Initially you will have an idea of your home taking shape and form in your mind.   It’s exciting and you really want to have that translated into real life.   What are the steps involved?  How do you begin the process?

You need to engage a Builder.  We actually recommend that you engage a Builder at the same time that you engage your Designer.  Yes you read that right.  We believe you should choose your Builder carefully (read our earlier blogs on how to do just that) and have them involved from the very beginning.   Your Builder can inspect your site and discuss your budget and with their expertise they can get a sense pretty quickly whether that home taking shape in your mind is actually feasible.

At the beginning of the build process you will give your Designer a brief that states all the design elements, must-haves and desires you would like your new home to ultimately have. Your Builder should be involved in this process as well - in fact this ultimately ensures a much more streamlined outcome for all concerned, and a house that actually gets built (as opposed to a house that gets designed, but never built due to cost).

The more information you can supply at this stage the better for the Designer.  The Designer takes this information and translates that into a first set of drawings - known as ‘Concept Plans’.

If these Concept Plans are a good representation of that home that has been taking shape in your mind, and you are happy to proceed with the design based on those plans, our best piece of advice we can give you and your next most logical step is to have your Builder provide you an as accurate a costing as possible based on those plans (detail dependent) before you head to more formal drawings.  This will likely cost you some money, but it is money well spent.   You will then have from very early on a good overall perception of what this house is likely to cost and whether you are able to proceed with this build - before it has cost you too much time, effort and money.  Or maybe you thought it would cost a lot more than that, and you may have room to up-spec the house and include more design details than you thought you were able to, possibly avoiding having proceeded to final  plans only to find out you could have added a lot more of your dream design features.  This is a step most people overlook or avoid, however in our experience it is a most valuable exercise.

If those costings are acceptable to you the next step is to get a better set of plans drawn based on the original concept.  Again you will need to work with your Designer and Builder and make more decisions that will result in the next set of plans called the ‘Pricing Plans’.  

Your Builder needs to re-price based upon the Pricing Plans because these may have changed slightly, depending if you are going to up-spec or down-spec the design.  Remember though, you should have had your concept plans preliminary priced - so this will save you time and too many price surprises at this point.  The Pricing Plans can then be re-sent out to all the preferred sub-contractors and suppliers by the Builder to re-price based on the updated information supplied.   The build cost can then be re-quantified from all the pricing forwarded to the Builder and this will be the most up to date indicator of build cost at that time. 

This is then an important time for you and your Builder to look over the pricing and decide the next step based on the costing and there may be some plan re-design required to bring the project within budget.

If, however, you are happy with the pricing at this stage then the next step is to proceed to a full set of working drawings that can be prepared for supply to the Council for Building Consent.

On completion of the working drawings it is important to review the pricing again, as there will be changes from the Pricing Plans and due to the time that has passed between these two stages, updated pricing needs to be compiled to produce the final build price.

Once all parties are happy to proceed then normally the Designer will forward the plans to the local council for building consent issue.  This stage normally takes 20 working days and will most often require the Designer to supply the council with other requested information as the plans are processed.

Upon issue of the Building Consent, the build process can then begin on site based on builder availability and weather conditions.

The build will progress through the various stages based on the complexity of the construction and have completion steps as follows;

Foundations and floor complete.
Wall and roof framing complete ready for the roof.
Building closed in ready for cladding.
Internal services fit out and cladding complete.
Internal linings, Gib Stopping and painting.
Final fit out and landscaping.

Once the roof is on and the building is closed in, a final completion date can be calculated and a build program compiled to advise all parties involved of their required timing to complete the stages of work progressing to the completion date.

Upon completion of construction a notice of practical completion will be issued to you and the final stage of obtaining a Code Compliance Certificate from the Council will be undertaken by the Builder for you. 

You are now ready to move into your amazing new home. 

Your Builder should then provide you with a maintenance schedule that details required tasks that need to be completed over time to protect your investment, to keep the building looking good and maintain its weathertight properties.

