What are some possible concealed issues to look for when buying a new home?

For most of us, buying a house is the biggest investment you will ever make, so you want to get it right. Before handing over a cheque with more zeroes than you probably feel comfortable with, there are a lot of things to consider: is it in the right neighborhood, does it have enough room, is it facing the right direction? 

But there are also a lot of things you may not immediately think about; and you don’t want to think about them afterthe cheque has cleared. 

What then, are these not-so-obvious considerations you should make before buying your new dream home? Let’s take a look.

On the Inside

You may look at the bathroom and think, rip it out.  Same goes for the kitchen. But if you’re not renovating in the first week, you’ll want to know that the appliances you’re paying for actually work. It’s disappointing to move in and then find the broken dishwasher has been used for storage (true story). Check first and if it’s not clear, ask. The agent can get you the answers you need.

How thick are the walls? This is especially important in medium and high-density housing when you could have neighbours in all four directions. You have the right to a quiet home, and so do they. You don’t want to hear next door’s party and they don’t want the peace shattered by your two-year-old first thing in the morning.

These may seem obvious things to look for, but you’d be surprised how often they’re overlooked in the heat of the buying moment. Likewise good internet connection and 4G reception, water pressure, hot water supply, leaks in the bathroom, does the toilet actually flush (and sometimes they don’t – another true story). Do all the stove elements or light fittings work? Check first.

On The Outside

Now stop looking at the property for a moment (you know it’s attractive, otherwise you wouldn’t be there). Turn and look aroundthe house. What are the neighbours like, what is the street like? Come back at different times of the day to get a feeling for what the traffic is like. Is there a basement extractor fan nearby – they can be punishingly noisy. So can buses and trains. How close is public transport – is it too close?

You may have factored some finance for renovations, but will you need more for building maintenance? Apart from obvious wear and tear, check for signs of other issues like ant, insect, weather or water damage. Will the roof, guttering or downpipes need replacing, does paintwork need attention?

If you’re buying into a complex, does it have tended gardens, gym facilities or a pool? If so, are they being well maintained or are the strata fees simply disappearing? If you’re buying a home with a pool, ask the same questions – is the garden a money trap, is the pool in good condition and is it compliant with local regulations?

Apartment complexes usually have elevators, so take a long, hard look at them. They’re reallyexpensive to replace – are you financially ready to  contribute your share if required? Check the strata report and if you have any questions, ask the agent.

In fact, if you have any questions about anything related to the property get that agent on the case. At this point, there are no silly questions and she or he should be working for you as much as they are for the vendor.

It’s easy to get excited about buying your dream home. Just remember to ask questions and keep a cool-head so that you don’t buy yourself a nightmare by mistake.

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What does Variation, PC Sum & PS Sum mean in a building quote?

Building Contracts/Quotes Simplified: What is a Variation Cost, PC Sum and PS Sum?

When obtaining a quote from a residential home builder, you need to understand the language and terms used within the quotation to fully understand what is being priced.

Industry lingo (such as PC Sum, PS Sum, or Variation Cost) can be tricky, therefore educating yourself and having a clear understanding of these will make the whole process feel much less confusing.

You may think, isn’t that what a quote is about, setting out a price and sticking to it? In an ideal world yes, but that is not so easy in the world of construction. There are many variables and through defining the terms PC Sum, PS Sum, and Variation Cost we will explain how you can breakdown these costs and avoid confusion about what it is you have been priced on.

Variation costs

These are costs that occur because of an altering to the original concept/design that your contract covers. 

For example, initially you chose the cheaper plain tile for the kitchen because you were being cautious with your budget, but now you realise your budget will allow for the imported natural stone tile that you have fallen in love with. 

This alteration of your design brings a variation in the contract which must include the increased cost of the new fancier tiles, and any extra labour associated with the change, due to a more complicated installation.

PC Sum

The PC Sum, or Prime Cost Sum, mostly refers to the costs of fixtures and fittings. 

Your house will need taps, doors, handles, flooring etc and if you’ve ever gone shopping for any of these you would have noticed a large difference in their prices.

 So, unless your contractor knows exactly which brand, colour, and type of let’s say taps at the time of the quotation/tender, then they can only estimate a cost. 

To avoid budget blow-outs here, you need to be as precise as possible. Providing serial/model numbers, and the exact quantities needed of your PC items will allow the contractor to give a more accurate PC Sum in your tender costs.

