Hi Folks,
In comparison
Our build is now complete. Our keys are in our hot little hands. *hehehe*
I thought I'd provide some quick tips re our build as no doubt some of you may encounter these same dilemmas.
In comparison
Before our handover was complete, Chris and I took a trip back to the display houses that inspired us. In fine detail with our "tradies hats on", we went through the house specifically looking at the craftsmanship of the house and the overall finish. What we found was that both Chris and I were very meticulous throughout our journey. The standard of our house is very high because we knit-picked every little detail. Basically we wanted a perfect new house. Nothing more, and nothing less. Is that hard to ask for given your investing big bucks with this builder?
I mean, in comparison to the display house and our completed house, we saw a lot of fine details that could have easily been touched up or fixed - but- this was a display house and the lovely furniture takes away from the minor imperfections you can see. For example, little paint marks/scratches on walls, shoe marks/prints in odd places, doors had scratches, cupboards with minor dints and scratches. Yes, this was a display house and had a lot of traffic, but this could have easily been fixed (to our standards).
From this comparison exercise, there was lot we took away. Specifically what we should look out for as the house ages. For example the floor joints and trimmings of the back and front entrance- they were very run down - must make sure guest take off their shoes. There was a lot of paint chips on the external walls. Make you they are stained and coated properly.
From this comparison exercise, there was lot we took away. Specifically what we should look out for as the house ages. For example the floor joints and trimmings of the back and front entrance- they were very run down - must make sure guest take off their shoes. There was a lot of paint chips on the external walls. Make you they are stained and coated properly.
So in summary, here's my two penny's worth of advice for you all:
1. Beneficial to get an independent inspector at 1) the completion of slab, 2) at the completion of frame and 3) at presentation stage. This was approx. $500 per stage.
If the report comes back with little results - then you can rest easy knowing you have good tradies on the job. The most value I got was at all stages, but most specifically at Presentation Stage. Our guy was "on our side" to speak in terms of getting what we want fixed prior to handover. During this stage, your builder can really play hardball with you. During ours, he was like down right - NO, it doesnt need to be fixed! And we were like, NO, this is unacceptable because it's our investment, we want this fixed! Period. And then the independent inspector goes, "if it were my house, I'd want that fixed" LMAO!
2. Visit the house regulary and keep a spreadsheet of items that need attention. During building stage, there is a fair bit of staff turnover. We had 4 site supervisors, and plenty of admin people too. Easiest way to keep everyone updated is to put everything on spreadsheet cos there's so much to remember at times. Plus, it helps if people are ticking off items from you list so you can be rest assured.
Visiting the house was satisfying and very exciting :) By going to the house often you can see the progress being made and question things you may think is in the wrong place. This will happen. It happened to us during the pipeworks (cos it's only guest-a-mates until the concrete was laid). Pipe was in the hallway instead of the kitchen; the meterbox was in the middle of the window instead of being to the left of it. etc etc. Plus, you learn so much by questioning how things are done.
You may become a total whiner. This is ok. This is your house and you're paying someone MEGA-BUX to get it right...not just a few dollars...MEGA BUX!
Oh plus, you get to see what left over material can be savaged i.e. bricks, roof tiles, measuring tapes, lol. We put all our bricks and tiles at the back of the house. They came in handy during fixing stage.
3. Meet face to face with your site supervisor. It will give you peace and mind and be on top of the game. You'll also get to know what the next stage will look like or if they've had any stuff-ups/delays etc. We were in a state of frustration because no one kept us in the loop and with being people fired so often, we tried to arrange weekly - fornightly meetings with our SS - which he was kind enough to do. We met him at 7am before work which worked for us. Most tradies start work at 6am - oh my, soooo freezzzing in the winter!! Oh, he also suggested a good time for our "own cable person" to come in on the weekend so he can do his thing. *get the drift?*
4 . You have the right to ask for compensation if things don' go right. Maybe throw in a little something-something to appease the new house dwellers. (maybe a free drive way, patio, decking, air-con????)
5. Before even signing any contract or going to any colour appointments: negotiate!! I cannot stress this enough~
Give the impression you are serious and want to build. Provide the "I would love to build with you, but XX is offering this better deal. What can you do for me?" You dont get if you dont ask! Every bloody penny counts! It's not like you have to show them proof of any documents - just play bluff.
6. Take pictures. A lot of pictures. You will not realise it's value until you get home or sometimes 1 week later. You will start to question why things appear in certain places. You will thank yourself because you know where all the studs are (in your wooden frame so you can hang your pretty pictures later on). You can show them to your friends and ask for expert advice too knowing you have the pics in hand.
