Tell me about building your house.

[Phteven]

Did you get build your home?
DH and I are thinking houses again. We're thinking of building so I have a few questions.

How long did it take?
How much did you go over budget?
What were the hidden/unexpected costs that you encountered?
What would you do differently next time?
Anything else you want to tell me?

[maz]

im scirbing cause we plan to do the exact same...im over bloody renovating

[toomanyshoes]

We picked the plan and land in June, signed everything in December, building started in January and was finished in July.

We've never gone over budget, but we were very careful and researched everything we wanted included beforehand.

As above we didn't have any, we went through a building company who gave us a price which included everything we asked for.

The only things I would do differently come down to design and size, the first house we built was "ok" but I would have made the kitchen a bit bigger, etc.

I think the key is research, I went and looked at the bath I wanted, the tiles, etc and went to the builder with that info because our first builder usually gave you a choice based on what level of finish you picked. Also to go check the site out regularly if you can, DH and I went around after the block work was done and stood out the front for 30mins trying to work out what was wrong because it didn't look right, they had put the windows in at half height! Also to write a list of everything you've liked about past houses, I found this was helpful when picking a plan or designing the house because we knew we wanted bedrooms in a particular spot and x amount of cupboard space in the kitchen and so on.

Hope that helps, if I think of anything else I'll add it later

[Cherished]

How long did it take? It will vary to much depending on the builder you use, I recommend using one that will guarantee a time frame and if they fall short they pay your rent or home loan. Most of our delays were in the planning stage where we had to keep sending it back becuase they kept leaving things out that we had asked them to change... VERY frustrating lol
How much did you go over budget? we stuck to the budget, that's a matter of discipline I guess. Work out what you can afford and find things to fit it or work out what you want and how much it'll cost and go from there.
What were the hidden/unexpected costs that you encountered? if you change the base plan the builder will charge for all the changes so find around about how much that would be if you are using an existing plan. Other charges are teh fees to the council and and engineer to check retaining walls etc, but the builder should be able to advise you of that.
What would you do differently next time? ummmmmm, get started on the plan sooner, as I mentioned we didn't think we'd have to keep sending it back.
Anything else you want to tell me? Get it all done when you are building, as in don't say that you'll do things later because they never get done lol also if there is an option to get things through the builder than do that rather than getting yourself jsut to save a few hundred dollars. eg, our spa could have been purchased through the builder but we got it ourself from a spa shop and it was a bit cheaper. The problem was that the spa shop didn't deliver on time and because it was our fault that building was delayed the builder can then charge us a certain amount each day that they are delayed

[Traveller]

We bought the land months beforehand, and waited until we could afford to build so it took slightly less time because of that.

We started discussions with the builder in May, started building aaaaages later (can't remember exactly) and were in the house by May the following year. The main problems we had was with the builder refusing to give us quotes for double glazing as they would be too expensive, then reluctantly agreeing to get us the quote, and finally giving us excuses as to why he could not put double glazing in. we got it in the end but it felt like a constant battle.

Also there were presumptions made (like where we wanted our electricity sockets) were were told we could pick, and they were just put in without consultation (and many in the wrong places). If we built again I would be making sure I was on top of small details like that because it's the sort of thing that annoys forever.

[Jakabella]

Im interested to as when we sell this place I am strongly wanting to get a house and land package built in the same town - live in it for a few yrs then sell and by a farm.

[Lulu]

Have you thought about a prefab building? They look like a LOT less hassle - there is a place down here in Kilsyth that builds them. They were on Grand Designs. The whole thing takes about 3 months in the factory and ONE WEEK to put together including all fixtures and fittings. No problems with weather etc.

That's what I'm doing next time!

ETA - The place is called Prebuilt Housing Solutions.

[~Kim~]

How long did it take?
We looked at land in march, bought in April, looked at builder signed the contracts in May and were in our house 16 weeks later in the october.
How much did you go over budget?
None, but I had to be very strict with DH. We also negotiated a bit with the company and got a couple of extra things included in the price.
What were the hidden/unexpected costs that you encountered?
stupid council fees for the driveway inspections
when we chose the tiles we were taken to a retail showroom and they suggest things for you. Unless you were specific to ask for stuff within the budget then you would have been slogged the difference. Also the tilers were going to give us a bill for the inlays we wanted but hadn't been warned of....that bill disappeared quick smart.
Totally agree with cherished about researching the optional extras for price. FOr example some companies will offer you a budget for carpet for example but often sourcing it yourself can be cheaper, same with blinds, clothes lines etc.
What would you do differently next time?
nothing really. We would have had the roof extended out the back for an outdoor area and a few powerpoint issues but other than that very happy.
Anything else you want to tell me?
Research the inclusions carefully. They vary wildly.
SO does whether they use two courses of bricks over the top of the window frames....not important to some but I think it looks poxy without and some builders actually make you pay extra.

[Anise3]

The information in this thread was invaluable to us with all the little things, and even some of the big things you need to remember to do or ask!!!

*if i'm not allowed to post a link i'm very sorry

[Anise3]

Oh and we went over the "base price" listed on the house by 120k. The base price of the house didn't include things like flooring, lighting etc, and we added a whole heap of upgrades we prob didn't have to as well.

