YOUR GUIDE TO BUILDING IN THE CANBERRA REGION
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CONTENTS ABOUT BUILD
5
CHOOSING A BUILDER
7
TOP FIVE TIPS FOR BUILDING
14
ARRANGING FINANCE
16
CHOOSING LAND
21
DESIGNING YOUR HOME
32
APARTMENT LIVING
36
SUSTAINABILITY
41
BEFORE YOU MOVE IN
48
Master Builders Association of the ACT 1 Iron Knob Street, Fyshwick ACT 2609 Tel: (02) 6175 5900 Email: canberra@mba.org.au Web: www.mba.org.au Cover image: Supplied by Harvey Norman Commercial Division Solar Go to www.harveynormancommercialsolar.com.au to find out more This page: Ainslie Modern Scandy, Architekt Grüne Hauser and TT Architecture
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BUILD 2020
YOUR GUIDE TO BUILDING AND RENOVATING IN THE ACT Welcome to Build, a publication created by the team at Master Builders ACT which is designed to assist you in the building and renovating process. We get that knowing where to begin and understanding the steps to building or renovating a home can be confusing and that’s exactly why we have created this simple guide to walk you through the process. WHAT IS MASTER BUILDERS ACT? Master Builders ACT (MBA) is the peak building and construction industry association, representing the interests of commercial builders, residential builders, civil contractors, suppliers, subcontractors and professionals. MBA also runs MBA Group Training limited (MBA GT) – a Registered Training Organisation and Group Training Organisation. MBA GT provides quality training to short course participants and apprentices and employs apprentices across the construction industry.
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Status Living, Yarralumla
HOW CAN THIS GUIDE ASSIST YOU?
ARRANGING FINANCE
BUYING OFF THE PLAN
CHOOSING LAND
LEGAL REQUIREMENTS
DESIGNING YOUR HOME
ENERGY EFFICIENCY
SAFETY
HOME WARRANTY INSURANCE
HOME MAINTENANCE
Established. Reliable. Here for the long run.
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BUILD 2020
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CHOOSING A BUILDER Classic Constructions and Melinda Boag Designs, “The Balcombe” Denman Prospect
Building or renovating a home is one of the largest investments you will make in your lifetime. Ensuring you undertake all necessary checks before choosing a builder will assist you in making this decision. Knowing the essential questions to ask and what you should expect from your builder is fundamental to this process. WHAT SHOULD I EXPECT FROM MY BUILDER? •
Open and clear communication
•
A mutual understanding of the works to be completed, as outlined in the building contract
•
A commitment to ensuring the prescribed works align with the agreed budget
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Quality craftsmanship which, within reason, meets the agreed timeframe
HOW CAN I ENSURE I HAVE UNDERTAKEN NECESSARY DUE DILIGENCE BEFORE CHOOSING A BUILDER? 1 Research – find out about the builder’s experience, craftsmanship, licences and
insurances
2 References – ask to inspect the builders previous projects or speak with previous clients. 3 Fit for Purpose – not all builders are expert in all types of buildings. Renovations are
best undertaken by builders with renovation experience, new builds are best completed by new home builders. If you have a special requirement, such as sustainable design, check that your builder has the relevant experience.
WHAT HAPPENS IF THINGS AREN’T WORKING OUT BETWEEN ME AND MY BUILDER? Disputes can occur when communication lines between a client and builder break down, often resulting in a failure to meet obligations under the building contract. It’s important to seek help early if a dispute arises and ensure that any concerns are raised in writing to the builder. If a dispute cannot be resolved, there are organisations in the ACT which you can submit a complaint to. For more information on this, turn to page 53 for key contacts. WHY SHOULD I CHOOSE TO BUILD WITH A MASTER BUILDER? Members of Master Builders ACT represent the top builders and tradespeople in Canberra and the surrounding region. By choosing an MBA member, you are choosing a higher standard of builder or tradesperson, who is committed to excellence and takes pride in their reputation. WHAT SHOULD I EXPECT FROM THE MASTER BUILDERS ASSOCIATION? Members of Master Builders ACT represent the top builders and tradespeople in Canberra and the surrounding region. Satisfied clients make satisfied members, therefore we have an interest in helping our members satisfy their client’s needs. Master Builders ACT can help explain the MBA Domestic building contract, explain the fidelity fund process, and with your builder’s consent, help resolve minor disputes.
O CONNOR HARRIS Barristers & Solicitors
Since 1982 our firm has supported the legal needs of the people of Canberra and its business community BUILDING LAW CONVEYANCING FAMILY LAW REGULATORY PROSECUTIONS COMMERCIAL LITIGATION WILLS & PROBATE For legal advice please call us on:
(02) 6247 6077 Email: reception@oconnorharris.com.au
Web: www.oconnorharris.com.au
Visit our offices: Level 6, 161 London Circuit, CANBERRA CITY
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WHAT DO CONSUMERS SAY ABOUT THE MBA AND ITS MEMBERS?
94% OF CONSUMERS ARE AWARE OF THE MBA BRAND
87% OF CONSUMERS SAY THAT THEY WOULD BE INFLUENCED TO HIRE A BUILDER IF THEY HELD AN MBA MEMBERSHIP
Capital Veneering and Rosin Bros, O’Connor
83% OF CONSUMERS BELIEVE THERE IS AN ADVANTAGE IN USING A MBA MEMBER
Results extracted from Footprints Market Research. Research conducted in January 2019. Sample size: 235 participants
REAL QUOTES FROM CONSUMERS ABOUT MBA MEMBERS I would like to take this opportunity to thank you for the amazing job you have done in building our house. We were initially hesitant to build (at all) as we knew the process was time consuming and quite stressful, but our experience has been anything but that. From the very beginning with the warm welcome we received at the display village right through to the practical completion inspection, the team has been helpful, accommodating and has made the whole building experience wonderful and easy. - Googong resident
They completely changed our house into a home. We have the most incredible outdoor living areas now and we can’t keep our kid inside! These guys genuinely changed our whole lifestyle and got everything done quickly, professionally and in time for spring. - Wright resident
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Their flexibility is indeed legendary! They organised getting the plans approved and arranged for demolition. We made one trip to Canberra before the start of the build to finalise the design and make initial selections from the wide range of options and materials available. As the build progressed, it was obvious that we could have complete confidence in their management of the process. - Turner resident
Canberra Building Supplies A family owned and run business. Whether you’re an established builder or a weekend tradesman, we are your most trusted local suppliers. We pride ourselves on service, reliability and product range. With more than 30 years of experience in the building industry, our friendly staff and online ordering system make it very easy to purchase the supplies you need for all building, renovation and DIY projects.
