I forgot to post that we got slabbed! I don't know how, it was very exciting at the time. I will have to go up some time next week and take proper photos of it all. Here is a wee taster anyway.
Friday 27 December 2013
Saturday 14 December 2013
Thursday 12 December 2013
Earthworks have begun! It's happening!!
Hi all!
So the earthworks have indeed gotten underway, they're really wanting to deliver this slab by Christmas which is phenomenal. 2 days after the fence went up I walked up to the block to see if there was anything happening and sure enough, there was a dude with a bobcat.
We're signing a new lease next week for our rental for 6 months and I'm crossing all my fingers that it will be the last lease we ever sign and we'll be able to move directly into our very own house.
So the earthworks have indeed gotten underway, they're really wanting to deliver this slab by Christmas which is phenomenal. 2 days after the fence went up I walked up to the block to see if there was anything happening and sure enough, there was a dude with a bobcat.
The photos are ones I took on my phone so sorry about the quality but as you can see they had built up the back bit with gravel and were starting to cut into the front.
Then yesterday I went up with the in laws to see that they had finished all that and were getting set up to frame the slab! It's all going so quickly, it's amazing.
Tuesday 3 December 2013
Exterior colours
Just an update on the colours of our exterior. Colorbond went and discontinued a heap of their colours which made me angry. Initially I wanted Loft walls and headland roof and both of those colours are gone. In the end I had to make do with this:
Roof, gutters, facsia etc.: Wallaby (new colour)
Walls: Monument
Garage door: Shale Grey
Should look a lot like this:
Roof, gutters, facsia etc.: Wallaby (new colour)
Walls: Monument
Garage door: Shale Grey
Should look a lot like this:
Long time no post!
Hi Everyone!
I know it's been a while but most of what was happening was too depressing to write about so I'll pick up now. We did end up choosing the second builder and saying good bye to the first. He wasn't happy but we had to do what was right by us.
We had a struggle with the valuation from the bank but after some careful debate with the valuer I managed to get him to increase his valuation and we got our loan approved!
On Monday we signed the contract with the builder! It was just a standard HIA contract, very straightforward. Although we had to sign a variation as well because we made the ensuite a bit bigger and had to allow for the tiling.
We're off to the bank this afternoon to sign the FHOG paperwork and get that sent away and finalize everything for our loan.
I have to go to the block some time this week and tell the neighbors to stop parking on our land unless they want to be hit by a bobcat because the concreter wants to get the slab down by Christmas, meaning groundworks could start any day now! I don't want them to turn up and have issues trying to get them to move their car and I want to give them our details so that if they have any problems they can just call us and if they see anything happening on the site at night or that just shouldn't be happening they can let us know too. Trying to start the whole thing on the right foot.
Finally we can start getting excited again, it's been such a long road to this point and it can only get better from here. I have total faith in the builder we chose and we're looking forward to the following 6 months.
edit:
Just realized I forgot to mention what happened with council.
It went through like 3 days after that last post. I think all up it was 2 working from when I officially lodged the thing until it was approved and it only took that long because the guy was sick the first day. Such a quick and painless process! I highly recommend trying to do a complying development if you can.
I know it's been a while but most of what was happening was too depressing to write about so I'll pick up now. We did end up choosing the second builder and saying good bye to the first. He wasn't happy but we had to do what was right by us.
We had a struggle with the valuation from the bank but after some careful debate with the valuer I managed to get him to increase his valuation and we got our loan approved!
On Monday we signed the contract with the builder! It was just a standard HIA contract, very straightforward. Although we had to sign a variation as well because we made the ensuite a bit bigger and had to allow for the tiling.
We're off to the bank this afternoon to sign the FHOG paperwork and get that sent away and finalize everything for our loan.
I have to go to the block some time this week and tell the neighbors to stop parking on our land unless they want to be hit by a bobcat because the concreter wants to get the slab down by Christmas, meaning groundworks could start any day now! I don't want them to turn up and have issues trying to get them to move their car and I want to give them our details so that if they have any problems they can just call us and if they see anything happening on the site at night or that just shouldn't be happening they can let us know too. Trying to start the whole thing on the right foot.
Finally we can start getting excited again, it's been such a long road to this point and it can only get better from here. I have total faith in the builder we chose and we're looking forward to the following 6 months.
edit:
Just realized I forgot to mention what happened with council.
It went through like 3 days after that last post. I think all up it was 2 working from when I officially lodged the thing until it was approved and it only took that long because the guy was sick the first day. Such a quick and painless process! I highly recommend trying to do a complying development if you can.
Wednesday 3 July 2013
Builder Change?
Hi everyone!
So we paid our council fees and we're officially lodged. I got an update this afternoon, one of the great things about the EHC is that your planner can comment directly on the online application, that said the site inspection has been done, everything looks good for complying development and we are a low fire risk. So there shouldn't be any hold up on getting through and the max CDC takes is 10 days. However, our loans manager is away until the first week of August so it will be another month at least before we can build.
So I have also just had the meeting I've been waiting to have with my builder for a month now! Just not with him. We decided to get a second builder to price our build because while we had pretty much decided our builder, we didn't want to be chumps. A price from a builder means nothing without anything to compare it to. So anyway I met with the second builder today and it was what I'd been trying to get from our original builder.
He asked all the questions about things that I wasn't sure about and took note of everything. He's picking me up tomorrow and we're going to the block to double check the fall over the build site so he can do an accurate estimate of site costs.
The guy we WERE going with has always been kind of cruisey about it. He's got a lot of work and we've never seemed to be a priority. He's also more used to architect's plans and people knowing exactly what they want and doing all the planning I think. This new guy asked me about architraves and tiling height and all of that, that's the stuff I have been waiting to be asked because I don't know what's standard and I don't know what's cheaper and no, I hadn't thought about How we'd do the fall in the bathroom with the tiles we'd selected so it was refreshing to have someone actually ask me those questions.
