Pre-Construction Phase (Plan Variations)

Its been a long time between posts. Firstly, we enjoyed an overseas trip to the US in March, and during the trip we were issued with the siting plan, floor plans, and elevations. On our return in late March, we arranged a meeting with our colour consultant and our plan presenter at Rawson's office in Rhodes.  Rawson were very prompt in following these things up, and seemed very keen to get things moving, much to our delight.

We set an agenda to work through some areas of the plan;

• Front door style and finish to be determined during selection and plan presentation
• Render moroka colour to match colorbond Surfmist for the entry pilar
• Cladding styles available / Upgrade options for Brickwork and cladding
• General items relating to location of services, afresco area, windows, niches etc.
• Issues with interior & exterior contract items not reflected in plan

During the meeting we discussed external colours and materials.

• Brick: AUSTRAL / WILDERNESS - Rosewood (from the updated inclusion range)

            Finish. Ironed joint

            Mortar. Off white

• Roof Tile: Monier HORIZON - Barramundi

            Ridge; A-Line (ENVY package upgrade)

• Gutter, Downpipe, Rainwater tank: Colorbond - Monument

• Windows, Facia, Barge, Fly Screens: Colorbond - Surfmist

• Cladding: Scyon Stria (see variations) 325mm; Colorbond Surfmist

• Garage Door: B&D Panelmasta; Profile - Contemporary ; Colorbond - Surfmist

• Driveway; Coloured concrete; Colourmix - Charcoal. 

We also raised a second set of variations relating to (the most important listed below);

• Classic facade - Newport Cladding to be replaced with Styria 325mm Cladding
• Relocate Air conditioning unit to side elevation of Stairs
• Relocate Rain water tank to side elevation of Family 
• 2340mm (H) x 1020mm (W) Eden 4 Pivot door with translucent glazing in lieu of 2400mm (H) x 1200mm (W) Lumina LUM1S clear to Entry
• Provide 2229mm (H) Garage opening in lieu of standard
• Provide one x aluminium fixed feature splashback window (AFW 772mm (H) x 3500mm (W) SP) with standard range tiled returns in lieu of 'Envy promotion' glass splashback
• Provide 870mm (H) Benchtops from finished floor level in lieu of standard

During the meeting, we were alerted to the fact that our chosen brick was a slurry brick (ie has a glazed exterior), and as such would likely have some imperfections, caused by the exterior colour being chipped off through handling, cleaning etc.  We were advised that we would have to sign a disclaimer acknowledging this fact, as in the past Rawson have had clients complain, and request that the bricking be redone.  We hadn't considered this fact, and went away with a plan to think about it. Changing to a non-slurry brick was going to be much more costly.
In the meantime, we have since visited the display homes again and found some that were built with slurry bricks (with no thanks to the Rawson staff at Kellyville, who couldn't even advise us what bricks were used on the display homes!)  Despite our initial concerns, we decided that the potential issues with slurry bricks weren't a big deal for us.  Yes, when you look up close you can see some minor chipping, but overall, it's barely noticeable.  And we were looking at a house with a brick that is even darker than our selection.  We have looked at these homes many times, and never once noticed an issue with the bricks, so happily signed the disclaimer for the slurry bricks.

The next variation was signed, and ended up being approximately a break even with the removal of the LUMIA pivot door. We also got our sketched markup of the modified plan we received in late March that will go to drafting;

The Plan Presentation at Rawson's office was a lengthy process, taking at least half a day.
Now with all that, we are up to date, but leads me to start a new discussion; the display home vs reality.

Display Home vs. Building Reality

The last variation required significant clarification after we requested a fixed window splashback in the kitchen. To demystify the code, AFW = Aluminium Fixed Window, and this was set at 772mm high.  Why so high? A high splashback means that the wall cupboards above the bench need to be installed quite high.  This is a significant concern for us as my wife is height-challenged!  With a bench height of 870mm, and the splashback allowance, the resulting cupboard height is roughly 1650mm.  Very high for a short person!  In any case, we would have learnt about this issue during our interior selection phase, but it came to a head when we opted for a feature window splashback.

