So you’ve decided to renovate or build a new home. ‘What now?’ you might ask. Rather than contact the usual suspects – the Council, architect, or your bank – you should probably get in touch with your builder.
That might sound a bit backwards since builders need designs to work from at the very least, right?
Well, actually, their knowledge and expertise could save you a lot of time, stress and heartache in the long run.
Expert Knowledge and Expertise for the Beginning of Your Project
A builder will be more likely to tell you what you can build for the money you’ve got to spend. Architects (bless them) often design to the examples you give them rather than your budget. Reality check, those examples in the glossy magazines are not usually cheap builds.
Generally, builders will be more realistic, and if their initial consultation is woefully inaccurate, you may wish to reconsider using that company. It is in their interest, to be honest with you from the start.
Architects are wonderful at designing spaces that look amazing. But builders are at the face of the construction daily and often have a much better feel for the costs of material and the time it will take to do a particular aspect of the building.
Builders, surprisingly enough, can often come up with excellent suggestions around the design of your new home, too. After all, they’ve generally built many houses beforehand, so as they become more experienced, they learn what works, what is easier to build (and cheaper), and are aware of all the ‘nice-to-haves’ that will blow your budget.
A builder will note practical aspects that often an architect can overlook – things like drainage and access to cupboards or bathrooms. Architects can sometimes overlook or design something that just doesn’t work (yes, it happens). If you engage a builder in the design process, they can suggest a practical workaround that will save you time and money, especially if you are yet to send your consent application to council.
Finding a Builder
The first step to finding your builder is to check that they are a Licensed Building Practitioner (LBP). That means their skills have been recognised, and they are licenced to build waterproof and structural elements. They should be able to build your home to a minimum quality.
If a builder is registered, you can see if they have had complaints lodged against them. Remember, even though they are an LBP, things can still go wrong, so make sure you have a good contract in place (mandatory if the job exceeds $30,000 (we recommend a contract even if less). Take a look at this website. You can check out builder reviews and maybe even learn how to avoid some of the things that can go wrong. And this interesting read will teach you how to protect yourself before your build project commences.
Once you’ve established that your builder is a Licensed Building Practitioner, it is time to check their expertise and experience.
Ask to see examples of their work and to speak to previous clients. Google their company and the directors.
Scrutinise any contracts they ask you to sign. Not all contracts are created equal, and some favour the builder; this is a critical moment – hundreds of thousands of dollars can hinge on getting this right.
The Special Joy of Renovations
Not all builders are equal. Some specialise in particular areas that do not require them to be an LBP. Most have honed their skills in certain areas, so be sure that you select a builder experienced in the details that relate to your project specifically.
Renovation projects have their own characteristics. While some older houses have been built well, others have not. Many older homes have suffered from failure over the years, such as leaking tile grout in the bathroom. And the older your house, the more chance of finding disaster when you take the wall lining off. You may need to re-wire or re-plumb, replace the piles, or rebuild whole sections.
Renovation work can lead to new building requirements to meet the latest building code, installation of detention tanks for stormwater, or stormwater/sewerage pipe separation – something that older homes generally do not have.
If you are about to embark on a renovation, make sure you have a healthy contingency budget to cover the issues that can fly at you from leftfield.
Final Thought
Building is a long, complicated and expensive exercise fraught with the potential for disaster. But, if you prepare well, and have good designers and builders, then the process can be reasonably smooth.
Even better, the joy of living in something you have helped design and lived through its creation will be something you’ll have for as long as you live there.
These websites full of really good information: