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64 Essential Questions to Ask Any Builder

Posted on March 16, 2021 by - Building with G.J.

Before you sign a contract or pay a deposit, ask your builder the following questions. It could potentially save you thousands and avoid costly legal bills.

Deposit and Pricing Questions

Once your plans and detailed specifications are finalised, a reputable builder will prepare a contract. The contract should set out both parties’ responsibilities, and importantly, a progress and payment schedule.

  1. How much is the deposit and how much will be kept should we not proceed?
  2. At what point will we have the final price?
  3. Can you give us a price before we pay a deposit?
  4. If we pay for things like soil test and property information, do we get these reports to own should we not proceed?

Land Questions

Finding the right block of land for your new home is an important decision. There are a number of considerations when choosing the size and location of your land to ensure you can build your dream home.

If you agree to pay for preliminary information like a soil test, property report and levels, you should ask your builder the following questions. If the answers to any of these questions is ‘yes’, you will need to obtain a cost for each that will likely sit outside standard inclusions.

  1. Do I require an engineer-designed foundation? (You may require this if your block is on reactive soil or close to the coast.)
  2. Do I require protection against termites?
  3. Does the storm or septic water disposal system need to be engineer-designed?
  4. Are retaining walls likely to be required?
  5. Will there be soil/fill that needs to be taken away or brought onto the site?
  6. Will there be services required to receive distant connections?

Plan & Design Questions

  1. How many plans do you have in your range?
  2. Can I modify your standard plans and at what cost?
  3. Can I bring in my own plans for you to price?
  4. Will you inspect our block before we buy it to ensure it’s suitable for the kind of house we want to build?
  5. What is included in your floor area total? (The square metre area of a home can be measured in different ways. Some builders could include decks, eaves, patios or paved areas.)
  6. Will you provide a comprehensive design consultation service? What will this include?
  7. Will you provide modern visual design aids and access to professional designers to help me achieve the ideal plan that I want?
  8. Will you help me to find out if there are specific requirements or restrictions regarding our home’s location on our block, and are there any protective covenants?
  9. Will you give me a simple concept plan with my quote before I pay my deposit?
  10. What energy rating will my home be aiming to achieve?
  11. Where will the midday winter sun enter the house?
  12. How much summer afternoon sun is going to enter the house?
  13. Where will the view (if any) be visible from inside?
  14. Are there long runs for the hot water and if so how will wastage/lag time be reduced?

Standard Inclusion Questions

  1. Is your quote comprehensive in its inclusions?
  2. Can you explain what is not included?
  3. What soil classification is allowed for in your standard inclusions for foundation and slab design? (Some builders often treat even simple excavations and earthworks as extras.)
  4. Will my colour selections be carried out locally?
  5. What heating and cooling is included?
  6. What floor coverings are included?
  7. Do you have a soil test allowance in your standard inclusions?
  8. Does the contract or quote include any provisional sums? (These costs could potentially be a guesstimate that are not fixed and will change once they have the final price from their supplier.)
  9. Have you included full drainage and other service costs or have you listed them as a provisional sum? (This could potentially be listed as a provisional sum which could rise considerably.)

Credibility Questions

  1. Are you trade certified and affiliated to a recognised industry body such as HIA/MBA?
  2. Can you show me through any homes that are currently being constructed, or any completed homes? (Here you can check the quality of workmanship of existing customer homes.)
  3. Can you provide me written testimonials from past clients?
  4. Is it a fixed build time?
  5. Will you pay me money if you are over contract time? (This is also known as liquidation damages.)
  6. What exceptions enable you to extend the contract time with no liquidations damages payable?

Confidence Questions

  1. What health and safety processes do you have in place?
  2. What contractors do you use?
  3. Do you have a dedicated construction coordinator who will personally manage all sub-trades on my site, keep me informed of progress and answer my questions?
  4. Can I speak directly to the registered builder who’s ultimately responsible for my home construction?
  5. How can I be sure your company is financially stable?

Guarantees Questions

  1. Who does the builder acquire home owner warranty insurance from?
  2. Does this insurer cover loss of deposit, non-completion and defects?
  3. Does the builder have min $10 million dollars public liability insurance, and construction insurance adequate for your home?
  4. What is the maintenance period?

Technical Questions

Although many of these questions are technical in nature, it can be beneficial to have responses so that you can accurately compare quotes.

  1. Is the supply of concrete pumping included?
  2. What wall and ceiling insulation is included?
  3. Is a three coat paint system included? Using whose paint?
  4. Is sarking to roofing included?
  5. Are COLORBOND® down pipes included?
  6. Are eaves standard on our chosen design?
  7. What type of toilets and basins are included? Are they china?
  8. Is obscure/safety glass to ensuite and bathroom included?
  9. Are there plan-specific overhead cupboards to kitchen included?
  10. Is a gas (electric in some areas) boosted solar hot water system with two solar panels included?
  11. Is the rangehood ducted to natural air i.e. not recirculated?
  12. Is termite treatment included and what system is used? Will maintenance be required??
  13. Is trenching and conduit for service connections included?
  14. Is ceiling plaster fixed onto metal battens, reducing the risk of warping and cracking?
  15. Are steel lintels with bricks over the garage and windows included i.e. no high maintenance timber in-fills?
  16. At what stages will you be able to inspect the works?

Two Golden Rules

Finally, there are two golden rules to follow when dealing with builders.

First, do not sign anything with your builder until you have read all the fine print. If there is anything that you do not understand, ask for advice from an independent builder, consultant, or obtain legal advice. Remember once you have signed a building contract you cannot normally back out if you change your mind. There is no ‘cooling off’ period.

Second, ensure that everything important is confirmed in writing and keep a copy.

Looking for a builder in your area? Contact your local G.J. Gardner Homes office.

