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Hi All,
Need some advice on those who have built their own house. From the advertised prices, how much more on top do we need to consider?
For example if the company offers a basic house for $200,000 how much extra do we need to factor in for flooring, lawn (anything else?)
Thanks!!!!!
Trying to convince DH that is is better to build a new house heheh
Hmm, that's a tough one and difficult to answer without knowing what is actually allowed in your contract with regard to fittings etc.
But a ballpark figure, I would allow between 30-50k
We're just going through the building process now and air conditioning for our house is 10k alone!
Good luck with it
xxx
yep, what gracious said. without seeing your inclusion list its hard to estimate, i'd go 50k just to be on the safe side, and that'll probably only fill in the basics, fences, curtains ect
Going through this at the moment too, site costs were our main concern especially rock removal from the site..I have heard many a horror story of people who don't have fixed site costs being stung up to $12 000 for the rock removal!! We have an extra 47k set aside for aircon, curtains, furniture (as we live with the inlaws so we really only have bedroom furniture).
Most builders give a base price that doesnt include fixures, fitting, floor coverings, landscaping. It really depends what you have nutted out in your contract :lol: as well as land, if its your land or theirs, different blocks will have different site fees.
Sorry i cant be more specific, but i work for a construction company so if you need to ask any questions just PM me sweets!
You also have to think about little things like power points, because often the basic house package only has one powerpoint per room. Do you want to change anything from the plans? Little changes can add big costs.
I've built twice, and the 'extras" can be very exxy!!!!
air con
driveway
fencing
turf/gardens
blinds
curtains
carpet/tiles
clothes line
garden shed
window screens ( ive seen these not included before!)
water tank ( complusary in most states now)
mailbox
Also check with your builder about your allowance for each item. They may allow you $20 per door handle, and they could be the most basic ugly ones. Nice ones might cost $35, which is a lot if you have around 7-8 doors!!! And this goes for bricks, tiles, paint, handles, bathroom acc. etc......
HTH......
Thanks heaps! I think we have steered away from building because everyone is saying how unpredictable the prices are.
Got scared when someone said that the site costs for escavation (sp?) can be as much as $30k on top if your land is not flat and rocky
Oh babe, I hope we didn't scare you off!!!!!! :doh:
Building your own house is amazing, I love it. ;)
If your land is flatish, its no extra. And if you deal with all the extras at the start, and get them all put into your contract, it all gets done together, for a price you've already agreed on.
If you do your research, and dont let the builder push you, it can be easy and fun. :D
We are in the process of building at the moment, well the contracts are signed but still sorting a few things out.
We ended up needing a stronger slab than usual, also a tree root barrier ($11,000).. our price ended up being something like $18,000 over what we had originally estimated and thats not including air con, curtains etc.
It's very scary but i can't wait.. so what if i have to live with sheets on my windows for a while and a portable aircon in the lounge? lol
The girls will have curtains as they are at the front of the house and we have some nice ones for their rooms now anyway, DP is going to do the driveway himself and 2 sides of our block already have fences so am hoping we can get away with minimal costs there!
GL with it all, i would suggest either way you go have a look at display homes, ask whats included and go from there!
yes - beware of Site works!
Generally they will allow $5k - however, tehy will never know what the ground is like until they begin - flat or not.
Ours unexpectedly got up to $17k for the site works alone! So bear in mind that this needs to be covered.
Shop around and take your time :)
GL!
:
You will need a soil test to go to contract, (atleast in QLD we do?) and the Soil Test will let you know what you are in for site works wise. Its part of our Preliminary Agreement to provide a Soil Test, not sure about other builders?
Yep but unfortuntely the soil test wont always show things under the ground. Turned out we had a big hunk of sandstone in the middle of our block about 2 meters down or something. Everything was fine until they actually began site works
Our tests consist of 3 bore hole digs, 2 under the house and one under the pool going down 3m.
But i understand what you mean about finding nasty suprises! Always good to be prepared! :lol:
Hi we are building at the moment, so I can give you some advice.
