important to maximise the use of the block. You may want to engage a landscape architect to help you get the best result.
Inform your neighbours
Some of us have great relationships with our neighbours, while others unfortunately don’t see eye to eye. There’s nothing like a street full of trucks, noise and clouds of dust that will test neighbourly relations like a building project can.
The requirements for engaging with neighbours before and during building projects will vary from one council to the next; but it is always a good idea to give your neighbours notice that you are about to start building or renovating. You should also encourage your builder to make themselves known to those neighbours who are most likely to be affected, so that if something more serious does occur, they know who to contact. The roles may be reversed one day, so think about how you would like to be treated.
10 ways to keep the peace with your neighbours
Some of us have great relationships with our neighbours, while others unfortunately don’t see eye to eye. There’s nothing like a street full of trucks, noise and clouds of dust that will test neighbourly relations like a building project can.
The requirements for engaging with neighbours before and during building projects will vary from one council to the next; but it is always a good idea to give your neighbours notice that you are about to start building or renovating. You should also encourage your builder to make themselves known to those neighbours who are most likely to be affected, so that if something more serious does occur, they know who to contact. The roles may be reversed one day, so think about how you would like to be treated.
10 ways to keep the peace with your neighbours
Get started on your selections
By the time you are ready to build you will have an appreciation for how many decisions need to be made, from windows to floors, taps, toilets and so much more. Your builder will require confirmation of things like windows very early in the process, because of the lead time involved. Ideally they will give you plenty of notice about when such selections need to be confirmed.
The best way to avoid being overwhelmed by an influx of selection confirmations is to get started as early as possible. You will find that many of the decisions for fittings and finishes will need to be made together and in consideration of other items, so once you get started and generate some momentum it becomes easier to complete.
By the time you are ready to build you will have an appreciation for how many decisions need to be made, from windows to floors, taps, toilets and so much more. Your builder will require confirmation of things like windows very early in the process, because of the lead time involved. Ideally they will give you plenty of notice about when such selections need to be confirmed.
The best way to avoid being overwhelmed by an influx of selection confirmations is to get started as early as possible. You will find that many of the decisions for fittings and finishes will need to be made together and in consideration of other items, so once you get started and generate some momentum it becomes easier to complete.
The more time you can give yourself in the selection process the better, so that you are more likely to avoid the situation of materials not being in stock when you need them.
PRO TIP: Ask your builder for a list of showrooms where they have an account; it’ll be much easier for everybody if you can find what you need with suppliers the builder is already familiar with. Also, make sure that you ask if the builder will pass his trade price on to you; there can be significant savings involved (ideally you will have confirmed this with the builder before signing the contract).
PRO TIP: Ask your builder for a list of showrooms where they have an account; it’ll be much easier for everybody if you can find what you need with suppliers the builder is already familiar with. Also, make sure that you ask if the builder will pass his trade price on to you; there can be significant savings involved (ideally you will have confirmed this with the builder before signing the contract).
Who is backing you up?
Once you do get started, it’s nice to know you will have some support along the way, for those times when you or the builder need clarification or a second opinion. Check with your designer or architect if they are happy to be contacted from time to time during the building process, so that you know where to turn if need be. This can be especially important for extension and renovation projects where little surprises during the build are more likely to occur.
Generally these surprises will be minor and easy to make adjustments for. However, if something more significant does arise it’s nice to know that you can involve your designer to get the best outcome.
TELL US
Have you ever built a house from scratch, or done significant renovations on an existing home? Tell us about your experiences in the Comments section.
MORE
6 Steps to Planning a Successful Building Project
Think Like a Builder: 5 Key Strategies to a Smooth Build
How to Build Recycled and Discarded Material Into Your Home
Once you do get started, it’s nice to know you will have some support along the way, for those times when you or the builder need clarification or a second opinion. Check with your designer or architect if they are happy to be contacted from time to time during the building process, so that you know where to turn if need be. This can be especially important for extension and renovation projects where little surprises during the build are more likely to occur.
Generally these surprises will be minor and easy to make adjustments for. However, if something more significant does arise it’s nice to know that you can involve your designer to get the best outcome.
TELL US
Have you ever built a house from scratch, or done significant renovations on an existing home? Tell us about your experiences in the Comments section.
MORE
6 Steps to Planning a Successful Building Project
Think Like a Builder: 5 Key Strategies to a Smooth Build
How to Build Recycled and Discarded Material Into Your Home
Most builders have a preference for using one of the Master Builders Association (MBA) or Housing Industry Association (HIA) building contracts. These are both fairly simple contracts that do a reasonable job of dealing with the issues most likely to arise. However, they have also been written by industry bodies that rely on builders’ memberships to survive. This means they may be more inclined to slightly favour the builder rather than the client.