Why are you renovating?

For example, if you are renovating your own home to live in you can make decisions based on your personal taste, the aesthetic you like, your dream wish list and potentially these decisions will be based around a higher budget.

Whereas if you are renovating to sell for profit your decisions will reflect what your target audience will want, what do most people find appealing in a home, and it will certainly reflect what you are willing to spend.

Your answer to this question will influence almost every decision you make before and during the renovation.

Budget!

Building is generally more expensive than you think it will be. It is important to think early on about what your overall budget is and whether it is realistic for what you want to achieve.

Your budget will dictate the type and quality of your renovation, it is a crucial question that must be addressed at the planning stage to avoid budget blow outs that leave you with an unfinished home or a result that you are not happy with.

To avoid landing in debt at the end of your renovation always allow a buffer. The size of your buffer may vary depending on what your= feel comfortable with and the renovation you are doing. As a guide 10% of your renovation cost should be kept aside for unexpected costs. (trust me there is always unexpected costs).

Some things to consider (that many people forget) as part of your budget are.

Rental & moving costs if you need to move out, Contingency money, Consultant and Design Fees, Insurance, stamp duty, Demolition and Rubbish, Labour, Quality V Budget Renovation, Builders Margin, Furniture & Accessories, Site Clean and Landscaping.

To keep renovation costs in check, decide what your non-negotiable items are and what you are willing to compromise on. Have all of your decisions made at the design phase, you will know exactly what you are working with and it will avoid making quick thinking decisions that you will come to regret.

If possible, we recommend getting three quotes. It is worth getting multiple quotes as this will guide you as to whether or not your quotes are coming in around the same or are vastly different. This gives you the opportunity to question the trades who are providing the quotes as to why theirs are particularly high or low. 

If they all come in around the same, then go with the person who you feel will work best with you and your values. Undertaking a renovation is stressful and you want to be working with someone who you can trust and work well with.

Beware of the cheapest quote, more often than not if it sounds too good to be true than it often is. Middle of the road is usually a good place to go.

What sort of help will you require?

For projects such as extensions, new builds and major renovations which include structural changes you will definitely need to engage a professional to draw up plans. This type of build will need to be approved with your local council and specific documents are required for the approval process. The size and scope of your project will determine what type of professions you will need to be involved in your project.

If you would like a bespoke tailored design that is particularly detailed, then it is worth investing in an architect. For complicated projects an architect will engage any consultants you may need such as engineers, surveyors and other specialists. When it comes to selecting the right person to build your project and Architect can help you breakdown the tender costs, ideally comparing apples for apples. They can also give you advice on who will be the best person for the job, not just based on price but on their experience, professionalism and quality. An architect is the right professional to engage if you have a tricky site or require a project design that is particularly detailed or more complicated than a basic add on. 

For less complicated builds such as a basic add-on extension or an internal shake up an alternative solution might be a draftsperson, and work with an interior designer on the internal finishes. If you have a clear picture of what you want to do but just need some plans drawn up this could be the way to go. 

Remembering that the more accurate detail you have in your plans the more precises your cost estimates will be. When you have a detailed set of plans the less likely your budget will be blown out, the faster the build will be and ultimately the clearer everyone who is working on your project will be about what your vision and expectations are.

What is actually possible?

If you are in an apartment or townhouse and depending on your renovation scope you will need to consider the construction and engineering of your building. You will also need to be aware of the strata conditions and what you are or are not allowed to do as part of your renovation. Your body corporate By-laws should list out what is allowed to be done in your apartment block, unit or town house. You will need to get detailed plans drawn up and present them to the appropriate body in order to gain approval for your renovation.

If you are renovating a house, you will need to check whether your scope of works need approval by council. As a general rule an internal renovation will have a bit more flexibility, if you are renovating without making any structural changes then you are unlikely to need council permission. However, if you wish to undertake any structural work e.g., adding decks, opening up backdoors, moving windows or doors, plus anything more significant than that, then you will likely need to seek permission from your local council.

Restrictions you may face when planning your renovation.