Dual Occupancy Home Designs

Posted on March 19, 2021 by - Choosing your Home

Dual Occupancy Home

This type of dual dwelling is classified into two categories; attached and detached. Attached dual occupancies are two dwellings on one lot of land that are attached to each other, while detached are two separate dwellings on one lot of land. Neither of these include a secondary dwelling. A dual occupancy cannot be subdivided; however, utilities can be separated between the two dwellings.

Dual occupancy home designs rose in popularity during the 1920s and 1930s and were designed to resemble a single-family house and blend into the streets they were being built in. This was a conscious strategy by city planners aimed at maintaining property values by giving the street a consistent appearance. Since then, however, dual living has evolved into a cost-effective and practical housing solution.

Dual occupancy homes tend to attract a number of different types of buyers, including people who want to live in one of the dwellings and passively earn income off leasing the second dwelling. They also attract families with older children or elderly parents, so they are able to stay close by while maintaining the independence of their own dwelling. 

Dual occupancy designs are ideal for when a block cannot be subdivided, but you still want two dwellings on the single property, as it still provides many of the benefits of subdividing and allows for two self-sustaining dwellings.

What are the benefits of a dual occupancy design?

A dual living solution can be the best option for your home design as it is incredibly versatile with plenty of applications. Dual occupancy home designs come with many great advantages for first home buyers, builders, investors, and families looking for extra space. They can provide an excellent opportunity to offset your mortgage and earn a passive income if you live within one of the dwellings while renting out the other. 

There are a number of financial benefits of dual occupancy homes designs, including building equity, since when dual occupancy properties are built under strata title it allows the two dwellings to be valued as two separate homes. This means they will be able to be sold separately and create instant equity from the growth in the original properties value. 

They also provide the opportunity for supplementary income, as the second dwelling can be rented out full time or used as an Airbnb. Of course, even more income could be generated if both dwellings were rented out and you had elsewhere to live yourself. By using this rental income, it also provides the opportunity to pay off your mortgage sooner, along with several tax reductions often available with dual living house plans.

They are also a great option for extended family members, providing a great housing solution for elderly or disabled relatives as well as adult children. Duplexes allow for increased independence while still living on the same property.

Dual Occupancy Council Regulations

The main drawback of dual occupancy home designs is that every council in Australia has different regulations and restrictions that need to be adhered to. Council requirements for dual occupancy vary greatly in different areas and states in Australia, meaning there is no standard block size, shape or plan that will guarantee approval across all locations. There is unfortunately no one size fits all choice for choosing the right land size for your dual living development. 

Dual occupancy development must be permitted in its specific Council land zoning area and obtain development consent from the Local Council by complying with certain planning controls. 

The first consideration is if dual occupancy homes are permitted at all within your zone. If they are, they still then need to comply with other planning controls in the Local Environmental Plan (LEP) and Development Control Plan (DCP). The main requirements include a minimum site area and a minimum site width specified by your local council. Some other controls include maximum floor space ratio, maximum building height, building setbacks, car parking, open space, and minimum landscaped area. 

Each state in Australia has greatly varying regulations for dual occupancy developments summarised below. 

Queensland

  • The Sunshine Coast, Toowoomba, & Scenic Rim councils allow dual occupancy house plan constructions throughout their local government area (LGA).
  • Dual occupancy development is also allowed in Ipswich City (within the Western suburbs), Logan City (within the southern suburbs), and Moreton Bay (within the Northern suburbs). 
  • Within Brisbane City and the Gold Coast, dual occupancy homes can only be constructed under certain conditions.
  • Many Queensland councils only allow for the second dwelling in a dual occupancy home design to be one-bedroom and no larger than 48m2.
  • Other councils in Queensland only permit dual occupancy homes if they share one main entrance, with the provision of two further private entries once inside.

New South Wales 

  • Properties located in R2, R3, R4 or B1 zoned areas are approved to have dual occupancies built on their land.
  • Under a new code that applies to properties zoned R1, R2, R3 and RU5, blocks must be either 400m2 or the minimum lot size required by council, whichever is larger.
  • Blocks also need to be a minimum of 12 metres wide and buildings must have a minimum side setback of 0.9 metres.
  • The code also requires each dwelling to be at least 5 metres wide, face a public road, and cannot be located behind a separate dwelling (except on corner lots).
  • Off-street parking must also be provided for at least one car per dwelling.

Victoria

  • There are three main new residential zones in Victoria that all generally allow dual occupancy development.
  • General Residential Zone (GRZ) allows moderate growth in housing development with buildings up to 10 metres in height.
  • Residential Growth Zone (RGZ) is the most development friendly zone and located close to principal transport infrastructure or larger retail areas and contain developments consisting of apartments and units generally four storeys or 13.5 metres high.
  • Neighbourhood Residential Zone (NRZ) is more restrictive with dual occupancy developments and the allowances for lot sizes are made at the discretion of the council.
  • For every zone consideration must be made for site constraints, size, width, crossover location, and orientation.

Western Australia

  • Ancillary dwellings in Western Australia need to have a lot size of at least 450m2 and parking provision needs to be allowed for.
  • There can be many local planning policies additional to WA state policies that can affect minimum areas and street frontage facades that need to be checked at a more granular level.

Australian Capital Territory

  • In the ACT zoning rules for RZ2 blocks of 800m2 or larger allow you to build two houses on the same block that can then be sold off as separate deeds.
  • Some blocks have a reduced minimum size of 700m2 that were surrendered under the Buyback Program.

