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oc1
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@oc1
Join Date: 2012
Post Count: 148
August 28, 2013 - 9:55 pm
Ahhhh, so much can get done with sunny weather
All windows are now installed and the dwellings will be wrapped tomorrow as a result. The shaftliner is in too – between the party wall for the rear units. This is to protect from fire. Some use double brick instead but i have found this way to save on space making the units more spacious and slightly cost effective.
The fascia and gutter is almost complete on the singles with the box gutters getting completed today. The double storey townhouses have the frames up for the top level. All framing is on track to finish by Monday.
Next week is a busy week – scaffold, upper level fascia and gutter, all roof tiles, finishing off the frames etc etc. And we have weather in the mid 20's for a week <img alt="" border="0" height="166" id="lightboximg11" src="http://somersoft.com/forums/attachment.php?attachmentid=10958&d=1377726010" style="border:solid 4px black;border-bottom-width:0px;" title="windows.jpg;
221 x 166 (@100%)” width=”221″ />
<img alt="" border="0" height="166" id="lightboximg12" src="http://somersoft.com/forums/attachment.php?attachmentid=10959&d=1377726022" style="border:solid 4px black;border-bottom-width:0px;" title="frames all units.jpg;
221 x 166 (@100%)” width=”221″ />
<img alt="" border="0" height="166" id="lightboximg13" src="http://somersoft.com/forums/attachment.php?attachmentid=10960&d=1377726035" style="border:solid 4px black;border-bottom-width:0px;" title="frame – double.jpg;
221 x 166 (@100%)” width=”221″ />
<img alt="" border="0" height="166" id="lightboximg14" src="http://somersoft.com/forums/attachment.php?attachmentid=10961&d=1377726047" style="border:solid 4px black;border-bottom-width:0px;" title="shaftliner installed.jpg;
221 x 166 (@100%)” width=”221″ />
Cheers
Oscar
oc1
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@oc1
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Post Count: 148
August 22, 2013 - 7:40 am
Been busy lately to update lately. I have attached a few photo's. The roof truss for the single level units are complete along with the posi truss for the townhouses.
The fascia and gutter is up for the single level units too. Weather has really delayed work – very hard to put the roof truss in wet weather.
Oscar<img alt="" border="0" height="166" id="lightboximg8" src="http://somersoft.com/forums/attachment.php?attachmentid=10832&d=1377156992" style="border:solid 4px black;border-bottom-width:0px;" title="roof truss.jpg;
221 x 166 (@100%)” width=”221″ />
<img alt="" border="0" height="166" id="lightboximg9" src="http://somersoft.com/forums/attachment.php?attachmentid=10833&d=1377157008" style="border:solid 4px black;border-bottom-width:0px;" title="roof truss and fasica.jpg;
221 x 166 (@100%)” width=”221″ />
<img alt="" border="0" height="166" id="lightboximg10" src="http://somersoft.com/forums/attachment.php?attachmentid=10834&d=1377157015" style="border:solid 4px black;border-bottom-width:0px;" title="posi.jpg;
221 x 166 (@100%)” width=”221″ />
oc1
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@oc1
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Post Count: 148
August 7, 2013 - 11:17 pm
Prices are rising but they haven't peaked. Not all suburbs have risen either. You should be ok as long as you don't pay too much. The level of stock is also low at the moment which is putting upward pressure on prices.
Oscar
oc1
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@oc1
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August 7, 2013 - 11:14 pm
A few more pics. Garages pretty much done (will be completely finished when the bricklayer is back in 2 weeks) with the T bars put in. All ground level frames are completed too. You will see the steel beams in one of the units too.
Moving forward the single level units will have the ruff truss and windows installed. Weather is a problem though
Oscar<img alt="" border="0" height="496" id="lightboximg5" src="http://somersoft.com/forums/attachment.php?attachmentid=10730&d=1375789506" style="border:solid 4px black;border-bottom-width:0px;" title="unit 1 steel beam.jpg;
895 x 671 (@74%)” width=”662″ />
<img alt="" border="0" height="496" id="lightboximg6" src="http://somersoft.com/forums/attachment.php?attachmentid=10731&d=1375789543" style="border:solid 4px black;border-bottom-width:0px;" title="garage rear unit.jpg;
1060 x 795 (@63%)” width=”662″ />
<img alt="" border="0" height="496" id="lightboximg7" src="http://somersoft.com/forums/attachment.php?attachmentid=10732&d=1375789567" style="border:solid 4px black;border-bottom-width:0px;" title="garage rear unit 2.jpg;
825 x 619 (@81%)” width=”662″ />
oc1
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@oc1
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Post Count: 148
July 31, 2013 - 11:42 pm
Hi guys
Frames are up now for the back two units. The bricklayer has been there this week as well putting up the garages. The roof truss comes tomorrow for the rear units. All going along well. By the end of next week i should be close to having all frames completed and roof truss for all units completed.
