Do I need an Architect?

If you want a well thought out and uniquely designed home with many valuable features, engaging an architect or professional designer may well be worth the extra investment.

Beware however! A common problem we encounter is owners having plans drawn-up without a builders input, and then finding themselves with a beautiful set of plans they can’t afford to build, which can be very disheartening, especially after all that invested time and expense. It happens more than you know.

We at Built for Living recommend incorporating realistic costings as part of the design process from the outset by engaging us at the design stage. Built for Living can provide invaluable savings with the anticipated building costs; we can highlight areas of significant expense that your budget may not accommodate and provide alternatives that allow you to adjust your design early in the process, so you can continue to move forward on your building journey.

Should I Knock Down & Rebuild or Renovate?

There are a lot of older houses that are just not energy efficient and have layouts and services that can no longer serve the needs of modern families. They may also be at the end of their usable life (meaning they would cost more to repair/update than replace). So a choice for home owners today is to knock down their existing home and rebuild a new one to suit their current and future needs.

A knock down and rebuild can sometimes be more cost effective and faster than renovating an existing home.

On the flip side however, planning policies are always being updated and you could find a very long list of new requirements and restrictions compared to what is existing; your site may require extra preparation and additional costs; site access might be a limiting factor; retaining the existing structure could be more efficient and cost effective'; it may have unique council approved status that will be lost if demolished.

Each site needs to be assessed to understand its value and how to best meet your needs. An assessment by Built for Living of your existing home can help you decide which way to go.

Do I need Building Approval?

For the majority of building development projects, you will need building approval. You can check with your local council what will be required for your proposed project. Alternatively, we can include this as part of our preliminary service saving you the trouble.

As part of our preliminary design service, Built for Living will also research the regulations and planning controls specific to your property (as each property is unique) and incorporate this into your design in preparation for assessment by council or private certifier.

How Long Will It Take To Build?

There are many factors that determine the time required to complete the actual build of a new build or major renovation. They can take between six to 12 months - more or less, but It all depends on the complexity of your project, midway changes requested by the owner, labour and material supply availability, unforeseen factors, regulatory compliance, and of course the weather conditions throughout the job.

We will specify a build period in our building contract after all the factors have been assessed and diligently work to that. Some building companies guarantee a 26 week new build - we strongly recommend clarifying the fine print on these, just the weather can be unpredictable.

Who Will Manage My Project?

Rod and Kathy are the business owners. Rod will be your ‘hands on’ project manager and supervisor throughout your entire project. Kathy will liaise and provide additional communications throughout your project. You won’t have to repeat your story to each new manager, each time they turn over (we hear that happens often), just Rod and Kathy.

When Can You Start?

If you already have building approval, our availability may just depend on our current work load, and the preparation of additional information, such as a construction certificate, if required.

Without building approval, depending on the size of your project, you will need to allow several months for professional plans to be prepared; various mandatory reports to be obtained; some anticipated back and forth with the designer and/or the various specialists, and then have all of these assessed by a private certifier or council, who may also ask for more information to assess prior to gaining building approval. Unfortunately, planning laws and the processes are not designed to be efficient nor expedient. Patience is the key.

Do You Charge For Quotes?

To provide you with an itemised quotation for the build cost, we charge a fee. We take the time to present to you an accurate costing of the specifics of your project so you end up with a clear figure to budget around. This is designed to eliminate painful cost blow-outs down the track from a briefly prepared ‘free quote’ for example - I’m sure you have heard the stories.

To accurately cost your project we measure the materials required and the supplier costs, we compile the sub-contractor quotes, we seek any specialists fee’s, include supervision costs for quality control, obtain plant and equipment quotes, current waste fee’s etc.

Built for Living are up front and we do not hide extras, so you can be clear and confident that what we quote is an accurate representation of what you are paying for. The cost for a quote is always included somewhere, we want to be upfront about it.

Are Your Quotes Itemised?

Yes. In our quotations we itemise the details about the proposed materials and components, their location and the trades involved. As the job progresses you will be able to see these items and where they are being installed. This will help give you the assurance construction is as per the original budgeted agreement and that it complies with building standards and regulations.

Can I Live in My Home During Renovations?

If you can secure a self-contained sanctuary within your home and have clear everyday access, then it could work.   

Otherwise we strongly advise you seek alternative accommodation when there is significant demolition and alterations; when existing services will be removed like shower, bath, sink, kitchen, bedrooms, roof; the time of year you are building - think of cold winter and missing walls.

There is also the daily disruption of subcontractors, yard areas being used as materials and waste storage, parking congestion, noise, dust and hazardous rubbish etc. to contend with. As time to completion will be delayed, you will be accepting that more of this will need to be endured.

Perceived rent savings by staying may be diminished with the additional fees for the increased safety management, barricading, cleaning, protections, dust sealing, etc. to accommodate the ever-present occupants.

Swift progress is more achievable with a vacant building.

Can My Pets Stay on Site When Building?

No. You will need to find alternative accommodation for your pets during our construction period. This is to reduce the risk to your pets and risks to the workers onsite. We take no responsibility for pets left onsite and we recommend pets be taken care of by a friend or relative for the whole build duration.

Can You Make My Home More Energy Efficient?

Talk to us early about your needs and the level of energy efficiency you are seeking. Higher energy efficient levels are much easier to achieve with a new construction.

For renovations, retrofitting options can be applied to improve the energy efficiency of your home - to reduce running expenses, and improve the comfort factor. The level of impact of these applications will be determined by the accommodating characteristics of your existing home, and of course your budget.

Can I See The Building Progress?

Yes. Built for Living schedule regular on site meetings where the building progress can be viewed. We can answer questions, walk through safe areas of the site and discuss details of current and upcoming tasks. For safety reasons, access will be restricted at all other times. We also keep you up to date with the schedule and photos of the progress of the work.

Does a Major Renovation Require More Skill Than Building New?

Generally yes, based on our experience. Having done both over the years, alterations and additions to an existing home requires a specific level of skill and understanding more so than simply building a new structure. Sure, building new does require certain skills, and there are some complex projects out there, but generally, it’s pretty straightforward.

When modifying existing structures, more thought, care, time and safety is required due to the progressive marrying-up of the new structure to the old; the hazards involved e.g. modifying structural loads, dealing with various hazardous dusts and materials; protecting exposed parts of the existing building from the weather; caring for owners living onsite; working in established neighbourhoods etc. We say choose your renovator wisely.