Knockdown Rebuild Info Guide by Carlisle Homes

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Establishing Your Finances Block Suitability Home Design Selection

Life’s Better...

Everything we do at Carlisle Homes aims to create a better life for our customers.

Our display homes and showroom experience, floorplan designs, options and processes are all shaped around you – to ensure your build is second to none. When you decide to knockdown and rebuild with Carlisle Homes, you can trust that we will be with you every step of the way, right from the start.

This comprehensive guide details everything you need to know about building a new home after demolishing an existing one.

Our aim is to remove any ambiguities, leaving you to enjoy the process and the experience of building your dream home – a reflection of everything you’ve worked for.

We want you to feel empowered and confident throughout your home building journey, with a thorough understanding of what will happen at each stage. We look forward to being part of your Knockdown Rebuild project.

with a brand-new space, in your ideal place

Why Knockdown Rebuild?

We understand that how you imagine your new home is unique to the individual. How it would be designed, what you’d include so it suits your lifestyle and the extra luxury you’d build in to make your home just that little bit more.

Knocking down an existing home offers you the opportunity to build your new home just as you imagined, exactly where you want to live. No renovation restrictions. No buying someone else’s dream. No compromises.

It’s time for you to build a home that’s uniquely yours.

Brand-new space

A brand-new home that’s yours. Your dream, your choices, your selections. No need to renovate around existing challenges or move into an established home that has shortcomings.

Instead, you can build a brand-new home that’s not only beautiful in its design, but also functional, energy efficient and comfortable. New homes focus on maximising maximising the use of sustainable materials and making the most of the sunlight through smart, six-star rated orientation. The result? A home that is naturally light and bright, cooler in summer, warmer in winter, and comfortable year-round.

Home Files podcast, hosted by Lady Brains

We have launched a brand-new podcast dedicated entirely to the knockdown and rebuild journey. Join us over six episodes with knockout hosts Anna and Caitlin, where we everything from budget and finances, finding a suitable block, designing your home to suit your lifestyle, sustainability, landscape design and automation. You’ll also hear from a customer about their journey to new home ownership when they built the Matisse 35 with Carlisle in bayside Melbourne.

Listen at your convenience – available wherever you get your podcasts.

In the right place

When you’re looking for a new home, not many solutions offer the best of both worlds. With a KDR, you get to live in your preferred location, and live in a brand-new home that is everything you want.

You can stay where you know and love, close to your kids’ schools, local shops, gyms, and cafes, with no change to your norm. Or you can choose a new location that has all the things that are important to you. The choice is entirely yours.

With cost & process efficiencies

With new energy efficient appliances and a minimum six-star, you will enjoy reduced utility bills and maintenance costs, less emissions and pollutants and an increased quality of life. All whilst doing your bit for the environment.

All appliances, fittings and fixtures also come with manufacturer’s warranties, you have maintenance support at your fingertips and your home is covered by a 10-year structural warranty.

When you build a new home, you have the surety of a fixed price and a contract commitment for the building timeline. This means you can have complete confidence in your planning and budgeting, without the hidden surprises and uncertainty of large scale renovations.

If you’re knocking down your existing home, you will also save on buying/selling fees, retain the equity in your existing land and avoid stamp duty costs.

“I remember thinking ‘wow’ what a luxurious space to wake up in every morning - and on the first morning in our new home I felt like I was in a resort - and still do every single morning.”

Tina & Michael Matisse 33 Bayside KDR Client

Why Carlisle Homes?

At Carlisle Homes, we aim to impress, inspire, and deliver you a home that is a cut above. Our commitment to personal service means we not only build you a quality home, but one that supports your lifestyle and reflects your style.

We are proud to have received two of the industry’s highest accolades - the 2022 and 2023 National Business Excellence Award for Large Residential Builder from Master Builders Australia, and the National Major Professional Builder in 2021 and 2023 from the Housing Industry Association (HIA). These, alongside our humbling list of other industry awards, acknowledge the care and attention we pay to achieving our customers’ dreams.

We understand the enormity of the decision to build with us and that is why we aim to exceed your expectations at every opportunity. From the way we guide, support, and inspire you through an entirely transparent build process, to the way we ensure your home is everything you’ve dreamed of when we have over the keys. It has never been our goal to be the biggest, but we are committed to being the best.

Our greatest reward is for you to move into your new home truly believing that Life’s Better because you built with us.

Flexible floorplan & facade options

From our flexible floorplan and facade options to the extensive range of choices available at our brand new, industry leading Spectra Showroom – our team of expert designers work hard to ensure each of our homes can flex to suit your lifestyle both now and into the future.

We have over 100 floorplan designs ranging from 22-52 squares across our Affinity and Inspire Collections to suit a variety of block sizes and types.

Specialist Knockdown Rebuild

team

KDR projects are quite different to a standard new home build on a vacant block. There is a demolition process to manage, neighbours to consider, existing infrastructure to protect and specific council regulations to meet. With so many variables to manage, it is important to choose a builder that specialises in both KDR projects and designing magnificent homes.

At Carlisle, our specialist KDR team will guide you through the entire process, including assessing the suitability of your block, ensuring your home is orientated correctly, organising permit applications and giving you the confidence to manage your responsibilities. Prior to site start, your Client Liasion Executive (CLE) will make contact with you on a fortnightly basis, and once construction commences, both your CLE and Construction Supervisor will maintain weekly contact to ensure you’re kept up-to-date with your build.

When you build with Carlisle, you will also gain access to Carlisle Connect. This online portal provides all the information you will need for each stage of the build journey. This includes all important documentation, appointment scheduling, and the contact details of your dedicated Carlisle support team.

Try before you buy

With custom home builders and architects, it’s hard to imagine what your new home is going to look like when it’s completed.

When you build with Carlisle, you have the opportunity to walk our various display homes and interior styles, and experience the scale of selection choices at our industry leading Spectra Showroom.

This means you know exactly what you’re going to get from the outset. You’ll also benefit from more efficient pricing due to the strength of our supplier relationships.

Quality & warranty guarantees

Our external Building Surveyors conduct mandatory site inspections throughout the build, combined with audits by our dedicated Quality Assurance team and customer site visits. We offer a 25year structural guarantee* - 15 years above the standard builder’s statutory warranty, so that you will have complete peace of mind that your home will be built to display home quality and last your family for years to come.

We also offer you time to settle into your new home, as our Home Care app makes lodging warranty or maintenance requests really easy. You can submit items at any time after handover (with photos) via your phone or other device and at 90 days post-handover, our warranty team will start to review your items. The status of each item, and trade booking dates, will be visible to you on the Home Care portal.

*It is essential that landscaping and maintenance obligations are met in order to not void your 25-year structural warranty. Please see ‘Warranty and Maintenance Guide’ and the terms of our Structural Guarantee for more information.

Getting Started

Overview timeline of entire process

Establishing your finances Home selection Pre-Contract Agreement appointment Spectra Colour appointment Access block suitability

Sales, deposit & allocation of Client Liason Executive

Spectra

Establishing your Finances

You have the perfect location for your knockdown rebuild project and have imagined your brand-new Carlisle home being built on it. It’s close to your preferred schools, the shops you love and all the other things that are important to you. Now it’s time to determine your budget and financial requirements.

Building a new home compared with buying established generally requires a different type of finance. Financing a knockdown rebuild project is a little more complex, because if you’re purchasing an old home, you’ll need to account for both the land and construction costs. We recommend you speak with a construction home loan specialist as early as possible.

We have in-house construction finance experts available to provide you free, transparent and no-obligation financial services, to not only save you time and money – but to get you into your new home sooner.

Our friendly mortgage brokers will take the time to help you find the most suitable loan for your situation and provide the most competitive offerings from a variety of lenders.

Types of home loans

Knocking down your existing home and rebuilding = Construction Loan

The most common way to finance a knockdown rebuild project is with a Construction Loan, which is structured to allow you to draw down on borrowed funds at various stages throughout the project rather than as a lump sum.

Most lending institutions will allow you to borrow up to 95% of the total cost of the land (which is land value less demolition costs) plus construction costs (if using a registered builder). Some banks may require you to present your future house plans to confirm a project valuation and final borrowing capacity.

If you already have a home loan, you will need to speak to a home loan specialist about refinancing to use the equity in your home which will then reduce your Loan to Value Ratio (LVR) and may negate the need to pay Lenders Mortgage Insurance (LMI). Once your finance is organised, you can move ahead with your project.

Buying a property with the plan to knockdown and rebuild = Relocation Loan

If your plans are to demolish and rebuild a new home on a newly purchased block, then you may consider a Relocation Loan.

Generally, these lending solutions allow six months for demolition and construction of your new home, and then six months to sell your current home. This arrangement means you don’t have to wait for the sale of your home before you can begin your KDR project, and you don’t have to move twice.

The amount you can borrow with a Relocation Loan will depend on the amount of equity you have in your current property, combined with its current market value.

“Often customers have enough equity in their existing property to be able to build quite easily without needing a lot of cash.”

Mortgage

Domayne

Payments during construction

When you engage a builder, you’re agreeing to make progress payments, or instalments, which are payable at six key stages of the build. Each are a percentage of the final contract price.

Below is a breakdown of the required progress payment percentages.

Next steps:

Book an appointment with our in-house construction loan specialists to discuss your loan options.

Block Suitability

At Carlisle Homes, we are dedicated to guiding you through your entire journey - starting with helping determine whether your block is suitable for a KDR project.

If you’re knocking down your existing home on your own block – some of this may be a little easier, but if you’re considering purchasing a home to demolish, keep this checklist handy as a quick guide to suitability.

There are some key things to consider when determining block suitability:

Carlisle’s Build Zone

Planning regulations and zoning including flooding, heritage or vegetation overlays

Block dimensions and gradient

Block accessibility

Block easements, building envelope and setback requirements

Driveway (crossover) position

Soil quality

Carlisle’s Build Zone

The first step in your process is to determine whether your block is in our Build Zone. Visit the Build Zone map on our website for up-to-date information because there are some areas we unfortunately don’t build in, but this is constantly evolving. If your block is out of zone, please contact our sales team to confirm whether we would consider a build out of zone.

Important block information -

mapshare.vic.gov.au

Visiting mapshare.vic.gov.au is a great starting place. Once you’ve entered your property address in the Property and Parcel search section, there are several reports and an abundance of information that will assist you in determining the suitability of your block, including:

• Planning regulations. This stipulates the planning zone your block is part of – for example ‘Neighbourhood Residential Zone.’

• Whether there are any heritage or vegetation overlays affecting your land, and whether your block is in a flood or bushfire prone area.

• Block dimension information including length, width, site frontage, perimeter and total area. This is a key consideration when it comes to choosing your new home design.

• From the map search functionality (‘Launch MapshareVic’), you may be able to view the land contours – which will help in understanding the slope and gradient of the block. If the block is too steep it becomes difficult to build on, pushes prices up and impacts build times. Please note that slope and gradient is best reviewed through your initial site assessment with our team.

NB: Carlisle has a maximum permissible site fall of 1000mm over the building area, minimum 200mm garage boundary offset as well as height restrictions relating to any specific retaining wall requirements.

• You can also determine the accessibility of your block and whether it’s suitable for demolition and construction. In some cases, restricted access blocks, or blocks in busy areas (near schools or main roads) may incur additional charges required for traffic management and manual unloading of materials.

• Utility company information – these are the names of the suppliers you’ll need to contact regarding drainage, easement and power supply information.

Easements, building envelope & setbacks –mapshare.vic.gov.au

Easement, building envelope and setback information can be found by downloading a copy of your Land Title (if you don’t have one) from mapshare.vic.gov.au for a small fee.

Easements are areas of the block that allow someone else the right to use the land for a specific purpose (which can be drainage or sewerage pipes). They may impact which home design you can build and any plans you have for your backyard. Easements can be found in the Section 32, or by contacting the owners of the easement – i.e. council or water authorities.

A building envelope sets design parameters for the development of a block of land. A Building Envelope Plan (BEP) shows these parameters as an illustration.

All new homes must also comply with building regulations where a minimum front, side and rear setback need to be met. Your local council may be able to provide you with some information regarding setbacks. You can also estimate front setback requirements by looking at the homes on either side of your block and matching theirs or taking the average of both. Council approval (dispensation) is required if you want to move your home further forward and can take approximately six weeks.

Driveway (Crossover) position

It’s best to consider the existing driveway (crossover) position of your block. Should you wish to move it, which is sometimes the case when trying to maximise the orientation of your home, you will need to obtain Council approval.

Bear in mind, most Carlisle floorplans can be ‘flipped’ to suit individual block requirements. See our individual home designs on our website for more information.

Soil quality

The soil type of your block determines build suitability and how your home must be built. Soil suitability is tested via a soil test and survey – which forms part of the initial deposit with your builder, with a secondary test once demolition has taken place.

This is to establish how likely it is that the soil will expand and contract with varying moisture content. The foundations of your home (class rating of your slab) need to account for the soil conditions and the bearing weight of the soil, and that’s why the surveys are so important.

It is important to note that the majority of established sites in Melbourne are P Class, given the disruption caused by the proposed demolition of an existing structure.

Helpful block suitability guide:

Block Suitability Criteria Information Source Location

Carlisle Homes build zone carlislehomes.com.au

Planning zone

Heritage or Vegetation overlays

Block dimension information

mapshare.vic.gov.au

Slope & gradient

Block accessibility

Easement

Building Envelope

Setback

Crossover position

Soil quality

Title (mapshare.vic.gov.au)

Section 32

Owner of Easement

– Utility or Drainage provider

Title (mapshare.vic.gov.au)

Section 32

Title (mapshare.vic.gov.au)

Local council

Site visit or Google Streetview

Site visit or Google Streetview

Soil Test & Survey from Carlisle Homes

Life’s better when you have all the room you need to grow, work, and entertain.

We are dedicated to helping our customers build the home they’ve always imagined. The extra space you’ve always needed in your living and dining areas for entertaining, the laundry with handy spaces to make the endless cycles of washing that little bit easier, dedicated zoning to keep everyone comfortable, a home gym so you can squeeze in some exercise in amongst the chaos. The list goes on…

Discovering our homes

You can browse through our homes in extensive detail on our website. The full range of Affinity and Inspire homes are suitable for KDR projects.

Explore hundreds of floorplan options, facade choices, extensive image galleries, video and virtual tours and customer testimonials.

We have an abundance of information also available on our Home Files Blog, including a new KDR podcast with specific information about the KDR experience.

With over 60 display homes across 15 display villages, you can see our latest designs on display and experience our unwavering commitment and dedication to personal service.

Considerations when choosing a home design

Maximising your block and home orientation for natural light.

Once you’ve assessed your block’s suitability (pg. 18), it’s important to consider how your favourite home designs may work in this space, and it’s best to be flexible with your options.

Firstly, you must consider home width and depth and how it fits within the building envelope considering front, side and rear setbacks, easements, and existing trees.

Of utmost importance is the orientation of your home to maximise natural light and any views you may have.

Considering the layout of your new home relative to site orientation will not only make your home lighter and brighter - but it will also make it more comfortable. Thus minimising costs to heat, cool and light your home.

You can achieve this by ensuring rooms that are regularly used (living, kitchen, dining, alfresco) are North facing, with appropriately sized windows. We offer the option to flip/rotate our home designs to suit your block to make it easier for you to achieve this.

Living zone

Sleeping areas

Street frontage

NORTH SOUTH

If the back of your block faces North, your living should all be at the rear. If the side of your block faces North, ensure you face the living areas (side of the house) towards the North.

“I found that doing a mental walk-through of the home and visualising where I’d want the light switches, and what I’d use the power points for was really helpful.”

Sameer

& Priya Montague Grand 44

How you will live in your home

Considering how you will live in your new home, both now and into the future, is important when selecting a home design. We suggest you make a list of your requirements:

• Basic home needs (must-haves)

• Wish list items

• Single or double storey?

• Amenity requirements – i.e. how many bedrooms and bathrooms?

• What size garage do you need, and would you like internal access?

• What are some of the features you’d like included?

An alfresco area, big backyard, separate theatre room or study, master suite at the front or rear of the home?

• What sort of kitchen? Galley (2 straight runs), L or U-shaped?

• What look and feel do you want?

• Carlisle also offer pre-designed alternative floorplan options for each home available on our website. Options to consider include second master suite with ensuite, shower to powder room, bed 4/ rumpus/study conversions.

• Whether you’re planning to install a pool or keep your old one. Please discuss this with the Carlisle team upfront as this may impact your chosen home design and the cost of your slab design. There is a minimum distance required between your pool and home of 1000mm, as well as OHS requirements to ensure a safe workplace for our team during construction.

First impressions last!

Choosing a facade is the next important decision, as it’s the first impression of your new home. Consider what suits your neighbourhood and streetscape – i.e. heritage, modern, or eclectic, and which facades are available for your chosen home design.

Determine whether you have a preference of finish – some of the choices include brick, render, Hebel

and pillar features. If you’re building a double storey, consider whether you’d prefer a facade with a front balcony.

All facade options and respective home designs can be viewed on our website.

How Carlisle will assist you

You’ll have an initial appointment with a Carlisle Homes Sales Consultant to walk-through some of your preferred home designs, chat through inclusion levels, provide a preliminary siting of your chosen home on your block and an initial quote. We require a Section 32/Contract of Sale or Land Title to provide a preliminary siting to assist in determining initial site suitability.

Once you’ve chosen your home and paid a $3,000 deposit, the base price of your home, site start date and promotional offer are all locked in. A Carlisle Construction Manager will conduct an extensive onsite inspection of your block and the following will be checked:

• Services and connection locations including drainage

• Site access and location of trees

• Overhead or underground power

• Neighbouring properties

• Orientation of your proposed dwelling

• Traffic requirements & any other OHS requirements

Please note: If your site is deemed unsuitable a full refund will be provided.

Deposit and allocation of your Client Liaison Executive (CLE)

Once your site has been approved for a Knockdown Rebuild project, you will be provided with your finalised house siting, façade selection, floorplan options and any other requirements including your preliminary costs from the site inspection. This paperwork needs to be reviewed and completed within 14 days. From this point, if you change your home design, façade or structural changes a $500 fee will apply.

