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Updates from our home builders in Murray Bridge
Knockdown and Rebuild
JAC Homes • May 08, 2020
Do you have the worst house in the best street?
So you have the worst house on the best street.
It is actually now becoming a common practice . A growing number of home buyers are knocking down existing homes and replacing with new.
The neighbourhood is ideal, you love it
But, that house is run-down and neglected.
Maybe it’s too small.
It may have that unattractive Sixties or Seventies box look?
And the energy efficiency of these homes, it cost a fortune to heat and cool.
Has your growing family outgrown your existing home but the land and location are perfect, after all you cant get block sizes like you use to?
Do you lack the time and cash-flow for a major renovation and refurbishment?
Here’s a few of the benefits to knocking down a house and rebuilding a home:
You can design your dream home to suit your family lifestyle.
You can have an energy efficient home.
It is cost-effective – It may Sound odd, but it is usually cheaper to demolish and rebuild than do a whole house renovation.
Don’t underestimate the amount of work needed to do a full house renovation. Often, small fixes become big fixes.
When renovating, you may negotiate a fixed-price contract with your builder. However, this doesn’t account for unforeseen costs that can arise during renovations. For example; when renovating, it is only when you start taking plasterboard off walls, or pulling up floors that you discover issues such as asbestos, termite damage or damp areas.
During a renovation, these kinds of unforeseen issues often turn into ‘variations’, whereby you are required to pay extra (additional to your fixed-price sum) to rectify the problems, before your build can continue.
THINGS TO KNOW BEFORE YOU START A REBUILD
A knockdown/rebuild is a big project, but you can build your dream home with minimal stress by following the correct procedures.
You need to investigate regulations and legalities pertaining to demolishing and rebuilding, including local council regulations or planning restrictions that may influence what you can do.
You will also need to get building approval for your intended works.
You may also need to consider traffic management plans for the duration of your build. Your local council can help you with this.
The demolition of a home itself can occur relatively quickly, but there are a few things you need to know before the wrecking ball begins.
First, you will require a permit, and all services to the home such as electricity, gas and telephone will need to be disconnected.
The homeowner can organise a demolition permit but the builder, if you’ve engaged one, is usually able to co-ordinate the knockdown process on your behalf.
Demolition costs vary depending on the size of the house, access to the site, hazardous materials/asbestos removal, neighbouring structures, established trees and temporary fencing.
As a rough guide, a standard house knock-down/demolition can cost you around $15,000 – $30,000.
The design’s size and complexity – as well as things like adverse weather, site issues and other challenges – will dictate the length of time for your project.
For a knockdown and rebuild you would generally allow around six to twelve months.
The very first thing you should do is contact your local council to establish if there are any protections to the existing house or property e.g. heritage or vegetation.
You need to consider the size of your block when choosing a new home design. Generally in established areas, Council requires the setback of the principal frontage of your home to be the average of both of your neighbours.
Setbacks – All new dwellings must comply with building regulations where minimum front, side and rear setbacks need to be met. Also ensure you take your existing driveway position into account. Should you wish to change the existing location of your crossover (driveway) you will then need to obtain approval directly from your Council.
Easements – Does your block of land have any easements? Easements can impact which designs will work on your block. This information can be obtained by contacting the owners of the easement (ie: council, water authorities).
All sites require adequate water disposal new regulations mean that the old systems no longer apply this is the same with sewer and septic if you had intended to reuse a existing septic it may no longer be fit for purpose and you may need to replace the whole system. Take into consideration if you do not have access to sewer your block may not be big enough for a septic system this is one unfortunate trap we have seen people fall into.
You will need to take into account how accessible your block is for both demolition and construction. Size of roads, schools in the area, overhead power lines and the requirement for traffic management (if you are on a busy road or in a difficult to access area) will need to be factored in. Please be aware that restricted access blocks may incur additional charges due to management of traffic and manual unloading of materials.
As your existing dwelling will have overhead power which will be abolished prior to your demolition, you will need to arrange the installation of an underground electricity pit through your provider. This process can be commenced prior to the demolition of your home and can be lengthy. Contact your provider for an application form.
Neighbours can play a part in assisting with the approval of your design. Should your proposed build fall outside of the standard building regulations, you should gain consent from your neighbours upfront as any objections they may have can affect the design of your home (ceiling heights and windows etc), and this can delay your build time. Neighbours also need to be engaged regarding shared fencing as depending on your build, fencing may need to be removed prior to site start.
Do you intend to put in a new pool or keep an old one? Ensure you discuss this with your builder upfront as this can have a bearing on which house plan you proceed with, and may impact on the cost of your slab design (foundations of your new home) and construction.
Your demolition contractor will need to apply for a Demolition Permit from your Council. Once an application is made this can take up to 28 days to issue. Should your existing dwelling or the overall site contain asbestos, your demolition contractor will be required to remove this and provide you with a Proof of Removal certificate.
Water meters can easily be damaged during the demolition period and they are expensive to replace. We highly recommend you talk to your demolition contractor and ask them to take steps to guarantee the protection of your meter during demolition
Some trees and vegetation are protected, in this instance your Council may require an Arborist Report which they can arrange on your behalf or alternatively, you can arrange for your own arborist and supply their report with your application.
Check with your council if there is a local law in place protecting any trees.
