Step 1: Deciding on the design of your new home
Before talking to a builder it’s a good idea to have a think about what you want from a home. What do you like/dislike about your current home? Are there factors that you would never do again, or can’t live without? Take inspiration from other homes you’ve seen, keep a scrapbook and make lists of what you ‘must have’ and what would ‘be nice to have’. We suggest you considering the following:
Single, double or split level: Your home and land needs to work together. If you have already purchased land, the design will need to be built specifically for your block. Double storey homes are great for maximising the space on smaller blocks. Whereas, single stories are better suited to those who are looking to start a family, have young children or who find it difficult to climb stairs. You should also have a think about the outside areas you would like to create such as how much space you need for children, outdoor entertaining and outside amenities.
Bedrooms: How many bedrooms you have will depend on how many people will be occupying the property, frequency of guests and rooms that could potentially be used for special interests – such as a home gym, studio, or study. You should also consider the layout and distance between the living quarters.
Living space: Think about the lifestyle you would like to lead. If you’re an entertainer, you’ll want open plan spaces that are suitable for socialising. How many living areas do you want/need? How far apart do you want these living areas?
Car space: What kind of cover do you want/need for your car?
Green living: Sustainable homes not only help the environment, they also lower the cost of living. We recommend you consider water saving options in the kitchen and bathrooms, insulation options, and window glazing.
Fittings and fixtures: These can be chosen entirely by you, but if your having trouble deciding we can guide you or even make all the decisions for you.
Step 2: Site analysis
After we have been given the scope of your ideal home we will attend the site to see what we can realistically achieve for you. When designing we need to take into account local council restrictions, such as covenants. The presence of rocks and soil type can put limitations on the build and impact on the cost.
The removal of vegetation can increase the price of the build, as we need to ensure they have been fully removed, roots and all, prior to construction. The council may also restrict the removal of certain vegetation.
Step 3: Design concept and costing planning
After your site has been evaluated we will design your home. Maintaining your budget and scrutinising the plans for any hidden additional costs is vitally important. Throughout the designing process we always keep your budget in the forefront of our minds.
Our three phase design process:
- To scale drawings, complete overshadowing, overlays and compiling with council regulations.
- Client review.
- Fine tuning of design (at this stage your design will be 80% finished).
After the design has been finetuned we can present you with elevation drawings (optional) and an estimated cost plan. At this stage, we can provide you with an indicative cost for your build based on the information available. As this is prepared before site tests have been conducted some provisional allowances need to be made.
Step 4: Building permit approval and site tests
When you are happy with the estimate, we can further confirm the costs of the build by organising the services of independent consultants, such as structural and civil engineers, soil engineers, energy rating and light assessments and a building surveyor
who will provide the building permit.
At Corrben we want the costing to be as transparent as possible. As we do not mark up independent contractors prices we ask that you pay them directly.
Step 5: Final estimation of costs
After the site has been tested for any hidden costs, it’s time to make selections on the aesthetic elements of your property. This includes items such as:
- fittings and fixtures
This is a fun process, which you may wish to choose autonomously, if not we are happy to help you out. After you’ve made your selection we can give you a final costing of the build.
Step 6: Building Agreement contract
Before we can start building your new home you will need to sign a building agreement. We want you to be confident and happy not only in the design of your home but in the building contract as well. At this stage, we will sit down with you and thoroughly review your plans, variations and the contract. If there is anything you are unsure of, or do not understand, we are happy to clarify before you sign.
Your building contract will include:
- A full set of drawings.
- The details of your plans, including colour selections.
- A final cost plan (with some provisional allowances).
- Your rights and responsibilities to us.
- Our rights and responsibilities to you.
Step 7: Building approvals
Before the build can start we need to get the necessary approvals and permits.
These include, but are not limited to:
- Authority to Commence Construction
- Development Application approval
- Construction Certificate
Step 8: Time to start building
The building process can start the moment your Authority to Commence Construction has been issued.
The process is as follows:
- Ordering of materials and labour.
- Ground works.
- External façade including roof.
- Lock up.
- Rough in, fit offs and fit outs.
- Key handover.
Please note, due to Occupational Health and Safety Regulations you will not be permitted to visit the construction site without accompaniment by one of our staff on an arranged visit.
Step 9: Handover
This is the one you’ve been waiting for, when we hand over the keys to you new home.
After a final inspection by you, settlement can take place. We recommend that our clients use the settlement period to arrange home and content insurance and other services.
When you first move in you will go through a designated review period. During this time we ask that you note down any areas of the house that you believe need attention. After the review period is up we will assess your notes and carry out any rectifications needed.