Schedule of Finishes

I mentioned in my last post that after we received the quotation from the builder that we have ultimately chosen, we spent a few weeks refining the quote and detailing specifications, seeing his previous work and generally getting comfortable with working with him. We ended up putting together a list of inclusions and finishes which make up part of the contract.


So below is a summary of what we have included as part of the contract to detail :

Construction of two storey 4 bedroom + Study, 2 living areas 2 alfresco, 2 car accommodation.  Upside down plan with Open plan living on First floor with large alfresco to take advantage of city view aspect

Site Clear and House demolition:  

·      Demolition of existing buildings including carport, all concrete, steel and vegetation (not being retained)  to be completed prior to commencement of building works.

·      The site is to be cleared in full with the exception of the pool and rainwater bladder.

·      All services are to be removed or capped.

Base

·      Foundations and concrete slab as per engineer’s specification.

·      Steel posts and beams as per engineer’s drawings.

Retaining Walls

·      All retaining walls under the house structure are constructed in core filled block work to your engineers design specification.

·      No render or painting of this retaining wall has been included.

Frame

·      Timber frame and trusses as per engineers details

·      Eves to design specification

Plumbing

·      As per plan

·      Hot water: Instant gas system (Bottles not supplied)

Scaffold

·      Supplied

Roofing & guttering

·      As per plan

·      Colourbond roof –Owners choice of Colour

·      Colourbond Gutters & Fascia – Owners choice of colour.

·      Anticon blanket included

Wall lining Internal & External

·      External walls

o   James Hardie “Scyon Linear”,

o   NRG 60mm DF Greenboard, with smooth render, painted.

·      Internal lining 10mm Gyprock with insulation batts. (Acoustic batts to Media room walls and ceiling).

·      Ceiling plasterboard with standard 90mm cornice with insulation batts.

·      Villaboard to all wet areas

·      Waterproofing: as per regulations.

·      Flooring 16mm min. ply subfloor to both levels.

·      Insulation provided to all walls and ceilings including roof.

Windows

·      Aluminum powder coated by Trend Windows.

·      Laminated glass for all windows and doors. 

·      Insect screening to all windows & doors

Architraves and Skirting

·      Bullnose 68mm

Painting - All with 3 coat system

·      Doors, architraves, skirting and jambs  - Gloss

·      Walls  - low sheen  - One colour only

·      Ceiling   -  Flat White

·      Soffits  - Low sheen

·      Decking  -  Sikkens

·      External timber battening - Painted one colour.

·      Front Fence – Painted one colour

Internal Fix-out

• Internal Doors:  2340mm standard flat panel.
• Hinges:  Zinc
• Door Furniture: Gainsborough Series.
• Front Door furniture:  Tri Lock system
• Door bumpers: Magnetic.

Master Bedroom

• Mixed hardwood solid timber flooring with polyurethane satin finish.
• Data, TV and Phone Points

Ensuite

• Tile: Rectified porcelain to 2100mm height in Shower wall, skirting and 300mm or bottom of mirror of vanity.
• Polished edge mirror
• Semi Frameless shower screen
• Square edge, drain grates with tile insert.
• 2 pack custom cabinetry
• Caesar Stone Bench top (40mm – Caesarstone classic range)
• Selected tapware
• Selected basins
• Selected Toilet cistern
• 1x4 bulb heat lamp with extraction fan.

WIR

• Custom Joinery including 2 banks of 4 draws and 3 shelves, and hanging rails.

Linen Cupboards

• Custom melamine shelving.

Meals and Living

• Mixed hardwood solid timber flooring with polyurethane satin finish.
• Data and AV equipment
• 2440mm sliding stacking doors by Trend windows 

Study

• Mixed hardwood solid timber flooring with polyurethane satin finish.
• Data and AV equipment

Multi-Purpose Room 

• Mixed hardwood solid timber flooring with polyurethane satin finish.
• Data and AV equipment

Bed 4/Media Room

• Carpet to Floor
• Double flat panel doors – 2340mm x 720mm
• Data and AV equipment

Bed 2

• Mixed hardwood solid timber flooring with polyurethane satin finish.
• Robe – Melamine shelving with 25mm chrome hanging rail
• Robe doors, White backed glass (semi frameless)
• Data, TV and Phone Points

Bed 3

• Mixed hardwood solid timber flooring with polyurethane satin finish.
• Robe – Melamine shelving with 25mm chrome hanging rail
• Robe doors, White backed glass  (semi frameless)
• Data, TV and Phone Points

Kids Retreat

·      Mixed hardwood solid timber flooring with polyurethane satin finish. 