So we will wait to get both of their tenders and then choose but I have a feeling we're leaning towards the change. Yes, our first builder has put in time and energy to our build but he's been more of a hinderance then a help so far and every time I speak to this new guy I'm reassured that he's organized and ready and he wants our custom.
Lucky we haven't signed any contracts yet so there is nothing officially holding us to anyone. They both have 4 weeks to impress us sufficiently so that we pick them.
So we paid our council fees and we're officially lodged. I got an update this afternoon, one of the great things about the EHC is that your planner can comment directly on the online application, that said the site inspection has been done, everything looks good for complying development and we are a low fire risk. So there shouldn't be any hold up on getting through and the max CDC takes is 10 days. However, our loans manager is away until the first week of August so it will be another month at least before we can build.
So I have also just had the meeting I've been waiting to have with my builder for a month now! Just not with him. We decided to get a second builder to price our build because while we had pretty much decided our builder, we didn't want to be chumps. A price from a builder means nothing without anything to compare it to. So anyway I met with the second builder today and it was what I'd been trying to get from our original builder.
He asked all the questions about things that I wasn't sure about and took note of everything. He's picking me up tomorrow and we're going to the block to double check the fall over the build site so he can do an accurate estimate of site costs.
The guy we WERE going with has always been kind of cruisey about it. He's got a lot of work and we've never seemed to be a priority. He's also more used to architect's plans and people knowing exactly what they want and doing all the planning I think. This new guy asked me about architraves and tiling height and all of that, that's the stuff I have been waiting to be asked because I don't know what's standard and I don't know what's cheaper and no, I hadn't thought about How we'd do the fall in the bathroom with the tiles we'd selected so it was refreshing to have someone actually ask me those questions.
So we will wait to get both of their tenders and then choose but I have a feeling we're leaning towards the change. Yes, our first builder has put in time and energy to our build but he's been more of a hinderance then a help so far and every time I speak to this new guy I'm reassured that he's organized and ready and he wants our custom.
Lucky we haven't signed any contracts yet so there is nothing officially holding us to anyone. They both have 4 weeks to impress us sufficiently so that we pick them.
Thursday 27 June 2013
Council Submission Time! My experience with the new EHC; Part 1
Hi everyone!
So i guess today we have some progress. Our engineer managed to get the plans done and delivered them himself which was nice. On that note I headed to council yesterday (with a bit of dread I might add, council is always made out to be this bottomless pit of bureucratic BS with piles of paperwork and miles of red tape).
Happy to say that it's getting easier! Two days ago they launched the EHC (http://www.ehc.nsw.gov.au/) Which is a new way of submitting to council for approval of exempt and complying development. You go through an electronic form and then submit your plans, engineering and BASIX as pdfs to the website. These get emailed to your council planning office. They then do a cursory check to pick up on things that may need to be altered BEFORE you have formally lodged your plans for consideration. This includes the fact that you may have to convert to a full DA, which are more costly. However, if everything is hunky dory, you just head down to the council to pay your exorbitant fees. Good thing about this is, you can be fairly sure you will get approval and not be wasting the money on something that will only be rejected. I think more people need to look into complying development and see what they can do to fit within its limitations. It's a much cheaper and quicker process.
Things you could investigate prior to council are the general housing code (http://www.legislation.nsw.gov.au/fragview/inforce/epi+572+2008+pt.3+0+N?tocnav=y) this will explain things like your setbacks from front, back and sides. It's a bit wordy but you can find a more broken down version here (http://housingcode.planning.nsw.gov.au/LinkClick.aspx?fileticket=o6ZfOapvV_M%3D&tabid=40).
The other red flag to watch out for is bushfire zones! I didn't realize until I went in this time that we are technically in a bushfire buffer zone. This is not the end of the world though, have a look at this website (http://www.rfs.nsw.gov.au/dsp_content.cfm?cat_id=1009). After getting a headache from attempting to analyse my block and it's position to bush using the Spatial Information Xchange website (http://maps.six.nsw.gov.au/), I came to the conclusion that it is highly likely that we are at most a BAL 12.5 which is very low and will only have some limitations. At best, a BAL low which will probably have none.
One thing that did trip me up was the width of the block at the building line. Our setback is 6m and at that point, the width is 18.3m. This is where we get an issue. See with a width of less then 18m you can stick to the 900mm side setback rules, not worries. However, at 18m+ you have to have a setback of at least 1500mm. Our lowest? 1460. This meant I had to get the draftsman to rotate it slightly away from north again to get the full 1500. Make sure you have all the information before you try to go through your complying development! If we had formally lodged that, it would have cost us approval.
Anyway, now we just have to wait for the planning guy to go through on monday and have another squiz at it all. Now the EHC is pretty good for most things, you don't have to cart in a million copies of plans and certificates for one thing and the interactivity of the forms make them easier to fill out without falling asleep. This does not exempt you from paperwork entirely!
You still need:
-A driveway construction form which needs to include who is doing the concreting and their insurance details.
-A DA approval form! But I'm doing a CDC? Why do I need this? You need to fill out one part of it, the section 68, A and G bit of the form. All that paper for one tiny bit.
-A Water and Sewer application form
-You may need a bushfire risk assessment form, I'm still not sure about whether we do that or council does, will update once I know.
I'll talk about the fees. Our's ended up being a total of $2400 for approximate cost of development at $230,000. This is the biggest cost we have had to shoulder outside of deposits for land etc. Our draftsman was $700 and our engineer was $900. We got a really good deal on both of those things and I think we made a really good choice to go through these things ourselves and get the right people to do them. We have been really lucky to find all the people we have.
This is by no means the end of the council saga, I would like to document the entire process so that someone who is considering NOT going with a project builder might be able to stumble across and have some more info about what's involved.
The best thing I took away from it is council isn't scary, they want to accept your proposal! They don't want to reject it and they want people to do it right the first time. This means that they want you to come and talk to them, interrupt their day and have a chat about what exactly is required. Take notes! You will not remember a word they say after you leave, it's all jargon and riddles.