You will then be allocated a dedicated Client Liaison Executive (CLE) who will review your paperwork and make contact to book in key appointments including your Spectra Group Tour, Design Brief session, and Pre-Contract Agreement Signing Appointment.

Your CLE will provide detailed guidance on the demolition process and key milestones required in the lead up to construction, will order your property information from your local council and also arrange your soil test and site surveys.

The Spectra Showroom

Welcome to Spectra – our brand new, state-of-the-art, industry leading Colour Selections showroom at the Carlisle Head Office in Mulgrave.

It is here you will turn our floorplan design into your dream home.

You will select the colours and overall style of your home to reflect you, and choose all the products, fixtures and finishes for seven key areas of your home.

But first, let’s make sure you’ve:

• Considered your finances? Check.

• Determined your block suitability? Check.

• Selected your new home design? Check.

• Received an initial quote and siting of your home in its ideal orientation? Check.

• Paid your deposits and been allocated a CLE? Check.

Well, you are now ready to start preparing for your appointment – and the most exciting part!

Preparing for your appointments

Prior to your appointment, it helps to have a picture or vision of how you’d like your new home to look. We have an abundance of digital tools and two pre-selection sessions that make preparing for your appointment a little easier:

Spectra Online

Before your Colour Selections appointment, you can register for Spectra Online – a free, Carlisle exclusive online portal, accessible at any time, from any device. It cleverly guides you through each of the selections you’ll need to make for your new home. You can also compare options, save preferences and create your own look-book to save, print or email to your Colour Consultant.

spectra.carlislehomes.com.au/login

Spectra Group Tour

Your first introduction to the Spectra Showroom will be a 60-minute Group Tour to introduce you to the space, and show you what’s available for selection. You won’t be asked to make any selections at this appointment – this is just your chance to have a good look around.

Group tours are held on a Sunday or Tuesday afternoon. Your booking will be scheduled by your Customer Liaison Executive. We ask that you arrive five or ten minutes before the tour starts so it can get underway promptly.

Visualiser

With a few simple clicks, our online Visualiser allows you to customise your facade by selecting various textures, materials and colours, from the hundreds of choices. Watch your home come to life right in front of your eyes.

carlislehomes.com.au/visualiser

Spectra Design Brief

The next step is your 90-minute Design Brief, where a Carlisle design consultant will explain how the colour selection process works. You’ll be shown all the cabinetry options, as well as our standard inclusions and upgrade options.

To make the most of this appointment, we recommend exploring our fantastic online tools, such as Spectra Online and our Facade Visualiser, ahead of time, so you’re ready with any questions about specific products, upgrades, or features.

Again, you won’t be asked to make any selections today. And please arrive five to ten minutes before your appointment so we can start promptly.

Pre-Contract Agreement

Following your initial Spectra Showroom appointments, we’ll craft your Pre-Contract Agreement, incorporating details from your sales quote, siting preferences, chosen structural options, and any additional upgrades for your dream home.

Pre-Contract Agreement Appointment

In this virtual appointment, your Agreement will be presented to you by your dedicated CLE. The session will go for 2 hours and there will be ample opportunity to review all documentation, address any queries you may have and make any final adjustments if necessary. The agreement will also contain a preliminary cost for site costs which will be subject to a second soil test and site survey being conducted after demolition takes place.

What we need from you

At this stage, we will need from you:

• Documentation or pre-approval confirmation of your finances.

• Information regarding any pool requirements including planned location, specification and size detail. It is preferable that clients install the pool post-construction as there are additional OHS and site requirements that need to be adhered to if it’s installed during construction.

After signing your Pre-Contract Agreement, you are one step closer to building your dream home!

Spectra Colour Selections appointment

In this full day appointment, you will work with your Colour Consultant to confirm your colours, selections and upgrades to your home. With over 3,500 products on display, it’s important you come to this appointment as prepared as possible to minimise stress and avoid re-selections at a later date.

Your Colour Selection Appointment are held weekdays: 8:30am – 4:00pm.

The seven key areas of your home

Every Affinity Collection and Inspire home comes with an extensive range of luxurious and premium inclusions. You don’t have to spend a fortune on upgrades, because our impressive range of standard inclusions offer true display home living. Your colour consultant will run you through the standard inclusions and upgrade choices throughout your Spectra Colour Selections appointment.

Exterior

Your façade offers many choices of finishes and materials to choose from. Choose from a classic brick façade, combine brick with render to create a modern contemporary style, and/or add accents of natural materials such as wood and stone. Hebel’s external wall systems are strong, solid and look great too - with many added benefits.

Internals

You’re spoilt for choice with the colours and products available at Spectra. You can start by choosing a display colour scheme that you like, using your pre-saved choices in your Carlisle Profile or Visualiser, or your own unique mood board.

You’ll make selections for wall colours, door profiles, cornice and architrave styles, stair design, cabinetry options and tiling – and our experienced team will be there to guide you through the choices.

Smart Home

In today’s world, electrical is now more than just light fittings and power points. Consider feature lighting, security systems, home automation and multimedia systems.

Fancy turning on your oven, lights, or heating from your car on the way home from work. Or monitoring your home via cloud security systems. There are plenty of options to consider adding into your new home.

Flooring

Flooring is an important design element in your new home and should tie in with the overarching style and theme.

Tiles are needed for ‘wet areas’ such as the bathroom, ensuite, toilet and laundry, and for the remainder of the home you can use a combination of floor coverings. Hard flooring such as timber or laminate floorboards or tiles are ideal for living zones, with carpet a great choice for warmth and comfort in the bedrooms.

Bathrooms

It’s important to design your bathroom, ensuite and powder room to meet the needs of the space. There are endless combinations of bathroom tiling, vanity design, tapware, basin and colour schemes available.

Consider functionality and whether you’d like to include items such as a freestanding bath, spa or double vanities. Determine whether you’d like black, brushed brass or chrome fixtures for your tapware, shower frames and mixer taps. We recommend using your choices throughout all wet areas such as the kitchen and laundry, for continuity.

Feature tiles can also look great in bathrooms to add interest. Selfpatterned, subway or herringbone tiles are just some of the options that can add a unique touch to your bathroom or ensuite.

