House building - any tips.

[biggin]

Hi all,
Nothing to do with LR, but ....

I am in the process of building a house, and I have just realised I haven't the faintest idea how to go about it.

Our architect has completed plans which we are very happy with, and I don't think finding a builder will be a problem.

The problem is though, we haven't got the faintest idea how to go about selecting things like doors, windows, floors coverings, electrical fittings, bathrooms, kitchens, paint colour etc.

Is there a one stop shop you can go to to arrange all this stuff, or do you have to tramp around a hundred different suppliers, and waste weeks sorting out different deals for different things, that will end up a complete mishmash when put together into the one building.

As you can probably guess, I have no feel for this interior decorator thing, and neither has my wife.

Any tips will be greatfully appreciated.

Cheers,
Biggin

[centy]

normally you would get a quote from the builder and he will allow a certain amount for tiles and fixtures.
he will also have accounts at one or two place so would send you there.
then you go in and talk to the sales man and they will show you the normal range, most have displays.
then you can choose the ones the builder has allowed for or opt for a more premium product.
ie toilets
a normal toilet would set you back maybe $150 however you could bet a flash fully moulded and full china job for $600. you would wind up paying the extra.
the sales man normally has experience helping you select the colours.
The mitre 10 shop o worked in had tiles paint plumbing and laminates even roofing and windows so we were able to cordernate the lot to make then match.
remember you have roof colours and window colours to choose aswell.

[austastar]

Hi,
one thing we were advised, and would recommend it.
Depends on your house flooring of course, ours has a lot of carpet.
Look at getting a ducted vacuum system system in before plans are finalised with the builder.
Even if as we had to do (lack of $$$) just put in the pipes and wiring now and buy the unit and hose/tools later.
Get a space for the motor that is in an out side opening cupboard to let you empty the dust container without getting dust in your garage (where most people put it).
Putting a system in an already constructed house is difficult and expen$ive.
cheers

[richard4u2]

go back to the architect and sit down with him and sort out a colour scheme and that will save you heaps of time and trouble

[clrover]

Hi mate,
If you go with a building company in the first place they go through what fixtures you want, doors, flooring, paint colours etc. Within the budget provided, then the building company would sort all that out as centy was saying. Or you could hire a site manager/ supervisor and he would arrange everything. However today the quality of building products has dropped, yet the prices keep rising:(. Example: standard flat pannel doors, the pannels used to be 5mm thick (thin) and hollow inside. Now the pannels are 3mm thick, but the doors are not any cheaper.

Callum

[Tank]

This may be a bit off your subject, but the title of the post suggested you were building the house yourself, after reading your post that's not so.
So for those that are building their own home or having it built, these are my tips.
1. Never let an Architect anywhere near something you want to live in, get a Draftsmen to draw up your plans. They will be buildable and livable.
2. Foundations, have a soil test done for stability/movement and have a concreter who knows how to build a foundation that won't move and destroy your house.
3. Try and build your house on the available profile of the land, esp. on sloping blocks, This will give you space under the house if a steep/sloping block, don't dig a hole and put your house in it, you will regret it later on.
4. Don't go radical, esp if it's your first home as you will probably sell it later and upgrade, i.e. don't have stairs for access as this will preclude older buyers, have access to rear yard.
5. Spend as much as you can on insulating your home, it will pay for itself in no time.
6. If an owner builder, scrutinise contractors and refuse to pay for shoddy work till it's fixed.
Hope this helps, Regards Frank.

[biggin]

Thanks all for your invaluable advice.

The architect we have, actually designs houses that CAN be built, as a few friends and others I know have used the guy, with good results.

A soil test is in the process of being done, and a structural engineer will approve the foundations, as a pool will be installed very near the house.

I never thought of asking the architect for colour advice, but I will certainly ask.

I'm not sure how I will fit a ducted vacuum system with a concrete slab floor, but I will look into it.

Good tip on insulation; I will keep it in mind.

Frank, I am only having one go at this. At my age, the next step will be me being carried out in a box (but not for another 30 years, I hope:D).

Thanks again all.

[Tank]

Mate in another 30 years they might be able to extend another 10/20 years, good luck with the building, I have a few mates that are/were builders and they reckon architects were/are the bane of their lives, Regards Frank.

[JDNSW]

......

Frank, I am only having one go at this. At my age, the next step will be me being carried out in a box (but not for another 30 years, I hope:D).

Thanks again all.

All the more reason to take Frank's advice. When we built out house it was deliberately designed with no stairs and wheelchair access. Quite unanticipated, but we ended up needing a wheelchair for my wife three years after we moved in. You never know!

I second the thing about insulation. Think about where you are building, and whether keeping it warm or keeping it cool is important (or both). This affects window position, eaves, verandahs and lots more, but regardless, insulation helps. And remember that it is very unlikely that energy will get cheaper!

John

[p38arover]

I agree with JD, allowing for future wheelchair access is worth considering.