Cheers
Oscar<img alt="" border="0" height="479" id="lightboximg0" src="http://somersoft.com/forums/attachment.php?attachmentid=10694&d=1375313129" style="border:solid 4px black;border-bottom-width:0px;" title="frames rear unit.jpg;
639 x 479 (@100%)” width=”639″ />
<img alt="" border="0" height="479" id="lightboximg1" src="http://somersoft.com/forums/attachment.php?attachmentid=10695&d=1375313143" style="border:solid 4px black;border-bottom-width:0px;" title="frames rear unit reverse.jpg;
639 x 479 (@100%)” width=”639″ />
<img alt="" border="0" height="479" id="lightboximg2" src="http://somersoft.com/forums/attachment.php?attachmentid=10696&d=1375313166" style="border:solid 4px black;border-bottom-width:0px;" title="frames and garage walls.jpg;
639 x 479 (@100%)” width=”639″ />
<img alt="" border="0" height="496" id="lightboximg3" src="http://somersoft.com/forums/attachment.php?attachmentid=10697&d=1375313181" style="border:solid 4px black;border-bottom-width:0px;" title="garage walls.jpg;
981 x 736 (@68%)” width=”662″ />
<img alt="" border="0" height="479" id="lightboximg4" src="http://somersoft.com/forums/attachment.php?attachmentid=10698&d=1375313210" style="border:solid 4px black;border-bottom-width:0px;" title="frames middle unit wall along garage.jpg;
639 x 479 (@100%)” width=”639″ />
oc1
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Post Count: 148
July 26, 2013 - 7:34 am
Full steam ahead from here. The chippie has commenced after waiting for the concrete to cure. Photo's show the bottom plates on a couple of the units and the remaining units have been marked out. This was we can order the roof truss for late next week.
The bricky also starts on Monday with the garages.
Oscar<img alt="" border="0" height="496" id="lightboximg10" src="http://somersoft.com/forums/attachment.php?attachmentid=10662&d=1374823903" style="border:solid 4px black;border-bottom-width:0px;" title="bottom plates.jpg;
897 x 673 (@74%)” width=”662″ />
<img alt="" border="0" height="496" id="lightboximg11" src="http://somersoft.com/forums/attachment.php?attachmentid=10663&d=1374823927" style="border:solid 4px black;border-bottom-width:0px;" title="bottom plates 2.jpg;
931 x 698 (@72%)” width=”662″ />
<img alt="" border="0" height="496" id="lightboximg12" src="http://somersoft.com/forums/attachment.php?attachmentid=10664&d=1374823949" style="border:solid 4px black;border-bottom-width:0px;" title="bottom plates 3.jpg;
928 x 696 (@72%)” width=”662″ />
oc1
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@oc1
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Post Count: 148
July 18, 2013 - 3:39 am
Correct, to the back of the block. Works out really well as we tap into the existing pipe.
oc1
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@oc1
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Post Count: 148
July 16, 2013 - 11:32 pm
Maybe try Terryw here from the forum as a start. He really knows his stuff!
Oscar
oc1
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@oc1
Join Date: 2012
Post Count: 148
July 16, 2013 - 11:29 pm
Hi Landt64
I'd say your best would be to hit the streets or the Yellow Pages. Just remember the same planning code (Rescode) applies to each council in Victoria. In effect everyone plays by the same rules. Each council will have their unique requirements or interpretations which isn't a huge barrier to overcome.
Oscar
oc1
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@oc1
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July 16, 2013 - 11:10 pm
Well, the units are now completed. The last coat (colour) of the render gets applied today. Time to sell now. I'll put some pics up tomorrow.
Subdivision wise, I received the Statement of Compliance from council on Monday and my surveyor has lodged all paperwork to the Land Registry Office. I'm waiting on mortgage consent to complete the process. So individual titles will be made available within a month.