Hope this helps someone, be back soon with more updates.
So i guess today we have some progress. Our engineer managed to get the plans done and delivered them himself which was nice. On that note I headed to council yesterday (with a bit of dread I might add, council is always made out to be this bottomless pit of bureucratic BS with piles of paperwork and miles of red tape).
Happy to say that it's getting easier! Two days ago they launched the EHC (http://www.ehc.nsw.gov.au/) Which is a new way of submitting to council for approval of exempt and complying development. You go through an electronic form and then submit your plans, engineering and BASIX as pdfs to the website. These get emailed to your council planning office. They then do a cursory check to pick up on things that may need to be altered BEFORE you have formally lodged your plans for consideration. This includes the fact that you may have to convert to a full DA, which are more costly. However, if everything is hunky dory, you just head down to the council to pay your exorbitant fees. Good thing about this is, you can be fairly sure you will get approval and not be wasting the money on something that will only be rejected. I think more people need to look into complying development and see what they can do to fit within its limitations. It's a much cheaper and quicker process.
Things you could investigate prior to council are the general housing code (http://www.legislation.nsw.gov.au/fragview/inforce/epi+572+2008+pt.3+0+N?tocnav=y) this will explain things like your setbacks from front, back and sides. It's a bit wordy but you can find a more broken down version here (http://housingcode.planning.nsw.gov.au/LinkClick.aspx?fileticket=o6ZfOapvV_M%3D&tabid=40).
The other red flag to watch out for is bushfire zones! I didn't realize until I went in this time that we are technically in a bushfire buffer zone. This is not the end of the world though, have a look at this website (http://www.rfs.nsw.gov.au/dsp_content.cfm?cat_id=1009). After getting a headache from attempting to analyse my block and it's position to bush using the Spatial Information Xchange website (http://maps.six.nsw.gov.au/), I came to the conclusion that it is highly likely that we are at most a BAL 12.5 which is very low and will only have some limitations. At best, a BAL low which will probably have none.
One thing that did trip me up was the width of the block at the building line. Our setback is 6m and at that point, the width is 18.3m. This is where we get an issue. See with a width of less then 18m you can stick to the 900mm side setback rules, not worries. However, at 18m+ you have to have a setback of at least 1500mm. Our lowest? 1460. This meant I had to get the draftsman to rotate it slightly away from north again to get the full 1500. Make sure you have all the information before you try to go through your complying development! If we had formally lodged that, it would have cost us approval.
Anyway, now we just have to wait for the planning guy to go through on monday and have another squiz at it all. Now the EHC is pretty good for most things, you don't have to cart in a million copies of plans and certificates for one thing and the interactivity of the forms make them easier to fill out without falling asleep. This does not exempt you from paperwork entirely!
You still need:
-A driveway construction form which needs to include who is doing the concreting and their insurance details.
-A DA approval form! But I'm doing a CDC? Why do I need this? You need to fill out one part of it, the section 68, A and G bit of the form. All that paper for one tiny bit.
-A Water and Sewer application form
-You may need a bushfire risk assessment form, I'm still not sure about whether we do that or council does, will update once I know.
I'll talk about the fees. Our's ended up being a total of $2400 for approximate cost of development at $230,000. This is the biggest cost we have had to shoulder outside of deposits for land etc. Our draftsman was $700 and our engineer was $900. We got a really good deal on both of those things and I think we made a really good choice to go through these things ourselves and get the right people to do them. We have been really lucky to find all the people we have.
This is by no means the end of the council saga, I would like to document the entire process so that someone who is considering NOT going with a project builder might be able to stumble across and have some more info about what's involved.
The best thing I took away from it is council isn't scary, they want to accept your proposal! They don't want to reject it and they want people to do it right the first time. This means that they want you to come and talk to them, interrupt their day and have a chat about what exactly is required. Take notes! You will not remember a word they say after you leave, it's all jargon and riddles.
Hope this helps someone, be back soon with more updates.
Saturday 22 June 2013
Waiting!
Not impressed with the engineering firm. It took 2 weeks for them just to organize the fee proposal and I have had no reply to my request for a completion date. The only reason I'm staying is because they knocked off $600 for having previously viewed the site etc. No doubt it will be another week before they have the engineering plans ready and then, finally, can submit to council.
Holyshit. So many delays. After council there is only one more step which is to get final approval from the bank and then hey, we'll be building! I've said this before though. Oh we only have to get the drawings done and then we're almost there. Oh the drawings are done, won't be long now. Never ends. That is the pain of building! I'm sure as soon as those temporary fences go up, we'll be happy as larks. Until then I continue feeling disgruntled.
Holyshit. So many delays. After council there is only one more step which is to get final approval from the bank and then hey, we'll be building! I've said this before though. Oh we only have to get the drawings done and then we're almost there. Oh the drawings are done, won't be long now. Never ends. That is the pain of building! I'm sure as soon as those temporary fences go up, we'll be happy as larks. Until then I continue feeling disgruntled.
Friday 31 May 2013
Updates
Long time no post! A lot has happened since my last and also a whole lot of nothing as too.
Our land settled on the 3rd of April, this happy event was somewhat overshadowed by the fact that on the 22nd of March, I broke my leg when I came off my push bike. I had surgery to fix the bone internally and was then in plaster for the next 8 weeks. I was hoping I would have the house stuff to keep me occupied.
Unfortunately we had taken the builders assurances that he and his friend would be doing the plans. This seemed like a good idea at the time until 8 weeks had gone by and I was about to be out of my cast and still, no plans. No ones fault per se, the guy wasn't 'hired' by us or anything and there was no sure then but we had to make an executive decision to bring in a draftsman at that point. I called him and he said $700 and 2 weeks would have it finished and I said done deal. Sure enough, 2 weeks later, the plans are done. Builder came in on Thursday and was still trying to make changes but we had to say no. We've wasted so much time already and it's our first home, no one ever said it would be perfect. Many of the suggestions were non-issues anyway as far as I'm concerned. At any rate we will have hardcopy plans next week. These then have to go to an engineer to design the footings. I have the notes they did for the previously proposed dwelling that were done by the old owners of the block. I'm hoping these will help the engineer and cut some time off the process.
As for the plans https://docs.google.com/file/d/0B9vO_9sHCsoxLXhZc0tVaW9rY00/edit?usp=sharing
here is a google docs file for them so you can have a look. I'm excited about the linen storage and the fact that I managed to find space for a whole cupboard in the bathroom. We'll have storage coming out of our ears. I know there isn't a fancy walk in robe but I'm not worried. There should be plenty room for all our clothes and we can have a fancy WIR in the next house we build.
The colorbond I'm planning on is Loft for the cladding and headland for the roof. It will look something like this:
I'm having a love affair with mid century sofas and sideboards at the moment so my plan is to furnish and decorate it in an eclectic-boho-midcentury style.
So that's my updates so far. Next one will probably be when we get the engineering plans back and finally submit to council. Hopefully soon!
Our land settled on the 3rd of April, this happy event was somewhat overshadowed by the fact that on the 22nd of March, I broke my leg when I came off my push bike. I had surgery to fix the bone internally and was then in plaster for the next 8 weeks. I was hoping I would have the house stuff to keep me occupied.
Unfortunately we had taken the builders assurances that he and his friend would be doing the plans. This seemed like a good idea at the time until 8 weeks had gone by and I was about to be out of my cast and still, no plans. No ones fault per se, the guy wasn't 'hired' by us or anything and there was no sure then but we had to make an executive decision to bring in a draftsman at that point. I called him and he said $700 and 2 weeks would have it finished and I said done deal. Sure enough, 2 weeks later, the plans are done. Builder came in on Thursday and was still trying to make changes but we had to say no. We've wasted so much time already and it's our first home, no one ever said it would be perfect. Many of the suggestions were non-issues anyway as far as I'm concerned. At any rate we will have hardcopy plans next week. These then have to go to an engineer to design the footings. I have the notes they did for the previously proposed dwelling that were done by the old owners of the block. I'm hoping these will help the engineer and cut some time off the process.
As for the plans https://docs.google.com/file/d/0B9vO_9sHCsoxLXhZc0tVaW9rY00/edit?usp=sharing
here is a google docs file for them so you can have a look. I'm excited about the linen storage and the fact that I managed to find space for a whole cupboard in the bathroom. We'll have storage coming out of our ears. I know there isn't a fancy walk in robe but I'm not worried. There should be plenty room for all our clothes and we can have a fancy WIR in the next house we build.
The colorbond I'm planning on is Loft for the cladding and headland for the roof. It will look something like this:
I'm having a love affair with mid century sofas and sideboards at the moment so my plan is to furnish and decorate it in an eclectic-boho-midcentury style.
So that's my updates so far. Next one will probably be when we get the engineering plans back and finally submit to council. Hopefully soon!
Sunday 3 March 2013
Bathroom selections
Hello! Now that the deposit is down on the land I can start getting serious about some of these selections.
So I've been looking into many different tile types and combinations and ways of using them and I've come up with how I think it will work.
The tiles on the floor will continue from the rest of the house. At first we wanted to go for this kind of look.
My partner really liked it in the show room but I've been back since and I think the distressed might just be too much through the entire house. Also after seeing Mark and Duncan's bathroom on the block I'm pretty sure I'm right.
Now I have decided on this one:
It has a really nice grain and I really like the colour. It's sort of caramel/honeyish. So this will be on the floor in the bathroom. The next thing is the shower floor. I could have continued the wood but didn't really want to so I'm going for this:
These little hexagons will be like penny tiles. They're matte, not gloss which makes them really non-slip and nice underfoot. I am assured they are suitable for showers and they will be much easier to slope into the drain.
Wall tiles will go in the shower and around to the bath. Possibly also to the vanity splashback.
Classic subway tiles. They are amazingly much cheaper at the tile store then at bunnings with my partner's discount.
I may have a border on the tiles, I haven't decided yet.
Other choices in taps etc:
Thursday 14 February 2013
Woohoo!
We have finance for our land! This means we can start getting the contract of sale ready, a settlement date sorted and start getting plans drawn! It's all happening!
Monday 4 February 2013
Land views!
Just stopping by to let you know we went and looked at the block again and discovered it has mountain views!
I'm pretty delighted because we should be able to see them from our patio.
Here is a pic of the block with Michael and our friend Ash having a look.
Fingers crossed we hear from the bank soon!
I'm pretty delighted because we should be able to see them from our patio.
Here is a pic of the block with Michael and our friend Ash having a look.
Fingers crossed we hear from the bank soon!
Wednesday 30 January 2013
All coming together
After speaking with the bank, they are looking to offer the land loan separately to the construction loan so we are able to secure our block before going through council. Once she gets back to me with the all clear we will be able to enter into our land contract! I'm so excited that I just make silly faces whenever I think about it.
We have decided to use just the one solicitor for the proceedings (cuts cost and I'm fairly confident in their professionalism, plus if there is a conflict they will drop out and we would both have to find new solicitors so whatever happens impartiality will be held). This also means communication will be easier and we won't have to wait for the paper trail to move from place to place. We may use a different solicitor to help us with the land contract.
As for the builder we have decided to go with Marty Lawler from Goodwood projects. He's not a project builder and his organic way of doing things is more appealing then the cut and dried approach of most of the big firms. If there are little jobs we can do he's happy to let us and if there are things we want to buy we just do that, nothing in the way of standard choices or upgrades, just what we want. This suits us because I have spent the last six months making those choices anyway. He also has some great ideas about sustainability and is more willing then me to be sensitive to our budget which will bring me back to earth when I need it.
We've made some ore changes and shuffles and I will update on those in the next few posts. Marty thinks we could probably do the drawings ourselves for council but I'm not convinced so we will go with a draftsman who will also package it for us for council. The one we are leaning towards at the moment is Brian Watts.