Floor space ratio: This ratio differs from council from council, essentially councils rule how much of your land you are allowed to build on, this is particularly important if you are planning on extending on your home or for a knock down re-build.

Minimum Ceiling height: This rule is important if for example you want to build a new room, dig out a basement to create more space or turn an attic into a habitable room. The building code of Australia will have up to date information but as a general rule habitable rooms such as bedrooms and living spaces must be a minimum of 2.4mtrs heigh, while areas such as pantry’s, storerooms or laundry’s must a minimum height of 2.1mtrs.

Overall Building Height restrictions: Your council will likely have rules on how heigh you can build on your plot. This is particularly important if you want to add an additional storey, it will tell you how high you are allowed to build, which could impact you design significantly.

Flood and Bushfire zones: This is important to know not only for your own safety but also because when you are building in these areas you will most likely have rules in place regarding what materials you are allowed to use and what restrictions are placed on your design, for example floor heights in flood prone areas.

Heritage sites: If your home is listed as having a heritage status you will find the restrictions in place are far stricter as far as what you can and cannot do to your home. Quite often you are not allowed to change any aspects of the external part of the home and it may require you to use certain materials and paint colours, so as to restore the home to original condition. Although the original area of the home has significant restrictions, it does not mean you cannot add a more modern addition to the rear of the home. It’s a good idea to speak with a heritage consultant early on to get a good understanding of what you will need to consider when planning your renovation, keeping in mind to factor the additional costs of restoring a heritage home into your budget.

What is your design style/aesthetic?

Many people have a good idea of what this is, and others have absolutely no idea. Before you make a call toa the designer or Architects it’s a good idea to create a mood board, collaborate all the images and take them with you. A good architect or designer will help you to narrow down and clarify your style and what the overall aesthetic is that you are wanting to achieve.

So, you are contemplating having a new home built. A home to suit you and your family for years to come. With that comes many decisions, beginning with whether you choose a custom- built home or a project one. Before you can make that decision though, you need to understand the differences between the two. Here, we will explain the terms, their advantages, and disadvantages, allowing you to make an informed decision. 

Let us explore what could be your best choice, custom built home v project home?

Project homes

When we refer to a project home, we are talking about a residential building that is built on mass. Although a building company may have a few different designs to offer, they are generally seen to be a one-size-fits-all, take-it-as-it-is home. This kind of design comes with its own advantages and disadvantages.

Advantages

The number one reason people choose project homes is the cost. Since these homes are created on mass some of the associated costs like architectural design, construction drawings, and structural drawings can be recovered over several homes. Materials are offered at a lower cost due to discounts from suppliers for buying large amounts of their product. As the homes are pretty much the same, construction is usually easier and at times faster. All these facts lead to a cheaper home. Due to the sameness of project homes, there are less decisions for you to make.

Disadvantages

Probably the biggest disadvantage of a project home is that one-size DOES NOT fit-all. If your house block is of unusual size or shape, then a project home may not fit. Nor does it consider the view, sunrise/sunset, or many of your family’s wants and needs. A project home does not allow for the individuality or personality you will get with a custom-built home. The resale value of a project home is often affected by the lack of individualism of one house from another, and at times the quality of the build and finishes are not to a very high standard. 

An advertised price for a project home may not include all the hidden costs and can be misleading.

Custom Built Homes

The label of a custom-built home refers to homes that are individually designed and built with the owner’s wants and needs at the forefront.

Advantages

By engaging an architect to create a custom design that is adapted to your build requirements and your block, it doesn’t matter what size or shape your land is, a good custom home builder can make it work and build your dream design.

An architecturally designed home can consider the view, the sunrise, and your family’s lifestyle and individuality. Creating a home that functions well, has beautiful flow and aesthetically looks seamless and considered requires dedication and focus on the details. 

This is what you get when you design and build a custom-built home, you can choose the materials, the size of the windows, the colours, the taps, lighting, room size, etc, the choices are all yours. 

With a custom-built home, you should expect a high standard of build quality. There is a strong focus on the details, the individuality of the home and a dedication to the importance of the design. 