Usually a full set of architectural plans covers all or most of these items, therefore you can compare apples for apples at tender and you will have a much clearer and firm cost put forward.

PS Sum

It is much harder to be exact in this category. Here, we are referring to work that needs to be done, or materials whose costs cannot be pinpointed at the time of providing a quotation or signing a contract. 

There can be larger unforeseen costs hidden in the Provisional Sums (PS Sums). 

Your residential construction contractor, AKA your builder, can look at your job and tell you what the average job like yours costs, but until work begins, he can’t be sure. 

Perhaps, they start digging to lay pipes, and instead of dirt, they are faced with a large piece of limestone blocking the path. Or maybe, a long-past owner had installed a survival shelter underground. These things can’t reasonably be known until they crop up. So, the contractor can only estimate the costs. Unlike the PC Sums, in which you can minimize budget issues by being precise, the PS Sums cannot be controlled. 

However, a clear contingency plan will help minimise the stress of these budget blow-outs.

Understanding your custom home building quote is a necessity if you don’t want to be ill-prepared for the ‘what-ifs’. Knowing how to avoid budget blow-outs, and how to spot which areas have the potential to go over, will give you peace of mind. Any time you can’t understand your quote, or have questions, don’t hesitate ask that way you will have a clear understanding of what it is you are getting.

We believe clear and consistent communication is fundamental, not only to creating a positive experience but to building solid business relationships.  

If you have any questions, please contact the team at BIC Construction.

www.bicconstruction.com.au

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What is the difference between a home Renovation, Extension, Addition & New Build

Talking to a builder about customising your home can be daunting if you are unsure of the terms used in the industry and what their differences are. Knowing whether you want a renovation or an extension, an addition or rebuild, will improve your confidence when talking to your builder and make explaining your needs easier. Here, at BIC Construction we want you to have the confidence to ask for what you are looking for and so, we want to clarify these terms for you.

Renovation

One of the more popularised terms in the building and construction industry is ‘renovation’. Used in relation to an existing building it means to update, return to original condition, or to repair. 

Perhaps your home was built in the 1960s and it still reflects that era, but you want to modernise it:

  • You may want to upgrade the windows and their frames
  • Remove wood panelling from the walls
  • Turn an old, tired kitchen into a modern treasure
  • Or, change the bathroom into one that accommodates a modern family better

Renovation also refers to restoration. Instead of modernising your 60s home you may prefer to return your heritage home back it to its original condition by:

  • Removing modern aluminium windows and door frames
  • Replace plain architraves and cornices and restore the elaborate, sculpted ones of the area
  • Or, take out the modern shower and go back to the beauty of a claw-foot bathtub

Repairing a run-down home is also classed as renovating. Replacing floorboards, ceilings, walls, cupboards, whatever needs fixing. 

All of the above actions come under the banner of renovations.

Extension

In the building industry the term ‘extension’ means to extend an existing property; to extend its overall floor size. Basically, it means to add another room or make a room larger whilst remaining at ground level. To add an extension to your home you will need to sacrifice some of your yard to accommodate the extra room.

Addition

Similar to an extension an addition will give your home more living space. However, you will not have to give up any of your yard as an ‘addition’ goes up and not out, like an extension does. In other words, when you have an addition done to your home you will gain another floor level. Adding height rather than length.

New Build

In contrast to the other terms explained here, ‘new builds’ do not refer to an existing building. They can include the construction of a new home, building a rumpus room, or a granny-flat in your backyard. As long as the new project is not attached to an existing property it is classed as a ‘new build’.

Understanding the construction industry’s terms and phrases isn’t compulsory, we will talk with you about what your expectations and needs are. So, there is no need to be anxious, even if you don’t understand the terms.

However, you should never feel intimidated to ask questions or to clarify your knowledge of the terms used most often within the construction and building industry. Afterall, you are the one who has to live with your choices. 

When you are ready give the team at BIC Construction a call to discuss your next renovation, addition, extension, or new build. 

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What’s on Trend in Interior Design for 2019

What’s On Trend in Interior Design for 2019?

If you love interior design, welcoming in a new year is always fun. Designers, decorators, builders, and architects are all influenced by what interior designers have to say about what homeowners need to update when it comes to their dwellings. Not everything changes every year, but when an exciting, innovative idea comes along, it’s incredibly satisfying to make a few changes that will give your house a lift. According to those in the know, this year is going to bring with it a variety of new interior ideas and innovative design changes. 

