Hey ControlFreak, i work for a construction company and the way it works for us is payment in 6 stages, 5% Deposit, 10% Base Stage, 15% Frame Stage, 35% Frame Stage, 20% Fixing Stage, 15% Practical Completion. Your bank will go out at every stage to ensure the work has been done. Any variations you do throughout a job often incurr a Variation fee plus the cost of changing whatever you changed, that money can either be claimed at the end of the job or at the appropriate stage of the job.
A lot of builders give a base price which seems cheap but as you say it doesnt include fixtures, fittings, floor coverings. Sloping blocks can be quite expensive.
We have a standard Specification which is included in all our houses then you can add or subtract anything you like, our extras list is
Draws and Glass fronts to kitchen Glass splashback as per display Microwave with trim kit Main floor tiles as display (supply and lay) Rectified wet area tiles as display (supply and lay) Glass feature tiles as display (supply and lay) Feature shower bases Carpets as per display (supply and lay) Tiling to front porch & rear patio and around pool (Supply and lay) Glass wardrobe doors to Bed 2, 3 as per display Intercom as display Security System as per display Ducted Vacuum as per display Light Fitting as per display Fans as per display Split system Air conditioners as per display TV Antenna with booster Letterbox Rendered (800 x 600) Wall mounted clothesline Pool as per display including sandstone edge Pool fencing to owners requirements Exposed aggregate drive way and laundry pad-as display Drive way sealing BBQ Cabinet & BBQ Designer Flake to Garage floor Metallic Paint on Feature wall Water tank to owner?s requirements - 5000L Above-ground - 5000L Under-ground Fencing to owners requirements Landscaping to owners requirements
Some of those items are just upgrades of already included stuff but thought it may help. Also window furnishings like blinds are extras.
Hope this has been of some help if you have any questions PM me, if im unsure there will be someone in the office i can ask, goodluck!!
We've been in ours nearly 12months.
In NSW watertank is mandatory and must be connected to toilets. You also need a basix report and epending on a lot of environmental factors yo may need special lighting/insulation etc to make sure it all complies. You must also have a clothesline installed inside and out. Otherwise the house won't be passed.
An estimate of our costs were
Carpet $5K - included though
Fences - $4K
R/C AC - $12K
Garden $3-5K
Drive/paths/patio - $15K This was at mates rates too. The others were much dearer
Window treatments $5K
So no tiles etc are included? Ours were as long as the styles we picked are in a certain pricerange. We paid extra.
I know you loved the disply home and builder but shop around as some will have waaay more stuff included. eg mine came with a 900mm oven as standard.
Some builders don't even put 2 courses of bricks over the windows. They either put the windows higher and stop the wall at the top or use weatherboard. That was something I didn't like about some builders. They charged extra for more bricks.
Also if you're not happy with the builders selection for tiles etc then spend a bit extra and get what you like so maybe budget an extra grand to cover that. You will have to look at them every day so don't settle for something and kick youself over them later on.
I think we spent an extra $600 on feature tiles and labor for our ensuite and bathroom. They had a display at the tile showroom and I couldn't get it out of my head. I LOVE them
Thanks so much for all the advice - this forum continues to overwhelm me with the generosity of the members!
Some great advice - esp the now and later stuff -there are definiety things I could wait for eg landscaping etc - just turf would do to keep the dust down, outdoor entertaining area etc. Also makes me think of the things we could do ourselves - my mum can make the curtains etc. I would spend the money to get any structural garden work done tho - such as retaining walls to create flat areas - would be easier to do then than later.
The builder has an EXCELLENT reputation and is primarily based in my area. They have won awards (recently) for design, quality and customer service as well as value. They will also make changes to the plan for no extra cost such as position of internal walls/rooms, bathroom layout etc and flipping design etc. We can also do things to the plan we like such as "square off" the back to get a bit of extra space in kids b/r for low $$$ (eg $2k). They seem flexible, within reason of course.
They factor in sloping site costs into their sloping site designs but will come and do a tender BEFORE we buy the land to make sure it is suitable etc. They also have a 5 star inclusions pack (which is inc in the $290K which has lots of things that have been mentioned inc Omega appliances, remote garage, flyscreens, fancy fittings (taps etc), extra tiles in bathrooms, exhaust fans in all wet areas, china toilet cistern, choice of doors etc. The price also includes BASIX requirements in NSW which has to do with water tanks and enviro specs I think.
I am getting excited - DH hasn't said "No" to my ideas - so thats a good start - he needs time to think it over tho. I am going to go and visit the block again today!
if you have any questions PM me, if im unsure there will be someone in the office i can ask, goodluck!!
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