The time frame give for building our house is not more then 5 months and with the council only taking 10 days and land settlement surely not too far away, we are going to be out of this rental sooner rather then later. Which, after killing the 8th white tailed spider of our house, this time in the bedroom, is quite a relief.
We have decided to use just the one solicitor for the proceedings (cuts cost and I'm fairly confident in their professionalism, plus if there is a conflict they will drop out and we would both have to find new solicitors so whatever happens impartiality will be held). This also means communication will be easier and we won't have to wait for the paper trail to move from place to place. We may use a different solicitor to help us with the land contract.
As for the builder we have decided to go with Marty Lawler from Goodwood projects. He's not a project builder and his organic way of doing things is more appealing then the cut and dried approach of most of the big firms. If there are little jobs we can do he's happy to let us and if there are things we want to buy we just do that, nothing in the way of standard choices or upgrades, just what we want. This suits us because I have spent the last six months making those choices anyway. He also has some great ideas about sustainability and is more willing then me to be sensitive to our budget which will bring me back to earth when I need it.
We've made some ore changes and shuffles and I will update on those in the next few posts. Marty thinks we could probably do the drawings ourselves for council but I'm not convinced so we will go with a draftsman who will also package it for us for council. The one we are leaning towards at the moment is Brian Watts.
The time frame give for building our house is not more then 5 months and with the council only taking 10 days and land settlement surely not too far away, we are going to be out of this rental sooner rather then later. Which, after killing the 8th white tailed spider of our house, this time in the bedroom, is quite a relief.
Wednesday 23 January 2013
A bit of inspiration
These are some photos that I have found best represent the layout and style of my rooms (thanks pinterest)
Kitchen! (stainless bench, no side or upper cupboards and lights in cream not grey)
This is the style of hallway furniture I want with the little counter to put keys down on and mail and then the bench seat next door for doing shoes and popping down bags. Also the hooks above.
This is more the colour scheme for my hallway with the wood-look tiles and neutral colours and more eclectic decor.
I'm amazed I even found this because it is exactly the same as my bathroom layout except I will have a built in bath, not a clawfoot and the vanity will be on the other side and the loo room will intrude where the vanity is but I meant more the doorless shower and the positioning next to the bath. Perfect! Well believe me it is the closes I have come to finding a similar layout!
Kitchen! (stainless bench, no side or upper cupboards and lights in cream not grey)
This is the style of hallway furniture I want with the little counter to put keys down on and mail and then the bench seat next door for doing shoes and popping down bags. Also the hooks above.
This is more the colour scheme for my hallway with the wood-look tiles and neutral colours and more eclectic decor.
I'm amazed I even found this because it is exactly the same as my bathroom layout except I will have a built in bath, not a clawfoot and the vanity will be on the other side and the loo room will intrude where the vanity is but I meant more the doorless shower and the positioning next to the bath. Perfect! Well believe me it is the closes I have come to finding a similar layout!
Monday 21 January 2013
We have conditional approval!
Also I have more or less decided on a draftsman, solicitor and builder! I'm starting to allow myself to get excited! Some things I still have to discuss with so many different people. I need to get in touch with the land owner and my builder but neither have contacted me yet. Hurry up! Let's get this going!
Wednesday 9 January 2013
Flooring
I have decided to go with a dark wood-look tile throughout the house (excl bedrooms). Went and looked in the tile store today and they were really lovely. Approximately $55 p/m2 but they will look so much warmer and more welcoming then a grey floor tile and I can have them in the bathrooms as well which will look nice and continuous. If budget starts to be an issue though I may have to go back to basics for those rooms but hopefully I can have it for all of them. Must make sure they use a dark grout though, the light colour grout makes the fact that it's a tile seem really obvious. It'll be so easy to clean but it should really look amazing.
Friday 4 January 2013
Land + House (updated 9/1)
This is how these two will work together.
I have moved it up slightly and increased the size of the garage to promote a bit more 'wiggle room'. I could make it a bit longer but I'm pretty sure the NSW regs say something about a garage having to be recessed so it's not prominent.
I have moved it up slightly and increased the size of the garage to promote a bit more 'wiggle room'. I could make it a bit longer but I'm pretty sure the NSW regs say something about a garage having to be recessed so it's not prominent.
Wednesday 2 January 2013
Land!
Just got in touch with the guy who own my block which is good because I had never spoken to him before! He's keen to sell! YAY! Private sale so I have to grab myself a solicitor and get on with this finance. Anyway $50,000 for 620m2? I'm not complaining. I just really really hope mums house sale doesn't fall through! That would be the worst. Anyway we need to save another 2 grand in not much time at all so get on it woman! SAAAVE. So close now, I'm getting excited.
Kerb Appeal
Outside of the House! I guess fairly important because it includes not only colour and material decisions but also things like hot water systems, tanks, clotheslines, fencing etc. A lot more too it then you think at first.
Another look at the plans for reference.
Cladding and roof: Both colorbond. Cladding in pale eucalyptus, roof in either evening haze or paperbark. If you have a preference for either, comment away!
Roof design: I have no idea! I know nothing about roof design AT ALL. May have to hit up whoever the builder is to help me with that one. If you know any useful links on roof design or know stuff about it yourself comment please!
Fencing: I kind of really don't want this to be colorbond. The whole house is colorbond and I'll be sick of it by the time the fencing comes along. I want something high that gets really close to the ground because I will have pets and gaps in fences are their worst nightmare. I like timber and I'm not using a lot of it in the build because it's expensive. I think it would provide a nice contrast to the steel all over the house. But then to I make it slats or like a wooden frame with mesh or any of the other options available. It should probably be lower at the front to seem more welcoming.
Landscaping: Vegie patch somewhere, natives, a shady tree.
Hot Water System: Solar, gas boosted. Where? On the same side as the bathroom, kitchen etc. Possibly on garage wall.