South Australia

  • The following guidelines are usually required for acquiring development approval in SA:
    • An additional dwelling should be compatible with the setbacks of buildings on adjoining land and other buildings in the locality.
    • A dwelling should be sited and designed to incorporate adequate private open space.
    • Every dwelling should be provided with one covered and one uncovered park.
    • A two-storey dwelling should consider protecting the privacy of adjoining properties. Designs should ensure that no proposed balconies have direct view into the rear and side yards of adjoining neighbours and contain screening to a minimum height of 1700mm above the level of the floor. Any windows, which will constitute an overlooking problem, will be required to comprise fixed obscure glazing to a minimum height of 1700mm above the level of the floor.

Northern Territory

  • The minimum lot size on which dual occupancy development could occur is proposed as 800m2, with each resulting dwelling requiring a minimum lot size of 400m2.
  • Any dual occupancy development would need to meet the general requirements of the NT Planning Scheme and Local Government Subdivision Guidelines, including provisions around setbacks, storm water drainage, landscaping, parking requirements and essential services.

Despite the difficulties many people face with what can be very specific and challenging local council restrictions, dual occupancy home designs are a popular choice in some areas. In Sydney particularly, dual occupancy is becoming increasingly popular while other areas also have large demand but outweighing difficulty to get plans approved by council. The popularity in Sydney is because the value of land is so high, causing people to strive to get as much value from their property as possible.

COVID19 also has influenced dual occupancy and its relative popularity. There has been a noticeable change in families going for a more lifestyle focused, premium product with less focus on maximising return on investment when building a house. People are looking more and more to build houses that reflect the way they want themselves and their family to live, rather than the houses future value. This has directly caused the popularity of dual occupancy homes to go down overall in Australia, due to COVID19 and lockdowns placing greater societal importance on time spent in the home. 

This is despite the trend of older children moving back home and elderly parents moving in with their kids. Instead of looking to move into traditional dual occupancy living scenarios, they are embracing a new way of intergenerational living, where people are living in one large house where there are two master bedrooms, one on each floor with their own ensuites – allowing everyone their own space while still sharing the overall home. 

This also comes with the added benefit of single homes like this not needing to go through the same council approval processes as dual occupancies, which normally take 12 months to go through council. Traditional homes will become more popular after COVID19, with people desiring big lifestyle houses and more homeowner grants being passed through government. 

G.J. Gardner has a number of dual occupancy home designs available; however, these may also need to be adjusted to meet the regulations of your zone.

Check out our range of Dual Home Designs!

Essendon 200Yarraville 206Chadstone 203

Home Design Trends: How has COVID impacted how we live?

Posted on March 19, 2021 by - Planning your Home

COVID has influenced many facets of the way Australians live, work, and play. The housing market and home design trends is not an exception to the changes we have seen in consumer behaviour over the last year. With lockdowns and general social distancing, not to mention the increase in work flexibility, COVID has had a meaningful impact on how we use the spaces in our home. 

COVID isn’t the first infectious disease to have an impact on home design trends either, with illnesses like tuberculosis, typhoid, cholera, and the 1918 Spanish flu having many impacts on trends such as the popularity of upholstered surfaces and the construction of more spacious suburban homes that included their own garden. 

One example of a noticeable change in home aesthetic was removing all the plush surfaces associated with the Victorian era such as textiles in bathrooms, heavy drapery, wall-to-wall rugs, and wooden cabinetry. These features were replaced by materials like tile, porcelain, and linoleum as society experienced a growing awareness of germs, and in the late 19th century, people believed that dust carried disease. This is what caused an influx of material use that was much easier to clean and sanitise, along with white surfaces so any dirt could be easily spotted. 

How has COVID impacted house design?

Now that Australians have become accustomed to working from home, remote learning, exercising in the home, and having to socialise in open air spaces, they are requiring homes that fit this new lifestyle. There has been an incredible increase in demand for resort style houses, since if they are going to be locked down, a lot of people want to feel like they’re in their own private resort.

People have more time than ever to spend in their homes, meaning new little things people didn’t used to want to spend the extra money on are becoming increasingly important to the modern Australian market. 

Time restraints were the biggest thing that prevented people from building their own home in the past. The cumulative time it takes to go to display homes, talk to the design contact, choose colour schemes, and everything in between was too much for the average Australian to handle. But now more people are finding themselves with the time to think about what their dream home looks and feels like and are willing to engage in the time and financial investment to achieve this. 

The most notable aspects of home design affected by COVID include:

  1. Home offices

Following the need for people to be able to comfortably work from home in lockdown, many employers have become much more flexible with their work from home arrangements. This means more and more Australians are choosing to work from home for at least a portion of their working week, and while working on the dining room table may have been suitable for a few days, they are now seeking permanent home office solutions included in their home design.

Long gone are the days of spare bedrooms, many families are instead converting these extra spaces into home offices.

  1. Home gyms

Even as gyms began to reopen last year, many people decided to continue their workout routine from the comfort of their own home. Despite an economic downturn, people have been spending large amounts on expensive at-home fitness equipment as they continue to workout at home. 

As more people realise that they can have access to the same type of experience through virtual instructors and classes, they are continuing to prefer exercising without the gym commute. This has translated directly to a demand for home designs that consider space for a home gym or workout area.

  1. Multi-use spaces

Following the same reasoning for the influx in demand for home designs that incorporate home offices and home gyms, many families wish to have their home include a multi-use space that can work as an office, gym, remote learning space, or recreational area. This comes in line with families wishing to bring more and more pursuits into the home.

  1. Storage

Along with an increasing need to bring recreation into the home, comes the complementing increased need for storage solutions. People are buying more gym equipment, more recreational toys, more clothes from online shopping, and some are buying more long-lasting food and hygiene supplies – meaning modern home designs need an increased consideration for storage. 

  1. Focus on natural light

Another trend that has arisen from COVID is a bigger focus on getting better solar orientation. Families are more focused on how to build the home for winter sun, the summer sun, and their general orientation. This trend is proving great for customers, as having the right orientation can save money on power and makes the house more pleasant to live in. 

