FAQs

Surveys & Permits

Where can I find an engineer to provide a balustrade certification report for council submission?

To obtain a balustrade certification report for council submission, you can engage a qualified structural engineer. These professionals are experienced in assessing balustrades to ensure they meet all relevant Australian Standards and building codes. It is advisable to seek recommendations from your builder or architect, or to search professional engineering directories to find a suitable engineer in your local area.

Finance & Budgeting

What's LMI and is it worth avoiding?

LMI (Lenders Mortgage Insurance) trips people up because the name makes it sound like it protects you. It doesn't — it protects the bank if you default on the loan. You're the one footing the bill though, and it's not small change — depending on your loan size and how low your deposit is, you could be looking at anywhere from a few thousand bucks to tens of thousands. Paying LMI to get into the market now (rather than waiting years to save the full 20%) can genuinely make sense, especially if prices are rising faster than you can save. But if you're close to that 20% mark anyway, it's worth doing the maths on what LMI would actually cost you vs. just holding off a bit longer.

Finance & Budgeting

Should I prefer a bank or a finance broker?

Pro-broker: Brokers compare across many lenders instead of pushing one product, and they're free to the borrower since the lender pays their commission. They also know which lenders are flexible on tricky situations (self-employed, casual income, government schemes). Pro-bank-direct: Fine if your situation is simple — steady job, standard deposit. Some people prefer avoiding broker commission structures and like dealing with someone they already have a relationship with. Middle ground: Get quotes from both — costs nothing extra and gives you a real comparison. Also: check how many lenders are actually on a broker's panel before committing, since a small panel isn't much better than going direct. Universal caution: Always ask for the comparison rate (not just the advertised rate) and ask about ongoing fees explicitly — both bank reps and brokers can be vague on this unless pushed.

Room Planning & Orientation

How can I improve a poorly designed house plan to make it more functional, especially regarding living areas and kitchen space?

To improve a poorly designed house plan, focus on optimising the flow between living areas and the kitchen. Consider relocating the kitchen to a more central position, potentially opening it up to the main living space for better social interaction and a sense of spaciousness. Adjusting the layout to create distinct zones for dining, lounging, and cooking can enhance functionality without necessarily increasing the overall footprint.

Builder Selection

Which volume builder is the best option for building a new home in Western Australia, considering quality, inclusions, and customer service?

When selecting a volume builder in Western Australia, consider those with a strong reputation for quality construction and comprehensive inclusions that align with your budget. Look for builders who demonstrate excellent customer service throughout the building process, from initial consultation to handover. Researching and comparing the specific offerings and client feedback for different builders will help you find the best fit for your new home.

Construction & Site Works

What is the typical building experience and timeline with a volume builder, considering potential delays and site supervisor issues?

Building with a volume builder typically involves a structured process with defined stages, though timelines can be affected by various factors. Common delays can arise from council approvals, material shortages, or weather conditions, extending the overall construction period. While most site supervisors manage their projects effectively, occasional issues may occur, highlighting the importance of clear communication and proactive engagement throughout the build.

Prestart & Electricals

What are the advantages and disadvantages of choosing two 600mm ovens versus one 900mm oven in a new home build?

Opting for two 600mm ovens offers greater flexibility, allowing you to cook multiple dishes at different temperatures simultaneously, which is ideal for entertaining. However, this configuration can be more expensive and may require more kitchen space. A single 900mm oven provides a larger single cooking cavity, suitable for roasting large items like turkeys or multiple trays of food, and can be more cost-effective and space-efficient than two smaller ovens.

Room Planning & Orientation

What are the best ways to improve a house floor plan, particularly regarding kitchen layout, pantry size, ensuite configuration, and entryway width?

To optimise your home's floor plan, consider a galley-style kitchen layout for efficiency, ensuring ample bench space and direct access to a walk-in pantry. For ensuites, aim for a functional layout that separates wet areas and provides sufficient storage. Ensure your entryway is wide enough to comfortably accommodate furniture and allow for easy movement, especially when entertaining.

Builder Selection

What are the typical timelines and quality of builds for Volume Builder?