CANBERRA BUILDING SUPPLIES 46 Shepherd St Hume ACT 2620 PO Box 563 Fyshwick ACT 2609
P 02 6260 1362 E admin@cbsupplies.com.au W cbsupplies.com.au
MASTER BUILDERS EXCELLENCE AWARDS WHAT ARE THE AWARDS? The Master Builders Excellence Awards are a celebration of the best residential, commercial and civil projects from across the Canberra region. The awards represent excellence in the building and construction industry and recognise the incredible work of Master Builders members. Take a look at some of the previous winners of House of the Year from the past four years on the following pages.
Classic Constructions and TT Architecture Holt
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HOUSE OF THE YEAR 2019 Classic Constructions & TT Architecture, Holt Inspired by multi-generational living and large-scale entertaining, this extraordinary home was masterfully created by renowned builders, Classic Constructions, in collaboration with TT Architecture. A complete one-of-a-kind, this amazing resort style home is a symbol of sophistication and distinction. The six-bedroom, six-bathroom House of the Year, offers privacy, solar gain and outstanding views. Marry this with intelligent design, innovation, faultless quality and functionality, and you have a laudable property that is striking, yet totally liveable.
HOUSE OF THE YEAR 2018 Better Building Services, DNA Architects & Sugar Designs, Denman Prospect The 2018 House of The Year showcases thought-provoking ideas for future residential designs. The strong symmetrical lines and confident use of innovative exterior materials has enabled Better Building Services, DNA Architects and Sugar Designs to create a bold statement, in a spectacular example of ultra-contemporary architecture. Overall the design of this striking home is as complex as it was exciting. The creative use of materials makes an impressive statement. The large cantilevered roof over the living room terrace creates an incredibly strong roof form, which in turn generates the building’s identity.
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HOUSE OF THE YEAR 2017 Preferred Builders & DNA Architects, Yarralumla The design for this new residence had to take advantage of the northern orientation, whilst being mindful of the limitations of having an easement to the northern boundary and a significant tree to the south. An added complexity was that it was a corner block with dual aspect, one of which was overlooking Adelaide Avenue past a green buffer zone. The house is the ultimate form of sustainability achieving a 6 star energy rating along with a large water retention tank below the garage, which is reused for flushing and irrigation.
HOUSE OF THE YEAR 2016 Better Building Services, DNA Architects & Sugar Designs, Googong A reimagining of the classic country retreat, the Wells Place Project blends the best of liveability, technology and sustainability to create a home that stands the test of time. Sited for spectacular views and great solar passive advantage, the home’s design features light and airy indoor spaces that integrate seamlessly with the surrounding countryside. The owners can take in the breathtaking natural beauty surrounding them from all angles. Combining colour, texture and contour, Better Building Services has created a home that complements its landscape, with a modest exterior that belies the grandeur and luxury found within its walls.
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TOP 5 REASONS FOR BUILDING NEW
Brother Projects and Paul Tilse Architect, Curtin
There are a lot of reasons why you might decide to build a brand new home, rather than buying an established one. Here is a list of the top 5 reasons to build new: 1 BUILD TO SUIT YOU
When you build new, you can design your home specifically to meet your requirements and suit your family and lifestyle. 2 ENERGY EFFICIENCY
New homes must meet a 6-star energy efficiency rating, which may reduce your energy consumption and lower your costs of heating and cooling. 3 PAY LESS STAMP DUTY
There may be stamp duty savings when you build new rather than buying an established home. You should look at the ACT Revenue Office stamp duty calculator to compare the difference. 4 LESS MAINTENANCE
New homes ordinarily require less ongoing maintenance when compared to older, established homes. 5 STATUTORY WARRANTIES
You will have the peace of mind that your home is covered by a home warranty insurance policy or fidelity fund certificate (for five years), as well as warranties from your builder for structural defects (for six years) and non-structural defects for two years.
IF YOUR PREFERENCE IS TO MOVE AND BUILD A NEW HOME, MAKE SURE THAT THE SUBURB YOU CHOOSE HAS THE AMENITIES AND CONVENIENCES THAT YOU WANT AND NEED. YOU SHOULD ALSO KEEP IN MIND THAT NEWER SUBURBS GENERALLY HAVE SMALLER BLOCK SIZES THAN THE EXISTING AND MORE ESTABLISHED SUBURBS.
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TOP 5 REASONS FOR RENOVATING OR EXTENDING
There are also good reasons to renovate your existing home, or to think about an extension. It might be worth considering the following: 1 SAVE MONEY ON SELLING AND MOVING
If you decide to stay in your home and renovate, you will save money on conveyancing fees, real estate agent’s commission, advertising or marketing fees, removalists costs, and stamp duty on a new block of land. 2 IMPROVE THE VALUE OF YOUR HOME
Extending or renovating your home will likely add more value to your home. 3 LOCATION
Renovating or extending is a great idea if you enjoy living in the suburb and local community you are currently in. 4 NO NEED TO FIND A BLOCK OF LAND
Choosing to renovate means that you won’t need to look for a block of land (plus you save money on the cost of needing to buy a new block). 5 ENVIRONMENTALLY FRIENDLY
Renovating an existing house can be a sustainable alternative to building a new home. The majority of the existing home can usually be retained or improved, a number of materials can also be recycled. Plus, your garden will be retained.
IF YOU DECIDE TO RENOVATE YOUR HOME, ALWAYS ENGAGE A QUALIFIED BUILDING DESIGNER, DESIGN AND BUILDING COMPANY, OR ARCHITECT. A GOOD DESIGNER WILL WORK WITH YOU TO ENSURE THAT YOUR PROJECT IS FUNCTIONAL AND BLENDS IN WITH YOUR EXISTING HOME. IF YOU CHOOSE TO ENGAGE AN ARCHITECT, MAKE SURE YOU ALSO SELECT AND SPEAK WITH YOUR BUILDER EARLY IN THE DESIGN PROCESS. IT IS REALLY IMPORTANT THAT YOU, YOUR ARCHITECT AND YOUR BUILDER COLLABORATE AS EARLY AS POSSIBLE TO AVOID PROBLEMS DOWN THE TRACK.