  1. Increased focus on outdoor spaces

The biggest home style trend that has come off the back of COVID is the request for resort style homes. These homes have an increased focus on outdoor spaces and tend to include central courtyards with a more cohesive indoor to outdoor design approach. 

The increase in desire for liveable outdoor spaces came after lockdowns and people being stuck in home. Being able to enjoy the outdoors from their own property was considerably beneficial for their lifestyle, and this is something many people want to ensure they can replicate in their house plans moving forward.

  1. Creating more functional and adaptable layouts

The increase in time spent in the home also meant an increase in need for spaces and layouts that are adaptable and incredibly functional. People are focusing more and more on practicality and being able to spend most of their time in the home. Basically, families now want their homes to function perfectly for their lifestyle and are less willing to compromise on practicality for aesthetics.

  1. People are looking for more open space

Open space homes are also becoming more and more popular as people want a space to relax with friends and families. Social activities are also being brought into the home, and home designs are now expected to accommodate these events with large open spaces.

  1. Less bedrooms and more open plans
Open space designs are continuing to grow in popularity.

People are having less of a focus on quantity of bedrooms and are instead designing with the priority of having a nice house to live in where they can comfortably spend their leisure time.

A lot of people are now pushing for less rooms and instead larger living spaces like kitchens, living rooms, and outdoor lounge areas. Overall, the number of bedrooms is decreasing for the average home, as spare bedrooms no longer seem necessary in lieu of home offices, home gyms, and recreational spaces.

To discuss a home plan that perfectly suits your lifestyle, contact your local G.J. Gardner office today.

Rear Lane Designs: Why are they useful for narrow houses?

Posted on March 19, 2021 by - Choosing your Home

Rear lane home

Rear garage house plans are home designs usually built on narrow lots that have the garage and driveway accessible at the back of the property. Rear-loaded lots have no front driveways and garage doors are out of sight, making them a visually appealing choice. These homes are designed specifically with narrow rear access lots in mind to ensure you get the most out of limited space and are best suited to blocks between 10m – 15m in width.

Common Features of Rear Lane Home Designs

Rear lane home floor plan

The primary defining feature of a rear living house plan is that there is no driveway or garage present at the frontend of the home, but instead the garage is accessed on the back of the lot by an alleyway. This floorplan allows for a cottage effect for the front of the home and can look quite appealing from the street as there is no driveway or garage impacting the overall aesthetic of the home.

Rear lane access home designs will often have a little gate that leads to a front door or porch, creating a simple and clean street view. However, the backyard will contain a rear lane access garage which can compromise the practicality of this design for some families. Unlike split level homes, rear lane homes often are all in a similar stock standard design due to their lots’ sizing limitations and the developer guidelines that specify how these houses must be planned. 

Popularity of Rear Lane Designs

In Australia as a whole, rear lane homes are not a common design choice. There is only a very small market, meaning not many developers build homes designed this way. Rear lane design homes are not particularly a mass market design but are more so a design intended for necessity based on block requirements. 

However, rear garage house plans are a reasonably popular choice in Western Australia, primarily Perth since the price of land has continued to increase causing land developers to create smaller, narrower blocks of land to address affordability. This is why many narrow lots in Perth have rear laneways for garage access, meaning homes built on these lots need to be designed accordingly with a garage at the rear. 

Living in a Rear Lane Design Home

Not many people actively choose rear lane home designs as it is not a conventional way of living, however some blocks and suburb layouts require this kind of house plan. Though these designs can risk impacting the family’s lifestyle, G.J. Gardner design their rear lane design homes with lifestyle and liveability top of mind. 

We are committed to ensuring you get everything you need out of your home design without having to compromise based on your land shape. 

G.J. Gardner has a number of rear land access home designs to choose from, so you can choose the design that is best for you.


Greenhill
Edgewater
Oceanside

If you have any questions about our rear living house plans, contact your local G.J. Gardner office and one of our friendly team members will be happy to help. 

Split Level Homes: Things You Need to Know

Posted on March 19, 2021 by - Choosing your Home

Split level home

If you’re looking to buy a sloping site, you’ve likely come across a range of home designs. But did you know that split level homes can be the most effective and sustainable way to build on an unlevel site? Learn more about the benefits, challenges and costs of building a split level home. 

What Is a Split Level Home?

Split level houses are commonly built on sloping or uneven blocks of land. This style of home is designed to work with the natural layout of the land and often will have multiple levels of living spaces to accommodate for this.

Split level homes first became popular in the 1950s and have seen a bit of a resurgence in the last few years due to the type of land readily available for purchase in Australia.

Designing a Split Level Home

Before buying a split level block, it is essential that buyers understand what goes into designing and building on a slope. Many people buy sloping sites without understanding the complexity of building on a slope compared to a standard flat piece of land, which can lead to more challenges during construction. 

While many buyers have some previous ideas of how they would like the house to look or function, it is vital that any alterations to a design always works with the site. This ensures that to build is cost-effective and makes the most of the existing landscape. 

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Most builders will likely have to improvise a lot of the design based on the slope’s layout to ensure that the house will sit correctly. Once a builder or designer can view the site and the slope in person, they can better understand the complexities of the build and can provide home plans that suit that specific site. 

Choosing a design that best fits with the exiting site enables builders to minimise the impact of the build on the land and maximise the overall amenity of the site.Ultimately,designing a home around a site’s slope often means that the buyers end up with a much nicer place that is more sustainable, more functional to live in, and more cost-effective to build.

What Are the Benefits of a Split Level Design?

Interior of a split level design

There are many benefits of building a split level home on a sloping block, including sustainability, aesthetics, space utilisation and better views. 