Kitchen

The kitchen is often referred to as the ‘hub’ or ‘heart’ of the home. It’s usually full of activity with a constant flow of traffic, so the kitchen design you choose will have a big impact on your lifestyle.

It’s important to consider functionality as well as design. Think about how you cook - do you like induction or gas cookers? Would you like an extra sink and dishwasher in the butler’s pantry? You can marry design and function with hard-wearing surfaces like Caesarstone benchtops and Laminex cabinetry. Your flooring and splashback should also complement each other and complete the overall look of your kitchen.

Living Greener

At Carlisle, we are conscious of doing our bit for the planet, plus our range of green products can significantly reduce the running cost of your new home by keeping warmer in winter and cooler in summer.

All Carlisle home designs achieve a 6-star energy rating on every orientation. You can further enhance your home with products such as solar hot water units, energy efficient zoned heating and cooling, double glazed windows, rainwater tanks and thermal insulation.

As with your other home selections, consider your options prior to your appointment so you can discuss them with your consultant.

Electrical appointment

This 2 hour appointment is conducted separately with a specialised electrical consultant. Together we will create a custom designed, practical and energy efficient home to service your needs now and in the future.

On the day of your consultation, we will be formulating your lighting and electrical plan, which will be utilised by your electrician when wiring and fitting of your new home. We will walk you through the showroom and review your home’s electrical needs room by room.

To prepare for your selections, we will provide you with a checklist for what to consider during your electrical appointment.

Live pricing will be provided at your appointment in addition to an overall quote and electrical plans to approve.

The Demolition Process

Whilst the demolition process can initially be a little daunting, with some forward planning and an understanding of the requirements – the process is quite straightforward.

You will need to find a licensed and insured demolition contractor to coordinate the demolition of your property, including the removal of all structures, debris and waste. In addition, this contractor will coordinate the required demolition permits.

We will recommend several reputable demolition contractors, but it’s important you obtain a few comparison quotes, and verify the quality of services with past customers.

Some demolition contractors will include options to salvage and recycle materials removed from your home, which is not only great for the environment, but can also reduce the cost of the project. Check whether they include service disconnection, tree and asbestos removal in their scope of works.

There are some key things you’ll need to arrange to prepare your site for demolition that are outlined overleaf.

Remember - we are here to answer any questions you may have at any stage. Please contact your CLE for assistance.

Water meter protection

Protection of water and sewer connection assets is required when demolishing and rebuilding your new home. It’s important to speak with your demolition contractor about how they guarantee protection of your meter during demolition.

Power supply & overhead power lines

Your existing dwelling may have overhead power which will need to be abolished prior to demolition, with an underground electricity pit installed in its place. You’ll need to fill out an application form from your electricity provider, who will subsequently provide a quote that you’ll need to approve and pay within 30 days. Your electricity pit will be installed within 28 days, with a further 21 days for it to be made ‘live’. Please note: This process usually takes some time but can start prior to the demolition of your existing home. We require a live pit prior to commencing construction.

Drainage

All building sites require a stormwater Legal Point of Discharge (LPOD) located within your property boundary. Building Regulations state that stormwater collected off all newly constructed buildings be discharged to the approved LPOD. This LPOD, typically a council drain, needs to be located within the property easement, street, kerb or channel, and if it’s not, then you’ll need to apply to council to have it moved. In some cases, the LPOD may also be deemed unsatisfactory for a new dwelling by the council. Carlisle will also undertake a hydraulics report prior to your contract appointment to ensure connection requirements are suitable. If the LPOD is deemed unsuitable by the council or Carlisle, the cost to rectify these issues (including possible engineering) will be included as part of your build with Carlisle and presented as part of your Contract document.

Asset Protection Permit (APP)

An Asset Protection Permit (APP) is required prior to demolition and the construction of your new home, and ensures public assets and infrastructure are kept safe, with damages repaired at the completion of construction.

Public assets include drains, storm water pits, nature strips, street vegetation and trees, road pavement, kerbs, channels, and footpaths. You will need to apply directly to your local council for this permit.

No works can commence until the fee has been paid (varies per council), and the council has carried out a pre-works site inspection.

Abolishment of Services application

This is the complete removal of gas, electricity and NBN from your site. You can apply for this directly through your utility providers (bill paying supplier). The demolition company can sometimes assist here. Please note, it will take providers a minimum of four weeks to complete.

Everybody needs good neighbours

It is helpful to have a good relationship with your neighbours as they can influence parts of your build, including approval of any proposed building requirements that sit outside of standard building regulations (i.e. heights of walls and windows), fencing solutions and site access.

Tree removal & permits

It is best to engage an arborist to review vegetation on site and determine whether you’ll require any Tree Removal permits. Rules vary between councils and are based on existence of heritage, vegetation, or landscape overlays or whether there’s a conflict with other trees on private property.

Once you have a siting report that shows the tree(s) and your new dwelling – which you will receive at your Contract appointment, you can apply to your local council for a Tree Removal permit. It’s important to note that this can take some time to resolve with council if there is a vegetation overlay on your block, or the tree is considered ‘significant’.

How Carlisle will assist you

Your CLE will provide a list of recommended demolition contractors. We will also obtain a preliminary Building Permit Assessment from an independent building surveyor. This is to check that the new home is compliant to regulations (i.e. front setback, flood prone areas or tree overlays etc). The outcome of this assessment will determine next steps and is presented to you at your Contract appointment.

Questions to ask your demolition contractor:

• Are you licensed and insured?

• Do you remove all structures, trees, debris and waste?

• Do you apply for the required Demolition Permits?

• Do you offer the option to salvage and recycle materials removed from the home?

• Exactly how do you take care of contaminated materials?

• Do you level and flatten the site once demolition is done?

• What steps do you take to protect the water meter?

• Do you organise asbestos clearance and provide the certificate to the builder?

• Do you have a list of previous clients I could speak with?

• How many jobs do you complete per month/year?

• Do you have a lead time to commence demolition from permit approval?

The Complete KDR Process

From planning, display visits and sales, right through to getting ready for construction.