First, forget the base price. There are so many extras you need unless you are purchasing a turn-key home package (even then there may be extras) that you probably dont even know you need yet. For example, the base price only includes the basic (plain) facade, but if you want a better one with a nicer brick or some render then you could be looking at an extra $30k. Also most builders dont provide overhead kitchen cupboards, so theres another $3k, and so on and so on.
Our $200k base price home is now well over $320k after including carpet, tiles, fencing, turf, etc. And our land is almost perfectly flat. If you have a slope at all I would add $10-30k to the price. Our home is double storey and 34 squares so if you were building a single storey it should be much cheaper than mine.
Good luck with your decision, Id speak to a builder and get them to give you an estimation, but just so your aware they never tell you about many of the extras you'll need.
First advice would be to check out what your local builders offer. Ours covered site costs up to $25K, all our floorings, tiles, aircon overhead cupboards, screens etc were covered. Ours wasn't a cent over the advertised price of the house.
I wouldn't let other people's stories put you off... You really don't know what costs you're in for until you find out more about the block of land that you're building on...
For every horror story, there's probably someone equally happy with their deal.
Personally, we're building on highly reactive clay soil. Our site costs were huge. I've also built houses in Melbourne and Canberra where there were no nasty surprises.
TBH - you can easily spend a whole lot more than that on upgrading your finishes...
If you're happy with the base house, then the extras such as driveways, gardens, flooring and the likes depends on the quality of finishes that you're going for, and also how much you would be willing to do yourself. If you like the look of wooden floors there are some really nice quality, realistic looking vinyls around at a much cheaper price. You can buy a cheaper acrylic carpet that looks as good as a beautiful woolen plush pile - you just might have to replace it in ten years instead of twenty or thirty.
One thing I would definitely recommend, though, is upgrading the insulation as much as you possibly can. This cost would be a matter of hundreds rather than thousands, and will save you thousands in heating and cooling over the years!
And I'd have to recommend taking a look at the homeone website... There are forums on there for each state, and you can read up on people's experience with many builders - both happy and sad, cost and quality.
Don't give up yet - it could be worthwhile! =)
Thank you all for your replies. I have read through them and yes there are hidden costs and there are definitely some great excitement from building but I guess for us we need to look at the worse case scenario. We factored in an extra $100k for the house on top of the base price but once we worked out our budget, it is likely to go over that which we didnt really want to.
The problem here is not the house but finding good land. Land around our area costs from 300k upwards for a 500sqm block!!!
We really want a bigger block of land and if we could have found a block for $250k it would have worked great (since we will have that 50k extra for the just in cases).
Once again thank you all. I will keep to updated if we are going to move towards building a house but everytime i look at the new houses i fall in lvoe! LOL
have you looked at buying a really dodgey house as a knock-downer? You might have better luck getting a bigger block at a cheaper price. Factor in about 10-15k for demolition
Somewoman, I see you're from Adelaide, do you happen to be building in Freeling? We're building there too on highly reactive clay soils, our site costs are around $50k!:
We're in Hectorville. I've read a few homeone forum entries on people building in freeling, seems you guys have very similar soil... Who are you building with?:
I'm building with Format Homes, 320m2 house, what about yourself?
Longridge Homes - and approximately the same size house =)
We have a building blog up at house dot yeoh dot info if you're interested. Or anyone else on this thread who may be interested in checking out some of the stages that you go through when building a new home. We've gone the demolition and rebuild route.
Where is your house up to?
How long before you're finished?
We're still going through selection processes at the moment, site work should start in January.
Our frame should be completed by Friday this week (including installation of windows). It's very exciting!!
Time for you guys will probably drag between now and January, but then when they start it will feel like it has all happened so quickly! Selections were so much fun, although can be very expensive...
Apologies for hijacking the thread!! Perhaps we should take this to pm? Unless anyone else is interested - maybe we should start a thread for discussing where people are up to with new builds? It can be really exciting to compare notes, gain ideas from what other people are doing, find out what is coming next, etc... It has helped a lot to see other people really happy and excited during any down times in our build.