Here at G.J. Gardner Homes, we recommend building a split level home on a sloping block to minimise the site’s earthwork. Split level homes are a much more sustainable way to build a home on a sloping site, as you can reduce the amount of earth that needs to be moved compared to building a flat level home on an uneven site. 

Split level homes can also be much more aesthetically pleasing than flat level homes as they fit naturally into the surrounding environment. 

What Are the Challenges of Building a Split Level Home?

The biggest challenge of building a split level home is the site and the slope itself. The more that the site is changed or altered, the more challenging the build will be. Working with the natural landscape can help minimise any challenges of building a split level home.  

Is Building a Split Level Home More Expensive?

When people decide whether to build a split-level home or a flat-level home, the most frequently asked questions are “what costs more?”. Like the design of a split level home, it varies on a case by case basis. The cost of a split level build depends on various factors, including the home’s actual design and the slope of the land.

Per square meter, building a split level home can be more expensive to build because of structural issues and the splitting of the land. On the other hand, it can also be cheaper than building a flat house on a sloping site. Often, starting with a design that doesn’t work for the site can cost buyers an extra $100,000.

While some people try and build a flat level home on any site because the initial costing is cheaper, excavating the land on a slope to flatten out the land, putting in retaining walls, and other additional features like drains can dramatically increase the cost of the build. 

Ultimately, building a house that minimises changing the land structure and works with the slope will be cheaper than excavating and building despite the slope.

Want to know more? Check out our range of split level home designs or get in touch today!


Regatta
Seaview
Stamford

The Rise in Multi-Generational Living and Homes in Australia

Posted on May 4, 2021 by - Planning your Home

Multi Generation Family Sitting On Sofa At Home Watching TV

The Rise in Multigenerational Households

Multigenerational households refer to homes where multiple generations of people live under one roof. This can simply be adult children living with their parents, through to the addition of grandparents and even great-grandparents. 

Intergenerational living is by no means a new concept, in fact it is a very traditional way of living and considered the norm in many cultures. For example in Italy, more than 65% of people aged 18-34 live at home with their parents according to the latest data from Eurostat. Across the Middle East and Africa as well many young adults live with their parents since familial bonds are so highly valued. It is also customary in many of these cultures for young adults to live with their parents until they are ready for marriage. 

Familial traditions aren’t the only reason many cultures choose to embrace a multigenerational lifestyle. Financial practicality is another common reason, for example in one of the worlds most expensive cities of Hong Kong, where 76% of adults aged 18 to 35 live with their parents due to housing prices. 

So, what is influencing the influx here in Australia? An older population that is living longer alongside an economy that is requiring more than one person in the family to work full time, is fostering the need to support one another. The impact COVID-19 has had on the economy has pushed more families to stay living under one roof, not just in Australia but worldwide. This is happening since more young people are struggling to afford to leave home, alongside their grandparents who are perhaps experiencing similar financial stress. 

This being said, multigenerational housing was rising in Australia many years before COVID-19, and was initially influenced by immigration trends, with migrants over the past 5 years bringing many aspects of their lifestyle to Australia. This also means a trend can be seen for increased multigenerational living in Sydney and Melbourne, since these cities are the most popular destinations for immigration. 

What Are the Pros & Cons of Multigenerational Living?

The encouragement of living situations shared between young and old is still relatively nascent in Australia, but it offers many great positive and practical outcomes. It can minimise segregation, stress, feelings of social isolation, all while encouraging social connection and wellbeing. 

Multigenerational housing can offer unique benefits to each generation involved. For older generations living with their children and grandchildren, the greatest benefit can be related to social isolation and healthy aging. Seniors who lead rich social lives are found time and time again to be healthier than those who live in isolation. This presents a societal challenge since it becomes more and more difficult to stay socially active as we age. 

Multigenerational housing provides daily interaction without having to leave the house or access a home visiting program. This not only benefits older generations but also young adults and adolescents who are observed to experience similar issues with isolation. Subjective loneliness tends to be high in adolescence and young adulthood, decline through middle age, then rise sharply again in old age, meaning pairing seniors with young adults in multigenerational households provides benefits to both parties.

Another substantial pro to multigenerational living arrangements is financial, both for aging citizens as well as young adults saving for their own home. Not only do many seniors prefer the idea of aging in their own home, but it can also be the more cost-effective solution by reducing costs associated with care facilities, in-home assistance programs, and unnecessary visits to the hospital. For young adults on the other hand, with such high rental prices its unsurprising that intergenerational living offers such an attractive alternative to the average rental costs. 

While living with your family for longer than completely necessary has its distinct advantages, there are also some cons that are worth considering. These downsides are often more related to lifestyle and are unique to each individual family dynamic. The most common issue for many adults living with family is the lessened degree of privacy. Multigenerational houses can also lead to legal complications in instances of disagreements. For example, when purchasing a home with family, but then having one party wish to sell or move elsewhere.

What Floor Plans Work Best for Multigenerational Living?

Multigenerational housing can be made significantly easier with the right home design and set up. Some home designs better lend themselves to this way of living, allowing for added separation and privacy. Some of the features that allow for a more pleasant living experience include multiple master bedrooms, larger kitchens and living rooms, or alternatively multiple living areas. 

Zone-style homes for private areas also allow for a higher degree of independence. This means choosing a floor plan that has different designated sections, for example, a “kid zone” where the kid’s bedrooms, a kid’s lounge room, and kid’s bathroom is all located with another area of the house where the master bedroom, additional lounge area, and main bathroom is situated. 

Another solution can be choosing a floor plan with a finished basement or granny flat. This way you all are able to live on the same property without sharing all of the same general areas, allowing for a more independent lifestyle. 

