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We're in the process of trying to decide on a builder/company to go with to build our next home. Just wondering what builder you recommend?
We're leaning towards G.J. Gardner, does anyone have any experience with them?
Also, any advice on what to look out for and how to avoid "surprise" costs and fees?
We've never built before so have no idea where to start really!
Thanks :)
I have built twice, I LOVE it!!!!!!!
They have a good name, but up here they are WAY overpriced... 18 months later and you wouldn't get your money back if you sold it... but that is due to location, you mighten have that worry....
Just call all the builders in your area, and ask for all the plans of houses in the size you want... eg, 4 bed, 2 bath etc.. and start from there... once you know what you like/and budget, you can go from there... and definatly ask for an inclusions list!!!
Mcdonalds homes has a great inclusions list, as does Hotondo, but my ex built with a smaller named one, and not much was included....
Have fun, good luck!!!
Also, think caerfully about what actual inclusions you need... a clothesline from bunnings is HEAPS cheaper than your builder putting one in for you.. often getting the fencing can be done cheaper by a fence company than the builder getting the same fence guy.. the builder adds his own mark up too!! :doh:
So if you can cut costs by doing some things yourself, you have more to spend on good quality pain,t tiles etc...
Dont sign a contract until EVERYTHING you want is in it... if you pay for something, but its not in the contract, getting it done can be a right royal pain in the backside!!
And most of the time the quote is for very basic stuff.. eg, the cheapest tiles, so ask what each allowance is, eg, $30 per square for tiles might sound good, but there might only be 2 choices in that colour, and if you pick tiles that are $40 square, its a big diffrence, and extra you have to pay!
Thanks Pretty Butterfly, you're most helpful!
We've found a design we love, and added about 50k in upgrades... but that does include site work and landscaping, turf, air con etc. I'm just hoping we've thought of everything!! I've talked to Metricon and Adenbrook Homes and received quotes for a comparative home with comparative inclusions and they just don't seem to have the same quality and inclusions for the price.
We built with Rawdon Hill Homes. Excellent. What we saw is what we got and included in quoted price. We didn't have to pay for any design changes, only up grades we wanted.
They are big around Cranbourne area.
I think in the West they have been take over by Hermitage Homes, who I believe are not quite as good.
The quality of Rawdon Hill has been fantastic. Our home was built in 3mths.
One thing I remember when we built was the price difference of the slab that needed to poured. It depended on soil type and alot of people got caught out and had to pay extra for a certain type slab after the soil testing had been done (think H class was the more expensive??).
We were fine and warned of this and in fact the correct slab was quoted in our original quote.
Good luck with it all.
We built and would never ever ever do it again with the particular builder we chose, even if they were the last builder on earth!!!!!! It isn't the one you like, but it is one you mentioned. Saying that, we plan to build again, just with someone else.
Biggest tip I can give you is stay on them. If you think something isn't right, tell them. We ignored their rules of we weren't allowed on the property until they gave us the keys, and every time we arrived, something else was wrong, so keep checking - it'll save you a lot of stress in the long run. Document everything and make sure if someone tells you something - get their name. We would've been about $30K out of pocket if we hadn't documented names and the rubbish they told us. Good luck. There is nothing better than walking into your own home, where you have picked everything and knowing that nobody has lived there before.
First house we had together we built, love it.
Everyone else has already given great advice but definitely make sure you get a firm list of whats included and whats not included in any prices they give you. We ended up going a little over budget because I didn't like any of the tiles that were within our package deal, I also didn't want those plastic rubber things they use to join carpet and tiles (I'm a fussy little so and so :p) so we had to pay extra for a some invisible metal joining thingo lol Anyway, my point is make sure you know clearly whats included and what that actually means.
Having built twice, just quickly off the top of my head:
- Site costs! Most builders allow for up to 300mm of fall in the included costs and class M or better which really isn't that generous so here is where you may get stung.
Make sure you know the fall of your block and the soil type BEFORE you sign. If you are buying the land yourselves then make sure you add an escape clause into the contract. Even in the same street blocks can have different soil types, especially if it was a farm and there was dam that was filled. You can sometimes call the developers bluff and ask them straight out which blocks have fill (or are class P) and they will tell you which ones not to buy. It should be in the section 32 as part of the sub division plans. You might have to pay $10,000+ worth of extra footings if you buy the wrong block. I have a background in the building industry so used that to my advantage ;) I asked the builder if I used a land surveyor that they approved of before purchasing the land, would they use those test results. They were happy to do that and credited the cost back to us. The land tested to be class M and we accepted the fall of the block and we went through with the land purchase. It did end up costing us $8000 to excavate but as I said we were happy to accept that . As a basic rule it's $5000 per metre to excavate and that may or may not include removing the excess soil (this may have changed now as it was 7 years ago).
If you have your heart set on a particular block though at least if you know what you might be paying extra for then it won't come as a huge shock for you so do your research!
Is a concrete pumping truck included. Approx $1000 extra if it's not and they usually tack that into the site costs too.
Really check through the inclusions list but a couple of things to look for are:
- Phone/data and TV wiring may not be included.
- Concrete under the verandah may not be included! Both our homes didn't include this!
- Flyscreens.
- Doorstoppers.
- Deadlocks or locks on the windows.
- Driveway and fencing. Not many builders include those so best be prepared to save for them.
ETA This took me nearly an hour to type between doing stuff! Just quickly :rofl: