Please Advise a Good Builder for Duplex in Sydney West (Dundas Valley)

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  resisting the urge on 07/01/2018 - 01:01

  +1

  The builder won't do the earthworks, they will subbit it out.

  I'd separate that out from the build entirely, so the builder can keep their own risk under control and quote with less padding for things they aren't good at.

  One way to do it: After deciding on the design with a proper survey (get separate drawings for the landscaping (site works, with the building plan), get your approvals. Then arrange a professional excavations/foundations crew to quote. They set the foundations exactly to the design. Once the builder is happy, they can begin.

  Job done, so long as the two parties do their bit. One company doing the lot means the earthworks can be done poorly and no-one notices as many only look at the slab. Faults in the foundations/placement/etc. typically get covered up and anything wrong you end up having to live with as it's often too late to change once building has begun.

  • 

    SnoozeAndLose on 07/01/2018 - 21:12

    Thank you for your advice.

    I'd separate that out from the build entirely, so the builder can keep their own risk under control and quote with less padding for things they aren't good at.

    Does this mean I will need to find another company to do this? Do you have any recommendation? It is normal that is to say if I suggest this they will know what I am talking about?

    One way to do it: After deciding on the design with a proper survey (get separate drawings for the landscaping (site works, with the building plan), get your approvals. Then arrange a professional excavations/foundations crew to quote. They set the foundations exactly to the design. Once the builder is happy, they can begin.

    The builder should understand where I am coming from right?

    • 

      resisting the urge on 07/01/2018 - 22:56

      +1

      Nothing is normal, except excuses about what is normal/assumed/expected :-)

      Ultimately anything not communicated/not agreed prior is a risk.

      If the builder doesn't understand you after you detail what you want to do clearly, and how the job needs to proceed, get one that does.

      You want them to own what they do. They should not need to come to you for anything once the job starts. What they need should be already done or already on the plan and in the scope of their (or somebody's) work. The entire build/work plan should be agreed before you begin.

      You may need a company that just does excavations/demolition and another to do the earthworks (removal of material, setting of heights). Final site preparation, soils and drainage might then be done by another crew, to the specs on the drawing. This gives you some time to finalise negotiations with the builder/s.

      Only once the site is prepared, the builder can start on the foundations.

      All I mean is that many people focus on the house, not where it is or what is around it. So the first mistake is to leave the site works to the builder. The builder interprets/decides heights and position details, which means they will make it as high as possible to avoid removing truckloads of soil/rubble and material. Most plough all the rubble and even rubbish into the soil and perch the slab up high.

      When they eventually move in, the occupants spend the rest of their lives walking up and down steps and slopes, even driving up and down angled driveways, etc. Take your time instead, make your own decisions with an architect/designer and end up with a useful flat driveway where you can get in and out of a car without the doors closing. Do the landscaping with good soil instead of whatever the builder leaves, often just clay and rubble with a skin of sand/soil on top. Services (water/electricity/gas/sewer) in the right place not just a suitable place. Think about (eventual) plantings, position of sun, shading… water, soil dampness and run off. Solar panels, electrical room/equipment- all need to be close to the street wire, and if you use batteries you want a separate power room that can't burn down the house. Get someone who knows the plants (a horticulturalist) to help you make a plan/advise on the site so you have beds, water features, etc. all integrated among plants that flourish rather than die.

      None of this is mandatory or even extensive, it just depends if the site (and the house) would benefit from it.
      Best to do it with an architect, if you need to keep the costs down make it clear to the architect what you expect them to do and not to do, ask them what parts they would recommend you do to save.

      When you end up over budget, leave out things that can be done later. Half-doing something on the cheap is worth avoiding also, so if you can delay it instead it is better. The trick is to NOT leave things you can't do later. Lawns, decks, verandahs, garages, these are all parts that you can plan for, but can leave as they can be done cheaper and better after the house is finished. If you don't do the site planning well, you will make all the beginners mistakes about fit and position and risk being unhappy, let alone others' if you sell it later on.

      A house is something that the 'new you' will live in, not something that your 'old self' will stay happy putting up with for very long. After all, everything is relative- and remember also that your idea of 'must-haves' and 'must do right' will change as you progress through the project.

      Plan everything, even if just loosely. Ideally every project part dove-tails behind the next. What is hard is retaining some ability to move when something takes longer than expected. Jamming everything together makes this likely and hard,; pieces break more easily and cost more time/have a greater impact. Better to plan loosely, reducing tight coupling everywhere you can.

      Ideally you spend your time bringing things forward and feeling good, instead of pushing them back.

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        SnoozeAndLose on 09/01/2018 - 07:30

        Thank you very much cor your detaols advice. I will take all this into consideration and will open this when I decide which builder to use.

        Are you a owner builder?

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  SnoozeAndLose on 09/01/2018 - 21:44

  Anyone can share some light?