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FINANCE
Manteena Residential, Architects Ring & Associates and The Dept of Design, Forrest
BUDGET Financing your new home build or extension project can be achieved in a number of different ways, depending on your financial capacity and the size of your project. You should develop your budget and speak to your preferred financial institution if you are borrowing money to pay for the build, before you engage a builder. When engaging a builder, you should discuss the items that will be included in the building contract. Make sure that this discussion includes any preliminary costs, such as soil tests, preparation of plans, building approvals and consultant fees. There might be expensive items that are not included in the building contract such as landscaping, blinds and curtains, or even floor coverings. It is important to also understand which costs are fixed, and which costs may change. Your builder or your lawyer can explain the difference to you.
THE STARTING POINT IS TO DEVELOP A REALISTIC AND ACHIEVABLE BUDGET.
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If you are buying land and building a new home, you will also need to consider government fees and other costs associated with the build, which can include:
IT CAN TAKE
•
Stamp duty
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Conveyancing costs
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Government record searches
CIRCUMSTANCES.
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Registering plans
MAKE SURE YOU START
•
Lodging a development application
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Applying for a building approval
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Various certificates and inspections
•
Engaging a building certifier
MONTHS TO OBTAIN FINANCE IN SOME
THE PROCESS EARLY.
Your budget should also include other costs such as rental payments (or other mortgage payments) while your new home is under construction, as well as moving costs. It is recommended that you include a contingency or reserve in your budget for any unforeseen items or cost variations that may be required during the building process.
CHOOSING A MORTGAGE LENDER When it comes time to choosing a mortgage lender, there are two common options you have when searching for the financial institution to assist your needs: •
Mortgage broker – a mortgage broker can help you to find a variety of loan options from different lenders. Essentially, a mortgage broker acts as an intermediary between a lender and a borrower.
•
Choose a lender based off your own research – while this can take more time than using a mortgage broker, completing your own research in order to choose a lender and loan type may be your preferred option.
Consider and compare different financial institution’s fees associated with a mortgage. Some common fees are: •
Application fees
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Valuation and lender’s fees
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Lender’s mortgage insurance
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Exit fees
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Monthly or annual fees to keep the account open
It’s also important to consider what features you would like your home loan to have. Some features include: •
Ability to redraw – if you make additional payments you can choose to ‘redraw’ that money back
•
Offset accounts – money in an offset account can allow you to reduce the interest rate you pay on your loan
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BUILD 2020
LAND AVAILABILITY IN THE CANBERRA REGION Finding suitable, affordable and well located land in the Canberra region that is ready for building can occur in a variety of ways. The ACT Government owned Suburban Land Agency develops and sells a significant amount of available land in the ACT. You can read more about the land available for purchase from the Suburban Land Agency on their website – www.suburbanland.act.gov.au. There are also a number of “Mr Fluffy” remediated blocks that are available for purchase from the ACT Government. These blocks are located throughout Canberra. More information on availability is located on the Suburban Land Agency website. Land is also being developed in the ACT and surrounding region by private developers, or in a joint venture with the Suburban Land Agency. Information about current land availability is identified on the below map.
Taylor
Gungahlin
Throsby
Belconnen
Ginninderry* North Canberra
Denman Prospect*
Wright
Coombs
Weston Creek
South Canberra Woden Valley
South Jerra*
Tuggeranong
Googong* * Display Village
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CHOOSING THE RIGHT BLOCK OF LAND FOR YOU Waramanga, 360 Building Solutions
There are a lot of features to take into account when choosing the right block of land for you – no two blocks are the same. It is important before you purchase a block that you understand the unique characteristics and what type of home it will support. Aside from the price of a block of land, some of the key considerations are: SIZE The size of a block of land is usually what gets you interested in the first place, especially if you have already established your budget and have obtained pre-approval. It is important that you decide what size block of land fits within your budget, and have a good understanding of what size house you are hoping to build before you start shopping for your block. When thinking about the size, you should also look at the width and length of the block to ensure that your dream home will fit when taking into consideration setback requirements. ORIENTATION Does your block face north? Are the living areas of your dream home going to miss the sun for the dreary winter months? These are questions that you should consider before deciding on what side of the street (or even what street!) you want to live on. SLOPE Whether your block slopes or not will depend a little on where in the Canberra region you are building. If the block does have a slope, this will affect how you design and build your home. You may need to give consideration to a split-level home to maximise the area, whilst minimising cost. SOIL The soil or geotechnical makeup of your block may be the last thing that you think about, but it really should be the first. The type of soil will determine whether any additional footings need to be constructed before the building begins, to ensure the structural integrity of your home remains sound. If there is rock on your block, then it is likely that you will have additional costs to break up and remove it before construction begins. If possible, it is recommended that you request a copy of the soil classification before you exchange on any land contract so that you are able to make a reasonable estimate of what additional costs (if any), you might incur.
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CONCRETE MYTHS BUSTED
Dominion House, Preferred Builders & Rob Henry Architects
When we invest in home improvements, we want to be sure they are going to last. Concrete is a durable and versatile building material with wide-ranging applications, making it the perfect option for home improvement projects including driveways, pathways, entertaining areas, pool surrounds, landscaping, polished concrete flooring and even benchtops. Once considered merely a structural material hidden under other finishes, concrete is now rightly appreciated for not only its inherent strength but natural beauty. With the advances in finishes and the decorative range, concrete adds design gravitas to any area of the home. To make sure there’s nothing stopping you from choosing decorative concrete for your home, we’ve busted some of the most common concrete myths.
TO MAKE SURE THERE’S NOTHING STOPPING YOU FROM CHOOSING DECORATIVE CONCRETE FOR YOUR HOME, WE’VE BUSTED SOME OF THE MOST COMMON CONCRETE MYTHS.
