Are you tempted by a renovation, but unsure about how it works? Here is some information that will help you to feel more confident about what to expect.
First, there are two main stages: design and construction. They’re very straight-forward – you decide on your budget, and what you want out of the renovation, and then you make it a reality.
This stage can be further broken down into: consultation, design & documentation and getting planning approval.
Consultation
This is where it all starts. This normally involves an initial visit to your home by an architect, building designer or registered builder to discuss your renovation wish list and provide professional advice in moving forward. Your project budget is also discussed at this meeting as well as time frames and anything else worth mentioning.
Design
After initial discussions, if you’re happy to proceed with formalising your renovation ideas then you will normally be asked to enter into a design agreement. This is where your wish list and lifestyle requirements are considered in developing the concept design. This concept design may need to be refined until you are 100% happy. At this point a construction estimate can be provided to make sure costs are within budget. Provided the project is on budget the concept design is further developed for planning approval.
Planning Approval
Planning approval can take up to 60 days in your local authority. TRUSS CONSTRUCTION can take care of this for you so you don’t need to worry about the process, we’ve got it covered. During this time you can make a start on your selections such as bathroom finishes & fixtures, kitchen cabinetry & appliances, light fittings, doors & mouldings, etc.
This is the most exciting stage, where your ideas become a reality. Once you’ve selected your builder you will be asked to enter into a building contract which states the contract value and sets out the terms & conditions of the contract.
A building application will need to be submitted at your local authority and building permit granted before any works can commence.
Preliminary discussions about the nature of the build and whether it’s possible to remain in your home during the renovation process will have already been decided. Don’t worry if it all seems messy at first – once the demolition is done (which sounds drastic, but is just enthusiastic deconstruction!), the rebuilding will start and you’ll see it all take shape before your eyes.
A reputable builder will keep you updated and well-informed of the progress and milestones achieved throughout the build.
This is when your builder hands you the keys to your newly renovated home. It is a time of reflection and celebration.
As part of a builder’s obligation to your project there’s a set period of time, normally 4 – 6 months after practical completion, whereby any maintenance items that arise should be fixed accordingly.
A typical maintenance item would be cracking under cornices due to the normal house settling process. This period is called the ‘defects liability period’.
From concept to completion, renovation doesn’t need to be complicated or daunting. Throughout the design and construction stages, we will be there with you every step of the way.
Now you’ve got a clearer understanding of the home renovation process, get in touch today to let us know your ideas. It all starts with a conversation.
Renovating is a popular choice these days, and for good reason. It’s a practical way to get more out of your home without having to go through the stress of moving. There are some considerations to take into account, though, to help your renovation go smoothly.
First, you need to check whether renovating your home is the most feasible option. While it might sound attractive, in some circumstances it can be easier and cheaper to move.
If you’re looking for a change, you have to pinpoint exactly what you want. Creating space for a growing family, or increasing energy efficiency are ideal reasons to renovate, whereas wanting more local conveniences or quieter neighbours won’t be solved by home improvements.
Before you go headlong into the renovation process, it’s a good idea to examine the current state of your house. For example, is the wiring throughout the house left over from your great-grandparents’ days? Is the roof sagging or walls cracking, indicating possible major structural problems? If so, it could cost a great deal more to have work done than you might anticipate. On the other hand, if the local market is strong, it might be a better investment to sell your house and move on. Professionals such as builders and electricians can give you an expert initial assessment of the work you want to have done, its feasibility, and cost.
The next step is to establish your project budget. This will ultimately determine the size and finish of your renovation project. Considering whether to add second storey or extend outwards is a good starting point. The more research you undertake at this stage, the better the overall process will be when you engage an architect, building designer or registered builder.
Depending on the design and how far you wish to push the ‘planning scheme’ boundaries this can be the most frustrating and time consuming part of the entire renovation process.
Local authorities have up to 60 days to process a compliant application, and this can extend out to 90 days and longer for a non-compliant application. Normally non-compliant applications need to go out for advertising and public comment.
If any objections are received by your neighbours during this period then this will likely cause further delays. You may need to amend your plans accordingly and re-submit them or provide more justification and documentation through the statutory processes. You can find more information about the planning processes on your local authority’s website.
Once you’ve got to this stage, it’s time to find a builder who’s right for you. You want a balance between great work and affordability, and someone who you can trust with your home. The Building Commission is very useful for finding information about a particular builder, and remember to look for reviews about potential candidates online. Always get more than one quote so you know whether the price you’ve been given is competitive.
Depending on the scale of your renovation, a builder may be able to carry out the works whilst you stay in your home, but otherwise you may need to stay elsewhere for a while – either with family or friends, or finding another place to rent. Living amongst a renovation can be noisy, dusty and inconvenient, so make sure you know what to expect and what will work best for you.
There are a few stages to go through when renovating your home, but many people find that it’s quicker, easier and cheaper than searching for a new house and selling their current one. Especially if your new house is going to need work after you move into it!
Are you considering adding a second storey to your home? It’s a fabulous way of extending the size of your home without adding to the footprint. Adding an additional storey gives you the option of staying in the neighbourhood and avoiding the hassle and expense of buying and selling too. You’ll save thousands on stamp duty and selling fees alone.
As with all building and renovation work, going into the process knowing what you want and how you want your finished home to look are important. Let’s discuss the main points you will need to consider.