A custom-built home not only applies to a new home build, but to renovations and extensions. Project home builders will not look at a renovation or extension, in this area a custom home builder is your only option. An experienced custom home builder will have the skill set to build and renovate on difficult sites where access is difficult and will work with your existing structure.

Disadvantages

The cost would be the main disadvantage for a custom- built home. Design and drawing costs cannot be evened out over a number of homes but must be recouped on each home, and there are no bulk-buy discounts for materials. Construction of your new home may take longer depending on the level of detail and site difficulty and there are many more decisions required of you.

Before you decide on whether you will go for a project home or a custom-built home you need to consider:

• Budget
• Lifestyle requirements/family needs
• Land size/shape
• Distinguishing features of the block
• Your desired level of quality
• Design wish list

All of these will influence your decision or make your decision for you. If your piece of land is not shaped to support a standard, non-individual, basic project home, then you will have no choice than to speak to a custom or luxury home builder. 

When you are making the ultimate decision on building your new home you need to decide what you are willing to compromise on and what is a non-negotiable, this will help you decide whether or not you will need a custom or builder or if a project home will do. 

BIC Construction is an experienced custom home builder specialist servicing Sydney. Please call the team at BIC if you have any questions.

You want to call a builder to get some work done on your terrace home, but you’re not sure of the right words to use. Is it a renovation or restoration you want done? Is there a difference? What can affect the choice of whether it is a renovation or restoration? Well, let us explore these questions and find out the difference between renovation and restoration.

The two words are often interrelated in the building and construction trade; however, it basically comes done to renewing or restoring.

Renovation

Say you were to replace the old wooden window frames with new aluminium ones, or you update the copper pipes throughout your home with PVC ones, or you replace the 70s kitchen with a sleek new modern one; this is a renovation. It is the act of changing your home from its original state rather than returning it to its former glory.

Restoration

On the other hand, a restoration would be to remove the aluminium window frames and replace them with the original style of wooden ones, to replace old copper pipes with new copper pipes, or to bring your 70s kitchen back to its original beauty.

Usually, the choice as to whether you renovate or restore is up to the owner, but there are circumstances where the choice is in the hands of the government. Such is the case for a heritage listed building.

Heritage homes

A building can be added to the Australian heritage list, not just because of its age, but for its significance in Australia’s cultural or natural history. When it is on the list though it comes with some regulations and restrictions. These may differ between councils, so be sure to check the regulations in your area before commencing any work. 

Often, restrictions apply to:

• Street frontages – this sometimes has the strictest regulations. Keeping the original façade, style, materials, and feel is very important to the street appeal. If it can be seen from the street and its nothing like the original, then it is usually not allowed.

• Materials – although it isn’t always possible, but whenever it is, as much of the original products and materials must be used. When they aren’t available new products that maintain the style and look of the originals should be used.

• Additions and renovations – these are sometimes allowed on heritage listed houses if the original style is maintained, and it does not distract from the authenticity of the building.

So, if your terrace home is heritage listed don’t despair, because getting a great builder to do your Sydney renovation will take the stress out of knowing the rules and regulations of your local council.

To sum it up, there is a difference between renovation and restoration. Although they are closely related, when you do a renovation you upgrade, add to, or restyle and when you do a restoration you bring it back to, or maintain, its original look and style. When your terrace house is on the Australian Heritage list you are more likely to be doing restorations rather than renovations.

Whilst knowing the correct building/construction terms can raise your confidence when discussing your plans with your builder, a great construction team will talk you through the processes and terms that are relevant to you and your build. 

Simple ways to be eco conscious around your home.

Whether you’re a fan of David Attenborough or not it is incredibly difficult to argue with his most recent documentary / ‘witness statement’ that the world as we know it is in trouble. 

With all the doom and gloom it’s hard to imagine what we as an individual can do to make a difference. But, if we all do our bit in whatever way we can, as a collective each individual person can make a huge difference to the environment and the impact that we as humans have upon it every day.