You are well on your way to stepping into your brand-new Carlisle home for the very first time. Below are steps 1-7 that we have already covered, so follow along for the next steps in the process.

Establishing your finances

Step 9

Contract Appointment

In preparation for your Contract appointment at the Carlisle Homes Head Office, we will prepare your HIA Plain English Building Contract.

The HIA Plain English Building Contract

In preparation for your Contract appointment at Carlisle Homes, we will prepare your HIA Plain English Building Contract which includes:

• Pre-Contract Agreement

• Spectra Colour Selections

• Preliminary soil test and survey

• Builder’s specifications

• Contract drawings including internal elevations

• Ordering the Six-Star energy assessment

Your HIA Contract will be sent to you in advance of your appointment for review.

Please allow 2-3 hours for the signing of your HIA Contract with your CLE.

You will also need to provide Carlisle with:

• A copy of the Demolition Permit and Asbestos Clearance Certificate from the demolition company

• Tree Removal Permit(s) if available

• Asset Protection Permit from your local council

• Abolishment of Services confirmation from each utility provider

• Confirmation that the underground power pit has been installed

Upon approval of your contract, the balance of 5% of your contract value is due.

Carlisle will then proceed to complete the following:

• Apply for your official Building Permit and Homeowner’s Warranty Insurance.

• Send a finance pack to your chosen financial institution.

Please note: For any self-funded client, Carlisle requires the final progress payment of 10% to be paid two weeks prior to site start to be held in trust.

• Carlisle will work with our building surveyors on any outstanding building permit items

Upon contract signing, the balance of 5% of your contract value is due.

Step

10

Demolition Commences

After all that hard work, you are ready to demolish!

This will include:

• Temporary fencing installation

• Tree removal

• Front fence removal

• Cleaning and clearing the site which includes removing all debris and asbestos.

• Block track rolled so it’s ready for construction

Following demolition

Please advise your CLE in advance as to when your demolition will commence, and when it is due to be completed so they can pre-book your soil and survey testing. It is important to advise of any delays or changes to these dates to minimise delays with the second soil test and survey bookings.

A Title Re-establishment survey will also be ordered by Carlisle. This is used to determine the position of your Title boundaries and how they relate to any existing fences or buildings on your site boundary.

Once both reports have been received, your production drawings are updated, and final engineering is ordered to confirm the final slab design and site costs.

You will then receive a Building Variation from us that you’ll need to sign and approve within 48 hours of receipt. You’ll also need to provide us with your unconditional loan approval and documentation.

Carlisle will complete a final quality check of all paperwork, and once everything has been confirmed, you will be issued with your final documentation including final

floorplans, engineering, colour selection and sketches and any variations to sign off.

Your Building Permit will be received, your site start date allocated, and Carlisle’s temporary fencing installed.

Your CLE will advise when your temporary fencing should be removed to deter anyone accessing your site.

Now to pop the bubbly and celebrate the impending construction of your beautiful new home!

Step 11

Construction Begins

Congratulations, you made it! This is the official start of the construction process.

Here is a brief outline of each milestone stage within the construction journey. You are welcome to inspect each stage with your Construction Supervisor by scheduling a suitable date and time in advance.

Base stage

The first exciting major milestone in the construction of your new home – the laying of your concrete slab. Your Construction Supervisor will call you to say hi, and a qualified Building Surveyor will inspect your slab once poured.

Your first progress payment of 15% is now due.

Frame stage

This is the stage where the framing carpenters erect the wall frames and roof trusses, and when your house really starts taking shape. A qualified Building Surveyor will inspect your frame upon completion. A thorough Quality Assurance (QA) Inspection is also conducted by our dedicated QA Team.

Your second progress payment of 30% is now due.

Lock up stage

During this stage, the brickwork, roof tiles, external doors and windows are put in place. It doesn’t include the completion of eaves but does include the rear cladding on a double storey. Temporary doors will be fitted in place until the permanent ones arrive at a later stage.

Your third progress payment of 19% is now due.

Fixing stage

During this stage, plaster is installed to the internal walls and ceilings. You will also see the installation of skirting boards, architraves, internal doors and all cabinetry installed to kitchen, ensuite, bathroom, laundry and powder room if applicable.

A thorough QA Inspection is conducted on the home by our dedicated QA Team.

Your fourth progress payment of 21% is now due.

Completion stage

You are at the fifth and final stage of your construction journey. During this stage, you will see the painting and tiling completed, the electrical and plumbing fit-offs, stone benchtops installed and door furniture, shower screens and mirrors installed. Any external render will also be completed.

Towards the end of this stage, your Construction Supervisor will arrange for your new home presentation. This appointment is a walk-through of your new home. A settlement date will also be confirmed with you at this appointment.

Once your new home is built, Carlisle will organise for the reconnection and activation of your gas and electricity. There may be fees from the utility provider associated with setting up your new home. You can choose to stay with Carlisle’s provider or create a new account with an alternative company. Your electricity and gas must be connected prior to your Certificate of Occupancy (COO) being issued.

Settlement generally takes place 7-14 days after your new home presentation. A thorough QA Inspection takes place, and a Building Surveyor completes the final inspection and issue the COO.

Step 12

Settlement & Maintenance

Congratulations! Your new home is complete and ready for you to move in!

On the day of settlement, the Construction Supervisor will conduct an on-site handover. Appliances will be installed after settlement has taken place, and you will be provided with a Home Warranty & Maintenance guide. Your fifth and final progress payment is due

at this point. This amount includes the last stage payment of 10% and any unpaid variations.

At this stage, you’ll need to repair any damages made to council assets, as it is required before your Certificate of Occupancy (COO) will be granted.

And now it’s time to take the keys to your new home!

Carlisle Home Care

Once your home has been completed, you’ll be sent a link to activate your Carlisle Home Care account. This enables you to submit items (and photos) via an online portal, for any works that need attention. A qualified Carlisle Home Care assessor will evaluate all items and photos and organise any sub-contractors to attend your home to rectify any qualified works. As we offer a 25-year structural guarantee, we will continue to be with you even after we handover your keys.

We are so proud to have been part of your journey in helping you realise your dream.

We hope that this complete and comprehensive guide has provided transparency about the KDR process, helping you feel more empowered to embark on, and manage, your journey to new home ownership.