6. Take pictures. A lot of pictures. You will not realise it's value until you get home or sometimes 1 week later. You will start to question why things appear in certain places. You will thank yourself because you know where all the studs are (in your wooden frame so you can hang your pretty pictures later on). You can show them to your friends and ask for expert advice too knowing you have the pics in hand.
7. Save, save and save some more money for the move in date!
I've got to live with newspapers instead of pretty curtains for the first few months. I've also got to invest in some nice new furniture, linen, pots, TV, theater system. Most importantly my wedding.
8. Take your time and soak it all in.
Although we took 6 months before we had signed the contract, this period allowed us to do plenty of research and helped us to confirm exactly what we wanted. I'm happy that we took our time with this process because the overall journey has been quite smooth. There were really no hiccups expect for two things which were out of our control (neighbours garage gutter over handing and retaining wall (with the other neighbour) cos their land was slightly raised). Our ss was able to resolve all items and all setbacks and delays.
Hang in there Stage - Fixing Stage
This stage is a drainer - it feels like months and months go by and nothing is being done.
During the tail end of the journey, there were heaps of opportunities Henley provided to us to settle and hand over they keys. Although it was quite tempting to just say, "give us the god damn keys", you have to step back and look at the bigger picture.
For example, Henley asked us during the Presentation Stage whether we wanted to settle on the exact same day and provide our nice cheque to them.
On this day we had an independent inspector who picked up so many things that cant be picked up by the normal person (unless ur a tradie and you do this kind stuff every day). Imagine we had picked up the keys then? The storm drainage wasnt even complete, windows were chipped, paint marks appeared everywhere, doors were worpt (like bent a little), there were missing screw drivers. The person presenting the house was like "dont worry, Ive checked everything. Ive checked all the insulation and all the electrical points ". Sorry mate, unless you've checked it yourself, you shouldn't be satisfied. I mean, we found that our whole garage wasnt insultated and that two light points werent working. Chris always used the excuse, "I have to report back to the Mrs, so dont blame me if I want to be thorough".
I guess, if we moved in during that those opportunities, I believe (very strongly) that we would be chasing our builder for 6 months to get these minor defects completed. Better wait 2 weeks to get it all sorted, than chasing them 6-12 months down the road (and you would be their least of priorities by then!). I guess good things come to those who wait...patiently (very patiently).
During Presentation Stage
You gotta go into the presentation process pretty prepared otherwise they'll bluff their way ( I mean they are sales people, they want your money; they want to close the deal, they want your house done and dusted and off their books too). Whether a third person is with you or best thing - go and check the house out for yourself so you're well equipped with ammo to negotiate what should and shouldnt be fixed etc.
Although we took 6 months before we had signed the contract, this period allowed us to do plenty of research and helped us to confirm exactly what we wanted. I'm happy that we took our time with this process because the overall journey has been quite smooth. There were really no hiccups expect for two things which were out of our control (neighbours garage gutter over handing and retaining wall (with the other neighbour) cos their land was slightly raised). Our ss was able to resolve all items and all setbacks and delays.
Hang in there Stage - Fixing Stage
This stage is a drainer - it feels like months and months go by and nothing is being done.
During the tail end of the journey, there were heaps of opportunities Henley provided to us to settle and hand over they keys. Although it was quite tempting to just say, "give us the god damn keys", you have to step back and look at the bigger picture.
For example, Henley asked us during the Presentation Stage whether we wanted to settle on the exact same day and provide our nice cheque to them.
On this day we had an independent inspector who picked up so many things that cant be picked up by the normal person (unless ur a tradie and you do this kind stuff every day). Imagine we had picked up the keys then? The storm drainage wasnt even complete, windows were chipped, paint marks appeared everywhere, doors were worpt (like bent a little), there were missing screw drivers. The person presenting the house was like "dont worry, Ive checked everything. Ive checked all the insulation and all the electrical points ". Sorry mate, unless you've checked it yourself, you shouldn't be satisfied. I mean, we found that our whole garage wasnt insultated and that two light points werent working. Chris always used the excuse, "I have to report back to the Mrs, so dont blame me if I want to be thorough".
I guess, if we moved in during that those opportunities, I believe (very strongly) that we would be chasing our builder for 6 months to get these minor defects completed. Better wait 2 weeks to get it all sorted, than chasing them 6-12 months down the road (and you would be their least of priorities by then!). I guess good things come to those who wait...patiently (very patiently).
During Presentation Stage
You gotta go into the presentation process pretty prepared otherwise they'll bluff their way ( I mean they are sales people, they want your money; they want to close the deal, they want your house done and dusted and off their books too). Whether a third person is with you or best thing - go and check the house out for yourself so you're well equipped with ammo to negotiate what should and shouldnt be fixed etc.
9. Go on a nice holiday/break.
You deserve a break after all that!
Great advice! Much appreciated!
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