Colors

Design enthusiasts across the board wait with bated breath to discover what the pros are saying about color about this time every year. Ideas vary somewhat, but the expert opinions are all worth some solitary rumination.

White

This color continues to be the hue most homeowners turn to for kitchen cabinets. But there are many shades of white, sometimes as many as 150 variants of white in a single paint company’s line. Choosing the best shade could become somewhat wearing. In the last few years, many homeowners have moved away from stark, or bright white and are, instead, choosing whites that have a warmer, cozier vibe. The best word to describe this color is “creamy.”

Deeper, Moodier Colors

For an unexpected pop, some are painting kitchen cabinets in a muted, neutral color, like white and gray, but glamming up their kitchen islands by painting them an emerald color or deep teal. The brilliant whites that have been so popular for several years are yesterday, and the deeper, darker, moodier colors, such as navy, black, and forest green are today. Some designers are styling dramatic rooms by painting the walls, ceiling, and trim in these stirring colors. 

Designer, Jennifer Ott, an architectural color specialist and design writer makes this observation:

Quote: 

Colors swing in and out of popularity, so it’s darker, moodier colors’ turn in the spotlight.

Black and White Kitchens

White is always an attractive choice when it comes to cabinets and walls in kitchens. But, this year black is making a return to the kitchen. The two colors will take the form of black and white walls, white marble countertops, and white backslashes. Cabinets, islands, doors, and some range hoods are available in black. Some experts in the field are calling kitchens that are black and white “tuxedo kitchens.”

No Accent Walls

The accent wall is no longer with us. If a homeowner chooses a particular color because of its beauty, excellent accenting capabilities, or emotional relationship to those who will be in the room, then why not paint every wall this color? Usuallyrelegated to smaller rooms like powder rooms, bedrooms, and studies, this paint idea seems to affect individuals’ ability to relax and get comfortable. Once again, navy and dark greens are two of the favorite choices for wall colors.

Backsplashes

The backsplash is going to get more extensive, more diverse, and better. Designers this year are increasing the size of the backsplash from only the areas behind the sink to tiling’s that reach from the counter, all the way to the ceiling. Using a bold, Moroccan-design tile on the entire wall behind the kitchen sink makes the wall a focal point.

Subway tile behind the kitchen sink has been a thing for a while now. But, 2019 brings a new idea to the forefront. Larger tiles in chevron, stacked, and herringbone patterns are all the rage because of their crisp look and their attractiveness. Larger ceramics minimize grout lines and give a freshness and eye appeal to an area that has sometimes been only a second thought.

Another type of style on the market (and getting whisked off the shelves) is a softer, curvier, more organic-looking tile choice.

Quartz Countertops

It was a favorite last year and is predicted to be just as prevalent in 2019. Quartz countertops are winning many people over.

•   It is incredibly durable 

•   It mimics the look of more expensive options, such as slate and marble 

•   Quartz is a low-maintenance choice 

•   It cleans up with soap and water 

•   This countertop material requires no sealing 

•   It’s stronger than natural stone 

•   Quartz is non-porous, so it won’t stain if coffee or citrus juice spills 

•   It isn’t easy to break 

•   The color is consistent and not “busy,” making it an excellent backdrop for kitchens of all styles 

Bringing the Outdoors in

As families and individuals long to take advantage of being in nature and enjoying the outside, innovative glass doors are making a splash. Architects, builders, and designers are opening the kitchen by constructing glass walls that allow homeowners to blur the line that separates the inside and outside. They are doing so by using large sliding, folding, and collapsible doors.

Collapsible Doors

These glass doors resemble accordions or a fancy Japanese handheld fan. They can be pushed to the side to allow for a wide opening for walking from the kitchen to the patio or deck.

Folding Doors

Bi-Fold interior doors are like the doors that used to act as closet doors. Four, or more, panels are installed between a wall cut-out and fold onto each other.

Sliding Doors

Four glass, metal-rimmed doors are used. The center two doors slide open and shut.

Trends that Some are Happy to See Go

Architectural Digest asked a few of their favorite interior designers to tell them what they would like to see left behind in 2018. Here are two responses.

Keep a Lovely Dining Room Alive

Janie Molster hopes the traditional dining room stays as it is. She acknowledges the hurried mindset and the “can’t stop ’til I get this done” attitude pervasive in our society. 