I know the problems we had when my wife was in a wheelchair for a while.

I saw a house recently that had a wider hallway and a split door to the master bedroom. That's essential for getting a standard wheelchair through. The total width was probably 1-1/4 to 1-1/3rd wider than a normal door. For normal use, one only opened the normal width part.

Re energy savings, I hope your house has eaves to give some shade to the windows.

I think I agree with Tank - keep away from architects. They should be made to live in the houses they design.

[d2dave]

I don't know anything about ducted vacuum systems except the outlet is usually in the wall. This being the case the pipes could possibly be in the wall cavity. Plenty of slab houses have ducted vacuum's.

Dave.

[Ratel10mm]

A good architect will design a liveable house.
If you'd rather not pay someone like me a few $K for air conditioning, design for your location. Where we are that means wide eaves, NE aspect, and make sure your house will catch the breeze. There's various things you can do for natural 'air con' like shade trees, good ventilation (think getting the building to have a chimney effect like traditional Moorish architecture, for e.g.) fountains (not really practical in Oz, of course).
Look through libraries full of home decor / architecture & similar books, magazines, etc. Watch lots of architecture program's like Grand Designs. Go to open homes at the weekends (leave nonsense contact details so the estate vultures - sorry, agents - can't bother you).
All that should give you some ideas on colour & decor schemes that you like.

[Vern]

Its going to be 6 star energy rating, so things like double glazed windows are definately helpful (best money we spent on our place), lighting, insulation (look at a product like aircell as well as batts), also buy brands you have heard of, don't scimp to much, partularly on appliances, brands like euromaid, are rubbish,get hings that you won't have to have repaired the day after they run out of warranty.
As for electrical fitting, clipsal for your powerpoints and swithces, lighting though is tricky (thats why i get most of my customers to pick there own), but if you like the downlight look, they a making some really good LED ones now. If you need a builder i can recommend a really good one in Traf that i do work for. If you need a sparky, don't ring me, i'm to busy:D

[richard4u2]

if i were building again i would go 12v led lights (not down lights) run from a battery and a solar panel

[rovercare]

if i were building again i would go 12v led lights (not down lights) run from a battery and a solar panel

That's what a dude is doing in a joint I just done, not a bad idea

[austastar]

Hi,
I put the vacuum tubing in the sand just under the slab, and ran the 12V wiring to each outlet along side the pipe.
It stayed unfinished for 10 years or so 'cause we were so broke, but I'm glad we put in the tubing etc when we did.
It was only about 30 minutes work to mount the motor and wire up the connections when we were a bit more cashed up.
I don't like the motor in the garage though - noisy and fine dust comes out the outlet (that is now piped out side)
cheers

[copba]

Do as Richard suggested earlier, and get the architect to do the colour, and fit out design, if he can't do it he'll probably know an interior decorator.
They can cater the design to your budget, it'll be well worth it in the end. generally people in shops are just sales people, without a clue about design.

I'm an architectural drafty, and I know a good architect designed house is well worth it. Climate responsive so little, or no aircon or heating needed. :)

You just have to control their 'arty' urges sometimes. :wasntme:So that what is designed can be built affordably.

[mike 90 RR]

The problem is though, we haven't got the faintest idea how to go about selecting things like doors, windows, floors coverings, electrical fittings, bathrooms, kitchens, paint colour etc.

Is there a one stop shop you can go to to arrange all this stuff,
Any tips will be greatfully appreciated.

Interior designers do this work ... Just pick a "theme" and they do the selection for you

Cheers
Mike

[dirtdawg]

white ceilings and white woodwork (doors windows etc) and just pick your colour for the walls go for something neutral and have things like furniture,rugs, pictures bring up the colour and style of your place, a colour scheme like that never ages

[centy]

architects picking colour and other stuff is a bad idea.
i had dealing with a fully gesigned and specified comercial building.
some of the stuff was had to get and tiles were not available at all.
when i rang him he said i dont carre i done that 3 months ago use anything.
you local builder or there supplier will have experience and be able to help.

it was what i done at mitre10 for many years, paint tiles tap laminate bathroom fixtures.

ie some people want a space saving basin in bathroom, so very few are happy as they are to small.

[Bigbjorn]

All builders are bastards. Keep them under the whip (and the knuckle if necessary). Don't take crap from them. Insist they do what they are told, not " I thought it would be better this way". Keep inspecting relentlessly to see that specifications are being met. Builders will try to avoid this if they can save a buck. Insist that work is done on days that work is available to be done. Don't let the builder shift blame to subbies.
He is responsible for progress and quality and don't let him forget it. Don't make progress payments ahead of work done. Keep payments lagging. Nothing grabs a builder's attention better than the possibility of payment being withheld.

