I’m back tracking a bit today, by about 2 and a half years. To that compulsive moment when we decided to buy a block of land and build a house on it. I admit that it was a fairly emotional decision, with very little comparison of alternatives, in terms of land or building versus buying a house. In our favour, we knew the area very well, having already lived nearby and we knew the location was not one we would regret. To our demise was our complete naivety about the cost of building.
I’m thinking of these things again now, because one of my sisters, let’s call her The Sensible One, is considering buying land with the plan to build her family home.
Aside from the obvious fact that land should be somewhere you want or need to live, here are my thoughts based of the luxury of hindsight and from reading many a saga on the HomeOne Forum.
- Siteworks, site works, site works!!! $$$$. Site works costs are not included in the sticker price of an “off-the-shelf” (volume builder’s) house. Site works vary greatly depending on the contour of the land and the geology. A “site survey” before you purchase can help builders to estimate some of the costs to prepare the land for building, but there is still the possibility of hitting unexpected problems (rock!) once site works start.
- Location can limit your choice of builders.
- Location can dictate some of your building choices, especially in a developer’s estate. You’ll need to comply with their guidelines in addition to council regulations.
- Orientation. If you are aiming for a solar passive house, this factor might be critical, but let’s face it, not everyone in suburbia can choose the perfect North-facing block. Volume builders will easily “flip” a house plan to improve a home’s thermal performance, while trees, screens and blinds (interior and exterior) are all simple solutions to reducing the impact of that pesky sun as it sets.
Don’t be fooled by a relatively innocent looking piece of land. The “provisional sum” for earth works on our 747 sqm block is $20 000, not including retaining walls.
Choosing a builder:
We chose our builders, Webb and Brown-Neaves, from a fairly limited pack. The field was narrowed by our key requirements of the house, namely:
- A footprint small enough to leave us with lots of outdoor space.
- A house plan with rear living areas to make the most of a rear view.
- Four bedrooms.
My shortlist of “off-the-shelf” (pre-designed) houses that fitted these requirements was very small. In the end, we were wooed by a floor plan with a void space above the living area. It seemed to us to take a house from ordinary to amazing. Although we didn’t know any one who had built with Webb and Brown-Neaves, they had a good reputation, having built houses on the Mandurah canals for a long time. Of course, I looked for online reviews for WBN and found a mixed bag. With only 22 reviews over 7 years, I didn’t really trust this source. It seemed to me that the minority of customers that couldn’t resolve problems with their build had headed there to seek revenge. And a few blissfully happy customers had been encouraged to submit a review to balance the ratings. Every one had either rated Excellent or Bad/Terrible. There was no in-between.
I’ve noticed that many of the mega building companies, particularly in the East of Australia, have many more reviews. Take Metricon, for example. They have 400+ reviews. Perhaps you can give it some credence but I wouldn’t use these reviews alone. In fact, one of Metricon’s competitors was accused of offering rewards for customers positive reviews.
My big-sisterly suggestions for selecting a “volume builder” are:
- Stalk the area you plan to build in for new homes recently built by the companies that interest you. (Or you could try asking the companies for references.) Talk to the home owners and ask how they found the process and how satisfied they are with their home.
- Stalk the area you plan to build in to see home building in progress. If you go on weekends, you might get to chat with some customers.
- Get acquainted with the HomeOne Forum. Lots of Australians thinking about building, going through the process, recently built and even repeat-building customers hang out there. There are some building professionals there too, adding their two-bobs worth from time to time. Follow some threads from your area. You’ll soon discover that very few builds are stress free and problems arise. Most customers quickly forget the problems when they move into a new house that they are happy with, others stay unhappy. For the larger building companies, in the low to medium price spectrum, there are enough people on the Forum to form a balanced idea about how the companies generally perform. You can get an idea of pre-construction issues, build times, the range of costs that are added on to sticker prices, customer service and how companies deal with problems.
- Last, but definitely not least, read some independent blogs written by builder’s customers. (Duh!!!) There are plenty out there. Some are tricky to find, but once you find one addressing a particular company, it will often lead you to many more. Ask the blogger questions. Bloggers are friendly people!
So, readers, since I’m no expert here;
What advice would you give my sister for selecting land and a builder?
The Sensible One, all the answers are just for you. Feel free to pipe in with questions. xxx