Forum Replies Created
Paul,
I am a new homes consultant with a major project builder in Adelaide. When I was recently in head office I dealt with 100’s of developers/ amateurs. And most got it wrong & cost themselves $1,000’s of $ more – so they end up trying to screw the builder for the $ the waste elsewhere.
At the risk of sounding dogmatic, follow these steps & advice & you can’t go wrong! Diverge & it will cost you money & worst of all time…
This works in SA & should work the same anywhere.
Here’s what you do in CORRECT ORDER:
1. Speak to a Planning Officer at council FIRST!!!!!!!!!!!! Ask that the person you are speaking too IS a planning officer, if not, ask for one.
Ask them for the following info:
a)Min. block size for detached & semi-detached dwellings – this will determine whether you can subdivide in your area in the first place;
b) Setbacks to front, side, secondary street frontage (if on corner block) & rear (setbacks are from external wall to boundary);
c)If 2 storey ask if upper level setbaks are different – but avoid 2 storeys if possible, to hard & local residents may object;
d)Private Open Space requirements (space they want in the backyard)- it may be % of allotment size or Xm2 per bedroom (& yes, a study usually counts as a bedroom – planners are not stupid), also ask for the min. dimension for POS (usually 2.5m, so you can’t use the 900mmm walkway down the side) & they usually want a Xm x Xm rectangle to fit in teh POS area which is directly accessible from a living area;
e)Ask for any other requirements.
Don’t let them just send you out their requirements. If you ask these specific questions they will think you are a pro & will be happy to help.
2. NEVER ARGUE WITH A PLANNER!!! Accept what they tell you & make your plans comply to their requirements. After all you are simply building an investment home, not your PPOR. So don’t reinvent the wheel otherwise your planning approval could take years, instead of 4 to 8 weeks. GET THE MESSAGE!!!!!!
3. Choose a volume project builder based on quality & price. Tell them Council requirements – the consultant will love you for this beacause you have proven that you are doing your homework (Here’s a secret – most building consultants HATE dealing with investors – they are very LAZY, they LIE & they PENNY PINCH – not worth getting grey hair over).
The builder can draw you ACCURATE plans (usually for a small fee – excpect to spend $500 to $1,500) based on your requirements. Ask for an estimate of cost before comitting them to draw plans.
NEVER EVER expect a builder to do plans or any detailed work for free. Pay peanuts & you get monkeys.
Your plans should be totally complying to Council reqs. If not, make sure you only have ONE strike against you, More than one & they may be rejected or subject to alteration.
4. Submit plans to Council for subdivision approval.
5. If Council appear to approve, sign building contracts right away. Otherwise wait for formal approval before signing in case things change.
THAT”S IT!!!
Also some other important guidelines:
* NEVER EVER use a building design company or architect – they will rip you off. Plus they only draw plans for council approval – NOT BUILDING. I have so many owner designs sent in with BAD MISTAKES on them.
They will typically charge you $2,000 for simple plans right up to or over $10,000 including full engineers consrtuction reports & council approvals (planning & building). yet your project builder will only chrge you the deposit when signing which is typically $1,200 or $1,500 to do the same work (& accurately too).
* If you do want to have a set of plans to shop around for price, then just get a draftsman to do them (preferably one that has worked in a project building company before). You don’t need an expensive architect or building designer. Plus avoid them talking you into doing the full preconstruction stuff I mentioned above. That’s how they make more money off you.
* NEVER EVER BUILD YOURSELF – Why? Banks don’t like you, trades don’t like you, & councils don’t like you.
My best friend is a builder who does terracotta roof tiles. He used to build his own IP’s. Now he comes to me to do them. Us project builder’s can do them MUCH CHEAPER, FASTER & with with LESS HEADACHES than a small builder can;
* DON’T use a small builder for IP’s – they are too expensive, & may not be able to adequately insure the whole project.
Well here end’s my lesson for the day (exit my soapboax).
Amen!
No go forth & multiply your wealth [
][}][]Good Luck!!!
David Paxton
“You Only Live Twice”Hey Bill,
Once bitten twice shy with AMP… [
]I’m doing my bookwork today to finalise mi 2002/03 figures & do last quarters BAS statement. Then off to the accountant for my tax return. And get advice for legal/tax structures for investing & business trading (I already trade within my company)
Plus the painter is booked in to paint the outside of our house in 2 weeks. So I can get the best LOC on my house for investing.
Cheers,
David Paxton
“You Only Live Twice”Westan, Oh boy, now I’ll have to shoot you too…[
]‘e’ is very good, apparently no reserve price.
However, tonight ‘jt’ has a reserve (not sure that this was the instigation of the RE company or the govt. branch involved.
Also ‘b’ has a few coming up too….
Ready to play Cleudo…[
]David Paxton
“You Only Live Twice”Arty, you’re not even close.
And Leigh, I’m going to have to shoot you now… [
]It’s nice living in a place that once hosted the world’s best Grand Prix.
…say no more…[
]David Paxton
“You Only Live Twice”If I told you I’d have to shoot you…. [
]You need to make phone calls – and not just to RE agents. Try targeting key regional centres in your State or Territory, and call companies, govt departments, organisations and so forth….
Remember, “seek & ye shall find”.
Erika, I dunno. As I wasn’t buying this time my due diligence wasn’t very thorough. Interestingly the PM had a week holiday this week, so I relied mainly on the RE agent for trends in the areas, vacancy rates & good/bad streets for the properties concerned.
The guy that bought 3, flew to the area the day before as it is a long drive from home.
Personally I would prefer to buy the whole duplex rather than one side in case the sewer rats live next door.
Cheers,
David Paxton
“You Only Live Twice”
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