When you hear about someone adding another level to their home, you probably think they built upwards by removing the roof, adding a second storey and then adding a new roof on top. But remember, you can also build sideways on an upper level i.e. extending over a garage.
We can work with you to advise which option is right for your property and circumstances.
Once you’ve made the call to add another level, there are a few things you’ll need to sort out.
An architect or draftsperson will be able to work with you on this. They are also the people to talk to about maximising natural light, how to plan for your view, where the best place for the stairs is and how high the additional storey can go. Make sure that your designs take into consideration window placement, which should match your existing home.
Adding a second storey can often put more stress on your home. This being the case certain building elements will require strengthening, such as footings and walls. It is important that you have your home checked by a structural engineer to determine the structural adequacy of your home.
If your home is in a flood, fire or cyclone zone, additional building standards will also need to be complied with. It is also vital you check your local building code as there may be height restrictions in place within your area which need to be followed.
At some stage, your home will not be weathertight as it will not have a roof. The construction work required will also intrude on your daily life, especially when it comes to moving services such as power, gas and plumbing upstairs.
Depending on the size and complexity of your new home it generally takes around 6 – 18 months from issuing of building permit to moving into your newly built home.
Being realistic about the timeframe allows you to plan ahead and understand what is happening at each of the two stages.
The first 8-12 weeks is mostly about developing a concept design and getting a feel for costings.
The next 13 -21 weeks is where your plans are assessed for planning approval with your local authority.
The next 22-38 weeks involves collaboration with external consultants so that working drawings and documentation can be finalized and building permit issued by your local authority.
The pre-construction phase is all about the paperwork! Contour surveys, concept design, planning approval, external consultants, working drawings & documentation.
A building permit will need to be issued before building works can begin… We can help you with this.
The final 39 – 78 weeks involve the actual building of your custom home.
This includes earthworks, foundations, building structure, plumbing, electrical & mechanical services, internal fit-out, painting, paving & landscaping.
The construction phase does seem to move faster. You can actually see physical progress of your home being built and it will quickly take shape.
A single storey home will be quicker to build, with approx. 6 – 12 month period till completion.
A two storey home takes longer, with approx. 12 – 18 month period till completion.
Once your home reaches lock up stage, the work begins on the interior. This includes things like your kitchen and bathroom fit-out as well as painting and floor coverings.
Generally, visual progress slows down as there are less dramatic changes in the appearance of your home. However, things will be moving at the same pace as they always have.
Your custom-built home is most likely to be the largest investment you have made. It’s important to understand the building process and how your home is built to avoid disappointment.
Purchasing a block of land is a major decision. There are multiple factors to consider, with one of the most important being the location! Whether you choose to buy your block now and wait, or build upon it immediately, due diligence should be done before you sign anything.
When selecting a block to purchase, you will need to think about:
It is important to know the soil structure of the site. This will give you valuable insight in determining the amount of earthworks, drainage and reinforcement required. A clay or rocky soil may need more excavation and associated tipping fees. A sandy or loam based soil may need additional reinforcement or foundations. If the site sits on a steep hill, retaining walls will need to be budgeted for. Extra costs for drainage may need to be considered on a low lying damp block.
Before you sign a contract, have a chat with your local authority. They will be able to tell you what types of buildings can be built upon your site, as well as those of neighbouring areas. This includes building materials and any special usages the site can have, such as a business premises.
You will be able to find out what the land was used for in the past, very important to know as it may contain contaminants from past usage. Finally, the authority can tell you about any future works which may affect your enjoyment on the block, such as potential businesses and noise or smell pollution.
Hiring a lawyer to check the contract is a smart idea, as is using experts to check the soil. These tips may save you making an expensive mistake in purchasing a less than suitable block.
When it comes to building a house, it’s often hard to see anything other than the end result in your mind. However, before you start planning to move in, there are three main points to consider: the land, the design and the builder.
It is vital that these three areas are considered in conjunction with one another. The location and characteristics of the block of land you purchase may have an effect on the design you choose.
Begin exploring different house designs by checking the internet, newspapers and real estate brochures. You can also contact a building designer or architect to talk through your ideas about your new home. You may find some inspiration in our Gallery. Your builder will be able to advise you and expand on your ideas if you already have a new home design in mind.
Choosing a block of land requires you to think about several things: consider the location, the size, the type of soil and the lay of the land. Often the land will determine the method of construction, which can impact the cost of the build.
Be sure to obtain a copy of the title to ensure you are buying the block you think you are. And to find out if any restrictions or easements exist on the land as these may need to be considered when designing your home. Talking with the local authority will give you information about any restrictions on the use of the land and information about the surrounding areas.
After purchasing your new block, speak with your builder regarding the characteristics of it. Having a professional builder assess the block will help you to understand what you are dealing with.
When it comes to choosing the right builder, there are a few questions you will want to ask. Check your builders registration, if they have had any disputes lodged against them, the type of work they specialise in, where can they build and make sure they can provide start and completion dates for your project. It’s also important the builder can provide you with access to previous clients who you can chat with, so you can learn about their experience.
At TRUSS CONSTRUCTION we realise that construction is a service business, but we never lose sight that it is primarily a people business. Our main objective is to provide you, our client, with a stress-free build process and a completed project that you are 100% happy with. We understand the goals and concepts of completing a project on time, on budget and to a high quality and we take this very seriously.