[Miss.September]

How long did it take? We were told our land would be released in March, we didn't get it until July, building didn't start until October and we moved in the following March.
How much did you go over budget? We didn't. Prices were fixed with the builder.
What were the hidden/unexpected costs that you encountered? None. We made sure our site costs were included.
What would you do differently next time? Use a different builder to what we did. They were useless on communication and we had to watch every single step - ie the walls went up before the wiring was done, etc.
Anything else you want to tell me? We had a horrible experience overall, but it didn't put me off building, and has taught me a lot about making sure we document everything - the dates, times, persons name and reason for phone call, etc. We ended up with about $20K from them in cash because of their stuff ups so its worth writing all the things you're told down.

[Pretty Butterfly]

I LOVE building, and weve done it twice so far.........

How long did it take
1st house, a year, 2nd just under 6 months.

How much did you go over budget?
First house, not at all, second house, heaps. But we planned it that way. We got a list of how much allowance we had for EVERYTHING, and when it was time to choose, we paid straight up for the upgrades.. we upgraded tiles, paint, door handles etc. If you go with a builder and plan, the cost usually covers the cheapest stuff available.

What were the hidden/unexpected costs that you encountered?
None. We made sure everything was included, everything. If its a good builder, he can tell you wahat other peopel get included, it gives you a good idea on what you might included too.....

What would you do differently next time?
Check with council about the land and area.. they surrounded our 5 bed/study/3 loungeroom $485,000 home with housing commission.... the whole area is horrible now, and the house worth there has plummeted. Glad we got out, but leaving our dream home was awlful.

Anything else you want to tell me?
Enjoy it!!! People get too stressed. I LOVED going to pick tiles and colours!! Right up my allay. Check the site all the time. We caught them about to put carpet where the tiles were meant to go. It would of been covered by the builder, but would of taken time. So just check everything, all the time.

[Pretty Butterfly]

Oh a mistake I made on the first houe, too much carpet!!! Within months the hallways were worn...

Tile as much as you can. In the second place I only carpeted the bedrooms and main lounge... SO much better!!!! ESP with kids!!!

I also used a "neutral" paint in the first house. Mistake. EVERYTHING showed on those damn walls. In the second, we went neutral, but a darker shade, if that makes sense... much more forgiving!!

We also extended the house roof for the back entertaining area.. much cheaper than a seperate roof!! Its also a lot cheaper to get them to put down a shed slab or bike slab while they pour the house slab. Getting it done later is exxy!

[Phteven]

Thanks for all your advice.
This house isn't for us to live in so when it comes to tiles V carpet etc. I'll be taking the cheapest option every time except when we think that the more expensive option will add more value.
Hopefully in a few years we can afford to build in the area we want to live in instead of renting here (if we can find a home for knockdown) and then it will be heaps more fun and we'll be building something in a traditional Mexican or Middle Eastern style with straw.
I'm no fan of carpet. I like tiles or wood with really large rugs where needed. I like taking my rugs to the fence and hanging them in the sun.

[Pretty Butterfly]

Not only that, if its a rental, the carpet will be ***** within months!!
And dont do white walls, that'll be crap within months too!!

You can biuld a "rental" that is still decent and good for profit later on too, just stick to the cheapest available that still looks good, its what we done with the first house.....

Apparently if you build and sell 5 times, you'll have enought to outright buy your 6th, and have no mortgage... makes sense too.

I put $20,000 down on the first house, and made $70,000 in 18 months when I sold it... so I had a lot more to put in the second house..
Put $70,000 in the second, made just over $150,000 in 2 years.....

Had I not bought this time and built, I'd of had a $120,00 deposit, (bought a car!) and been able to build an awesome house, and made more again.
The idea is that by the time you do it 5 times, with massive deposits and great re-sale, you walk away with enought to buy the last one with no mortgage......ahhh, to dream...

[Cherished]

has taught me a lot about making sure we document everything - the dates, times, persons name and reason for phone call, etc. We ended up with about $20K from them in cash because of their stuff ups so its worth writing all the things you're told down.

Absolutely, can't believe I forgot to mention this one! It's the most important thing to GET EVERYTHING IN WRITING! If the builder 'says' something that is important ask them to put it in the tender letter, you'll be amazed how they conveniently forget things if it's not written down ALso can't believe I forgot to mention watching their every step because there were many things they did that woudl have been a huge stuff up if we hadn't seen it and told them to correct it, for example they had one of the internal door put on that was a totally different pattern to the others, we were like "a primary school kid could see that this door is not the right one" yet they still painted it and put it in our house

[Miss.September]

ALso can't believe I forgot to mention watching their every step because there were many things they did that woudl have been a huge stuff up if we hadn't seen it and told them to correct it

Yep, in my parents house, it has all exposed beams and upstairs is entirely timber, yet they installed a wooden staircase with wood borers in it. You could see the holes when the stairs went in, but they still polished it up and left it that way. Keep an eye on everything - you might have a fantastic builder who you have no issues with, but you may have a pain in the butt too.

[Livinthedream]

Hubby and his family are all in the building trade.
Be there everytime a new trade starts. ie when the plumbers come in for the first time, go right through the hose with them, every tap, floor waste, vent and drain.Make sure you have all of your fixtures and fittings ordered, and make sure they know what is going where. Same for the sparky, every powerpoint, ceiling fan, every fitting for every room,and BE THERE ON THE FIRST DAY THEY START.
The majority of stuff ups are clients not stating they wanted specific types of floor wastes/exaust fans/taps. The plumber goes in and mocks up for one setup, the tiler/plasterer goes in and does their part and then the owner says "oh no, I wanted XYZ type of fitting" and the wall has to have holes punched in it, or tiles need to be pulled out, which results in other tiles being cracked in the process blah blah blah.
Have everything chosen well ahead of time.
Try not to be working full time while you do it either.
Building is a full time job on its own.
GL