The Building Process Demystified

One of the questions we are most asked frequently is “where do I start with the building process and how does it all work?”

For those yet to commence the journey of building their own home, getting started can be quite daunting. Therefore we will endeavor to outline it all simply for you to give you a little kick start.

If you are at the VERY beginning of your Building Process:

• We highly recommend starting a scrap book of photographs, colors, samples and textures of all that you find appealing. Decision making can become overwhelming if all left to do at once, therefore start by brainstorming and gradually work from there. You will soon discover that you have a tendency to lean towards a certain style that your Builder/Architect/Draftsperson can assist you to develop further and this scrapbook aids everyone involved to really grasp what it is you desire to achieve from your project. You may wish to secure the services of a Interior Designer to help you navigate choices and genre, they will greatly benefit from your ‘scrapbook brief’ as well
  • Look at Houzz for a great online version. We have already created many “Ideabooks” however, it’s really easiy to create your own!
• If you are looking to design from scratch, write out a list of all of the components that are essential to your project. For example, how many bedrooms, living areas, bathrooms and car spaces do you NEED. What are the minimum room sizes and other key features that you believe are necessary. To get started, download our MLB-Design-Brief-Checklist
• Next make a list of your wow factor items that are not necessarily essential but you would like to consider.
• Do a little research to make an educated decision on who you wish to assist you to take this project through to completion. Speak to potential Builders, Architects  and Designers to help confirm in which direction you would like to continue and who you desire to manage the project. Both Architects and Registered Builders have the capacity to formulate plans and manage projects, it purely depends on what you are comfortable with and your budget.
• Take your time at this step. It is exciting and you may wish to “just get started”, however time spent in planning and preparation will always benefit you in the long run.

 Building Process-Site Preliminaries:

These preliminary requirements are needed prior to obtaining a building permit. Most Builders will assist you in obtaining the relevant information or complete it all for you as part of their involvement with the project.

• Town Planning-Planning Permit if necessary
• Soil Testing
• Engineering
• Flood Levels
• BAL Rating

If you have chosen for a Builder to Construct your Home with your own plans:

• If this is the case you will have already worked with an Architect/Draftsperson or even the Builder themselves to formulate a set of plans and specifications that compliment your needs and estimated budget.
• Ask 3-4 Builders who you have researched/know to submit their quote for your project. The quoting process will take approximately 4 weeks in order to ensure adequate time to compile an accurate and detailed one that incorporates time lines and sub-contractors proposals.
• After all quotes have been submitted, closely examine the differences as not all Builders will submit a quote in a similar format. Prices may vary yet include different components so be sure to make note of inclusions and exclusions, estimated construction time frames, starting dates and specifications.
• Then schedule a meeting with those Builders you are considering employing to see who you feel you could work best with. Once again, it is an important project and you need open and honest communications throughout the entire contract.
• Once a  set figure has been agreed upon, the Builder will provide legal contracts to sign and a deposit of 5% will be payable. It is important to take your time and read these contracts carefully. Your selected Builder will be able to clarify any aspects that you are uncertain of.
• Your chosen Builder will seek and pay for the Building Permit and Warranty Insurance amongst other necessary preliminaries.
• For the duration of your project you will liaise directly with Builder. This does not include staff and carpenters on site unless instructed to by the Builder. To reduce the risk of any miscommunication, always conduct conversation with the Builder directly.
• Your Builder should offer you scheduled site visits where they can safely escort you around the project as well as regular email and phone updates. It is exciting to watch the progress of your new home evolving.
• Once your Builder has taken control of the site it is legally deemed a construction work zone, therefore you will not be permitted to enter without the escort of your Builder or a suitable qualified staff member. This is a requirement of work safe law and is for the safety of all concerned. Entering the site unaccompanied can lead to legal ramifications.
• The Stages of Construction and payment are as follows:

1. Deposit
2. Base Stage
3. Frame Stage
4. Lock-Up Stage
5. Fixing Stage
6. Completion

• Handover of the project will occur when the Builder has obtained a Certificate of Occupancy from the Building Surveyor and the Final Invoice has been paid.
• Any minor rectifications will be addressed by the Builder during a scheduled Walk through meeting with the client post handover

The role of a Registered Building Practitioner is to guide you through this process and ensure that you are kept up to date on product selections or project progress. This is very much a simplified step by step outline of the process!

If you have plans already formulated by an architect and you have chosen for them to manage the entire construction process:

• The Architect will select 3-4 Builders to send out the tender of your project to. You do have the ability to offer a suggestion of a Builder you wish to quote the project.
• The quoting process generally takes 4 weeks. As mentioned above, this enables sufficient time for all Builders/Building Companies to coordinate material lists, potential construction timelines and to coordinate with their sub-contracting trades to formulate an accurate and detailed quote.
• Once tenders by the Builders have been submitted you will meet with the architect to discuss the proposals and select which Builder/s you wish to meet with personally. We highly recommend a face to face meeting with any Builder you are considering, as price is not always an accurate representation of the ability, professionalism and work ethics of the Builder. You need to be working with someone who you feel you can trust and communicate with openly.
• Your correspondence throughout the project will be via regular phone calls, emails and site meetings with the Architect who will then liase with the Builder on your behalf.
• At the completion of each construction stage, your Builder will submit a claim invoice for payment. Once approved by your Architect this invoice is due for payment within 7 days. There is also the option to pay by monthly instalments, however this is something that needs discussing with your Architect.
• All site visits will be coordinated by the Architect with the Builder. It is a requirement of Worksafe that all persons entering a site be escorted by a suitably qualified and Inducted Person.
• This option is great if you have a fantastic working relationship with an Architect who is already involved with your project.

  Regardless of the method you choose to proceed with, constructing your new home should always remain an exciting experience. Building a new home or renovating an existing property to deliver the lifestyle and living conditions you need and desire is an exciting prospect that does not often happen frequently. Take the time to find the professionals to work with who you feel you most comfortable. The role of a Registered Builder is to guide and support you throughout this process. I became a Builder because I love the feeling of being able to hand over a project that I have poured all my energy and resources into. I pride myself and my team on our ability to masterly craft something which brings joy to others for years to come, a home that is built to last.

Best of Luck!