Typical build times can range from 12 to 18 months, though delays are common due to factors like weather, material shortages, and council approvals. While quality can vary, many homeowners report satisfaction with the overall finish, though some issues like minor cosmetic flaws or slower defect rectification may arise. It's advisable to maintain clear communication with your builder throughout the process and conduct thorough inspections at each stage.

Builder Selection

What are the pros and cons of building with different volume builders, particularly regarding inclusions, timelines, and customer service?

Volume builders offer a range of inclusions that can vary significantly, so it's crucial to compare these carefully to understand what's standard and what's an upgrade. While some builders may provide more predictable timelines, others can experience delays, impacting your overall project schedule. Customer service experiences also differ, with some homeowners reporting excellent support throughout the build, while others encounter challenges with communication and issue resolution.

Room Planning & Orientation

How can I improve the design of my new home, particularly regarding room layouts, natural light, and functionality for a live-in adult daughter?

Kitchen & Living Areas: - Prioritize kitchen space over overly large master bedrooms. - Reduce oversized walk-in pantries to enlarge kitchen and dining zones, or reconfigure layouts (e.g., U-shape, L-shape, or swapping kitchen/fridge positions) to improve workflow and avoid harsh afternoon sun. - Fix problematic living areas that act as thoroughfares, impact TV placement, or suffer from poor natural light and cold drafts. Bedrooms & Robes: - Optimize storage by adding built-in robes, extending robes to walls, or resizing walk-in robes to better match the home's scale. - Reconfigure Bed 4 to incorporate a built-in robe and a cavity slider to the ensuite to save space. - Isolate master walk-in robes away from bathroom moisture sources. Bathrooms & Laundries: - Improve ventilation (e.g., dual exhaust fans) and privacy by enclosing ensuite toilets with doors and using cavity sliders instead of hinged doors to prevent collisions. - Enhance laundry functionality by stacking appliances, extending cabinetry/benchtops post-handover, or reducing laundry footprints to expand sculleries and living zones. Flow, Light & Climate Control: - Eliminate long, narrow corridors and wasted hallway space to improve overall home flow. Orientation matters: - flip layouts or add eaves to rear and east-facing sides to maximize northern light, improve airflow, and mitigate heat gain. - Strengthen indoor-outdoor connections by widening alfresco access doors.

Handover & Defects

How can vanadium staining on new bricks be removed and should the builder be responsible for cleaning it before handover?

Vanadium staining on new bricks can often be removed using a diluted hydrochloric acid solution, applied carefully to avoid damaging the brickwork. It is generally recommended that builders be responsible for cleaning off this type of staining before the property is handed over to the owner. Addressing this issue prior to handover ensures the bricks are presented in their intended condition.

Builder Selection

Which builders are recommended for a custom home build in Perth, Western Australia?

For custom home builds in Perth, it's recommended to research builders with a strong portfolio of unique designs and a proven track record of quality craftsmanship. Look for builders who demonstrate flexibility in design and a collaborative approach to bring your specific vision to life. Engaging with builders who have positive client testimonials regarding their communication and project management can also provide confidence in their ability to deliver a successful custom home.

Handover & Defects

What are the typical timelines, costs, and potential issues when building with a volume builder in Western Australia?

Building with a volume builder in Western Australia typically involves a 12-18 month timeline from initial contract to handover, though delays can occur due to supply chain issues or site conditions. While costs can vary, expect a base price for the home plus additional expenses for site works, upgrades, and landscaping, which can add significantly to the total. Common issues include variations during construction, communication challenges, and the need for thorough pre-handover inspections to address any defects.

Room Planning & Orientation

How can I refine my kitchen layout to improve functionality and aesthetics, particularly regarding the placement of the sink, cooktop, and scullery, and how to handle long countertop lengths?

To enhance kitchen functionality and aesthetics, consider the placement of your sink, cooktop, and scullery to create an efficient workflow, often referred to as the 'work triangle'. Ensure adequate counter space is available between these key zones. For long countertop runs, breaking them up with features like a contrasting island, a change in material, or integrated appliances can improve visual appeal and practicality.