Clothesline: Horizontal against the garage near laundry exit. Sick of rotaries for a lifetime.
Water tank. A 5000L will fit against the kitchen wall. Do you think the HWS will fit next to it up there or would it be a bit of a squeeze? Probably a squeeze.
Grey water system: Don't know a lot about, hopefully the builder will know more.
Another look at the plans for reference.
Cladding and roof: Both colorbond. Cladding in pale eucalyptus, roof in either evening haze or paperbark. If you have a preference for either, comment away!
Roof design: I have no idea! I know nothing about roof design AT ALL. May have to hit up whoever the builder is to help me with that one. If you know any useful links on roof design or know stuff about it yourself comment please!
Fencing: I kind of really don't want this to be colorbond. The whole house is colorbond and I'll be sick of it by the time the fencing comes along. I want something high that gets really close to the ground because I will have pets and gaps in fences are their worst nightmare. I like timber and I'm not using a lot of it in the build because it's expensive. I think it would provide a nice contrast to the steel all over the house. But then to I make it slats or like a wooden frame with mesh or any of the other options available. It should probably be lower at the front to seem more welcoming.
Landscaping: Vegie patch somewhere, natives, a shady tree.
Hot Water System: Solar, gas boosted. Where? On the same side as the bathroom, kitchen etc. Possibly on garage wall.
Clothesline: Horizontal against the garage near laundry exit. Sick of rotaries for a lifetime.
Water tank. A 5000L will fit against the kitchen wall. Do you think the HWS will fit next to it up there or would it be a bit of a squeeze? Probably a squeeze.
Grey water system: Don't know a lot about, hopefully the builder will know more.
Thinking about bathrooms. (update 11/1)
Choices and ideas book; bathroom.
I've just changed the layout for the ensuite but am still working on my main bathroom.
Changes so far:
I removed the corner storage and made the ensuite slightly longer to fit in a separate vanity and I have decided I will have the two in one caroma loo, the 5 star rated one, in the loo room off the main bathroom. This also means that now the master bedroom door isn't right next to the entranceway which is better anyway. Still plenty of closet space.
Ensuite
Porcelain: will use a 4 star rated loo (T/suite Midas Link Caroma Snv Wels 4 Star 4.5 litre /fullwh 933335w)
with a small vanity and a single pane of glass for the shower barrier. I realised the other day in bunnings that some of the cheapest shower heads, the ones we usually like, are just as if not higher water rating then the super fancy expensive ones so I'll be going with those I think. No idea about mixers or tapeware yet...
Flooring: Decidedly over cork. Too expensive and too many mixed opinions after extensive googling on it's suitability. Probably tiles! Like a boring person.
Tiles: for the bath and shower is something I'm still working on. I love subway tiles as many people do but they are expensive. A very tough decision to make!
Lights: LED w dimmer, one wall light near vanity (astrid ikea)
Main/Family
My Grandpa (civil engineer) didn't like my bathroom design and said I should get someone to design one for me. I can't see how it can really be any different after thinking through so many different layouts for the space. There is a reason for everything.
I want to loo separate so that guests and kids can use it without intruding on someone having a shower. I want a separate bath and shower because older people and kids can find it difficult getting in and out of a bath just to shower and I never use a bath under a shower because it seems to get 100x as dirty and I feel weird sitting where all the feet have been. Then I want to be able to turn on the shower and feel the water temp without getting scalded or frozen and I don't want water all over the floor. This design has everything I want in that regard. It may seem clunky now but there will only be two glass panels to make up the shower, it won't be walls or shower curtains (there is no symbol on the app for glass panes) so it should seem elegant. Then there is the vanity, maybe that can just go on the other side of the bathroom? Next to the shower? Should I move it next to the shower people? Let me know.
Loo room: Caroma profile 5 Wels 5 star rated loo with integrated basin. Wood-look tiles on floor. LED downlight w dimmer.
Flooring: Wood-look floor tiles continued from main house.
Vanity: Not quite decided. I don't want something boring but if I go to crazy it effects resale.
Tiles: Again, undecided but I would probably continue the theme of the ensuite more or less. I don't like using a coloured tile because then you can't change your decor. I think I need to keep it so that I can update the bathroom around the tiles. Will probably tile the bath and the whole back wall shared with the bath and shower as well as the bit where the shower is against the other wall...may have to go a cheaper tile. Subway tiles were approx $35 p/m2 maybe for the shower?
Shower: Same as ensuite but 2 glass panes. I want to avoid swinging glass or hinged glass as I know with people slamming them as they get out of the shower and things, the pane can break or the hinges/whatever makes them swivel can wear out and it's almost impossible to find parts for those sorts of things. Happened in both my mums bathrooms and it's a nightmare.
Bath: I've allowed 1900 so it can be almost any length but I want a really simple one without much molding. Taps in the MIDDLE of the bath and not at the end because if you're ever taking a bath with someone how do you decide who gets smashed by metal things in the back of the head? Have an argument and then no one has a bath and we all go to be grumpy, that's how.
Lights: General lighting (led downlights?) and heat light. Two wall lights either side of vanity (astrid ikea $35)
I've just changed the layout for the ensuite but am still working on my main bathroom.
Changes so far:
I removed the corner storage and made the ensuite slightly longer to fit in a separate vanity and I have decided I will have the two in one caroma loo, the 5 star rated one, in the loo room off the main bathroom. This also means that now the master bedroom door isn't right next to the entranceway which is better anyway. Still plenty of closet space.
Ensuite
Porcelain: will use a 4 star rated loo (T/suite Midas Link Caroma Snv Wels 4 Star 4.5 litre /fullwh 933335w)
with a small vanity and a single pane of glass for the shower barrier. I realised the other day in bunnings that some of the cheapest shower heads, the ones we usually like, are just as if not higher water rating then the super fancy expensive ones so I'll be going with those I think. No idea about mixers or tapeware yet...
