More demolition pics

Most of the doors and windows are off now.

The decks are all gone as is the carport

The bathrooms have been dismantled

The soffits are all removed

Demolition has begun

We moved out on the 18th and spent the next 5 days clearing the place, having a garage sale and then getting rid of what was left over.

Monday 23rd the demolition started. They have been removing by hand alot of the insides, the decks, the carport. Unfortunately Energex is stuffing us around and they have not removed the power line from the pole to the house. Until this is done, they cant bring the house down. We still have a couple of days until they are ready but Energex have said it could be anywhere between 3-28 days.

Hole the plumber had to dig to cap off the sewer

There used to be a covered deck there

Balustrades all removed

Video of Son starting the demolition himself

Building Contract Signed

The day we got the keys for the rental, we also signed our building contract. This was a major milestone and one which for a while we thought may never happen.  We have submitted all the plans to the certifier. this would have been a simple process dealing just with the private building certifier, though we need a relaxation for the carport, so the relaxation needs to go to council.

Somewhere in this period we also got our report back from the Acoustic consultant. You may recall in an earlier post, we are in a Transport Noise Corridor . We had to have noise logging done for 48 hours and then this needed to be analysed. We got the report back and it was good news, which advised that we did not have to do any extra noise attenuation measures in the build.

We also got our final finance approval so are now just awaiting for the certified plans and some other documentation to submit to the bank to get the construction payments started.

Finding a Rental

Ok it's been a little while since we've updated. I'll post a few new topics which try to catch up to where we are now...

We started looking for rentals on the week of the 2nd July. Our first application wasn't even considered I dont think as we got it in very late (2 days after we inspected the property) and there were 7 other applications. The next weekend we were much more prepared. We had 3 properties we were seeing on the Saturday. We had applications already prepared with all the supporting documentation attached. Once we saw the place and we decided that we wanted to put in for it, we signed the application, put our proposed rental amount on it and gave it to the agent. One of the agents wanted us to submit it to the real estate office rather than him take it in case he lost it{??} so we did that.

Our builder had given us a tip to try and make our application stand out over the others. This was to offer to pre-pay the rent for the entire period of the lease. If the landlord was looking for an injection of cash this could be a bonus, they might even accept a lower weekly amount if they were getting the total upfront. We took this approach on all the 3 applications we put in.

Monday came and I called the agents to see how long it would take and was told 48 hours. Some of our references got calls to check up on our suitability, by the end of the day, agents had called for 2 of the properties, these were our number 2 & 3 preference. At about 4pm we got a call saying that we got our 3rd preference. We told them that if they needed an answer straight away then we would pass on it as we would really prefer one of the others (this one was an older home and we would have been itching to get out as soon as we could), but she said we could wait till tomorrow to see what happend with the others.

The next morning we hadn't heard from our first preference nor had any of our referees been contacted about this one, so we thought we didn't have a  chance. There were at least 12 groups who went through it on Saturday, so we thought we must have missed out. Then I got a call from the agent telling me that we got it! We had asked for a6 month lease and the owner wanted a 12month, but we ended up splitting the difference and took a 9 month lease. About half an hour later we got a call on our second preference and we got that one too!

We are very glad with the rental we got, it's much more comfortable than both the other two and while a little more a week in rent, it's just much more pleasant living here than it would have been at the other two.

So my advice to those looking at rentals..

• Be prepared with your applications so you can submit them that very day. You can normally pre-download the applications from the the real estate's website, otherwise get them to email you a copy of it
• Supply all the supporting documents and more eg some will ask for car regos some won't, just have a photo copy ( or PDF) pack of everything that you can attach to the back of the applications. They will ask for alot of info, at first I was a bit uneasy that we had to supply so much (3 pays slips) but you just have to otherwise you have no chance in getting one.
• Have a checklist of what you are looking for and take alot of notice. If it is a sought after property then a second viewing is going to be unlikely. eg we needed to make sure the property was suitable for our dog, so we had to check all the fences to make sure there weren't holes in it. We missed some bit, which we have had to patch when we moved in.
• The agent told us, our applications was first submitted, well organised and had everything in it so he didn't have to follow anything else up which made his job easier and made him want to recommend us to the owners
• If you can pre-pay then I don't think it can do your application any harm. In the end the owner opted not to take our pre-pay option ( which was less per week than just paying weekly) and ended up paying week by week.

While it turned out very well for us, we did stress for a while after our first was rejected and then having to go and view the others and wait from saturday to Tuesday to find out, seemed like an eternity. 


We signed our lease on the Tuesday afternoon and got the keys on the following Saturday 14th July. We then moved in on the 18th July - oh what a joy packing and moving was, but we are here now and cant wait to get started building!!

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!!

Transport Noise Corridor

Things progressed :

• Soil test done - H type site
• Engineering drawings done
• Working drawings finalised
• Quoting taking place by builders. Hope to get firm prices next week.

Discovered we are in a transport noise corridor.This is the link we were directed to to determine if we were ( we are in Brisbane)  http://www.dlgp.qld.gov.au/building/transport-noise-corridor-search-tool.html

We are category 2 and the source of the noise is the freeway which is about 250m at least to the rear with about 30 houses and 2 streets and a green belt and bike path between us. We find it rather ludicrous that we are categorized in this corridor yet the house directly opposite us not . We hear little to no noise from the freeway unless an ambo or police car with siren is going on it in the dead of night. The ironic thing is we would get far more noise from the road we live on and yet the house across the road is not in same category . What this category means in $ terms we are not sure yet. We have to attenuate the noise by use of noise inhibiting building materials or we can pay an acoustic consultant to analyse and write a report to challenge the category.

Oh what fun we are having at the moment!!