[newhue]

It's only going to save you a couple hundred, but don't buy premium paint. I've been putting paint on for 20+ years, and the value for money is the middle road of pricing as with most things.
Seal/prime everything, acrylic will do. Back roll new gyprock for the first coat. Spray is acceptable for 2 and 3 coats.
Traditional enamel in white or light colours will yellow in 3 to 6 months due to resins. Water based enamels are great but can't get the shine level of traditional enamels just yet; but they do dry fast, don't smell, and don't yellow. Think about a Semi Gloss finish on doors and trim. It gives a durable soft flowing feel opposed to gloss trim V low sheen walls. As mentioned before, you can mono-tone the walls and trim colours and then use furnishings.

Most of all try and make it fun, you have an unbelievable amount of decisions from now to sleeping in your new house. The builder will blame subbies for a lot. It's because he doesn't own them, and trying to coordinate them with all there other builders and private contacts they have is difficult. Add a few supply issues, weather, and the odd muck up and that's how it drags out. If the builder is good he won't BS you to save face, hill just say his been let down and trying to fix it. But only pay for what has been done, or approved. If he asked for payment before things are finished watch him carefully, as he may have to much on and running out of money.

good luck with it, don't forget try and have some fun with it.
I hope it is a pleasant experience

[Vern]

Gee not much faith in builders hey:(.

[jerryd]

All builders are bastards. Keep them under the whip (and the knuckle if necessary). Don't take crap from them. Insist they do what they are told, not " I thought it would be better this way". Keep inspecting relentlessly to see that specifications are being met. Builders will try to avoid this if they can save a buck. Insist that work is done on days that work is available to be done. Don't let the builder shift blame to subbies.
He is responsible for progress and quality and don't let him forget it. Don't make progress payments ahead of work done. Keep payments lagging. Nothing grabs a builder's attention better than the possibility of payment being withheld.

Sounds like you had a bad experience then ??

[Bigbjorn]

Sounds like you had a bad experience then ??

Several. One job in Sydney there was so much anger generated we were almost at the point of only communicating through solicitors.

I can't understand the mentality of people who are told to do something this way, not that way, and when you return find they have done what you told them not to do.

[Beckford]

All builders are bastards.

I must be a bastard then?

My advice (as a builder) is to look at least 3 houses the builder has done prevously and talk to their clients.

Even better use a builder a close friend or family member of yours has used to build their own house and would use again. The best recommendation you can get.

(I am actually a contract administrator for a commercial builder.) So my other advise is to write a clear / comprehensive scope of works and include it in the contract. Both parties need to agree it and sign every page before starting work.

Agree upfront at what stages progress payments will be made and how much. E.g. Excavation / footings / slab complete $10k, frame complete $20k, lock up $30k, services roughed in $10k, finishes complete $20k and fittings/ landscaping installed $10K. A detailed cost break up from the start is essential.

[Bigbjorn]

It's only going to save you a couple hundred, but don't buy premium paint. I've been putting paint on for 20+ years, and the value for money is the middle road of pricing as with most things.
Seal/prime everything, acrylic will do. Back roll new gyprock for the first coat. Spray is acceptable for 2 and 3 coats.
Traditional enamel in white or light colours will yellow in 3 to 6 months due to resins. Water based enamels are great but can't get the shine level of traditional enamels just yet; but they do dry fast, don't smell, and don't yellow. Think about a Semi Gloss finish on doors and trim. It gives a durable soft flowing feel opposed to gloss trim V low sheen walls. As mentioned before, you can mono-tone the walls and trim colours and then use furnishings.



Have you heard of "Gold Coast Glug"? I am told it is a cheap paint much loved on the coast for spec. homes and units. I gather it looks good long enough to sell the place and for a few months after when it becomes see through.

[frantic]

Most places like tiles(floor, roof ,wall etc) and paint will give you samples. The brick mobs may either give photos or a few as a sample.
If your going the owner builder route try and hire tradies on a Total job rate rather than a hourly rate.e.g it'll cost $XXXX to tile all the bathrooms, laundry and floor areas and will take 4-5 days. Or it'll cost $XXX for the pipes for water and sewer and take 3 days etc This way you know the costs and dont get a plodder going 1/2 speed till his next job is up. If they cant do this they dont know their job.
Only pay for materials delivered to your site that you ordered dont pay before delivery and dont pay for labour till the work is done. Way to many I know have been scammed this way.:mad: Most good tradies will have 30-60 day accounts with their suppliers so beware the bloke who asks for you to pay materials as he may have credit problems and previous jobs with overdue acc for many reasons.
Start at bunnings or a similar store and then get your colour samples and go to the specialty places as you will regret it if you dont especially for tiles, light fittings and carpet.

[Vern]

building commision have a contract with set percentages you pay at different stages, the stage isn't done, you don't pay. pretty simple.
Alan was originally after advice on building materials, fixtures, fit out for his house, all it seems he is getting is 'beware builders are scammers'. :(.

Alan, get some magazines, thats probably the best way to find things you like.:)