Coolum 225 plus Granny Flat Floorplan

Example Floorplan: Coolum 225 plus Granny Flat

How Have Our Home Designs Changed to Meet the Demand?

At G.J. Gardner Homes, we have always offered personalised services to modify existing plans to suit any family situation, for example, adding granny flats for family members with differing requirements. This way, our home designs can meet more specific niches and be designed for specific client requirements. 

Home designs created specifically for intergenerational living will also be released in May 2021. These home designs will include features such as two master suites on separate floors and large living spaces. This will allow for home designs that can suit any family’s unique needs and lifestyle. 
To discuss a home plan that perfectly suits your lifestyle or enquire about the best multigenerational homes Australia has to offer, contact your local G.J. Gardner office today.

Things To Know About Builder Promotions And Offers

Posted on May 16, 2021 by - Cost to Build

If you’re doing research on building a new home, you’ll know that many builders offer promotions and giveaways. You may have seen offers for “free” rooms, “bonus” appliances, $x in value, and even buy now pay later arrangements.

These types of promotions can be both exciting and tempting, but the truth is, they are mostly designed to get you in the door and signing a piece of paper.

Is it too good to be true?

In most cases, yes.

Builders that offer promotions worth tens of thousands of dollars are likely recouping their profit elsewhere. If it’s not in the initial price then it may be in high costs for variations and extras you may want (or you might need them due to site conditions). It could even be on commissions from third party suppliers or finance providers that you will be forced to choose. At the end of the day, you aren’t actually saving money, rather just paying for the ‘saving’ somewhere else.

The alternative is the potential that the business is running with very low or no profit. This, of course, is unsustainable. If the business folds before they complete building your home, you may end up having to deal with significant delays and additional costs.

Why do these promotions work?

Humans love the word “free”. Science shows that even the sight of the word releases large quantities of dopamine—the happy chemical—in our brain. Offers that use the word “free” are designed to motivate you to sign a contract or put down a deposit.

Many of these promotions are also accompanied with a time or quantity limit e.g. “Hurry, only 3 available!” This tactic is called scarcity bias—as the availability of something decreases, the more desirable it comes.

It’s important to be aware of these biases when you are making decisions.

Should you say ‘yes’ to a promotion?

Building a house is such a significant investment of time and money, and it can be daunting when you start to think about the size of the commitment. It’s therefore completely understandable that new home builders are looking to save money at every available opportunity.

But really, there are better ways to be smart with your money when planning to build a new home:

  • Do your research and choose a reputable builder
  • Order a soil test, site survey and detailed property report so that you can have as much information as possible about your land
  • Use the information from these tests and reports to secure a fixed price contract from your builder
  • Work out what you want and get it priced accurately early in the process 
  • Receive multiple quotes and compare them

If you are interested in learning more about a promotion or offer to test it’s real value, we’d encourage you to get a full quote with no options for increased costs. This means that everything is included and there are no prime costs or provisional sums allowed. Then a comparative quote. You may find that the cost of that “free” master bedroom is hidden in an inflated price for something else.

Also, if you’re required to use a particular finance company with their offer, be sure to check out the interest rates, set up fees and insurance costs in comparison to market rates. You should also ask if the builder receives a commission on your loan.

The 2021 Federal Budget – What does it mean for home builders?

Posted on May 21, 2021 by - Cost to Build

First home buyers, downsizers and single parents were among some of the winners of the 2021 Federal Budget. Treasurer Frydenberg’s Federal Budget 2021-22 commits to “supporting construction jobs” and includes multiple grants and schemes aimed at “helping more Australians realise their goal of homeownership”.

In his speech to parliament, the Treasurer stated that while last year’s HomeBuilder Scheme had been a success so far, “in this budget, our housing measures go even further”.

The schemes included the introduction of the Family Home Guarantee, an extension of the New Home Guarantee, the strengthening of the First Home Super Saver Scheme and an extension of the HomeBuilder program,

Read more to determine how the new and extended schemes could help you on your homeowner’s journey.

Extension of the First Home Super Saver Scheme

Initially introduced by the Australian Government in the 2017-18 Federal Budget, the First Home Super Saver (FHSS) aims to reduce pressure on housing affordability.

Since the scheme was initially introduced, first home buyers have been able to make voluntary contributions of up to $30,000 to their super fund. They can withdraw this amount (plus earnings, less tax) to help with a deposit on their first home.

However, in the 2021 Budget, the scheme was amended to allow first home buyers to save for a deposit faster through their superannuation. From 1 July 2022, first home buyers can make voluntary super contributions of up to $50,000.

With average property prices increasing across Australia, the increase of voluntary contributions reflects the changing market.

Am I Eligible for the FHSS?

To be eligible for the FHSS, you must be a first home buyer, and you must also:

  • Live in the premises you are buying, or intend to as soon as practicable.
  • You intend to live in the property for at least six months within the first 12 months you own it after it is practical to move in.

To find out more about the scheme, your eligibility and how you can save in your super, check out the ATO’ guide to the FHSS.

10,000 New Spots Added to the First Home Loan Deposit Scheme

From July 1st 2021, an additional 10,000 places will be released to first home buyers to buy a new or existing home as an expansion of the First Home Loan Deposit Scheme’s new home program, the New Home Guarantee.

The FHLD scheme allows eligible first home buyers to build a new home or purchase a newly constructed property with a deposit of just 5%. The government acts as a guarantor for the remaining 15%.

Am I Eligible for the First Home Loan Scheme

Both singles and couples are eligible to apply for the scheme. However, there are several criteria that you need to pass to determine your eligibility, including :

  • an income test
  • a prior property ownership test
  • a minimum age test
  • a deposit requirement, and
  • an owner-occupier requirement.

Take the eligibility test for the First Home Loan Deposit Scheme here.