Cheers
Oscar
oc1
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@oc1
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July 16, 2013 - 11:04 pm
Some photo's attached of the concrete slabs, both during and after. A very good job by the concretor. Over the weekend we had a lot of rain making the site muddy. I have the excavator there cleaning out the mud and excess soil and placing crush rock throughout. This should be enough to avoid going in knee deep
Oscar<img alt="" border="0" height="496" id="lightboximg6" src="http://somersoft.com/forums/attachment.php?attachmentid=10630&d=1374014528" style="border:solid 4px black;border-bottom-width:0px;" title="concrete during.jpg;
893 x 670 (@75%)” width=”662″ />
<img alt="" border="0" height="496" id="lightboximg7" src="http://somersoft.com/forums/attachment.php?attachmentid=10631&d=1374014557" style="border:solid 4px black;border-bottom-width:0px;" title="concrete finished.jpg;
1043 x 782 (@64%)” width=”662″ />
<img alt="" border="0" height="496" id="lightboximg8" src="http://somersoft.com/forums/attachment.php?attachmentid=10632&d=1374014587" style="border:solid 4px black;border-bottom-width:0px;" title="concrete – garage.jpg;
869 x 652 (@77%)” width=”662″ />
<img alt="" border="0" height="496" id="lightboximg9" src="http://somersoft.com/forums/attachment.php?attachmentid=10633&d=1374014610" style="border:solid 4px black;border-bottom-width:0px;" title="concrete and excavator.jpg;
1039 x 779 (@64%)” width=”662″ />
oc1
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@oc1
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July 16, 2013 - 11:01 pm
Hi Urilla
The price includes everything and at the quality of finish you have mentioned. The cost per m2 ranges and I do an estimate for each project. There's too many variables. Stormwater and services etc. As a guide though I would use $1500m2 for a medium finish. My costs are lower as I am a registered builder too.
The other important aspect is to design your units/townhouses in the most cost effective way at the design stage. I find many people miss this. A fair chunk of your construction costs are pretty much determined at this point. I have redesigned a few designs for clients recently where the original plans did not make money. It is this stage and the end sales price that are crucial.
Hope this helps
Oscar
oc1
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@oc1
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July 14, 2013 - 7:34 am
Hi guys
I thought I would put up a few pics showing the various stages before the concrete is poured. Weather permitting this will occur tomorrow. I'll then wait a few days for this to settle as proper curing will greatly increase concrete strength and durability. My carpenter will then come onto site to begin construction of the frames.
Oscar
<img alt="" border="0" height="496" id="lightboximg2" src="http://somersoft.com/forums/attachment.php?attachmentid=10605&d=1373786839" style="border:solid 4px black;border-bottom-width:0px;" title="concrete prep.jpg;
765 x 574 (@87%)” width=”662″ />
<img alt="" border="0" height="496" id="lightboximg3" src="http://somersoft.com/forums/attachment.php?attachmentid=10606&d=1373786872" style="border:solid 4px black;border-bottom-width:0px;" title="concrete pre pour.jpg;
765 x 574 (@87%)” width=”662″ />
<img alt="" border="0" height="496" id="lightboximg4" src="http://somersoft.com/forums/attachment.php?attachmentid=10607&d=1373786914" style="border:solid 4px black;border-bottom-width:0px;" title="concrete pre pour 2.jpg;
868 x 651 (@77%)” width=”662″ />
<img alt="" border="0" height="496" id="lightboximg5" src="http://somersoft.com/forums/attachment.php?attachmentid=10608&d=1373786944" style="border:solid 4px black;border-bottom-width:0px;" title="concrete pre pour 3.jpg;
788 x 591 (@85%)” width=”662″ />
oc1
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July 10, 2013 - 1:30 am
Floorboards will be completed today. I have attached a photo from yesterday. They are bamboo floors.
Also, the landscaping has moved along. All coming together now. I'm now looking forward to having it cleaned over the weekend.
<img alt="" border="0" height="496" id="lightboximg13" src="http://somersoft.com/forums/attachment.php?attachmentid=10579&d=1373419634" style="border:solid 4px black;border-bottom-width:0px;" title="landscaping 1.jpg;
872 x 654 (@76%)” width=”662″ />
<img alt="" border="0" height="496" id="lightboximg14" src="http://somersoft.com/forums/attachment.php?attachmentid=10580&d=1373419661" style="border:solid 4px black;border-bottom-width:0px;" title="landscaping 2.jpg;
800 x 600 (@83%)” width=”662″ />
<img alt="" border="0" height="496" id="lightboximg15" src="http://somersoft.com/forums/attachment.php?attachmentid=10581&d=1373419677" style="border:solid 4px black;border-bottom-width:0px;" title="floorboards.jpg;
1376 x 1032 (@49%)” width=”662″ />
oc1
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@oc1
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July 9, 2013 - 2:31 am
I have heaps but that's not the reason I am responding. While it can work well just make sure you get your legal side sorted, a couple of exit strategies agreed upon and have someone on YOUR side that knows the game inside out. A 6 story development in Brunswick is not a small development.
