New build step by step process
The thought of starting a new build can be daunting, whether it be your first time building or you have been there before. The things to think about, the time frames to allow for each step and you don't want to miss any important parts that could set you back financially or time wise. That is why we have created this step-by-step build process to take you through each part of a new build from start to finish including the expected time frame for each.
1. Meet with your potential builder and/or Architect.
Often the best way to find a local builder or architect is through word of mouth or asking around the local neighbourhood. However local marketing platforms or the internet can also be a source of good information about companies. Be sure to do your research. It’s a big decision and you need to have trust and confidence in who you select. If you already have a builder in mind they will generally have a preferred architect they can highly recommend which can be a huge advantage given it is a team effort. Vice-a-versa when if you know the architect you want to use.
2. Work through your own brief before meeting with architect and possibly builder to go over brief before starting concept plans.
This is a vital stage to jot down everything you want within the design including pictures of styles you like of exterior and interior design. It’s super important that when you walk out of brief meeting the architect has a clear picture of your requirements and also budget he needs to work within. In our view you should work backwards from max budget. If you don’t give a clear budget and design brief it typically ends up being very hard work, expensive and a disappointing process.
3. Architect develops a concept plan to review with client. (4-8 weeks)
Assuming the architect mostly nails concept with a few minor tweaks generally required to meet the client’s wishes. It’s a great time to involve the builder for their thoughts and ideas. Once concept design is agreed we highly recommend the builder gives you a ball park cost to make sure build cost is likely falling within your budget. If not then you have an opportunity to scale design back but if within budget, it gives you great confidence to continue.
4. Preparation of working drawings and meetings to confirm selections and specifications. (12-20 weeks)
At this point you start thinking about the details of build. Good time to have the kitchen/laundry/cabinet work designed and make sure it will work for your needs within floor plan. You may also start looking at cladding choices, plumbing fixtures, flooring choices, heating, solar etc. Some choices are required for design and council consent.
5. Preparation of builders quote or estimate. Includes detailed scope of work and fixed price plus or Cost Margin Building Contract. (3-4 weeks)
Not all builders will have the same process when it comes to this step so can be very difficult process to work through. Make sure you feel confident your builder has included all the build costs for contract and no stone has been left un turned for unexpected surprises towards end. And you have a clear understanding if items are not included for any reason.
6. Submit Plans to council for consent (Can be submitted at estimating stage). (6-8 weeks)
This needs to be submitted and approved by council before the build can begin. This may happen while builder is pricing.
7. Sign Builder Contract and generally 5% Deposit paid.
Again each builder might do this slightly differently. Make sure you have gone over the contract in your own time and you are happy with everything stated in it. You may want to receive professional advice regarding contract.
8. Building begins.
How exciting, you are breaking ground!
The build time frame can vary depending on the size of the project. Your builder will generally give you a bit of an eta and a breakdown of the process so you can keep up to date with where the build is at. If your builder isn’t prepared to offer a schedule it is unlikely to finish on time.
9. Progress payments made according to schedule in builder contract.
Example for fixed price may be floor down, roof on progress payment etc.
10. Build and completion.
The moment your dreams come true and you can move in. Cogan Custom Homes works very hard to make the building process very enjoyable and organized. If we see tweaks or improvements during the build we will suggest them. Our aim is to have no regrets or “if only you had told me” comments at the end.
11. Twelve month satisfaction check.
Not all builders will do this but here at Cogan Custom Homes we pride ourselves in high quality builds and we like to check back in with you once you have had time to live in your home to make sure everything is up to your standard and you are happy with your new home.
Every builder will likely have slightly different processes that can also work. But we feel very confident having built many homes locally for many exceptionally happy clients that you would be too. Call us today if you would like to start your dream home.