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MYTH #1 – IT CRACKS One of the most common concerns we hear about concrete is that it might crack. It’s important to remember that all solid surfaces have the potential to crack, including tiles and paving, but measures can be taken to prevent concrete cracking. Holcim Australia has revealed the major causes of cracking are poor site preparation and construction supervision issues – both avoidable factors. Design defects and unfavourable weather conditions can also contribute to concrete instability. As always, prevention is better than cure. The Geostone Best Practice Placement Guide at www.geostone.com.au provides helpful advice for consumers and their concrete installers on the best methods to prevent cracks in concrete. MYTH #2 – IT’S TOO SLIPPERY Decorative concrete is a popular material for pool decks and pool surrounds and also high in demand is concrete floors for bathrooms and wet areas. Exposed aggregate is ideal for outdoor use, while indoors, polished concrete offers a sleek flooring option, and honed concrete can be used both indoors and out. The exposed aggregate as well as polished and honed concrete finishes from Geostone offer slip-resistant qualities, which make them a safe flooring and underfoot option for the family home. New research shows polished concrete is one of the safest architectural hard surfaces available today. Concrete also provides a flat and stable floor surface, reducing tripping hazards or the risk of tipping furniture. In high traffic areas such as hallways, living rooms, kitchens and indoor/outdoor interfaces, concrete is the one material which can help link and define these zones while withstanding the wear and tear. MYTH #3 – IT’S OLD FASHIONED A quick search for ‘concrete’ on Pinterest will reveal this building material is considered anything but old. Concrete has experienced a modern-day resurgence as a highly soughtafter building material, capable of creating award-winning and awe-inspiring homes and architecture. A look at the most recent Australian Architectural awards will show you how concrete is very much the go-to building material when it comes to cutting edge home design. It suits all Australian environments as its thermal properties keep interiors stable without excess heating or cooling costs. The versatility of concrete means it can be used creatively to suit any style of home. According to leading designers, it’s also a material which complements all other finishes. MYTH #4 – CONCRETE LOOKS TOO INDUSTRIAL In case you still need more convincing, let us say one thing. Concrete doesn’t just come in grey anymore. Geostone’s coloured concrete is available in a range of natural and earthy colours giving customers the power of choice when it comes to designing their dream entertaining area and home exteriors. The exposed aggregate as well as polished and honed concrete ranges also feature natural Australian stone, creating a warm and welcoming finish to driveways, pathways, pool surrounds and more.
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MYTH #5 – IT REQUIRES TOO MUCH MAINTENANCE Concrete is a naturally durable and long lasting hard surface, meaning it requires less maintenance than some other flooring and landscaping options. Low maintenance doesn’t mean no maintenance however, and decorative concrete will look better for longer by following a few simple steps for cleaning and care. Regular sweeping is recommended for exterior concrete surfaces to avoid build-up and potential staining, while indoors a damp mop is sometimes all you need for cleaning decorative concrete. Taking steps to preserve the concrete surface such as waxing polished concrete floors or sealing outdoor concrete can also help to protect your solid long term investment. TIPS ON HOW TO CAPTURE THE CONTEMPORARY CONCRETE LOOK IN YOUR HOME Go Big: There’s no need to hold back when it comes to contemporary concrete. Whether you’re planning a single, large concrete space or combining several separate features, Geostone’s decorative concrete range is versatile and diverse enough to use without restraint. Embrace Colour: Raw and exposed traditional grey concrete is certainly hot right now but adding colour to the mix is still popular with homeowners wanting a softer style. Geostone’s coloured concrete allows you to customise your concrete to the unique colour scheme of your home and surrounds. Natural Look & Layering: Concrete is ideal for pairing with natural textures and building materials such as stone and timber. Geostone features natural Australian stone sourced from your local region to truly reflect where you live. Polished Concrete: If sophistication is your style, it’s hard to go past the beauty and durability of a polished concrete floor. Speckled with natural Australian stone throughout, Geostone’s polished concrete is a truly beautiful option for flooring and benchtops. Think Outside the Square: Concrete doesn’t have to be restricted to driveways and patios. Check out Geostone’s website for more inspiration at www.geostone.com.au
BUILD 2020
Throsby, Natura Homes & Architex
SHOULD YOU RESTORE OR BUILD A NEW DRIVE-WAY As with any landscaping or home improvement project, there is a range of important factors to consider before embarking on your new driveway. Going into your renovation with a defined budget, well thought-out plan and a clear vision of the finished project will make the process much easier and more enjoyable for everyone involved. It is particularly important to communicate this plan clearly with your suppliers and service providers. If you’re installing a driveway as part of a bigger landscaping and renovation project, it is essential to coordinate the timing of the driveway construction with those too. • Budget: Budgeting may not be fun, but it is important. By determining a budget at the beginning of a project, and sticking to it, you can avoid spending too much on renovations. • Timing: You probably don’t want to pour a brand-new concrete driveway right before earthmoving equipment arrives to clear the backyard. If you need landscaping and pathways in other areas of the property, you could potentially save time and money by combining all of the projects together. Weather is also a factor when pouring concrete, so it’s important to consider the best time to renovate your driveway. • Longevity: When investing in home renovations, you want them to last. This is why you and your service providers should take steps to improve the lifespan of your new driveway, including measures to prevent concrete cracking. • Value: Whether you’re improving your home for your enjoyment, or preparing to list the house for sale, you’re probably interested in ways to add value to your home. Restoring your driveway using decorative concrete, is one way to increase resale value. • Colour: Did you know neutral colours are more likely to return higher value when you sell your home? Choosing the best coloured concrete for your home ensures you enjoy your space while you live there and reap the greatest benefits when it comes time to sell. • Sealing: Not all service providers include outdoor sealer as standard. Thoroughly finishing your decorative concrete including using an outdoor sealer, can help to extend the lifespan of your driveway.
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YOUR BUILDING TIMELINE
Acumen Artisan Builders, Archertec Interiors and T.OK Joinery, Forrest
1. SET YOUR BUDGET
2. OBTAIN FINANCE PRE-APPROVAL
3. SELECT: a. Builder b. Suburb c. Block 4. GET INDEPENDENT LEGAL ADVICE ON: a. Land purchase contract b. Your building contract 5. EXCHANGE CONTRACTS AND SETTLE ON THE LAND PURCHASE 6. START BUILDING!
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Experience, Range, Service.
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CONSIDERING A KNOCK-DOWN REBUILD?
Acumen Artisan Builders and Archertec Interiors, Forrest
If you love your current neighbourhood but want or need a bigger or newer home, and renovating is not an option, then carrying out a complete knock-down rebuild may be the right choice for you. Before you take the plunge and engage a builder (or demolition company), you should think about the following: DEVELOPMENT CONDITIONS Are there any development conditions imposed on your block? This might be in relation to the size of the home you can build, the external features or the setback requirements. Also keep in mind that it might take your neighbours a little bit of time to adjust to the new home design, so be prepared for some consultation. HERITAGE REQUIREMENTS If you are building in an older or existing suburb, it is important that you investigate whether there are any heritage requirements on your block of land. You can check for heritage considerations on the ACT Heritage Register. UTILITIES Before you start designing your dream home, make sure you know where the plumbing and sanitary pipes are located on your block. You should also look carefully at the location of utility mains, as you, the property owner, have an obligation to make sure that the utility providers are able to properly access the infrastructure and mains. You should make contact with Icon Water and Evo Energy to check the location of the utilities.