There should then be a 12 month maintenance period for you to inform your Builder of any defects that may require attention.

On completion of all of the above you and your Builder hopefully will have built a relationship that will prevail for years to come, found the whole process rewarding and enjoyable and you will be living in your dream architecturally designed home.


We have written a Guide for you detailing how you can avoid many of the pitfalls during the earliest part of the build process.   You can access this here :   Salter Builders Guide

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Trevor Salter
Registered Master Builder &
Licensed Building Practitioner
Ph:  NZ (0064) 021 229 6222

In these modern times there are now so many choices available when it comes to deciding what type and size of home you are going to build that it can all seem overwhelming as to what the build will actually cost.

Sometimes expectations about the cost don’t match up with desired outcomes and this is a very common issue when getting a custom design priced.  All of the optional extras on their own don’t seem to add much to the price, but when you have dozens of these choices to make over the whole build, they can quickly turn into a budget blowout.

The bigger the house and the more complex the design, the more likely this can happen.

We may liken this to planning a wedding, you may want to have endless supplies of Champagne available for your guests but may have to settle for a carefully selected choice of wines and beer.  Costs can escalate quickly, leaving you wondering ‘how did that happen’?

It is best to make a decision at the beginning of the process about what is the maximum you are happy to invest in a new home.  Don’t get blinded by a budget figure you would prefer it to cost if you actually have the ability to spend more to achieve your desired result.  It is far better making this decision at the very beginning than having to decide where you feel it will need to increase to after you have decided on your final house design.  You will then have time to get used to what that feels like before you spend anything.

Remember, the cost of building is a moving target and the old saying “ It will never again be as cheap to build a house as it is today “ rings true, as if you had a house built today the cost to build the same house in 12 month’s time would probably cost 5% more due to average cost increases across the board.

The good news is there is a way to get your build cost under the total investment figure you have decided on, but it does require a good amount of work pricing the concept design as accurately as possible, so you fully understand the likely build cost so you are able to use this amount as your start point.

This is where it is so important to engage the services of a professional Builder who understands how to achieve this and has proven processes in place to be able to price correctly.  You will probably have to pay for this service but spending a small amount at this stage should set you off down the correct road to achieving a positive outcome that will ultimately save you time, money and possible heartache.  

The best way to explain this is when you start with a house design the cost to build the basic structure (the floor and framing) will usually vary little from one house to the next;  the size of the house and the gradient of your section being the main variables in relation to basic structure.  Once the flooring and framing are quantified it is generally how you dress the structure that ultimately determines the final cost.   If all these costs have been separately priced then you now have the option to down-spec to more cost effective options or up-spec in other areas to get your build within a comfortable amount.  You may also need to make some small design changes like reducing the size of some rooms, reducing internal stud height or dimensions of your windows. 

Once the concept pricing has been finalised then the cost breakdown and selections can be forwarded to the Designer so they can now progress with the final working drawings and when the plans are submitted to the council for the building consent application, the plans can then be checked again to tweak the pricing and adjustments made, if required.

This process is still far better and cheaper than having to shelve a plan that looks beyond your reach and going down the road of a complete re-design or changing to another designer hoping they can do a better job.  This all costs extra money you could have avoided spending. 

Remember, a Builder currently building homes in your local area will have a far better idea of the actual build costs than a Designer or Quantity Surveyor (who may not even be in your area), as they won’t know what the local suppliers and sub-contractors are charging. 

Correctly pricing projects is an essential element of a successful building company so we suggest you tap into their knowledge and expertise as early in the project as possible.

If you currently have or are working towards your own architecturally designed concept plan, we are happy to discuss with you our concept plan pricing process and how this could create a lot more clarity for you as you work towards finalising the design of your architecturally designed dream home.

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We have written a Guide for you detailing how you can avoid many of the pitfalls during the earliest part of the build process.   You can access this here :   Salter Builders Guide


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Trevor Salter
Licensed Building Practitioner
Registered Master Builder 
Phone :  NZ (0064) 021 229 6222

There's more to choosing your Builder than meets the eye.  Not only do they have to be competent and experienced at building the type of home you want, but they also need to be able to produce evidence to back up their claims and be a Licensed Building Practitioner.  

