A R T I C L E
B
uilding a home is an exciting journey, one that is filled with anticipation and planning. From selecting the right design to watching your property take shape, each stage of construction is an important step toward creating your dream space. At Builders Brisbane, we are committed to delivering quality construction in a timely manner. Here’s a detailed guide to the typical build times for the various types of structures we offer:
Granny Flats: Typically 3-4 Months: If you are looking for a small and quick housing solution, granny flats are a great option. They have a compact design and can be built in a short span of time. We take care of every step of the process, from planning to execution, to ensure that your tiny home is ready in 3-4 months.
Loswet Homes: Typically 5 Months: Lowset homes, or single-storey homes, are more complex to build than granny flats. They usually take about 5 months to finish, but this may vary depending on the size of the floor plan. Lowset homes are suitable for families who need more space and comfort.
Double-Storey Homes: Typically 7 Months:
Building a double-storey home requires more time than a single-storey one. These homes are large and luxurious, and they usually take about 7 months to complete. Some of the factors that increase the time frame are the use of steel beams, different types of cladding, multi-level roofs, and scaffolding that needs to be set up and removed.
Duplexes: Typically 7 Months: Duplexes are a type of housing that have two units attached by a common wall. They usually take about 7 months to construct and can offer some advantages over single-family homes. For example, duplexes can make efficient use of land and provide a source of rental income for the owners.
Extending Build Duration: Landscaping and Other Considerations
While we strive to meet the timelines mentioned above, there are factors that may extend the build duration by up to a month. Here's a look at some common considerations:
Landscaping: The aesthetic appeal of outdoor spaces is vital. Custom landscaping can add weeks to the construction process, depending on the complexity of the design.
Weather Conditions: Unpredictable weather can lead to delays. Rain, strong winds, or extreme temperatures might hinder the progress of construction. Living in Queensland, we have some amazing weather during the winter and large amounts of rain in Summer. Keep in mind the seasons when talking time frames.
Permit and Inspection Delays: There are various factors that can affect the duration of a construction project. One of them is the legal and regulatory aspect, which involves obtaining the necessary permits and passing the required inspections. These processes can sometimes cause delays or interruptions in the work, depending on the availability and efficiency of the authorities. At times, it is important to plan ahead and anticipate any potential issues that might arise from this aspect.
Customisation:If you choose to add or modify certain aspects of the construction, it might extend the timeline depending on the complexity of the changes.
At Builders Brisbane, based in Ormeau, South East Queensland, we take pride in our craftsmanship and commitment to timelines. We understand that your home is more than just a building; it's a personal space that reflects your taste and lifestyle. That’s why we work closely with you to ensure that every detail is attended to, even if it means spending a little extra time to get it just right.Should you have any questions or need further assistance, feel free to reach out to us. We are here to help you build the home of your dreams, or an amazing investment to catapult you to a brighter financial future.
Understanding Construction Contract Prices: Navigating Changes and Exclusions
Building a new home or investment property is exciting, and a big part of that journey is understanding the contract price. It's easy to assume the price on your construction contract is fixed, but there are a few things that can cause it to change.
We're here to guide you through these potential shifts in the HIA Construction Contract and the Master Builders Construction Contract, keeping in line with the Queensland Building and Construction Commission (QBCC) standards.
Getting to grips with what can cause your contract price to increase is crucial. It's not just about budgeting; it's about being well-informed and prepared for the building proccess. Let's break down these factors and make sense of how your contract price might change.
Understanding Fixed Contract Prices
When you sign a construction contract, particularly for a big project like a new home or a duplex, you'll notice a number that stands out: the contract price. This is the amount you agree to pay for the construction work. In contracts like those from HIA or Master Builders, this price is usually fixed, and it's usually displayed prominently toward the front of the contract schedule. But what does "fixed" really mean?