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DESIGNING YOUR HOME
When it comes to designing your own home, whether it be a new home or a renovation, there are many elements that you need to consider. Engaging a qualified architect, designer and builder can greatly assist in this process. These professionals will be able to guide you in the right direction to ensure you create a home that you will truly enjoy for years to come.
Independent Constructions, Deakin
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HOW DOES THE DESIGN PROCESS WORK? 1. Once you’ve engaged a designer or architect to design the plans and discussed what features you would like in your home, they will provide you with an initial design concept. 2. After this, the design is developed in more detail to show furniture locations, building materials, architectural detailing and structural detailing. 3. When you’re satisfied with the design concept, the architect should provide you with the working drawings and specifications. 4. Once you have received your finalised, detailed design and prepared working drawings and specifications it is time to finalise building quotes with your preferred builders. TIPS: •
Good design isn’t free! Investing in a reputable and highly regarded architect or designer will be advantageous when it comes to designing the home of your dreams.
•
Consider what you might want from your home in the years to come. Do you need extra space for children or ageing parents? Are you considering operating a business from your home and need space for an office? Planning for the future when designing your home could assist in the long term liveability of the home.
•
Be realistic about your budget and ensure that you have factored in the costs associated with designing your own home with a professional.
•
Do your homework. Once you’ve set your budget, you should have an idea of the size, fittings and fixtures that you will be able to afford.
LOOKING FOR AN ARCHITECT, DESIGNER OR BUILDER FOR YOUR PROJECT BUT NOT SURE WHERE TO START? Head to the Find-a-builder section of the Master Builders ACT website to discover a library of MBA members who might just be the perfect fit for your new home build or renovation.
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FLOOR SYSTEMS
WALL FRAMES
Universal Trusses is one of Australia’s most advanced, state-of-the-art factories, supplying floors, frames and roofs for all building types and sizes. Three generations of the one family have been running Universal Trusses since 1992. Teamed with knowledgeable and friendly staff, the service offered by the team at Universal Trusses is second to none. UNIVERSAL TRUSSES 52 Shepherd St Hume ACT 2620 PO Box 563 Fyshwick ACT 2609 P 02 6260 1436 F 02 6260 1462 E office@universaltrusses.com.au W universaltrusses.com.au
TRUSSES
ABOLISHING ASBESTOS Jesco is the region’s most respected asbestos removal company
Safe Asbestos Removal
Safety and regulation compliance has always been at the forefront of industry standards, and with more than 30 years experience, you can be confident that everything will be economically viable and safe when you partner with Jesco. EXPERTISE Class ‘A’ Licenced Asbestos Removal Contractors Licensed Asbestos Assessors Cert IV Trainers, Asbestos Awareness 30+ Years Industry Experience Privately Owned and Operated
Contained and Secure
SERVICES Friable & Non-Friable Asbestos Removal Commercial and Residential Pre-Demolition / Renovation Asbestos Inspections Material Sampling & Analysis Ceramic and Vinyl Tile Removal from Concrete Slabs Soil Remediation
ASBESTOS REMOVED – PEACE OF MIND GAINED
17 Capital Terrace, Queanbeyan Jill Krogh 0408 379 553 Arthur Watson 0419 629 864 www.jescoremoval.com
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APARTMENT LIVING: BUYING OFF THE PLAN
Buying an apartment “off the plan” is the most common way that apartments are purchased. It means that you are agreeing to purchase an apartment before it is constructed, with only the plans or artist representations showing what your finished product may look like. It is incredibly important that you receive independent legal advice about purchasing an apartment off the plan, before you exchange contracts. There are often clauses in off the plan contracts that allow for a developer to make changes to the size or configuration of your apartment, the amenities included in the building complex or the quality of the materials used, in the event that development approvals require the change. You should also make sure you are familiar with the expected construction start time and length, and what your rights are if the apartment takes longer to build than originally agreed to.
BEFORE YOU SIGN ON THE DOTTED LINE, ASK THE DEVELOPER (AND YOUR LAWYER) THESE QUESTIONS: •
The display unit and brochures look amazing! Am I entitled to receive all of that, and what happens if I don’t?
•
What am I actually buying? Are there detailed plans or only concept drawings?
•
Does my unit have fixed dimensions or is it subject to change? What are the limits of changes that a developer can make without my consent?
•
What are the developer’s rights and responsibilities (and what are mine)?
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When do I have to pay a deposit, stamp duty, or other fees and charges?
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What if the unit is not completed by the agreed date? Can the developer or I cancel the contract? Do I lose my deposit if I terminate the contract?
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APARTMENT LIVING: NAVIGATING STRATA
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The Carrington Street Residence, Independent Constructions
If you’re moving into an apartment complex for the first time, you have probably never had to deal with strata rules and bylaws. There are rules for managing apartments (known as unit titled buildings), and you should be aware of the financial and legal issues involved when you purchase an apartment. Whilst not an exhaustive list, here are some tips that will help you navigate strata if you are buying an apartment. It is also recommended that you obtain independent legal advice before you sign any contracts, so that you know exactly what your rights and obligations are. • You are essentially buying into a small community. Living in close proximity to other people can have a lot of positive benefits. However, it also means that your activities can impact on your neighbours (and the same goes for them). Most apartment complexes also have restrictions on car parking and carrying out renovations. • Apartment complexes have rules Before you purchase an apartment, read the owners corporation rules (and then re-read them). Rules can cover simple things such as not being permitted to hang towels over your balcony, through to visitor parking, lift access and the colour of your front door. • There can be hidden costs Buying an apartment can often seem like the cheaper option at the beginning but beware of strata fees that are payable on a regular basis. If your apartment complex has facilities such as lifts, gardens, basement carparking, pools, paved areas or barbecue spots (referred to as common property), there will be costs to maintain these items and you will be legally required to contribute to these costs through strata levies, set by the owners corporation. Each apartment complex also has a “sinking fund”, designed for capital maintenance and repairs. You should check the amount of the fund when purchasing an apartment and take into consideration the age of the complex and what significant maintenance work may be required in the future. There are clear benefits and downsides to purchasing an apartment and dealing with strata issues. The key is to make sure you are informed and aware of your rights and obligations before you’re locked into a contract.