Let us explain each consideration in detail. 

3 Key Points to Consider When Choosing Your Builder

The key points to consider when choosing your Builder are :​

1.   Are they the right type of builder to suit your project?

The building industry has a wide range of different categories and most builders don’t cover them all.  The most common are as follows:


Residential 
Architectural 
Renovations 
Alterations 
Commercial 
Retail fit out 
Landscaping 


Most of the above also can be broken down further to subcategories.

Some Builders will advertise that they offer all of the above services.  In most situations though you are better to choose a Builder who specialises in one area only.  This ensures they are more likely to be an expert in  what they do and all their focus is about delivering that one service to the highest standard.  This is especially true when choosing a Builder to build a more complex Architecturally designed home.  This will mean they are able to more accurately price their work and have the capacity and experience to confidently handle any challenges that can arise with this type of build.  


2.   What recommendations and testimonials can they provide?

Talk to people who have built with the Builder before and their experience with that Builder.  A Builder should be happy to connect you with previous clients (with client consent) as this proves that the Builder is happy for you to hear what they have to say. 

If possible, talk to other people who work in the building industry who have regular contact with the Builder (Architects, Structural engineers, Building inspectors, Plumbers, Electricians, Painters etc).  The Builder you choose should be happy for you to know who their subcontractors are, again this proves they are happy for you to hear what they have to say about their expertise and process. 

Testimonials are a good way to checkout a Builder's reputation as firstly the Builder has had to perform for past clients and had a successful completion of the project for a happy client to write a testimonial.  

The more testimonials there are the easier it is to see what their qualities are and how they deliver for their clients.


3.   Associations and Licences 

Under the current Building Regulations in New Zealand, all restricted building work has to be carried out by a Licensed Building Practitioner (LBP) on all residential building.  The Licensed Building Practitioner Scheme was introduced in New Zealand in November 2007.   The Scheme is there to encourage and ensure that competent Builders are building your dream home right the first time.  The Scheme gives consumers access to the necessary information to make informed decisions about the competence of their Building Practitioner.  LBP's are accountable to the Building Practitioner's Board.   Registered LBP's can be found on a Public Register and are issued with a photo ID Licence Card which has to be annually renewed.  You can ask your Builder if their Licence is current or whether they have had any complaints to the Board.

So if you are planning on building a new house or carrying out restricted work whilst renovating your existing house, your Builder will have to be an LBP.

Also, additionally, if they belong to an Association like the Registered Master Builders or Certified Builders then they have had to have proven they run a solvent company that has a high standard of craftsmanship and a history of satisfied clients by following each Association's approval process.


These are our 3 main critical factors when choosing your Builder.   It will mean a little research for you and being willing to ask questions of others and your Builder.  The end result will be worth it, however, if you can have peace of mind regarding not only their Craftmanship and reputation but that your project and your investment will be seen through to completion and you enjoy your beautiful new home for many years to come. 


We have written a Guide for you detailing how you can avoid many of the pitfalls during the earliest part of the build process.   You can access this here :   Salter Builders Guide


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Trevor Salter
Licensed Building Practitioner
Registered Master Builder 
Phone :  NZ (0064) 021 229 6222

Should you be looking for an Architect or Draughtsperson to help you design your dream home?  Depending on what type of house design you have in mind, each will offer you different solutions for your Plans.

Throughout my building career I have built lots of houses designed by Architects and Draughtspersons.  I've found the bigger and more technical the build, the more likely it was designed by an Architect as this type of design work is what they specialise in.

If you are looking to build a relatively straightforward house as are commonly found in new subdivisions or renovate an existing house without complex design ideas, then a Draughtsperson will be able to provide you with a good set of plans at a good market rate.  This will most likely be your best choice in this instance.