Flooring: Decidedly over cork. Too expensive and too many mixed opinions after extensive googling on it's suitability. Probably tiles! Like a boring person.
Tiles: for the bath and shower is something I'm still working on. I love subway tiles as many people do but they are expensive. A very tough decision to make!
Lights: LED w dimmer, one wall light near vanity (astrid ikea)
Main/Family
My Grandpa (civil engineer) didn't like my bathroom design and said I should get someone to design one for me. I can't see how it can really be any different after thinking through so many different layouts for the space. There is a reason for everything.
I want to loo separate so that guests and kids can use it without intruding on someone having a shower. I want a separate bath and shower because older people and kids can find it difficult getting in and out of a bath just to shower and I never use a bath under a shower because it seems to get 100x as dirty and I feel weird sitting where all the feet have been. Then I want to be able to turn on the shower and feel the water temp without getting scalded or frozen and I don't want water all over the floor. This design has everything I want in that regard. It may seem clunky now but there will only be two glass panels to make up the shower, it won't be walls or shower curtains (there is no symbol on the app for glass panes) so it should seem elegant. Then there is the vanity, maybe that can just go on the other side of the bathroom? Next to the shower? Should I move it next to the shower people? Let me know.
Loo room: Caroma profile 5 Wels 5 star rated loo with integrated basin. Wood-look tiles on floor. LED downlight w dimmer.
Flooring: Wood-look floor tiles continued from main house.
Vanity: Not quite decided. I don't want something boring but if I go to crazy it effects resale.
Tiles: Again, undecided but I would probably continue the theme of the ensuite more or less. I don't like using a coloured tile because then you can't change your decor. I think I need to keep it so that I can update the bathroom around the tiles. Will probably tile the bath and the whole back wall shared with the bath and shower as well as the bit where the shower is against the other wall...may have to go a cheaper tile. Subway tiles were approx $35 p/m2 maybe for the shower?
Shower: Same as ensuite but 2 glass panes. I want to avoid swinging glass or hinged glass as I know with people slamming them as they get out of the shower and things, the pane can break or the hinges/whatever makes them swivel can wear out and it's almost impossible to find parts for those sorts of things. Happened in both my mums bathrooms and it's a nightmare.
Bath: I've allowed 1900 so it can be almost any length but I want a really simple one without much molding. Taps in the MIDDLE of the bath and not at the end because if you're ever taking a bath with someone how do you decide who gets smashed by metal things in the back of the head? Have an argument and then no one has a bath and we all go to be grumpy, that's how.
Lights: General lighting (led downlights?) and heat light. Two wall lights either side of vanity (astrid ikea $35)
Tuesday 1 January 2013
Cooking up a storm (update 11/1)
Choices and Ideas book ; Kitchen
Benchtops:
So far definitely stainless steel for the island and depending on budget the back wall too. These will have a continuous double sink built into them in the island.
Splashback:
I have a brick wall behind the kitchen but this will need to be protected from grease etc. At this stage I love the idea of pressed tin splashbacks.
My favorites are http://www.pressedtinpanels.com/products/goldenbay.php and http://www.pressedtinpanels.com/products/mtp-010.php. If these were to continue on from the stainless benchtops and against brick wall I think they will look phenomenal. about $80 per sheet of which I would need two.
Doors:
Country style doors in tupac which I have been advised is better then laminate on almost every level and not that different in price. An antique white color is probably my first choice.
Configuration:
Only lower cabinets and no uppers. They would be hard to install on the brick wall and I can opt for ceiling pot racks as well as open shelving if need be. The walk in pantry/laundry will also hold plenty of storage.
Lighting:
Kramare wall spotlights either side of the range ($15) . Foto pendant lamp ($30) x2 over island bench.
Dining lights: Some sort of pendant lighting or maybe just LED's...with dimmers...that might do it actually.
I've been quoted about $8500 for the kitchen with stainless benchtops for both which is pretty reasonable. Doesn't have some of the bells and whistles like soft closes etc but will include tupac doors in a nice 'country' style and the decent benchtops. The next closest was almost $12,000.
This quote doesn't include tapware or the cooker and rangehood.
I'm looking at this http://www.savvyappliances.com.au/-id-GE90S/ range or something similar for a similar pricetag. I will not spend more then 2 grand....I really really want to but I won't.
Rangehoods I don't believe have to be anything special but I would like one like this http://www.savvyappliances.com.au/robinhood-90cm-canopy-rangehood-stainless-steel-id-RWC3CH9SS/
Tap http://www.bunnings.com.au/products_product_monda-wels-4-star-7lminute-adagio-coil-sink-mixer-376_P5002205.aspx?filter=categoryname--Kitchen+Taps&page=3
Benchtops:
So far definitely stainless steel for the island and depending on budget the back wall too. These will have a continuous double sink built into them in the island.
Splashback:
I have a brick wall behind the kitchen but this will need to be protected from grease etc. At this stage I love the idea of pressed tin splashbacks.
Doors:
Country style doors in tupac which I have been advised is better then laminate on almost every level and not that different in price. An antique white color is probably my first choice.
Configuration:
Only lower cabinets and no uppers. They would be hard to install on the brick wall and I can opt for ceiling pot racks as well as open shelving if need be. The walk in pantry/laundry will also hold plenty of storage.
Lighting:
Kramare wall spotlights either side of the range ($15) . Foto pendant lamp ($30) x2 over island bench.
Dining lights: Some sort of pendant lighting or maybe just LED's...with dimmers...that might do it actually.
I've been quoted about $8500 for the kitchen with stainless benchtops for both which is pretty reasonable. Doesn't have some of the bells and whistles like soft closes etc but will include tupac doors in a nice 'country' style and the decent benchtops. The next closest was almost $12,000.
This quote doesn't include tapware or the cooker and rangehood.
I'm looking at this http://www.savvyappliances.com.au/-id-GE90S/ range or something similar for a similar pricetag. I will not spend more then 2 grand....I really really want to but I won't.