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BUILDING IN THE ACT – REQUIREMENTS
Manteena Residential, Architects Ring & Associates and The Dept of Design, Forrest
When building a home, it’s important to understand your requirements and responsibilities. There are some key things you need to do to ensure you remain compliant: •
Make sure anyone working on your home has the correct licences and insurances to undertake the prescribed works
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You will need to appoint a building certifier
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Ensure any fees are paid on time
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Check that development applications, building approvals and any other relevant approvals have been attained before commencing works
It can be tricky to know who is responsible for each part of your project. Here is a handy, brief outline of who you can expect to work with throughout the process and what their role should be:
BUILD 2020
BUILDER Your builder should be the person coordinating and leading your new home build or renovation. They will complete all work which requires building approvals, or engage and supervise specialised subcontractors to do the work. ARCHITECT Whether you choose to engage an architect, building designer or draftsperson, they will be responsible for the building plans and will provide you with valuable advice in the creation of your home. BUILDING CERTIFIER You will appoint a building certifier who will ensure the build is compliant with building legislation. The Building Certifier (also called building surveyors) works closely with the builder but is appointed by you. ELECTRICIAN Your electrician will complete all electrical works and upon completion, must provide you with a certificate of electrical safety that states their work is compliant with relevant standards. PLUMBER Your plumber will complete all plumbing works on your home and may be employed as a subcontractor by your builder or directly by you. BUILDING ASSESSOR A building assessor will provide you with an energy efficiency assessment rating, to ensure your home meets the required standards. You may also work with the following tradespeople: • Tilers • Bricklayers • Painters •
Asbestos removalists
• Plasterers WHAT HAPPENS WHEN MY HOME IS COMPLETED? 1 The building certifier will conduct a final inspection. This is to ensure that the
project is compliant with the building approval and legislative requirements. The inspection does not ordinarily cover off issues such as quality or contractual terms. Once the certifier is satisifed that your home complies with the approvals and the legislation, they will advise the ACT Government which enables you to apply for a Certificate of Occupancy and Use.
2 You or your builder will have engaged a licensed practitioner to complete electrical,
plumbing and gas works. These works will need to be approved and may be inspected by an ACT Government inspector.
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CORKHILL BROS
BULKA BAGS
BUILD 2020
SUSTAINABILITY
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Natura Homes, Wamboin
Sustainability is an important consideration when you are designing your new home. You should consider factors such as the amount and type of vegetation to be cleared or retained, solar orientation, energy efficiency, the methods of heating and cooling, and the choice of building materials, all of which can impact the environmental impact of your home, the cost and ongoing operating costs. While energy efficiency standards exist in the Building Code of Australia, these are only minimum standards. There are a range of ideas that you could incorporate to make your new home or renovation more energy efficient (and sustainable):
•
Use renewable energy sources (the sun) and solar panels
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Consider the design (and colour) of your roof and walls
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Position your windows and doors to allow for cross-ventilation
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Check the glazing and types of frames on your windows and doors and right for their location
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Include space for a rainwater tank (a requirement in the ACT) – and use it
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Install quality insulation
If energy efficiency and sustainability are your objectives, we recommend you speak with your designer or architect, and your builder, early in the design process to ensure this is achieved.
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Sample Building Schedule
WEEK
1
2
3
4
5
6
7
8
Geotech/Wastewater/Engineer Reports Arrange Services/Arrange Subbies Order Materials Erosion & Sediment Control-Setout Clear Site - Survey Setout Excavation/Footings/Drains/Septic Tanks Plumber—Water & Gas Pipes Concrete Footings Bricklayer Sub-Floors Plumbing Service Termite Treatment - Penetration/Construction Joints Fit Pipes—Lay Concrete Slab Carpenter—Bearers & Joists Carpenter—Flooring Carpenter—Frames (Steel/Timber) Carpenter—Roof & Fascia Carpenter—Windows Bricklayer—Walls/Termite Treatment - Cavity Gas Pipe/Roof & Gutters/Air Conditioning Carpenter—Decking & Steps Electrician—Wiring/Lighting Design Alarm Wiring,Vacuum Sys, & Intercom Telephone/T.V. Pre-Cable Plumber—Fittings Brick—Cleaner/Insulation—Wall Plaster—Insulation Wet Area Treatment Carpenter—Joiner—Staircases Carpenter—Fix Out Interior Flooring Wall & Floor Tiling Painter Plumber—Gas Fitting—Final Electrician-Final/Insulation/Smoke Alarm Carpets/Floor Coverings Termite Treatment - Ext Barrier Landscaping/External Concrete Finish Up, Locks/alarms Final Inspection/Solar Inspection Repairs © Copyright Searon Pty Ltd
Possible Commencement
Actual Working Days
Certificates Required
Mandatory Inspections
9
10
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11
12
13
14
15
16
17
18
19
20
22
22
23
24
25
26
27
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NB. Before deciding to owner build/ renovate read the preceeding pages thoroughly making sure you understand the various statutory requirements. Whilst undertaking a project as an owner builder can result in financial savings, it is important to talk to a member of either the Housing Industry Association or the Master Builders Association and make a comparison of the advantages and disadvantages of owner building.
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BUILDING APPROVALS
Building approval is required for most developments to ensure that the building complies with building laws, including the Building Code of Australia (BCA) and the National Construction Code (NCC). Building approval is usually obtained after a development approval is obtained (if one is necessary). Sometimes, exemptions apply for both development approvals and building approvals. You or your builder must obtain a building approval before construction work begins. To get a building approval, you need to: Appoint an ACT licensed building surveyor as your certifier – whilst your builder may recommend a certifier they are familiar with, it is you as the owner who appoints a certifier; Apply for building approval and pay the relevant fees; Apply to appoint your builder with the certifier. TIMELINE OF APPROVALS 1 Obtain development approval, if needed 2 Obtain building approval 3 Builder applies for home warranty insurance or a fidelity fund certificate 4 Builder applies to the certifier for a commencement notice 5 Commencement notice issued
CONSTRUCTION WORK OCCURS 6 Certificate of Occupancy issued
It is unlawful for you to occupy the home until a Certificate of Occupancy has been issued by the ACT Government. This Certificate is issued once your builder and certifier have submitted all necessary documents to the ACT Government, and then you apply to the ACT Government for a Certificate of Occupancy or Use. This occurs once all work under the building contract has been complete, the certifier is satisfied that the building work complies with both the BCA and the NCC, and you have made the final payment to your builder.