·      Data, TV   

Stairwell

• Stairs: Enclosed polished timber treads selected to be similar to flooring.
• Timber rails with metal balustrade (straight bars)

Top Veranda  

·      Tiles : Rectified Porcelain

·      Timber Balustrade and rail

Lower Floor Deck

·      140mm Kwilla Decking

·      Powder coated aluminum with timber hand rail

Main Bath

• Tile: : Rectified porcelain to 2100mm height in Shower wall, skirting and 300mm or bottom of mirror of vanity.
• Polished edge mirror
• Semi Frameless shower screen
• Square edge, drain grates with tile insert.
• 2 pack custom cabinetry
• Caesar Stone Bench top (40mm – Caesarstone classic range).
• Selected tapware
• Selected basin  
• Selected Toilet cistern
• 1x4 bulb heat lamp with extraction fan.

Entry

• Mixed hardwood solid timber flooring with polyurethane satin finish.
• 2340mm x 1200mm entry door

Powder Room

• Tiles: Rectified porcelain to floor and skirting.
• 2.34m door
• 2 Pac custom joinery
• Caesar Stone Bench top (40mm – Caesarstone classic range)
• Custom mirror bevel edge recessed
• Selected tap ware
• Selected Vanity basin
• Selected Toilet cistern

Kitchen

• Mixed hardwood solid timber flooring with polyurethane satin finish
• 2 pack joinery as per plan provides - Final plan to be confirmed including range hood.
• Caesar Stone Bench top (40mm – Caesarstone classic range).
• 300mm approx. overhand for stool seating
• Under mount sink as specified with 5 Line routed drain.

• Tap ware: as per specification.
• Glass (Starfire) splash back.
• Kitchen appliances are not included – Owner to supply

Pantry

• Mixed hardwood solid timber flooring with polyurethane satin finish

• Custom shelving.

Laundry

·      Tiles: Rectified porcelain to floor and skirting.

·      Selected Tapware

·      Selected Laundry tub

·      2 pac cabinetry.

·      Caesar Stone Bench top (40mm – Caesarstone classic range).

Fencing and Front gate 

• Timber fence as per plan provided including secondary fence for dog.
• Double gates to driveway entry with electric twin motors (includes 2 remotes).

Carport and drive way

·      Includes crossover

·      Concrete

·      Timber battens screening as per plan.

General

·      Ducted zoned air conditioning throughout.  

·      Ducted Vacuum system – Volta

·      Remove and reinstall existing rainwater tank. Supply and install of new pump included.

·      Electrical as per electrical design regulations including 3 phase power, GPO plan attached.

·      Property Pole as required  

Landscaping

·      Timber fencing as per attached plan.

·      Turf to all clear areas.

·      Rock retaining as per plan.

·      Concrete pathways to both sides of house.

·      Additional Landscaping of garden beds.

·      Structured Smart wiring throughout the entire house with Cat-6 , Coaxial, HDMI,  Speaker & CCTV cabling providing the infrastructure for delivery of internet, local network, High Definition distributed video and audio (music) and home automation to all wired rooms.

·      Alarm system: 6 PIR system with remote arming and disarming and in conjunction with CCTV monitoring capability anywhere in the world via smartphone, Ipad or secure login.

Home Automation and Lighting Control:

·      Lutron Graphix Eye 6 zone. Allowing for electrical lights and other devices in 6 different zones or areas of the house to be automated and self-programmed to different scenes and actions.  

Pool & Pool Surrounds

• Existing 10m x 5m inground pool completely renovated with new pebblecrete lining, Glass mosaic waterline tiling and granite coping. Pool surrounds tiled with granite paving and landscaped

Builder has been chosen!!

It's been a while since our last post. Let me fill you in whats happened since.....

We sent the plans and specifications to 5 builders. We ruled out 2 relatively quickly and were working closely with the orignal and 2 others. Our original builder had been able to come down significantly from where he was, which then prompted the other bulder to drop his price also..that's competition for you! Then we had the third one come in and he came in with a bull tearer. We spent a few weeks refining this quote and detailing specifications, seeing his previous work and generally getting comfortable with working with him. While this was all going on we engaged an acoustic consultant and had sound logging equipment installed which recorded the noise for a 48hr period ( remember my last post, we are in a Traffic Noise Corridor) Noise logging has now taken place and we are just awaiting his final report (for which we need to hand over about $1500 )

Well the good news is....we have chosen our builder!!! yay!! We gave our original builder every opportunity to be able to compete and gave him last bite, however he was not able to compete with the level of inclusions and finishes that our, now chosen, builder had been able to offer.This was a really difficult decision for us as we had built up a really good relationship with our original builder and he was a really decent guy ( not that the others aren't - but you know what I mean) Ultimately we had to look at what we were going to be able to get for the considerable money we were going to spend. There is definitely an air of unknown with the new builder, however we have spent these last weeks getting more comfortable and  this is the measured risk we have taken in return for getting a higher spec'd home.  I have no doubt that our original builder would have delivered, and we can now only hope and pray that our chosen one does also.

We are now in the process of getting the contract in place and then going to the bank for final approval..how exciting it is now and how real it will soon become.

Next big steps :

Final finance approval
Find somewhere to live for the construction period
Lock in Demolition date
Pack up the place
Garage Sale
Move
Demolish!!