Initial Meeting with Milliken Builders
The first step is to meet with a builder. Most clients are anxious to get an idea of cost. They also want to know when construction can commence and how long it will take. At this early stage it is often difficult to give definite answers to these questions. This initial appointment is very important for getting to know each other. When you hire a builder to extend your home you are inviting him into your life and home for several months. I encourage this initial meeting to get a feel for the builder/client relationship. It is a chance to see if the builder/client relationship is a good fit for you and me. It is also a good way to get ideas about what can or can’t be done on your property and what Council rules and regulations may affect your potential build.
Getting Your Plans Drawn
Extensions require drawings and development applications made to your local Council. The next step is to meet with a draftsperson or architect. We work closely with Allan Besednjak of ALS Drafting (ph 0403 121 523). We are happy for you to choose your own draftsperson or architect but using our recommended draftsperson benefits you. We can organise joint meetings with all three parties (ie builder, draftsperson and client). We can liaise closely with our draftsperson during the planning stages to minimise delays and to get you the best possible outcome.
Many draftspersons offer a free initial consultation. After this they will give you a quotation explaining their services and costs. The quotation may include an initial concept drawing with a specified number of revisions and the finished plans. The finished plans will usually consist of a site plan, floor plan, elevations etc. The quotation may also include the option to submit the Development Application to your local Council and to organise the Construction Certificate on your behalf.
Council Approval and Engineering Reports
Council has changed the application process to try to speed up approvals. See my previous blog post on 20 April 2016 titled Development Application . . . do I need one? This post contains links and helpful information about exempt and complying developments. Your draftsperson will work with you to ensure that your plans are compliant.
Many builds will require an engineer to review the plans and provide a report for such things as footings, structural beams etc. Council and/or the certifier will probably require copies of this report.
Builder’s Quotation, Contract and Home Owners Warranty
Most certifiers will require a copy of the builder’s contract signed by both parties before they will issue the Construction Certificate. I fill in the contract based on the quotation you have accepted. I provide a hard copy of the contract for you to review. If possible I allow one to two weeks for you to review the contract. During this time we can discuss any questions or concerns and make changes if necessary. Then I will meet with you to sign the contract.
Home Owners Warranty Insurance is required where the contract price is over $20,000. I am a member of the Master Builders Association. I obtain my warranty insurance through MBA Insurance Brokers. Once the contract has been signed I can apply for the warranty insurance. The process from application to issue of warranty certificate usually takes about a week. Although I apply for the insurance the client is liable for the cost of the premium. It is calculated on the type of work, the contract value and the post code of works. The NSW government has a pricing calculator that can assist you in budgeting for this expense.
Certifiers and Your Construction Certificate
We will not be able to start construction until you have been issued a Construction Certificate. If your draftsperson is not organising the Construction Certificate on your behalf you will need to enlist the services of a certifier. Certifiers issue the Construction Certificate, carry out construction inspections and issue the final Occupancy Certificate. Several of our previous clients have used the following certifiers.
- City Building Approvals Pty Ltd
- Illawarra Building Certifiers
- Accredited Building Certifiers
- Building Certification Associates Pty Ltd – Ronald Moore
- Southern Certifiers – Glenn Fitzgibbon
The certifiers will provide you with a quotation and will require you to sign a service agreement. They will also require you to pay their fee up front. The certifier will review your plans and make sure that all the necessary paperwork has been collected before they issue the Construction Certificate. They may request copies of the following documents.
Council approved and stamped plans
Surveying reports
Engineering reports
Long Service Levy payment receipt
Builders Contract signed by both parties
Home Owners Warranty Certificate
Start Construction
Once all of this has been done and the Construction Certificate has been received you are ready to begin!