BUILD 2020
INSPECTIONS
Yarralumla, Created Bespoke Joinery & Furniture & Paul Tilse Architects
There are a number of compulsory notifications and inspections that must be undertaken by your certifier before building on your home can continue. This helps to ensure the work is carried out to the required standards and legislative requirements. These records (and other documents) along with others must be lodged with Access Canberra before you can apply to be issued with a Certificate of Occupancy (the certificate that allows you to have legal occupancy or use of the building). The existing mandatory stage inspections undertaken by a certifier are: •
completion of excavation, placement of formwork and placement of steel reinforcing for the footings before any concrete for the footings is poured
•
for a house, completion of the structural framework and, before the placement of any internal lining
•
for a house, completion of placement of formwork, and placement of steel reinforcing, for any reinforced concrete member before any concrete for the member is poured
•
for all classes, completion of the building work approved in the relevant building approval
An extra inspection will be made during construction for two storey homes before the second storey slab is poured. There are also mandatory inspections that will be conducted by the ACT Government for electrical and plumbing work, which your builder, plumber or electrician will organise. Your builder and certifier should keep you updated about when the mandatory stage inspections are going to take place. There is no requirement for you to personally attend these inspections, as they are quite technical and require full concentration and attention from your builder and your certifier. Your certifier will let you know if there are any issues. If your build is financed through a bank or other lending institution, they may want to send a representative out to site to inspect the work completed each time a progress payment is due (although depending on the bank, this does not always occur).
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NON-CONFORMING PRODUCTS
Griffith Residence, Acumen Artisan Builders & Archertec Interiors
Non-conforming products can be found across all areas of construction, from steel, copper and electrical products to glass, aluminium and engineered wood – from the roof down to the bolts and screws. Your builder or trade contractor must ensure that all the products and materials they use meet the requirements of the National Construction Code (NCC). However, retailers do not need to meet the requirements of the NCC, so you should not assume that just because something is for sale, even with a large Australian retailer, that it will meet the necessary requirements. We recommend that you speak with your builder or trade contractor about whether a product is compliant before you purchase it. If you are purchasing materials yourself, your builder or trade contractor may require the following evidence that a product complies with the National Construction Code if you purchase a product yourself: •
Current ‘Certificate of Conformity’ issued under CodeMark or a WaterMark certification
•
Certificate from an engineer or other appropriately qualified person
•
Report issued by a registered testing authority (registered with NATA)
STEEL - BUILDING MATERIALS
• Footing & Slab Reinforcement • Steel Sections & Fabrication • Cement & Lime • Bricklaying Supplies • Roofing Material • Steel Door Frames MITCHELL
FYSHWICK
118 Lysaght St.
19 Barrier St.
6280 5977
www.herzogsteel.com.au
Experienced and Insightful Geotechnical Consultants Providing clients with a comprehensive range of geotechnical engineering services.
Jeremy Murray m 0404 064 858 | p 02 6285 1547 jeremy.murray@actgeoeng.com.au actgeoeng.com.au 5/9 Beaconsfield Street, Fyshwick ACT 2609
6241 8884
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BEFORE YOU MOVE IN Moving into a new home is an incredibly exciting time and is the final stepping stone before you truly begin to feel settled in your new space. While it might seem like the easiest part of the process, there is a lot that you still need to think about when it comes to making sure your home is ready to live in. We’ve created a checklist for you to mark off each task to ensure you don’t miss a thing! Select a moving company to assist you with the process – while this isn’t necessary, it can save a lot of time and energy, however this is one task you can choose to complete yourself Apply for leave if needed, once you know your moving date Are you leaving a rental property? Make sure you’ve organised end of lease cleaning to be undertaken If you’re leaving a rental property, you’re obliged to provide your landlord with notice of your intention to move out. Refer to your tenancy agreement. Connect electricity Connect internet Connect water
Connect gas Arrange for your utilities to be disconnected from your previous address Redirect all your mail to your new address Change your licence address – this can be done through Access Canberra if you live in the ACT Update your address detail with the Australian Taxation Office Be sure to change your address on the Electoral roll Ensure you’re happy that any defect rectification work has been carried out Collect all the keys to your current home to provide to the next owners or hand back to the landlord
BUILD 2020
HOME OWNERS WARRANTY INSURANCE / FIDELITY FUND COVER
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Novar Street, Status Living
WHAT IS HOME WARRANTY INSURANCE? In 1988, the ACT Government introduced mandatory Residential Building Insurance, then in 2002, legislated to enable Fidelity Funds to be established in the ACT. The principal purpose of the insurance or Fidelity Fund Certificate is to provide the consumer with protection against financial loss. WHY WOULD MY BUILDER NEED IT TO COMPLETE WORKS ON MY HOME? Under the Building Act 2004 (ACT) it is a requirement that a licensed builder must obtain complying residential building work insurance (also referred to as home warranty insurance) or a Fidelity Fund certificate on behalf of the lessee from an approved Fidelity Fund scheme or insurer before commencing any building work over $12,000. There are some exemptions provided and if you’re not sure, have a chat with your builder. Fidelity Fund certificates or home warranty policies are required for construction of a class 1 building or class 2 building (town house, units, apartments) up to 3 storeys in height, and certain alterations or additions to existing residence where the work is valued at $12,000 and is structural in nature. Fidelity Fund certificates or home warranty policies are not required for class 10 structures such as swimming pools, fences, landscaping, mail boxes or garages (unless structurally adjunct to the class 1 structure). The appointed Building Certifier may assist if you are unsure about these requirements. WHEN CAN A CLAIM BE MADE? A claim may be made for incomplete building work if the builder becomes insolvent, disappears or dies, during the contract period. A claim may also be made for defects that come to light after completion of the project in the Statutory Warranty period if the builder dies, disappears or suffers an insolvency event. The legislation provides that a Fidelity Fund certificate or home warranty Insurance policy provides maximum coverage of $85,000. A Fidelity Fund certificate requires a claim to be made within 90 days.
