CONSTRUCTION PHASE OF BUILDING A NEW HOME
Building or buying a new home or properties for lease or business facilities can be so overwhelming at times, especially in some states and new terrain. So I’ve put together some frequent asked questions to help address some of these issues which may arise as you start the development of your dream home.

Bear it in mind that this is a generalized description; your own builder may use a different approach or timeline. The process and schedule will also be affected by the size and style of the house, the lot, the construction techniques used by the builder, the amount of customization required, whether the home is located in a large development, and many other factors. Ask your builder for the specifics on your own home.

This has been broken down into a three-part series:

Getting started
Design, planning, and approvals
Construction Time

CONSTRUCTION TIME

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“Each of us is carving a stone, erecting a column, or cutting a piece of stained glass in the construction of something much bigger than ourselves.” Adrienne Clarkson

Construction time is the best part of developing a property. Seeing that first sod turned and standing back as the excavator starts to form up your site is truly satisfying. The groundbreaking, also known as cutting the site, marks a massive milestone in your development project.

There is so much work that needs to be completed before getting to this stage. You’ve found a site, negotiated to purchase it, researched with the council and other authorities, run your feasibility, got your survey and Architectural designs done, had your building quotes completed prepared documentation and lodged your development application, perhaps battled with the council. Then you’ve obtained your consent, engineering and construction certificate (Plans Approval). Once fully approved there are still more hoops to jump through and it’s off to your financial aspects either on income built or mortgage financed approval.

The development process is like an iceberg. Most of the work required in project managing your property development is done before you cut the site. It’s all hidden below the surface.

So by the time your project comes out of the ground, you have done most of the work. Inexperienced developers won’t understand this, but I know the sheer volume of hours required to get a project to the construction phase is phenomenal.

HOW SOON CAN I START CONSTRUCTION?

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As soon as you have obtained your DA – development application and CA – construction Approval, your builder can start construction.

WHAT IS THE FIRST PROCESS?

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Site clearing is required before you can start preparing your slab or footings. So ensure your builder has included vegetation and tree removal. If you are demolishing an old house or building then ensure this is done before your builder is ready to start, as you do not want to hold up the process.

HOW SHOULD I MANAGE MY BUILDER?

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It’s important to have open communication with your builder from the start. Explain to him what you want from him, your involvement in the building process, depending on your experience and time available let him know if you will employee a project manager to oversee the development.

Project managers are always in constant communication with the builder’s, construction managers or the construction team in case bigger project.

WHAT DOES A PROJECT MANAGER DO AND DO I NEED ONE?

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A project manager can help you to fast track your development. A good project manager will:
Save you money
Save you time
Minimize your risk
Teach you how to manage your development
Give you access to sites not on open market
Professionally manage, record and report the process for you
Share their local knowledge, experience, contacts, suppliers
Allow you to keep your day job
You can learn the process then perhaps feel more confident to manage your next project.

You could use a project manager if you are inexperienced or time poor or both. It’s a good idea to use a project manager if you want to learn the process of developing, you can have your hand held through the development and will be amazed by what you will learn by being guided through the process.
MAIN STEPS IN THE CONSTRUCTION PHASE INCLUDE (FOR TYPICAL SLAB & BRICK CONSTRUCTION):

SITE PREPARATION AND FOUNDATION WORK

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This involves clearing, pegging out and excavation of the site. Sometimes retaining walls will also be built at this stage if required or depends on the soil condition. The Concrete blinding, column and reinforcement work, blockwork to German floor level.

These process are more crucial because it determines the competency of the builder also the strength of the new structure, the filling to make level, damp proofing course membrane is often neglected on the assumption that the German floor will take care of that, a proper research shows the assumptions are nullified on the long run in that damp often caused wear and tear of the concrete slab due to permeable nature of the damp.

A damp-proof course is a barrier, usually formed by a membrane built into the walls of a property, typically 150mm above ground level, to prevent damp rising through the walls. Historically, damp-proof courses may have been formed using bitumen, polythene, slates, lead, pitch, asphalt or low absorption bricks. They emerged during the Victorian era and are commonly found in buildings from around 1900.

FOUNDATION SLAB (GERMAN FLOOR)

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The trench is dug, the footings are formed and poured, and the foundation walls are formed and poured. If it’s slab-on-grade, the footings are dug, formed and poured; the area between them is leveled and fitted with utility runs (e.g. plumbing drains and electrical chases), and the slab is poured. Once the concrete is poured into the holes and trenches, it will need time to cure. During this period, there will be no activity on the construction site.