Family Home Guarentee

With property prices forecasted to increase by up to 17% through 2021 across the nation, as reported by the  ANZ Bank, entering the property marketing is becoming harder, especially for single parent homes.

With the Family Home Guarentee grant, the Government plans to help alleviate one of the biggest barriers to entry for single parents, putting together a home deposit.

Within the program, single parents will now be able to access a Family Home Guarantee which will allow 10,000 applicants over four years eligible to purchase a home with as little as 2% deposit. This  would see the government act as a guarantor on the loan, therefore removing the need for lenders mortgage insurance (LMI).

The Family Home Guarentee extends to both new and existing homes, and isn’t limited to first home buyers.

Extending Access to The Downsizer Contribution

With the goal of freeing up more homes for first time buyers and families, the government has extended and altered the requirements for downsizer contributions.

Treasurer Frydenberg announced that from 1 July 2022, the minimum age for the downsizer contribution will be lowered from 65 to 60, allowing Australians nearing retirement to make a post-tax contribution of up to $300,000 per person, or $600,000 per couple when they sell their family home.

Budget papers stated that “this will provide greater flexibility for people to contribute to their superannuation and to access their housing wealth”. So far, around 22,000 Australians have already made downsizer contributions under the existing rules.

12 Month Extension of HomeBuilder

In the 2021 Budget, the Federal Government announced an extension of the popular HomeBuilder program to give people who have already applied an extra 12 months to start their renovations or builds.

HomeBuilder was introduced to boost the private construction sector and to motivate people to significantly renovate existing homes or build new houses.

The HomeBuilder initiative had over 121,363 applications as of its close date in April 2021.

To find out more about the HomeBuilder grant or get in touch with your relevant state about your HomeBuilder application, head to https://treasury.gov.au/coronavirus/homebuilder.

How Much Should it Cost to Customise a Standard Plan?

Posted on May 25, 2021 by - Cost to Build

GJ-Blog-Article-Images6

If you’ve been browsing home designs online or visiting display homes, you will probably find yourself liking a bit of this and a bit of that—a bedroom from one display home and a bathroom from another. As an individual you have the right to change your plans to suit you and you shouldn’t be penalised for it. After all, it’s not built yet!

Most builders will accommodate change. The question is—at what cost? It’s understandable that there are costs that come with customising a standard plan, but many people are unsure of how much they should be paying for customisation.

Understanding customisation costs

Unfortunately, it’s impossible to say exactly how much it should cost to customise a standard plan. After all, it is completely dependent on your builder, the plan you have chosen and the modifications you’d like to make.

As a general rule of thumb, we believe you should be able to change things like paint colours and tiles at no cost within certain ranges. More significant items like appliances and bathroom fixtures may involve a relatively low customisation cost, depending on your selection.

Finally, changes to things like facades, layout and room sizes will almost certainly involve a customisation cost, however these costs should be detailed and line-itemed (rather than charged as a lump sum).

To ensure that you aren’t being charged unnecessarily for ‘customisation’, you should review the standard inclusions of the plan. You need to make sure your builder isn’t charging you extra for features that other builders would include in the standard plan price. For example, at G.J. Gardner with a G.J. Designer Plan, you will benefit from:

  • An innovative floor plan that has been carefully designed to maximise usable space
  • A choice of facade—the majority of our home designs have different facade designs to choose from, including styles like “Hamptons” and “Urban”
  • A degree of personalisation e.g. choosing fixtures, fittings and colours (this will depend on the design you choose and your local G.J. Gardner office)
  • Expert advice from your new home consultant in regards to layout, positioning on your block, etc.

Keeping costs down

Even if you’re unable to estimate the customisation costs upfront, there are a range of rules to stick to that will help you keep customisation costs down. 

Plan range

By choosing a builder who has a large and diverse range of home designs and floor plans, you will have a better chance of finding a design that will suit your style and budget, without having to make a large number of changes.

Land fit

When choosing a plan from a standard range, watch that it really does optimise your selected block of land, and is not just the closest fit. If—when taking into account the view, north/sun direction, privacy and site slope—you’re compromising to use a particular plan, consider whether this is the right type of plan for you.

Lump sum vs actual cost

Ensure the cost for changes is relevant to the work done and not just an inflated lump sum.

Get a fixed price

If you do want to customise a standard build, get any modifications fully priced up before committing to them (and make sure they’re included in the contract). In reality, at some stage you may have to compromise, either on price or on what you want included. If you leave this until after paying a deposit or signing a contract, you could find yourself trapped in a home that is not your own. Read more about the benefits of a fixed price quote.

Align on suppliers

Choosing a builder who traditionally doesn’t supply the fixtures and finishes you want is not likely to be the most cost effective choice. It will require them to go outside their normal suppliers and tradespeople which can lead to increased costs, complications and mistakes.

The first step

The first step in getting a feel for customisation costs is being upfront with your builder about your desire to make changes.

You should take in and show the builder all your ideas, including: 

  • Clippings and inspiration boards (e.g. Pinterest)
  • Floor plans and renders you like the look of
  • Any plans you have had drawn up, or architect sketches 
  • Concept designs

Any builder worth their weight will take notes of your wish list, and try to include your items in their quote. It’s important to discuss this in detail very early so that they can guide you as to how it can fit into your final budget.

A good builder will be flexible and open to your individuality without making you pay exorbitantly for it.

Learn more about G.J. Gardner Homes’ approach to custom home designs.

Construction Loans Australia: What are they, and how do they work?

Posted on May 27, 2021 by - Cost to Build

Looking to build your dream home in Australia? If so, it is essential to understand the specific loans that can help you on your home building journey.

What Is A Construction Loan?