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HOME MAINTENANCE Maintaining your home is crucial to ensuring the longevity of the structure over the coming years. Completing regular home maintenance will also save you time and money in the future and more importantly, it will provide you with the peace of mind that you are living in a safe home. But what does home maintenance involve? OUR HOME MAINTENANCE CHECKLIST: Cleaning Maintenance This is the simplest form of maintenance. Besides giving a bright appearance, cleaning can prevent a build-up of mould and can stop moisture being trapped which can cause rust or rot. Cleaning home maintenance should include: Cleaning guttering as necessary to remove leaves, mud and other foreign matters Removing rubbish accumulating close to walls Checking that petrol and other flammable liquids are stored in a well ventilated area as far from the main portion of the house as possible, out of reach of children and pets and away from electric motors Cleaning aluminium window and door frames Cleaning insect screens, checking for damage and replacing mesh if necessary Checking for any increase in bushfire hazards through growth or accumulation of rubbish and removing the hazards Preventative Maintenance Regular repainting of timber, sealing of joints and keeping vents and pipes clear can prevent damage occurring. Preventative home maintenance includes: Making sure that exterior underfloor vents are not covered or clogged up Checking underfloor ventilation for pests in the underfloor spaces Checking that water drains and sumps are clear at regular intervals and after heavy rain Checking and repairing air-conditioning and heating equipment
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Griffith, Time Maloney Homes, Archertec Interiors & TT Architecture
Corrective Maintenance Early attention to repairs can prevent more serious damage. Corrective home maintenance includes: Repairing and/or painting outdoor timber and structures Checking for leaking taps and replacing washers immediately Having inside painting and decorating undertaken when required In bushfire hazard areas check that your garden hose is sound and remains connected to the tap nearest the most obvious hazard. In hazardous areas you should keep a few buckets of sand and water handy Checking underfloor ventilation for pests and checking for leaking plumbing Checking that the tiles on your roof are intact Replacement When an item has reached the end of its economic life span or it has not been maintained it must be replaced. This can be expensive For exterior paint work - repainting is likely every 4 to 6 years for example
WHAT HAPPENS IF I NOTICE A BUILDING DEFECT? Your builder is obliged to fix up any building defects if they occur within the relevant statutory warranty timeframe. The building works will be covered by a statutory warranty period as prescribed in the legislation. Under this warranty, your builder is responsible for fixing structural building defects for a period of six years starting from the completion of the work or no later than when the date of the Certificate of Occupancy was issued, or two years for defective non-structural work. However, your builder is not responsible for maintenance work, or problems that occur as a result of a lack of maintenance.
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SAFETY ASBESTOS
SILICA
The word asbestos rings alarm bells with many people, especially those of us in the ACT. Asbestos is a group of naturally occurring minerals, exposure to which can cause life-threatening illnesses.
Silica is also a naturally occurring mineral that is found in many rocks and soils. When silica takes the form of ‘crystalline silica’ it can become a health hazard when material containing silica is blasted, crushed, cut or drilled by machinery.
Asbestos is present in nearly every home that was built before 1985 and is usually located in the eaves or in wet areas like bathrooms and laundries. The experts tell us that when materials that contain asbestos are in good condition and are left undisturbed, they do not pose a risk to your health. It is the word “undisturbed” that makes all the difference. If you are doing home repairs or renovations yourself, then you need to be aware that this might disturb asbestos fibres. If your home was built prior to 1985, Master Builders ACT recommends that you engage a qualified tradesperson to conduct any repairs or renovations as they ought to be familiar with both safety and compliance obligations in respect of asbestos.
Silica is commonly found in many ordinary items used in the construction of a home, such as engineered stone benchtops, asphalt, bricks, cement, tiles and pavers. Similar to asbestos, the danger of silica to you and your family is limited when it is left undisturbed. However, if you decide to carry out modifications or renovations to your home (such as modifying the kitchen benches), Master Builders ACT strongly recommends you engage a qualified tradesperson to ensure that any work is carried out safely, with the appropriate equipment and in the appropriate manner.
You can read more about asbestos here: http://www.asbestostaskforce.act.gov.au/.
Forrest, Better Building Services
BUILD 2020
KEY CONTACTS
MASTER BUILDERS ASSOCIATION ACT www.mba.org.au (02) 6175 5900 ACT GOVERNMENT www.planning.act.gov.au/build-buy-renovate 13 22 81 EVOENERGY www.evoenergy.com.au 13 23 86 ICON WATER www.iconwater.com.au 02 6248 3111 ACTEW AGL www.actewagl.com.au 13 14 93
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Peace of mind. The Master Builders Fidelity Fund was established in 2002 to protect the interests of both consumers and builders in the ACT. For Builders, the Master Builders Fidelity Fund provides financial certainty as money held by the Fund remains in the ACT. It is securely invested and used for the betterment of the ACT builders and home owners and is therefore not subjected to the fluctuations of international markets and events. The Fidelity Fund issues Fidelity Certificates which provide protection for owners of new homes and those making significant changes to homes, in the event that the builder dies, disappears or becomes insolvent, the Certificates protect the owner during construction and for up to five years from the date of practical completion. Master Builders members receive reduced premium rates. For more information contact the Master Builders Fidelity Fund. Go online and find the cover that is right for you. www.mba.org.au/consumer-advice/home-warranty-insurance Master Builders Fidelity Fund 1 Iron Knob St, Fyshwick ACT 2609, PO Box 1211, Fyshwick ACT 2609 Tel: (02) 6175 5995 Email: mdouch@mba.org.au Web: www.mba.org.au
CTECKHOP PTY LTD License 2012392
Certification & Building Inspections • • • • • • • • • •
cteckhop@gmail.com cteckhop-mbis.com.au
Residential Building Approvals On site Consultancy Existing Works Compliance Inspections Asbestos Consultancy Exempt Development ACT Legal Inspections Building Reports Commercial Building Approvals Energy Ratings
Tel: 6297 0324 / 0429 800 896 / 0401 298 565 Unit 5/43 Bayldon Road, Queanbeyan
CREATING GREAT PLACES, WHERE COMMUNITIES THRIVE
suburbanland.act.gov.au
1800 777 952 |
Are you accredited with appropriate authorisation to work on or near our electricity network?
There’s little room for error when working around electricity and the consequences of an electrical safety incident can be catastrophic. Anyone working on or near the electricity network in the ACT and surrounding region must be accredited with Evoenergy and have appropriate authorisation before work can commence.
For more information visit evoenergy.com.au/workersafety
Energy for the future.