Thank you for choosing Carlisle Homes - we wish you all the best as you start life in your new dream home.

Quick Reference GuidePermits & Applications

To the right is a list of the various permits and applications relevant to a KDR project - who manages them, where they can be sourced from and the cost estimates for each. Please note these are estimates only as costs vary by council, utility company and supplier.

Energy Efficiency & A Comfortable Home

With location a priority and a very clear idea of what they wanted in a new home, this clever couple made early plans to knockdown and rebuild – and couldn’t be happier (or prouder) of their Sorrento Grand Retreat.

Mitar and Tracey always knew they wanted to design and build their forever home. Along with staying in their existing neighbourhood, an energy efficient and comfortable home was their ultimate priority. After considering over 100 different floorplans from both custom architects and volume builders – they realised a double storey was the only way to take advantage of their block size and build a spacious home that would flex with their family.

Style of home

“We ended up choosing the Sorrento Grand Retreat because it was perfectly suited to our lifestyle and family,” explains Mitar. “We loved that the kid’s activity room was located at the front of the home on the first floor, rather than at the top of the stairs - because I just don’t think I could deal with walking through the mess,” laughs Tracey. “We also couldn’t go past the parent’s retreat with huge walk-in-robe, private balcony and incredibly sized ensuite,” says Mitar.

“We find ourselves often discussing just how lucky we are to have this amazing home that ticks all the boxes – even if we disagree on which bits are our favourite,” jokes Mitar.

Mitar’s favourite part of the home is the energy efficiency and how comfortable it is. “We’d previously lived in a terribly hot house, so we knew the importance of making the home comfortable,

Who lives here?

Mitar and Tracey Lazic, Accountant and Gender Equality Coordinator at Monash City Council, with their son Filip, and newborn daughter Sofia.

In the beginning…

While living in a small townhouse, Mitar and Tracey made plans to knockdown and rebuild by purchasing an old home in their current location – and then renting it out until they were ready to build.

“Staying in the same area where we both grew up, close to our family in neighbouring suburbs, was critical for us when planning our forever home,” explains Tracey. “We found a block with an incredible view of the Dandenong ranges, adjoining parklands and easy access to public transport, schools, and shops.”

“Even though we purchased an existing home, we never intended to live in it,” adds Mitar. “We did some minor renovations to make it suitable for tenants, until we saved enough money to start the build of our home five years later.”

The pair, who had a clear vision of what they wanted in their dream home, were meticulous with their search for a builder, and a floorplan that would suit their growing family.

efficient, and cheap to run. This led us to upgrade to Hebel instead of bricks, and include double glazed windows, roof sarking and refrigerated cooling,” says Mitar. “As a result both floors are always at a comfortable temperature and the double glazing keeps all external noise out – whilst still allowing lots of light into the home.”

Tracey’s favourite on the other hand is the kid’s zone that will flex as they grow, and their beautiful Hamptons style kitchen. “The staircase and the kitchen are such central parts of the home that we felt it was deserving of an upgrade,” says Tracey. “One of the main benefits of a new build is you really end up with a home where each space fits together and nothing feels out of place.”

Why Carlisle?

“After months of researching and visiting display homes, it was the floorplan and design of the Sorrento Grand Retreat, along with Carlisle’s high-value inclusions that made the decision so easy for us,” says Tracey.

“We got so much more than we were expecting,” adds Mitar.

“We knew from friends that had built with both custom and volume builders, that the volume builders were going to offer us much better value,” says Mitar. “Carlisle had premium standard inclusions and quality finishes, so we felt we could get everything we wanted within our budget.”

“Now living in the home, we couldn’t be happier,” says Tracey. “We didn’t realise how good it is to have space until we lived here! Walking around the kitchen with the endless bench space, and looking around the home knowing we chose everything, it’s just such a great feeling.”

The process and timeline

The next step for the pair after choosing their home and builder was to organise their demolition. Whilst they found this part of the process to be quite straight forward, they had difficulty with the planning and permit process with their local council.

“It was very frustrating and time consuming and held back the start of our build by several months,” says Tracey. “If we were to do it again, we’d make sure we were familiar with council requirements before we even start looking at home designs,” adds Mitar.

However, once the build started, Mitar and Tracey really couldn’t be happier.

“We had such a great experience through each stage of the build,” says Tracey. “Our Client Liaison Executive (CLE) made the whole process so easy – including helping us with the council permits and requirements.”

“Our Site Supervisor was incredible too,” exclaims Mitar. “We built a 46sq double storey home during a pandemic and a Christmas shut down, in less than seven months – we honestly couldn’t have asked for an easier build.”

Mitar & Tracey’s top tips for the those embarking on a knockdown rebuild journey:

• Work hard to find the right block, and the right floorplan to suit that block. The location and condition of Mitar & Tracey’s block was critical to them, as well as finding a floorplan to achieve their vision. However, choose a home that will suit the orientation of the block. “We chose to mirror our home so we could maximise natural light into the home,” says Mitar.

• Get landscaping advice before you choose your block or start building. With Tracey’s dad a landscaper, they knew it was important to find a find a flat block with minimal slope to save money on landscaping costs down the track.

• Be clear on your budget. “We were really careful with overspending, but at the same time, we knew this was our long-term home so wanted to include as much as we could on structural items that we wouldn’t be able to change later,” explains Mitar.

• Familiarise yourself with council regulations.

“Start working with your local council as early as possible. Research the rules and regulations in your zone and know what limitations you may have even before you pick your floorplan,” says Tracey. “Height regulations, trees on your block, and setbacks can all impact the design of your build.”

Top upgrades

“We are so proud of how all of our design choices have fit together to create a home that really reflects our style and personality, but also the things that were important to us,” says Tracey. “We had an image in our heads of our dream home style, and now seeing the house the way it is – we are so incredibly proud.”

Mitar & Tracey’s top upgrades included:

• Hampton’s style staircase and kitchen with shaker cabinetry doors, 80mm stone benchtops with waterfall edges and extended cabinetry.

• Increased ceiling heights to maximise natural light.