By making simple changes around the way we build & construct our homes and the way we live in them we can absolutely do our part.

Be Energy Efficient

There are so many easy ways you can save on your energy consumption around the home simply by being more conscious of the way you use your energy. 

Where possible turn off your appliances at the power point and be mindful to switch off your lights and tv when not in the room. 

Don’t do washing unless you have a full load and try to wash in cold water. Only use your clothes dryer when you have too, if the sun is out, take advantage and use natures energy to dry your clothes.

Hold off switching on your dishwasher until the racks are full.

Upgrade your fridge! If your fridge is more than 10 years old consider an upgrade, new fridges are far more energy efficient so be sure to pick one that has a high star energy rating. Remember to only choose one as big as you need, the bigger the fridge the more energy it will consume.

Install solar panels! While it may feel like a hit to your pocket initially the financial savings in the long term are fantastic, and the best part is that you are reducing your carbon footprint. Can you imagine if all the homes in Australia used solar? We have this incredible resource that shines all year round so we need to start using it.

Heating and Cooling

Size it right, it is important to choose the right size heater or cooler for the size of your space. 

Choose an energy efficient heater such as a gas or convector model and cover your windows and doors. By having window coverings and draught stoppers you help to prevent heat from escaping or the warmth from entering.

Try and only heat or cool the rooms you are using. In the cooler months invest in a few extra winter items such as quality doona’s or throws to reduce the need for switching on the heater, and in the summer, opt for a fan rather than an air conditioner.

If you are lucky enough to be building, invest in insulation, by adding it to your home you can reduce your heating costs by around 30%.

Avoid Landfill

According to ABC Radio Melbourne, Australians buy approximately 27kgs of new clothing and textiles every year. While some natural fabrics are biodegradable, most ‘fast fashion’ is synthetic, resulting in thousands of micro plastic particles being distributed during washing or when thrown into landfill. 

Rather than buying in excess, think about buying quality over quantity, donate your clothes to good will (ensure they are washed and in good condition), or possibly think of a way to re-purpose them; for example, a school might like the fabric for art and craft.

Fast fashion is not just part of the clothing industry, homewares and furniture have also joined this movement. While it is easy to update your décor with the latest trend, think twice about flooding your home with cheap furniture and accessories. 

Before making the decision to purchase something that will likely end up in landfill in 12 months’ time, think about whether you truly love this item, does it have timeless appeal, is it a quality piece and do you really need it. 

Plastics

With supermarkets phasing out single use bags and the vast majority of the public using reusable bags we are certainly on our way to substantially lowering our impact on the environment. 

Plastic bags can take at least 500 years to decompose and have a horrible impact on wildlife who either get caught in the plastic or unfortunately mistake it for food and swallow it.

Minimising the use of soft plastics is ultimately the goal, but the fact is plastic wrap is all around us. They appear on all manner of pre-packaged foods and are difficult to avoid.

So instead of throwing them out collect them up and take them along to your local REDcycle recycling point (found in supermarkets and other central locations). The soft plastics can then be reused to make park benches and garden furniture. It’s not ideal, but it’s better than the alternative.

Plastic wrap is another product that is widely used to wrap lunches across the country every single day. It’s time to re-think the way we pack our lunches, invest in waste free bento boxes for kids and try to use reusable containers when you can.

Building and construction – the Eco-Friendly way

Building an eco-friendly home makes so much sense in so many ways. Not only will you feel great about being kind to the environment, it will cost you less to run, and your home will be decked out with stunning natural products.

There is a lot to think about when choosing building materials for your home, they will after all determine the look and feel of your space. By choosing eco-friendly materials they will have less impact on the environment and even the quality of the indoor air you breath. 

Environmentally friendly building materials emit little to no toxins and have fewer harmful chemical environmental pollutants, and of course are much kinder to our planet.

There are so many positive reasons to go green, it allows you to give back to the planet rather than just taking from it. Surrounding yourself with natural products pulls you into nature and creates a calming effect.

What are some of the positives for choosing Eco?