The discussion surrounding this issue lasted nearly a week, until we found out the hidden truth of the display home. If you are installing an integrated rangehood (as we are), the kitchen manufacturer requires a minimum of 772mm distance from gas cooktop to over-bench wall cupboard.  Without this minimum, they will not warrant the kitchen.  The distance drops slightly to a minimum of 668mm if you opt for a stainless rangehood.

Fair enough you say, but there are gas cooktops installed in the display homes that are not within the minimum clearance specified!  When you push Rawson and challenge them on this limitation they yield the fact that their display homes are not to the manufacturer's specification!  Quite clearly they disregard the practical side of these homes, preferring to focus on the fact that they are just a very large marketing brochure.  I'm just glad our plan presenter finally decided to talk straight on this topic.

After learning this information, a few other things started to make sense.  When we first went through The Edge 39 in Kellyville with a sales consultant, we questioned the horizontal bannisters on the open staircase.  They seemed quite unsafe, as a child could easily climb up and over the railing!  The sales consultant muttered under his breath that it probably wasn't to standard building safety codes, and that he didn't think you'd be able to build it this way!!!  

So, one question is; are display homes issued an occupation certificate? 

More importantly, after the Homeworld display centre has completed its 6+ year term, they sell these homes off - is it without any home owner builder warranty?  This would mean it's all for show, and the final unlucky owner of these homes is none the wiser. 


I just cant shake this highly questionable practice, but i'm sure every other project builder in the sales market does this. 

Tender

Tender Results

Today we had a lengthy discussion with the estimator going through all the details of the contract. No surprises really, except a few things that were cleared up after further discussion. These two things were the staircase and storm water PA's (provisional allowances).

The crazy thing about Rawson, is that all staircases in their display homes are non-standard, and in one case, in violation of building & safety standards. When we asked several times about their standard staircase we were told "We don't have one on display" and eventually after multiple requests we were emailed a rather ordinary photograph of a standard, carpeted staircase. It seems that when it comes to staircase design there are multiple options, and Rawson prefer not to fix the price of it.

Storm water, on the other hand is a little more understandable. Hydraulic engineers are only engaged during the planning phase (after contract signing). We will only find out the requirements for the drainage once the experts are employed. Having had issues with storm water and sub soil drainage at our previous home, I will certainly contact the consultants to ensure there is additional surface and subsoil drainage. Call me paranoid, but water is extremely damaging when uncontrolled and untamed.

During the course of the tender presentation, two allowances were removed from the quoted figure, and we were eventually presented with 'Tender B'.  Demolition PA was removed, as we have chosen to outsource this, and our 'Envy' package was gifted. 'Version B' of the contract was drawn up, and we signed.

So now we are officially in pre-construction phase.
Next step to be done within the next month is to decide on exterior colours.
Bricks, gutters, downpipes, facade, facia, doors...

Pictures to come.

Tender Progress

Tender Presentation

We are booked in for Monday 16th. An exciting and scary time for us on our wedding annivesary. Lets hope there is not a massive deviation with site costs and our initial budget numbers.
Soil testing and contour surveying were completed early this week, so the final numbers are being calculated ready to be presented to us on Monday. 
Our sales consultant has promised a verbal walk through of the pricing before our meeting with the estimator. We should know all of the costing by Saturday. At least this way, we can revise/discuss any variations etc. before the dreaded 'sign here' and we'll give you a free upgrade valued at $XXXXX' sales pitch.

Preparations 

Demolition progress so far has been discussions with numerous contractors who responded to our serviceseeking.com.au request. Several tyre kickers in the vicinity of our preferred contractor. Only one has gone to site to inspect. A few more quotes from contractors working in the local area will be approached so that hopefully we know exactly who will be leveling the land before the end of February.