In the world of construction, a fixed contract price is like a promise – it's the builder's commitment to complete the specified work for a specific amount. But, as with any promise, there are conditions. If the contract price isn't fixed, the method for calculating it, including any allowances, must be stated clearly in the contract. This is important because allowances, which are estimates for certain parts of the work, can sometimes end up costing more than expected.
There are stipulations for these, and specific names for these: Provisional Sum Items and Prime Cost Items. (We will be discussing these in a follow up post).
The catch is that the contract must also warn you about any conditions that might change this price. Things like unexpected site conditions, special stipulations from government authorities, and design alterations can all lead to adjustments in the final price. So, while the term 'fixed' might sound absolute, in practice, it's a bit more flexible.
Impact of Variations on Contract Price
Imagine this: You're halfway through your home build, and you decide that the bathroom tiles you originally picked just aren't cutting it. Or maybe you want to change the layout of the walls in the master bedroom, or the location of a window. These changes are what we call 'variations' in the construction world.
Variations are pretty common in building projects. They can be anything from a small tweak in the design to a complete overhaul of a section of the project. But here's the thing – every variation can potentially affect your contract price. The reason? Every change, no matter how small, can have a ripple effect on materials, labor, and even the timeline of your project.
In HIA and Master Builders contracts, any change to the materials used or work to be done is officially a variation. And the rule is clear: all variations must be agreed upon in writing by you, the homeowner, before any of that variation work begins. This is a safeguard for you – it keeps you in the loop and prevents any unexpected charges.
Extensions of Time (EOTs) and Their Consequences
In construction, adhering to the timeline is a critical aspect of the contract. However, sometimes unforeseen circumstances necessitate a change in schedule. This is where Extensions of Time (EOTs) become relevant.
EOTs are adjustments to the project timeline and can be requested by the contractor under certain conditions, such as changes made to the project (variations) or unexpected delays, including weather-related ones, or the Christmas shutdown period over December and January.
When a builder requests an EOT, they will provide you with a written claim. It's important to carefully review this claim and respond in a timely manner (the requirements for this timeframe are in the contract). If you agree to the EOT, the Date for Practical Completion is extended accordingly. However, if you disagree, the extension becomes a matter for dispute resolution.
Exclusions and Additional Requirements
Navigating the details of your construction contract is crucial, especially when it comes to understanding what's not included in the fixed price. These exclusions and additional requirements can significantly impact your budget.
Exclusions are elements not covered within the contract's fixed price. For instance, local council or state government development approvals and related fees are typically excluded, falling under the homeowner's responsibility. It's important to be aware of these exclusions to prevent unexpected costs during the construction process.
At Builders Brisbane, we stipulate that these items are excluded, unless already paid for as part of your preliminary agreement (which has a detailed breakdown when you start your journey with us).
Moreover, additional requirements often emerge as the project progresses. For example, you might find that the water connection to your site needs an upgrade, or you're required to extend the NBN service from down the road to your property. These kinds of requirements, sometimes not initially covered in the contract, will be considered variations and charged extra, adding to your overall project cost.
Conclusion
Understanding the ins and outs of your construction contract is more than just dotting the i's and crossing the t's. It's about getting a clear picture of what you’re signing up for, especially regarding the contract price. Knowing the full scope and where responsibility falls for certain items is very important.
There are many builders who will try to sign you up to a building contract before they go through their 'gallery' selections process and tend to exploit the fact that their plans might come with very basic specifications (a single batten light per room for example). Once you've signed the building contract, its hard to back out and so you might be 'locked in' to get the upgrades that you thought came as standard (such as LED downlights).
To be perfectly frank, you don't HAVE to sign a building contract before you are comfortable. If you do feel like you have signed a contract and then realised there was something not included or specified after the fact, there is a cool-off clause included by law in Queensland.
About
Sean Wilson
As a third-generation designer and builder, I have building in my blood. I've been designing and building my whole life. Specialising in management and company building, we have built an amazing team in Builders Brisbane to bring your dreams into reality!
.jpg)
