NEW-BUILD SUCCESS

CREATING A HOME FROM THE GROUND UP IS EXCITING BUT CAN BE OVERWHELMING. AS THE HOMEOWNERS FROM OUR NEW HOUSE TO HOME BEAUTIFUL PROJECT PREPARE TO MOVE IN TO THEIR FOREVER HOME, WE REVEAL HOW TO GET A NEW BUILD JUST RIGHT

The undisputed beauty of building your own home from scratch is that you can truly make it your own. Whether you’ve longed for a spacious outdoor entertaining space, a statement bathroom or indulgent parents’ retreat, tackling a new build is the ideal opportunity to reflect how you want your home to look and, of course, your own style. There are myriad ways you can make this happen: you could work with an architect, get plans drawn up by a building designer or streamline the process by selecting a pre-designed home to be customised through a building company. We’ve spoken to the experts to help you navigate your new build from start to finish, whichever path you choose. “Just keep in mind that every build is unique and it’s often a long-term project over several years, so it’s okay to take your time,” advises Kristin Brookfield from the Housing Industry Association (HIA). >

“UNDERSTAND THE opportunities ORIENTATION AND ON YOUR BLOCK... HAVE THE SLEEPING AND QUIETER AREAS ON THE SOUTHERN SIDE” ~ NICK RAWSON, HALL & HART

SET YOUR VISION AND BUDGET

The best way to begin your build journey is with a vision of what you want to create. Will your home be all sleek lines like the one pictured above (with interiors by EB Interiors) or something more traditional? To get ideas flowing Natalee Bowen, of Indah Island, recommends gathering inspiration from magazines, Instagram and Pinterest to form a mood board. “This will collate the styles you’re drawn to, and from there you can start prioritising your needs and wants,” she says. Set a realistic budget from the outset: Natalee recommends allowing a contingency of 10-20 per cent. Instead of a home loan you’ll need a construction one. “One of the main differences with a construction loan is that you will need to have the building contract prepared to get full approval,” explains Kristin from the HIA. “The loan will be arranged in a way that allows the borrower to make progress payments when the bank has proof that each stage of work has been completed.”

BLOCK SELECTION AND ASSESSMENT

The block you select will affect the house you put on it. Things such as location, aspect, shape of the block, whether it’s flat or sloping, council restrictions and even soil type will influence the design and cost, so ensure you get site-specific surveys and tests, advises Nick Rawson, director of building company Hall & Hart. “When working with a client we’ll do a contour survey, conduct a borehole report, which informs requirements for the slab, contact Dial Before You Dig and get a council certificate outlining any relevant restrictions,” he says.

DESIGN PHASE & DOCUMENTATION

It’s important not to rush the design and interior specifications as there are many considerations. If this is going to be your forever home, you’ll also need to future-proof it. Interior designer Natalee suggests asking yourself lifestyle questions such as: How do you and your family like to live? Which spaces do you spend most time in? Do you have existing furniture you want to incorporate? Do you want a single- or double-level home? “Things like bathroom locations and whether you want security systems and smart wiring should be sorted out early,” she says. If opting for a pre-designed home, find out what’s standard and non-standard in terms of the flooring options, fixtures, paint type and appliances, what’s included in the price and whether you can make upgrades or alterations. Also consider the small but significant details. Are you happy with standard 2400mm ceiling height and doors, or is it worthwhile extending to 2700mm to enhance the space? >

PICK YOUR DESIGN & BUILD METHOD

There are several approaches to designing and building your home, and the way you go about it is often influenced by personal preference and budget. For a fully bespoke home, engage a building designer or architect for the layout and exterior design and tender the build. “This allows for considerable design scope, yet it’s often the most expensive option and may not allow for a fixed-price building contract, which can result in cost overruns,” explains Hall & Hart’s Nick. A more cost-effective option is to choose a pre-designed home and floor plan with a builder, but the degree of customisation varies, which may mean compromising your wish list. Alternatively, a hybrid approach offered by companies such as Hart & Hall involves working with a build and design company to customise one of their architecturally pre-designed homes at a fixed priced contract.

DEMOLITION WORK

If there’s an existing house on the block and you’re planning to knock down and rebuild, you’ll need council approval to demolish it and any significant trees. Once approved, it’s a matter of contacting various demolition companies to quote the job. Factors that affect the cost include access constraints, the slope of the block and whether there are hazardous materials such as asbestos that require safe handling and disposal. Wait until just prior to construction before demolishing the home, so if there are any delays, you may be able to capitalise on renting the house or living there until you’re ready to start.

ENGAGING A BUILDER

“EDUCATE YOURSELF ABOUT THE PROJECT, DO YOUR research AND DON’T BE AFRAID TO ASK QUESTIONS” ~ NATALEE BOWEN, INDAH ISLAND

It is essential to choose a builder you can establish a good working relationship with. You might opt to design and build with the one company that project manages the entire process. Alternatively, your architect or draftsperson may recommend an experienced new-home specialist. “It’s a good idea to put your project out to tender and meet with several builders, however don’t make your decision on price alone,” advises Denita Wawn, CEO of Master Builders Australia. “Discuss your expectations, the builder’s level of involvement, their availability to start the project and make sure all the inclusions are in the contract before you sign it.”

APPROVAL PROCESS

Your house plans will need council approval, with the process and documentation required varying among the states and territories. Most new houses will be subject to both planning (development) approval and building approval. In Queensland, NSW, ACT, the Northern Territory and Victoria, the building approval can be done by an independent building certifier. In Tasmania, South Australia and Western Australia, the building approval is still carried out by the local council in conjunction with an independent certifier. As it can be a complex process, Kristin recommends working with your design professional or builder to prepare and lodge the applications.

CONSTRUCTION

Breaking ground is a milestone worth celebrating. Once the construction starts, weekly site meetings with your builder are a must-do. Ask as many questions as you need to and, if you’re sourcing key fixtures and fittings, ensure they’re ordered well in advance and on site ahead of the build schedule to avoid delays. It’s possible to make alterations during the build, but the sooner you speak to your builder, the better. “They can advise you how much a variation is likely to cost and might suggest alternative solutions,” explains Natalee. “Then it’s up to you to weigh up the long-term benefit of the change versus the cost.” Nick from Hall & Hart adds: “In most instances, the further you are in a new-build process, the harder and more complicated it is to make a change.”

“THE APPROVAL PROCESS IS work KEY. NO CAN START UNTIL THIS IS COMPLETE” ~ KRISTIN BROOKFIELD, HOUSING INDUSTRY ASSOCIATION

FINAL INSPECTION

With the finish line in sight, you’ll be eager to move in, but it’s important to take your time during the build’s later stages. Prior to handover and making the final payment, organise a thorough walk-through of the property, advises Denita from Master Builders Australia. “Make note of any imperfections or faults the builder needs to address and ensure that you’ve received everything outlined in the contract documentation,” she says. A building certifier will sign off the home against regulatory requirements and your builder should also supply a warranty for their work. “The time frames vary, but generally you can expect a six-year warranty for structural elements and two years for non-structural,” says Denita. And then, at long last, it’s finally time for you to book the removalist!