But she says dining rooms need to stay. She wants to see people gather in one spot where the table is set beautifully, and candles are glowing. She encourages people to have authentic conversations for the health of their souls and whole foods to keep their bodies in tip-top shape. No more fast-food, just a beautiful dining room that is an excellent place to get to know one another again.

No All-White Interiors

New York designer Keita Turner wants less white and more color. Keita gets that all white is calming and clean-looking, but she still wants some color in everyone’s lives. Turner wants no more boring palettes and an influx of exciting and varied colors.

Quote: 

In order to achieve Enduring Fashionably Classic Design, I successfully interweave the architecture, couture dressmaker details like elegant trims, piping, tufted buttons, folds, pleats, ruffles, pattern, stripes, texture, contrast color, luxurious textiles, tailored draperies and upholstery, along with 18th, 19th, and 20th Century classic inspired furnishings, reinterpreted in a contemporary suitable way for today’s lifestyles.

Make the changes in your home that make your family and your guests happy, comfortable, and a calmer. That’s what makes all the difference.

www.bicconstruction.com.au

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Should I use an architect or a draftsperson?

Five to six years of study versus an eight-week TAFE course: who would you prefer to design your dream home?

Let’s take a look at the differences between an architect and a draftsman!

Architect vs draftsman?

It’s a question as old as the building game itself, but it’s easier to answer than you might think. The use of the title architect is strictly regulated right across Australia.

To register as an architect in NSW, you’ll first need to graduate from a five-year degree in architecture. Then you’ll need to complete a period of practical experience and pass an exam set by the NSW Architects Registration Board.

In contrast, a draftsperson doesn’t need to obtain any qualifications or credentials.

While some will have studied a Diploma of Building Design or similar course, others will have completed nothing more than an eight-week CADD (computer-aided design and drafting) course. Their key role is to produce technical drawings for new construction projects and they are often hired by architects for this purpose.

Why should I use an architect?

Our homes are our castles – they reflect our lifestyle and our personality.

And they’re usually our biggest and most expensive asset!

It seems like common sense to trust the design and creation of our home to someone with the qualifications and experience to do an amazing job.

National architects advisory service Archicentre Australia says home builders who bypass the quality design services provided by architects are missing out.

Archicentre believes architects can:

  • create a home that results in an enjoyable, healthy and comfortable long-term living environment
  • consider in detail site orientation, people circulation within the home, energy efficiency and sustainability
  • work with you to stay within your budget

An architect can inject the “wow” factor into your home, creating a bespoke design that is both beautiful and functional.

Architects also understand:

  • building codes
  • engineering requirements
  • how to work with certifiers
  • contract administration
  • how to oversee your project from concept to completion

According to Archicentre director Peter Georgiev, engaging an architect should be the first step in any residential building project.

“This means finding an architect who will take the time to facilitate even the smallest project in a thorough manner – something that many building designers and draftspeople are not capable of doing,” he says.

How to avoid cost blow-outs on your building project

Having good working drawings and specifications is key to controlling costs on a residential building project. Thorough architectural plans allow you to “compare apples with apples” when your project goes out for tender.

“Detailed drawings will help you obtain accurate price comparisons and quality comparisons from a number of builders,” Georgiev says.

They also create more certainty about scope in the building contract.

“With vague working drawings, a contractor may claim, for example, that the standard of materials you expected are not shown on the drawings, and what you are now asking for are ‘variations’ which will cost more,” he says.

The exceptionally high level of detail provided in good architectural plans goes a long way to avoiding surprise expenses on your project.

It also provides a clear visual representation of the building you have commissioned, from the floorplan and window placements to the plumbing, electrical and engineering requirements, to the finer details of your bathroom fixtures and wardrobe fitouts.

BIC Construction loves working with architects

At BIC Construction we are all about architectural builds, that’s what we specialise in.

As a builder, we would much rather have clear and concise plans to keep the entire process upfront and open.

Detailed plans make it clear to all parties involved:

  • what is being built
  • how it will be built
  • what the costs will be
  • what the expectations are of all concerned.

In our opinion a draftsman is fine for a small or basic build/extension but for anything of a larger scale an architect will deliver a superior design and a better result for our clients.

If you’d like to talk to us about your building project, you can call us on 028378 9122 or email us on info@bicconstruction.com.au Web:www.bicconstruction.com.au Image credit:Danny Broe Architecture

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