If you know all of this and have done a large JV development before ignore what i have said
Oscar
oc1
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@oc1
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Post Count: 148
July 7, 2013 - 9:53 am
Be careful of properties which have a heritage overlay. Chances are you will have an 8m height restriction. Will make apartments (3 level) a little difficult.
Oscar
oc1
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July 7, 2013 - 9:50 am
Update
Earlier in the week the plumbers were out there for 2 days completing the below ground sewer. They partially completed the stormwater too, mainly behind the rear units.
Tomorrow the concreter begins. Forecast for rain tomorrow but the rest of the week should be nice and sunny
Cheers
Oscar
<img alt="" border="0" height="496" id="lightboximg0" src="http://somersoft.com/forums/attachment.php?attachmentid=10561&d=1373189572" style="border:solid 4px black;border-bottom-width:0px;" title="plumbing 1.jpg;
872 x 654 (@76%)” width=”662″ />
<img alt="" border="0" height="496" id="lightboximg1" src="http://somersoft.com/forums/attachment.php?attachmentid=10562&d=1373189598" style="border:solid 4px black;border-bottom-width:0px;" title="plumbing 2.jpg;
893 x 670 (@75%)” width=”662″ />
oc1
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July 7, 2013 - 9:48 am
Crossovers and car spaces have been poured now. It cleans up the site tremendously! I had a massive clean inside the units so that the floorboards and carpet could be laid (lots of mud from all the wet weather). The carpets are in and the bamboo flooring goes in tomorrow. The brick piers have been rendered too – just waiting for a sunny day for the colour to be applied. The external fencing is nearly finished. I'll most likely stain the sections that look out to the street for better street appeal. Gas and electricity meters have also been installed.
Bathrooms are complete with toilets, vanities and showers in. Just need the towel rails, toilet holders etc put in along with the internal caulking.
What's left? Flooring from tomorrow, then paint touch ups and cleaning. Externally, the fencing, landscaping (tomorrow) and staining of the fence. Will then do the final clean.
Subdivision wise I have received compliance from all relevant authorities (water, power etc) and now waiting for Statement of Compliance from the council. Once this is received I will have titles 2-3 weeks later.
So this time next week this development should be knocked off which will allow me to turn my attention on other developments. Should start selling these soon
Oscar
<img alt="" border="0" height="496" id="lightboximg8" src="http://somersoft.com/forums/attachment.php?attachmentid=10556&d=1373188959" style="border:solid 4px black;border-bottom-width:0px;" title="concrete prep.jpg;
697 x 523 (@95%)” width=”662″ />
<img alt="" border="0" height="496" id="lightboximg9" src="http://somersoft.com/forums/attachment.php?attachmentid=10557&d=1373188982" style="border:solid 4px black;border-bottom-width:0px;" title="exterior after driveway.jpg;
928 x 696 (@72%)” width=”662″ />
<img alt="" border="0" height="496" id="lightboximg10" src="http://somersoft.com/forums/attachment.php?attachmentid=10558&d=1373189070" style="border:solid 4px black;border-bottom-width:0px;" title="carpet.jpg;
1192 x 894 (@56%)” width=”662″ />
<img alt="" border="0" height="496" id="lightboximg11" src="http://somersoft.com/forums/attachment.php?attachmentid=10559&d=1373189207" style="border:solid 4px black;border-bottom-width:0px;" title="kitchen and clean.jpg;
1483 x 1112 (@45%)” width=”662″ />
<img alt="" border="0" height="496" id="lightboximg12" src="http://somersoft.com/forums/attachment.php?attachmentid=10560&d=1373189319" style="border:solid 4px black;border-bottom-width:0px;" title="bathroom.jpg;
1313 x 985 (@51%)” width=”662″ />
oc1
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July 1, 2013 - 3:45 am
Nope, never had. No reason why you can't though. A mate of mine who's building at the moment has included a washing machine on his current build. Can't say it's made a difference or not. I'd rather spend that money on landscaping.
Oscar
oc1
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@oc1
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June 30, 2013 - 11:32 am
Good work!
I wouldn't say it's the BEST way, it is A way to profit from development.
Oscar