Sustainably farmed timbers are a great way to encapsulate the carbon dioxide that is naturally released from wood and it leaves the natural environment to flourish.

It reduces your carbon footprint and at times can add value to your home, particularly now because more and more people are pushing towards a positive, environmentally sustainable way of life.

Some popular eco-friendly materials used in Australia are

Concrete:

An on-trend material that is made from a mix of aggregate or gravel and cement. It is incredibly low maintenance, strong, fire resistant and ages beautifully. 

Unfortunately, concrete is a man-made material and is not as eco-friendly as some people think, plus it does require chemical sealing. 

But if you use it in conjunction with other eco-friendly products it will certainly improve its eco-credentials. And a positive side to mixing your materials is that it creates a unique design, often creating spaces that are both earthy and contemporary.

Mud Brick

Made from water, earth and straw mud brick is inexpensive, fire resistant, and a natural material that serves as a great insulator. Suitable for use in all parts of Australia and plentiful in supply it has a rustic earthy finish.

Glazing

When looking to improve the energy efficiency in your home upgrading to insulated glass makes a huge difference. Choosing double or triple glazed windows and or thermal/break window & door frames allows you to have large scale glass openings that captures natural light and views without compromising on a comfortable indoor temperature. The result, you are less likely to switch on the air conditioner or heater.

Green roof and walls

Made from steel, gravel, geo cloth and plants green roofs and walls are becoming increasingly popular, they are often used to soften the look of a more contemporary building or to help blend your home into its natural environment. Green roofs and walls are natural, great at insulating and look fantastic. 

As this is a living material it will need to be watered and maintained, at times replanting will also need to be undertaken.

Green walls and roofs do not cost a huge amount to install but an engineer is required to ensure building guidelines are meet. 

Timber

Timber has eco credentials if it is sustainable grown. If you are planning to use timber in an eco-friendly build the main thing you need to know is that trees absorb carbon dioxide. However, when timber is felled these gases are naturally encapsulated in the timber and are further locked through the building and sealing process, meaning the timber no longer emits carbon dioxide into the atmosphere or your home. 

The most positive and environmentally friendly way to use timber is to choose sustainably grown timber, it’s not so great if you are using timbers that have been cut down from a natural forest where no replanting occurs.

Rammed earth

Rammed earth has a gorgeous textured and earthy look, it’s an amazing product that not only looks beautiful, but it lasts for centuries. 

This material is made from gravel, soil and cement, its fireproof, is a great insulator and sound absorber. 

On the down sound this rammed earth can be expensive and it does not like wet environments. If you live in a very wet area and you want to use rammed earth, you will need to cap it so that there are no exposed parts. You will also need an experienced engineer to make, mould and place rammed earth.

By making considered choices about the way we live and the products we use, each of us can make a difference for the better when it comes to impacting our environment. 

Kerb appeal is about great first impressions, whether renovating an older home or building a new one choosing the right exterior cladding can have a visually stunning impact that will add character and personality to your home.

Wall cladding is not just about its visual effect, it also serves as a performance material. Think of it as a protective skin for the building, it is an excellent insulator, improves energy efficiency and safeguards against structural deterioration.

Exterior cladding can not only transform your homes aesthetic, but it will also increase its function and performance by improving its tolerance to external influences.

There are numerous wall cladding options available on the market today in terms of material, colour, style, finish and durability. Material options in external wall cladding include natural stone, timber, brick, vinyl, aluminium, steel, concrete, ceramic, fibre cement, fibreboard, glass and metal among many more at varying prices. Given the choices available, how do you choose the right cladding that is best for your home and environment?

Budget is usually a significant factor during the selection process, but there are other key elements that you should consider. Your local environment is of particular importance, especially if you have exposure to extreme heat or cold, a marine atmosphere, heavy winds or even seismic effects. By selecting the right cladding for your environment, you can reduce your environmental impact through effective insulation performance and also increase safety by selecting a fire-resistant material.