Rangehoods I don't believe have to be anything special but I would like one like this http://www.savvyappliances.com.au/robinhood-90cm-canopy-rangehood-stainless-steel-id-RWC3CH9SS/
Tap http://www.bunnings.com.au/products_product_monda-wels-4-star-7lminute-adagio-coil-sink-mixer-376_P5002205.aspx?filter=categoryname--Kitchen+Taps&page=3
To begin with
This is the block we are looking at purchasing:
As you can see it is more or less completely flat. You may also notice the fact that the block itself does not face north but this merely means that it sits at an angle to the kerb. I kind of like this fact, I just have to see how council like the garage....and hope they do. You can also see that it isn't an established area but this is what we can afford and at 56,000 for 617m2 to call my own, I'm not too worried.
My floor plan for the block thus far is :
A little something like this. Still open for changes and tweaks, especially with the ease of using this app called Floorplans. So easy to use then anything I tried to get on the computer and infinitely cheaper. Obviously a draftsman will do the final plans but for now I am using this. Obviously not all cabinetry and furniture are accurate but it gives you a visual idea.
Introduction to the project!
Hi All!
My partner (23) and I (21) are embarking on an incredible adventure this year! A window has opened in our lives that means we may have finance for the first and only time in our lives to own our own home. What with the first home owners grant and benefits offered to people willing to build and my mother selling her house and not buying again straight away, it's made it possible to consider a project like this. For the last 6 months or so it has been a project occupying most of my thoughts. I have slaved over designs and ideas and become an avid user of pinterest.
As soon as settlement is complete and mum has some money to give/lend, we'll be off.
As far as I can make out our first move will be to settle on a bank. I would like to use the local, community mutual, but I am not convinced they have done many building loans so it remains to be seen if we use them.
Then it will be a matter of finalising the plans, choosing a builder, submitting plans to council and getting loan approval and OH! I forgot. Buying land is kind of important too.
At any rate, I will begin this blog with my plans and ideas so far and hopefully they won't change too much between now and the final product. I get a flutter in my chest whenever I think about that moment of walking through the door to my very own custom house.
I will be trying to manage this build while attending part time university as well as a part time job, my Partner (Shall we call him M? I like it, enigmatic) will be in his full time job at bunnings. He's not allowed to quit at any point while we're building or I will sue him for everything we will lose in discounts. I hope he realises this. But can I have a hallelujah for 20% off gross profit?
The House:
-Aims to be as small as possible without compromising on comfort. Many houses are excessively large and not only does this effect the cost of the build but adds to things like power usage and heating and cooling costs.
-Aims to be as simple as possible with a rather unfashionable plain rectangle design. It will comprise of colorbond roofing and cladding that has been well insulated. (Thinking pale eucalyptus walls with Evening Haze or Paperbark roof)
-Aims to be as self sufficient as possible but this is subject to some budget concerns. The size of the house, area and the fact that it will be our first home means things like solar panels may not be worth it and may be unaffordable. I will stick to a water tank, grey water reuse, gas boosted solar hot water and solar passive design concepts. Thermal mass increased by reverse brick veneer on internal living walls, insulated slab on ground (insulated everything) and tiled or polished concrete floors. Subject to analysis by an expert.
-Aims to be a unique and comfortable space with striking features and warm, welcoming atmosphere.
I hope a few people will follow me through this and help me along the way so that my learning of this process can help others to be bold and brave and do what we need to do in order to help our planet.
Thanks,
Lucy
(Also recently on homeone forums under the name lmille32)
(Pinterest http://pinterest.com/eddyling/)
My partner (23) and I (21) are embarking on an incredible adventure this year! A window has opened in our lives that means we may have finance for the first and only time in our lives to own our own home. What with the first home owners grant and benefits offered to people willing to build and my mother selling her house and not buying again straight away, it's made it possible to consider a project like this. For the last 6 months or so it has been a project occupying most of my thoughts. I have slaved over designs and ideas and become an avid user of pinterest.
As soon as settlement is complete and mum has some money to give/lend, we'll be off.
As far as I can make out our first move will be to settle on a bank. I would like to use the local, community mutual, but I am not convinced they have done many building loans so it remains to be seen if we use them.
Then it will be a matter of finalising the plans, choosing a builder, submitting plans to council and getting loan approval and OH! I forgot. Buying land is kind of important too.
At any rate, I will begin this blog with my plans and ideas so far and hopefully they won't change too much between now and the final product. I get a flutter in my chest whenever I think about that moment of walking through the door to my very own custom house.
I will be trying to manage this build while attending part time university as well as a part time job, my Partner (Shall we call him M? I like it, enigmatic) will be in his full time job at bunnings. He's not allowed to quit at any point while we're building or I will sue him for everything we will lose in discounts. I hope he realises this. But can I have a hallelujah for 20% off gross profit?
The House:
-Aims to be as small as possible without compromising on comfort. Many houses are excessively large and not only does this effect the cost of the build but adds to things like power usage and heating and cooling costs.
-Aims to be as simple as possible with a rather unfashionable plain rectangle design. It will comprise of colorbond roofing and cladding that has been well insulated. (Thinking pale eucalyptus walls with Evening Haze or Paperbark roof)
-Aims to be as self sufficient as possible but this is subject to some budget concerns. The size of the house, area and the fact that it will be our first home means things like solar panels may not be worth it and may be unaffordable. I will stick to a water tank, grey water reuse, gas boosted solar hot water and solar passive design concepts. Thermal mass increased by reverse brick veneer on internal living walls, insulated slab on ground (insulated everything) and tiled or polished concrete floors. Subject to analysis by an expert.
-Aims to be a unique and comfortable space with striking features and warm, welcoming atmosphere.
I hope a few people will follow me through this and help me along the way so that my learning of this process can help others to be bold and brave and do what we need to do in order to help our planet.
Thanks,
Lucy
(Also recently on homeone forums under the name lmille32)
(Pinterest http://pinterest.com/eddyling/)
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