5 things to consider before building your dream home in the South-West

We know that building your home is one of the largest investments you will make (and that many of you have been saving and planning for this day for years) which is why it's crucial that you do your due diligence, get clear on your project investment, vision and design, and find the right builder for you to bring it altogether. 

It's daunting though, right?

Here's a list of five things that we tell our family, friends and prospective clients to consider:

1. The block

Regardless of whether you are using your existing block or purchasing a new block, here are a few things you will need to consider and information that your builder will request:

• What is the size of the block? 
• Are there any council restrictions or rules that you are aware of?
  • How far back do you need to be off the fence line?
• Are you located near any bush land?
  • If so, you may need to organise for a Bushfire Attack Level (BAL) assessment
• Is the block level or sloping?
• Has a feature contour survey been completed yet?
  • If not, the builder will need to organise this.
• Has a soil report been conducted?
  • If not, a geotech will need to complete a soil report. 
• What services are provided on your site?
  • Have you got power, water, sewerage or internet?
• The orientation of the block
  
  • Which direction does the wind and rain come from?

• • Which side is north-facing? 
    
    • Drawing on the natural qualities of your site to add value to your home is a no-cost design choice, and will create an enjoyable and sustainable living environment.

2. Design

The design and layout of your home should reflect your lifestyle and preferences - you should start thinking about the design, layout, fixtures and furnishings that you would like in your new home.

Pro-tip

• Make a list of your design and layout must-haves and nice-to-haves
  • Design - what style are you going for?
  • Layout - have you considered how you are going to connect the indoors with the outdoors?
  • Storage - If your family is anything like ours, we needed an entire shed to house Nathan's fishing and camping gear and like any good carpenter, a workshop with ample storage for all of his tools. Do you have any hobbies that require storage? It's important to consider where you are going to keep these items - do you have a garage, or will you need cabinetry inside the house?
  • Features - One of our key features in our Witchcliffe home is the high gable ceilings - once complete, they will have a serious wow-factor when pulling up on our street. Have you considered what features would you like throughout the house? What about natural light and ventilation? 
  • Sustainability - what about the energy efficiency of the house? Have you considered solar panels, water tanks, or double glazed windows?
• Consider your future needs
  • Are you a younger couple planning on having kids or fur-babies in the future? If so, you'll need to think about child and pet friendly features (safety, security, rooms, materials and areas where you can keep an eye on the kids)

• • Are you down-sizing? Do you have friends or family including grandkids that will still come to visit? Do you need easy access from the carport to the kitchen area? 
• Include your builder in the design phase
  • When designing your new home with a designer or architect, we recommend bringing your builder along for the journey. By creating an alliance with all parties, disappointment can be avoided from the offset - when brainstorming your creative ideas, your builder will be able to provide practical input and ground-truth any ideas. Builders will have an accurate idea of how much different materials and designs will cost to implement, and will be able to help 'design out' any potential issues before leaving the designer or architect's office, saving time and money to rework the designs at a later and more costly stage. 
  • Here at Forest to Coast Homes, we are committed to providing our expertise at every phase throughout the design and build process. We will be able to suggest options to lower your required budget and save you money throughout the design process. 

3. Timeframe

With all of the above in mind, it's important to establish a realistic timeframe and schedule for your new build. Depending on your project and the builder you go with, building your home could take several months or a few years. 

For example, a project builder (also referred to as a volume builder) may have hundreds of builds a year and as a result have longer lead times, whereas a custom builder may only have a handful and be able to finish the build off in several months. 

Pro-tip

When speaking to builders, ask them:

• Is our timeframe realistic for you?
  • How long does it take to get to the design / contract stage?
  • What would be a realistic start date for me/us?
• How many builds do you do a year on average?
  • What is the average timeframe in which those are built?
  • What is your current schedule like?

Depending on the type of you builder you speak with their answers will vary. Either way, these answers will help you gauge whether they are the right fit for you.

4. Due diligence

Okay, so you've done all of the above and now its time for the fun part - the match making process. 

Finding the right builder is a bit like finding the right life partner. You should shop around and do your due diligence before settling down. But when you do find the right builder, it should feel right.

And finding the right builder for you, won't always mean they are the cheapest one. 

Pro-tip

• When reviewing builders, think about whether the projects that they are working on are similar to what you have in mind for your future home
• A great place to start is on social media or their website. Before you complete the online enquiry form, follow them on social media for awhile. Check out their current projects and interact with their posts - see if they engage back with you and gauge their communication style. 
• Like in any relationship, trust is crucial. So it's important that you get to know them and start building those relationships. After all, they will be in your life for sometime.  
• It's also important that you uphold your end of the bargain and be honest with your builder from the start.
  • If you have a fear that any builder you share your building budget with is going to max out their quotes, then you may not have done sufficient research as to whether they are the right builder for you. If you're looking for the cheapest builder to deliver your dream home, you won't end up with the right builder to deliver your dream home. 
  • If you're not comfortable disclosing your entire budget in the beginning, at the very least give them a range and tell them if it's for everything or just construction. 

5. Project investment

Now, don't be put off by this. Often this part is what starts to scare people off (which is why we have put it as the last tip) but no matter what builder you speak with, they will want to know your project investment or budget.

Don't be thrown off by this question - the reality is, that your budget will determine the type of build that you will be able to undertake and the type of home you will end up with. 

Much like that no two car brands are created equal, neither are homes nor the builders who build them.  

With this in-mind, remember that when you approach different builders, they will be on a fact-finding mission. Most builders aren't sales people but they are business owners who will be trying to determine whether they are the right builder to help bring your dream vision to life. 

Before you get to that point though, it's important that you have already established a realistic budget that you are comfortable spending. We recommend that you speak with your mortgage broker or financial advisor first to determine what figure you are working with. It's also important to figure out if that budget will have to pay for everything including professional fees, design, approvals, construction, contingency or whether it's purely for construction. 

Pro-tip

• Be open and upfront with the builder from the start
  • Often people think that by giving up their budget, they have given away their competitive advantage or leverage and that the designer or the builder will figure out a way to spend the entire budget. Herein lies the biggest issue about how people go looking for designers and builders - they shop around for the cheapest quote. Homeowners who fudge their budget in the enquiry forms or initial conversations may also be preventing the builders from having further conversations with them. 

• • Having this information early means that builders and designers can give you feedback and advice on whether your budget and ideas are aligned, as well as some tips on alternatives or ways you can reduce costs. 
    

• • The sooner you are upfront with the builder, the sooner they will be able to give you an indication as to whether they think they are the right fit for you and if your project fits their business model. So, by talking about your budget from the start, you both save time figuring out if you should keep talking.
  • Plus, if your builder knows the budget you're working with, they can they look for ways to add value to your build such as alternative materials which cost less and last longer.
  • Here at Forest to Coast Homes, we are always on a mission to find ways to achieve optimum value for our clients budget. Our goal is the same as our clients - to build the home on budget, on time and to a high standard. 

In summary

While you're doing your due diligence, remember that you could be spending several months to years with your builder so its crucial that you have a strong relationship with open, honest communication and trust. You're not just building a home, you're buying the confidence in the long-term quality and durability of the home, and the support and guidance throughout the process and beyond hand-over day. 

Finding the right builder for you is a much better goal than the one with the cheapest quote, after all would you pick and trust the cheapest surgeon or accountant?

Happy browsing & match-making.