Construction home loans are a specific form of home loan intended for people commencing a new home build or undertaking major renovations instead of buying an established property. These loans were specifically created for home builders to withdraw instalments of money from a pre-agreed loan amount at various stages of construction. These instalments are commonly referred to as progressive payments or progressive drawdowns. 

How Do Construction Loans Work?

Construction loans and traditional home loans are intended to serve the needs of different customers and therefore operate differently. When purchasing an established home, the purchaser needs a single payout of money to purchase a property. This is why a traditional home loan is a single lump sum of money borrowed from a financial institution, specifically for financing the purchase of an established home.

However, due to the nature of building a home, the financial needs associated with the purchase change. When building a house, customers require different amounts of money at different periods throughout the construction process to pay for the various contractors, suppliers, and trades used. For this reason, construction home loans assist the borrower by providing progressive payments at determined stages of the construction process. 

G.J. Gardner. Home design - Hamilton 266, a small lot house.

Hamilton 277

How Do Progressive Payments Work?

Once you have been approved for your construction home loan and the building has commenced, lenders will make progressive payments throughout the various stages of construction. These payments will typically be paid directly to the builder after each stage of the build.

Stages of construction:

1. The slab down or base stage – This progressive down payment is to help lay the foundation for your build. It can include measuring out the site, excavating foundations, pouring the footings, under slab drainage, and moisture barrier protection.

2. The frame stage – This loan amount is to help raise the frames of your house. This stage can include erecting external and internal support structures and trusses and running conduit for electrical and plumbing services.

3. Lockup stage – At this stage, the money loaned is intended to secure the property. This includes finishing the external walls and installing windows and doors. After this stage, the house should be able to be locked and is safe for the internal tradesman to enter the house and begin the internal fit-out.

4. Fit-out or fixing stage – This amount of money is to complete the fit-out of the home, including all internal fittings and fixtures. This can include plumbing, electrical, plaster boarding, initial cabinet installation, tiling, and architraves.

5. Practical completion – This drawdown amount is for the conclusion of all contracted items such as finishing all carpentry, electrical, plumbing, painting, detailing, and cleaning. Effectively after this stage, you should be able to move in and live in your new home.

In some instances, a builder may request a deposit before any planning occurs, so it is feasible to negotiate with your lender an advancement on your first progressive payment. We would recommend having additional funds on standby to keep the construction moving forward.

What Are The Benefits & Costs Of Construction Loans?

Benefits of a construction loan:

  • Reduced Interest Payments: You only pay interest on what you have borrowed rather than the entire loan amount. For example, if only $250,000 has been drawn down on a $400,000 loan by the third progress payment, you will only be charged interest on the drawn down amount and not the additional $150,000.
  • Financial Protection: A construction home loan allows a controlled release of funds that are to be used for the corresponding phase of construction. This ensures that you do not draw down more than you need and that you do not exceed your construction budget.
  • Additional Payments: Lenders generally allow additional payments into your construction loan, enabling you to reduce your balance and pay less interest. 

Cons of a construction loan:

  • Availability of Funds: Unexpected costs can arise that require additional capital expenditure to rectify. If you have limited funds budgeted for these, it may be challenging to request early withdraws from your progressive payment plan, leading to a halt in construction.
  • Building Delays: Work carried out will usually need to be assessed before a release of payment, creating time delays and frustration.  
  • Additional Requirements: Due to the increased complexity of a home loan, the time taken from applying for the loan and being approved for the loan could extend over a long period of time. This time will also involve back and forth between yourself, the builder, and the lender. 

How To Get A Construction Loan?

Obtaining a construction loan is different to getting a traditional home loan and requires additional documents and approvals before a loan is granted.

Typically, you will need to provide the lender with documents including various council permits and plans, a copy of your fixed-price construction contract and any insurance documentation. Like a home loan, you will be required to provide details of your income and expenses to satisfy the standard lending requirements of your lender.

Following this, a property appraiser will usually assess your constructions plans to estimate the expected value of the dwelling. This is to provide the lender with detailed information on the value of the property upon completion of construction. This will be considered in approving the loan. Further property assessments and inspection may be required during construction.  

A loan offer will be given if your loan is approved. A deposit will then be required like other home loans – the minimum is 5%, and if your deposit is less than 20%, you will be required to apply for a lender’s mortgage insurance.

During construction, you will be required to confirm that work has been completed at the respective stages of the build. In some circumstances, you may be requested to provide an invoice for the cost of the job done.   

Constructions Loan FAQs

  1. What per cent do you have to put down for a construction loan?

The minimum is 5%, and if your deposit is less than 20%, you will be required to apply for a lender’s mortgage insurance. 

2. What is the average interest rate on a construction loan?

Average construction loans are around 2.5 – 5%, which are typically higher than traditional home loans. 

3. How do banks value construction loans?

Bank’s value a construction loan on either the completion value or the land price plus construction value – generally whichever is lower.

4. Is it harder to get a construction loan than a mortgage?

Yes, obtaining a construction loan is usually more complicated. This is because more requirements and permits are needed to be obtained. 

5. How long does a construction loan take to approve?

Since council permits could take between 1 – 4 months to be approved, constructions loans could take up to 6 months.

6. What are the qualifications for a construction loan?

Requirements include: a signed builder’s contract, a quantity surveyor report, the council approved plans, builder’s insurance, and normal home loan lending requirements.  

7. Do you make monthly payments on a construction loan?

Before construction is complete, you only make interest repayments. Once the building is complete, you will begin to pay monthly repayments like a traditional home loan. 

8. What is an owner-builder loan?

An owner-builder loan is designed for people that wish to build/renovate their own home without the expertise of a licensed builder. 

Building Your Dream Home

If you have any more questions about construction loans or are looking to build a home that perfectly suits your lifestyle and needs, contact your local G.J. Gardner office today.