Here are just a few Wall Cladding options

Metal Cladding

Certainly, one of the most well-known and popular types of cladding, colorbond steel cladding has a choice of 22 standard colours and 5 matt shades. It delivers on performance, has a long lifespan, is resistant to chipping, flaking and blistering, has a good fire protection rating, is light weight and best of all little maintenance. When installed correctly, colorbond steel creates a weather tight seal around the structure and provides enhanced thermal efficiency.

It can be used externally but has also been used as an interior feature wall. With this versatile product the design possibilities are endless.

Hardwood Fibreboard Cladding

This Australian Hardwood cladding comes with the claim of ‘better than zero carbon footprint’, it is a great product for those who are looking for a green building option. Weathertex cladding is the first manufactured product globally to receive the Green Tag Platinum accreditation on the natural range.

A 25yr guarantee against rot, split or cracking issues, termite resistant and simple installation all make this product a top contender. It is available natural or primed ready for painting.

Charred Timber 

With is black matt finish and textured boards this unique product is not only durable but beautiful. It offers a long-term maintenance free colour fast option, is incredibly tough and has a natural earthy appeal.

The charring process creates a carbon crust that is UV resistant and not susceptible to silvering out, plus it is resistant to insect attack. Eco timber’s charred range uses Australian hardwoods, all of which attract a BAL 29 fire rating, typically the species used are ironbark, spotted gum and blackbutt. If used for an internal space the timber is sealed with a matte water-based polyurethane to prevent the carbon residue coming off the surface. For the exterior it is recommended a coating of Black Ash Cutex be applied every 7 years to rehydrate the timber. A screw fix is preferred for the installation, or you can use the black heads self-drilling screws supplied by Eco Timber. A vast variety of profiles are available in this product that can be used for feature walls or to clad an entire home. 

Fibre Cement Wall Cladding

Available in 14 horizontal and vertical grooved boards as well as rectangular and square panels, Scyons fibre cement cladding (also known as Harditex cladding) is a high performance and low maintenance exterior cladding. Scyon cladding is available in a choice of timber finishes or can be supplied pre primed ready to paint. They can either be nailed to timber frames or screwed to light gauge steel frames. This cladding is an incredibly popular and versatile product that not only look great but is a brilliant building product for fire prone areas. With a fire rating of up to 60 minutes when used with Hardie smart system walls, these cladding boards meet BAL 40 bush fire requirements.

Brick Wall Cladding: 

Bricks are thermally efficient, durable, weatherproof, fire resistant, non-toxic, low maintenance and provide excellent sound insulation. If you like the look of bricks, they are a fantastic option, because they deliver on so many fronts.

Available in a wide choice of colours, sizes, finishes and textures the design choices are endless. In the last few years bricks have certainly made a comeback, with bricks being shown off on both the exterior and interior of homes.  Gone are the days where bricks were primarily used to enclose a building, then covered with render or gyprock never to be seen again. 

Steel Backed Bricked Company specialise in light weight brick cladding systems featuring custom cut bricks placed into a steel rail, which is mechanically fixed to the substrate. They steel backed brick walls are incredibly strong and can be safely used in seismic zones. Cut from real bricks, the brick tiles look like an authentic brick wall cladding.

Timber Clad Houses and wall cladding

Hardwood timber would have to be one of the most popular forms of cladding right now, particularly for feature walls. It is used internally and externally in both residential and commercial spaces and is made from natural hardwood often in blackbutt and spotted gum species. Hardwood timber cladding is not only beautiful but has a long-term durability with a bushfire resistance up to BAL29, it can be fixed on timber or steal framework. To avoid weathering a coating of pigmented stain or paint is recommended, this style of cladding does require maintenance with periodic recoating to ensure long term performance and beauty.

There is a vast array of cladding options available all with their pro’s and con’s. Be sure to do your research as to what product suits not only your lifestyle, deign style but the environment it will be in.  Listed below are just a few more cladding options to add to your research list. 

Light weight brick finish cladding: Corium

Aluminium Architectural Cladding: Alumate

Vinyl wall cladding: Duratuff Select

Prefinished fibre cement panels: Barestone

Natural Stone Cladding: Bellstone