• A real focus on energy efficiencies including upgraded sarking, doubleglazed windows and sliding doors, refrigerated cooling and a Hebel façade – achieving a 7-star energy efficiency rating. “We absolutely love that our home stays a constant temperature with no freezing mornings or draughts,” says Mitar. “The house retains heat in winter, and stays cool in summer,” adds Tracey.

FAQ

Q: What is the advantage of building with a volume builder over a custom home builder?

Choosing the right builder for your knockdown rebuild project is more than just choosing a design you favour. You need to be comfortable with their quality assurance process, build time guarantees, fixed price policies, warranty programs and importantly their commitment to communication and service. Carlisle Homes is a volume builder offering cost-effective pricing due to our bulk supplier agreements You will also have access to a dedicated CLE and Construction Manager with you every step of the way throughout the process. It is nice to know that help is only a phonecall or email away whenever you need.

Q: Will I need temporary fencing during demolition and construction?

Construction sites need to be fenced to stop people entering the building site. Fencing is required to all sides of the block where there is no fence – this is the client’s responsibility during demolition. Once the construction of your home has started, Carlisle manages the temporary fencing installation.

Q: What are some of the things I’ll need to manage myself post-handover?

You’ll need to allow for the construction of all hardscapes after your home is built. This includes driveways and paths and any decks you’d also like constructed.

Landscaping and fencing includes grass areas, retaining walls, plants, trees and mulch. Your council may require you to submit a landscaping and fencing plan at the building permit stage. Pricing will vary depending on your selections. Carlisle Homes can assist you with the requirements of this permit. Older fences on boundaries may also need to be assessed and replaced as part of the construction of your new home.

Q: What are all the different permits I need and their associated costs?

Please see page 50 that lists this information in detail.

Glossary of Terms

Asbestos

Asbestos is a group of six naturally occurring silicate minerals made up of thin, microscopic fibres. Asbestos offer heat and chemical resistance, fireproofing and strength. As a result it was a popular additive to a variety of products, but it poses significant health risks to individuals directly exposed to it. This is why it’s important for it be properly removed by professionals from old buildings prior to demolition.

Asset Protection Permit

An Asset Protection Permit is required for all building work (including demolition projects) to cover any damage that may occur to public assets (roads, footpaths, kerbs and channels, nature strips etc.) as a result of your knockdown rebuild project. You will need to apply directly to your local council for this permit. And pay for any rectification works after the project.

Battleaxe block

A block of land that sits behind another block with street frontage - access is via a long narrow drive. It can impact accessibility for the construction of your new home.

Building envelope

A building envelope is the outline of where buildings can be located on your block including details for setbacks from property boundaries.

Building Permit

Your Building Permit ensures your new home complies with relevant building regulations. Once you have signed your HIA Building Contract, we will apply for a building permit for your new home.

Certificate of Occupancy (COO)

The Certificate of Occupancy as the name suggests, certifies that a home that has been built can be

lived in. It is requirement by most councils that an occupancy certificate is issued prior to the purchaser moving into the home. In Victoria, this certificate is required to be issued by the builder before final payment is made.

CLE

Carlisle Homes’ Client Liaison Executive.

Crossover

A crossover is the bottom section of the driveway that crosses over the footpath.

Easement

The legal definition of an easement is – the right to cross or otherwise use a portion of someone else’s land. In most cases ‘use’ refers to a common shared service, such as water or electricity, or access via a ‘right of carriageway’. If your block of land has an easement this is an area that cannot be built on.

Facade

The front of your home that faces the street. Made up of one or more materials.

Fall

Fall is any slope or gradient on a block of land. It can be from front to back, side-to-side or corner to corner. It can also be on just one section of the block. It can impact construction and its associated costs.

Hebel

Hebel is a building product made from Autoclaved Aerated Concrete (AAC). It has many benefits and applications. Visit hebel.com.au for more information.

Heritage Overlay

A Heritage Overlay protects places of heritage significance that can be applied to individual places or to a defined area known as a heritage precinct.

KDR

Knockdown and Rebuild

Land Title

A Title is a document that shows legal ownership to a property or parcel of land, and grants a person or persons exclusive use and possession.

Lenders Mortage Insurance (LMI)

Borrowers with a high LVR of over 80%, may also be required to pay Lenders Mortgage Insurance (LMI). This is an ‘insurance’ for the lender in the instance that the borrower can’t pay their loan. It is a one off, nonrefundable fee which is paid at loan settlement. If it’s added to the loan amount, the borrower will also pay interest on LMI for their lifetime of their loan.

Loan to Value Ratio (LVR)

A Loan to Value Ratio (LVR) is the value of a property in comparison to the amount of money being borrowed from the bank. LVR is calculated as a percentage (diving the loan amount by the property’s value and multiplying it by 100) and is used by banks or lenders to assess the risk of accepting a loan application.

The lower the LVR, the lower the potential risk for the lender. A LVR of 80% or lower (which requires a deposit of at least 20%) is generally considered quite safe for the lender and will not normally attract Lenders Mortgage Insurance.

Occupational Health & Safety (OHS)

All building and construction sites are governed by OHS requirements and regulations that must be followed for the safety of all workers on site.

Section 32

A Section 32 is a mandatory document that discloses information that may affect the value of the land being sold in a property transaction. It can also be known as a Vendor’s Statement or Contract of Sale.

Setback

Setback usually refers to the distance the house must be from a property line either at the front, side or rear of the block. Your local council can provide information regarding setbacks.

Soil test and survey

A soil test and survey is usually taken in several spots over the building area. It evaluates the reactivity of the soil and determines whether any fill has been brought onto the site, and the depth of that fill. The bearing capacity of the soil is determined from the survey and tells us the weight the soil can support per unit area. This then determines the type of slab subfloor that can be built on your site. If the soil is unstable then an alternative slab foundation will need to be used.

Tree Protection Zone (TPZ)

Trees that will remain on site during a construction will require a Tree Protection Zone (TPZ). This is an area surrounding the tree to protect the ground from being compacted or any potential mechanical damage to the tree by heavy machinery.

Vegetation Overlay

A Vegetation Overlay protects certain types or sizes of trees and plants on a block. You will need permission or a permit to remove certain species of plants on a block and in some cases you won’t be granted permission at all.