BLOCK/BRICKWORK

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It involves laying of blocks/bricks bedded and jointed together with mortar mix proportion, in either stretcher or header bond. This stage really gives the development true structure in that the floor is divided into partitions according to architectural plan specifications, and you can feel the development making good progress when you see the brickwork completed.

FRAMES AND ROOF COMPONENTS

There’s a reason why the saying goes “put a roof over your head.” Roofing is a big job and one that must be done with precision in order to ensure a safe, lasting construction. The procedures and techniques involved in roofing projects are time tested and fairly unchanging now, but they have evolved much over time. Your roof is one of the most important parts of your home. Not only does your roof vastly affect your home’s overall appearance, such as quality shingles or long span aluminium can have a lifespan of nearly a decade and can help beautify as well as protect your home. Shingles have evolved in their resistance to weathering and are designed to last longer. Beyond higher quality shingles, modern roofing includes valleys and flashing to better waterproof the roof and prevent leaks. The roof is crucial in protecting your family and one of your largest investments from rain and snow. It’s the first and most important part of protecting your home

CLASSIC DOORS, WINDOWS AND FITTINGS INSTALLATION

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Installing both exterior and interior fittings such as the door, window, handrail, porch entrance etc, has gone beyond the traditional concepts, in fact, is one of the best ways to separate a space without eliminating your open concept. They provide superior insulation and protection from external disturbance such as noise and changing temperatures. If you want more light passing from one room to another door and window are a great option. They feature a perfect combination of inviting Metal, Aluminium and glass panels that add a sense of style and sophistication to any space.

Window and Door are more than just functional set pieces; they are a subtle design element that doesn’t just blend into the living space but also improves aesthetics and overall appeal. Sometimes, even homes with the most modern design need a touch of classic elements to complete its look. Most of the time, homeowners tend to focus on establishing a sense of modern and contemporary to the point that its set pieces become too overbearing or lacking in appeal.

Your home’s interior and exterior spaces won’t be complete without an appropriate window and door to match and complement its design and look. Although most people don’t take a second to think about the aesthetics of their entryways, it’s a little-known fact that the right kind of door can enhance a room’s appearance subtly and without distracting you from other designer set pieces.

ROUGH-INS

This involves the electrical and plumbing wiring and pipes to be installed before the internal plastering.

WALL RENDERING AND INTERNAL LININGS

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Rendering is the process of applying the cement mixture to external, or sometimes internal, walls to achieve a smooth or textured surface. It is similar in technique to plastering. Render has waterproofing and fire rating qualities, but is also used for aesthetic purposes.

After the rough-in is completed, the plaster will start on lining the walls and ceilings. You really get a good sense of space within the dwellings at this stage. For the next number of weeks, a great deal of work will happen inside and out, much of it at the same time, or overlapping. Proper scheduling is key to smooth progress in this section.

FINISHINGS

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Walls and ceilings are painted, flooring is laid (Tiles or Wooden floor depends on what you want), and kitchen and bathroom cabinets are installed. Plumbing and electrical fixtures are put in, trim is applied, architraves and interior doors are hung. Siding is applied on the outside, along with eaves troughs, and porches and decks are installed. Final lot grading is done, and the driveway and walkways are put in.

PRACTICAL COMPLETION

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This is the point in time when an inspection is conducted when the builder is almost finished. You will walk through the development with the site manager and point out any items that still need attention. By this time it should only be touch ups and minor items requiring installation.

HANDOVER

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This is when you are happy the construction has been completed to your satisfaction and to the plans and after paying the builder’s final invoice, keys will be handed over to you.

WHEN CAN I LEASE OUT OR SELL MY DEVELOPMENT?

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Once handover is completed and you have received the key to the new home from the builder, you can lease the home out. If you are building more than one home then you may also choose to sell.

Seeing your development emerge from the dust and dirt and slowly take shape until it resembles exactly what you have planned is one of the most exciting and satisfying moments you could experience as a home builder.

As I see many building projects development come to completion, it really makes me feel like we’ve achieved an amazing thing for our clients; manufactured equity provided education, created strong yields, bond and most of all helped them fast-track their portfolios and plan for their future. It is such a wonderful feeling to step back and look at what’s been created and understand the needs that have been met for our clients and for the local communities we develop in. Seeing families enjoy the fruits of their labour is what it’s all about and to help you prepare for and understand your new home’s construction.

For Quality construction, Honest service & Great value. Visit us today @Bloomfield Projects. #Design, #Build, #Real-Estate and Project Management..

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Kindly share your own view on this, at least you never know how many people the little information could save

Very useful and educative information.

well said, nice write up

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