Before any demolition can commence, you need to:
Ensure all existing services are disconnected.
Contact your utility supplier to have the Gas disconnected and capped.
Contact your utility supplier to have the Electricity disconnected and removed back to the feeder pole.
Contact a registered plumber to remove the sewer back to the tie locations and cap.
New sewer points may be required during construction.
Contact a registered plumber to remove all storm water drains back to the legal point of discharge, or to the title boundary if they are outside the property.
The process of buying a new home is an exciting and important milestone in anyone's life. With so many options available, it's only natural to want to explore different possibilities before making a decision. One popular way to do this is by visiting display homes, which are fully furnished and decorated model homes that showcase the builder's work. While this may seem like a great way to get a feel for what's available, there are some compelling reasons why visiting display homes might not be the best idea. In this blog, we'll explore the potential downsides of relying solely on display homes during your home-buying journey. 1. Unrealistic Expectations Display homes are meticulously designed and decorated to create a picture-perfect environment. The furniture, decor, and layout are carefully curated to maximize the appeal of the space. While this can be visually stunning, it can also create unrealistic expectations for what a real, lived-in home will look like. When you visit a display home, keep in mind that the actual house you purchase will likely be an empty shell, waiting for your personal touch. 2. Limited Customization Display homes are built to showcase the builder's vision, which means they often come with a specific set of features and finishes. This might not align with your personal preferences or needs. If you have specific customization requirements or a particular vision for your future home, relying solely on display homes may limit your options and leave you feeling unsatisfied with the end result. 3. Overlooking Important Details When you visit a display home, it's easy to get caught up in the aesthetics and overlook important practical details. You may be so captivated by the stylish decor that you forget to consider factors like storage space, electrical outlets, or the functionality of the layout. It's crucial to look beyond the surface and assess the home's suitability for your specific lifestyle and needs. 4. Ignoring Location and Neighborhood Display homes are often built in controlled environments or communities specifically designed for showcasing the builder's work. This can make it easy to overlook the importance of location and neighborhood amenities. The proximity to schools, shopping centers, public transportation, and other essential facilities should play a significant role in your decision-making process. Relying solely on display homes may divert your attention away from these crucial aspects. 5. Limited Exposure to Different Builders Visiting only display homes from a single builder might result in a narrow perspective. There are many reputable builders out there, each with their own unique styles, features, and pricing structures. By limiting yourself to one builder's display homes, you may miss out on discovering other options that could better suit your preferences and budget. Conclusion While visiting display homes can provide valuable insights into a builder's capabilities and design sensibilities, it's important to approach them with a critical eye. Relying solely on display homes can lead to unrealistic expectations, limited customization options, oversight of important details, and a narrowed view of available builders. It's crucial to balance these visits with thorough research, consideration of your specific needs, and exploration of different neighborhoods and builders to ensure you make the best decision for your future home.
Owning your own home is a proven pathway to long-term financial well-being and allows you to plan for the future, which is important, especially if you have a family to look after. If you’re tired of renting and would like to become a new homeowner you will need to take some things into consideration. Work out your finances When it comes to home loans, there is a big difference between what you think you can afford and what you can get approval for. That’s why it’s important to get a better understanding of how much you earn and how much you spend. Ensure you have pre-approval first. There is a bit of misunderstanding in relation to pre-approval. Pre-approval only gives you an idea of how much a bank will be willing to lend you. It allows you to know the maximum amount you can spend on a house, but that’s about it. Pre-approval is often conditional on a successful credit check. If your circumstances change, it’s possible that your pre-approval is no longer valid. Once you know the home you are going to build the bank will require a bank pack, this includes your homes council approvals and your contract so that the bank can value the property, you will need to outlay some money upfront before the bank will give you a loan so having some savings is very important. Construction finance can be complex and the amount of deposit required will vary depending on the lender you approach. Talking to a lender that specialises in construction loans may be a good starting point, because if they do not understand a construction loan, they are only going to confuse the matter. When it comes to building your first home you need to get your priorities straight. Make sure you’re clear on what is most important to you, so we can help you work out what type of home will work with your budget, keeping in mind that your first home will not necessarily be your dream home but it will start you on the path to owning that dream home. What changes when you’re a home owner. Saying goodbye to landlords and moving out of your parents’ home means more freedom. As a home owner you can create spaces for your needs and make your home truly yours. But owning your own home also comes with different responsibilities. You have new bills to pay and council rates due. So, it’s important that you’re ready to manage these and plan ahead. However, the investments you make in your new home will reap rewards. Money that would ordinarily be paid into rent now goes towards paying a mortgage, reducing your debt. As debt reduces and home prices invariably increase over time, equity is created and wealth is accumulated. The current low and relatively stable interest rate environment allows you to reasonably budget for your monthly mortgage repayments. Your landlord can’t suddenly increase your rent when your lease is up. It also means Increased stability, no more packing up and having to relocate if your landlord chooses to sell their investment property. Your home is your own to do with exactly as you wish! You’re paying off your own home, not someone else’s. And most importantly as a first home builder you most likely have access to the $15,000 FHOG and the $25,000 building grant that is $40,000 that that you don’t have to find and added to the equity of your home. So escape the rent trap and contact JAC Homes today to start your new home journey.
We are all so lucky to live in such a wonderful country, wherever you live, you can fill your life
with colour and nature…
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