Building a House – What Should I Ask My Builder?

You’ve bought your land and now you’re caught up in the excitement of building your new home. Which home design should I choose? Who is the best Builder? What colour schemes do I like? Although it is easy to get engrossed in the excitement of building a house, being practical and ensuring you fully understand your building contract will save you stress, time and money. 

The Benefits of Using a Building Inspector from the Start of the Building Process
A good building inspector will be there to direct you from the beginning of the building process and advise you even after you have moved in or rented the home out. A good building inspector can inspect your new home at each stage of construction so that any mistakes the Builder makes can be rectified quickly rather than a mistake becoming a bigger problem down the line and causing you inconvenience. Defects are easier to identify at each stage, for example the inspector couldn’t identify defects in the slab once floor coverings have been laid. 

Ensure you engage a building inspector who will check plans and specifications so they can check compliance against the working drawings. Additionally the inspector you employ should be buoyant in advising you further should the Builder refuse to rectify any defects identified - you’d be surprised by how many inspectors issue reports but won’t act for their client once a dispute arises. It is best to engage an inspector who is going to work for YOU and is willing to offer advice throughout the entire building process. 

Cosmetic Considerations Before Signing a Building Contract
It will usually be more cost effective to consider cosmetic issues in the following areas prior to signing your building contract rather than later down the track:

• Exterior (downpipes, crossover, garages, security etc)
  
• Plumbing (hot water system, taps etc)
  
• Bathroom / WC (mirror, vanity, shower screen etc)
  
• Laundry (exhaust fan, cabinetry, sink etc)
  
• Kitchen (splash backs, bench tops, sink size etc)
  
• Electrical (three phase power, power points, light fittings etc)
  
• Interior (skirting boards, wider hallways, gas points etc)
  

There are a number of things that should be considered before entering into a building contract and considering these issues prior to signing the contract rather than trying to negotiate after the contract has been signed can save you a lot of money. An example would be the installation of a gas point in the alfresco area – if you are only installing the point for the use of a BBQ it can often be cheaper to buy gas bottles on an individual basis instead. 

Technical Considerations Before Signing a Building Contract
It is a common for issues to arise between a client and the Builder. There are many technical considerations at each stage of construction, and with so many different trades involved it can be difficult for the Builder to keep on top of the technicalities and issues that the client should be made aware of about their new house. The following is a list of the stages of construction, and some of the technical considerations of each stage:

• Slab Down – delays after pouring, cracking and considerations for polished concrete. 
  
• Plate Height – mortar splashes, no perpends on external bricks and face brickwork selection. 
  
• Roof Framework –timber treatment. 
  
• Lock Up – waterproofing.
  
• Practical Completion – soak wells, floor coverings, window treatments and painting.

How Does the Building Inspection Process Work?
When building a house the Builder must meet the compliance requirement. If a building performance requirement isn’t met, an alternative solution may be provided by the Builder. Where an alternative solution exists, it must be proven that performance requirements are met. This is then signed off by a suitably qualified person. 

When a building inspection is due, the process is usually as per the below:

• Inspection is arranged with the supervisor.
  
• Site inspection is carried out. You are more than welcome to be present at the inspection, although it should be noted that the inspector will need to maintain focus at all times and may not be able to offer a definitive opinion on some matters immediately after inspection (See next point)
  
• The inspector gets back to the office to collate the information and make comparisons against compliance with the building codes. Even if the inspector knows that a defect exists, the question that must be answered is “how is it defective?” This creates simplicity and also gives the report greater influence should it be required in a dispute situation. 
  
• Client is contacted and all items within the report are discussed. The inspector will then offer advice as to the issues which need immediate rectification, the areas where potential enforcement may be at the client’s discretion, and areas which should be continually monitored.
  
• The building supervisor or relevant representative will be contacted and rectification will be carried out by the Builder where necessary.
  

Should your Builder refuse to fix a defect, the inspector should support in offering best advice and help prepare & submit a complaint via the building commission if needed. 

Further Information 
Visit the Building a House in Perth website for more information on the process of building your new house. Cap-It-All Building Inspections Perth offer free advice throughout the inspection process and beyond, as well as a 
pre-inspection pack which will continue on some of the points mentioned above. Our team believe you should be able to proceed confidently with building a house knowing the process will be stress-free.