If, however, you would like to build or renovate a larger, more complex, bespoke, custom designed house or a small unique one with interesting or challenging design features, then an Architect would be more experienced in this niche.   Also, if the site is particularly challenging in relation to what you would like to build, then also an Architect would be a good choice. 

As Architects are regularly designing high end of the market homes and other buildings, they have a good range of ideas, wealth of knowledge and design flair to produce some great concept plans to help get your vision down on paper.

These types of plans will cost more than a set from a Draughtsperson, but will normally have a higher degree of detail which enables more accuracy in the build-pricing stage, which can save you on price variations throughout the build.  This can offer more security with your build estimates and hence your budgeting.  A set of lower-cost plans may end up with lots of price variations due to a lack of details, leading to budget blowouts and, consequently, stress.  

It comes down to employing the Architect or Draughtsperson who has the capabilities and skill set required for the type of home you desire to build or renovate.    Once you are really clear on what you desire to create and, equally as important, what your budget will allow you to create - then  you can check that against the information above and you will know whether to choose an Architect or Draughtsperson to complete the plans.  



To further assist you, we have written a Guide for you detailing how you can avoid many of the pitfalls during the earliest part of the build process, possibly saving you a lot of wasted time, energy and money.   You can access this here :   Salter Builders Guide


​
Trevor Salter
Licensed Building Practitioner
Registered Master Builder 
Phone :  NZ (0064) 021 229 6222

When first meeting a prospective client one of the first questions that is often asked is “ How much a square metre will you charge to build our new house”?

The square metre (m2) rate is a popular term used by group home building companies and many other builders who have a range of standard plans that have either been built before or have already been priced.  This allows them to calculate the finished house build square metre rate based on the floor area.

Example :    A house has a floor area of 220m2 and has been priced to cost $2000 per m2.
220m2 x $2000 per m2 = $ 440’000 build cost.

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The m2 rate will vary based on many factors such as site conditions, location, materials, fit-out selections etc to name a few.  For example when you go to a store to buy anything that is sold by the square metre (for example carpet, tiles, vinyl, timber flooring to name a few) there will be a huge variation in price based depending on the end market - budget, mid-range or high-end.  

Another factor is that every building company has their own set of fixed and variable expenses, pricing processes, preferred suppliers and sub-contractors and each Builder is an individual with their own set of priorities.  This is why no two building companies/independent builder will end up with the same or even a similar price.  This is why the ‘square metre building rate’ is a myth because it attempts to give a sense that pricing is standardised across the industry somehow - but for the reasons stated above and below, it isn’t.  

Yet another factor to consider is the economy of scale, a small house still has a lot of fixed costs that
make the m2 rate higher when divided by the floor area.  As the floor area increases the square metre rate tends to decrease.

When building Architectural houses designed to a specific client brief that most often require
building on hill or challenging sites, the only true way to establish the build square metre rate is to fully price the final consent plans to calculate the total build cost, divide this figure by the floor area to reveal the true m2 rate.

It is not uncommon for this type of build to average $4000 per m2 and this figure can increase
much higher based on the clients final choice of materials, fit out and internal decorations.
In todays building market it is still possible to build a house under $2000 m2 as long as it is built
on a flat site with standard materials and fittings. This figure can also be reduce based on an owner
build and their level of involvement in the construction process.

Undertaking a project based solely on price or ‘square metre rate’ alone also attracts the most risk.  This is because established building companies/independent builders who have been in the industry a long time have proven pricing systems and financial solvency that has allowed them to trade successfully over the long term.  Whereas, companies/independent builders operating at ‘cheapest price’ generally have not been in the industry for very long, or potentially are trying to ‘buy’ work to continue to stay in business.  Obviously, this is not a sustainable business model which is borne out by statistics which show that “half of all construction firms will have closed within 4 years, and three quarters within 10 years” (1).  If this was to happen to you during your build, it will cost you a lot more in money and stress. 

The old saying “ you get what you pay for “ is true of new home building as the build quality will
still be enjoyed long after the cost is forgotten.



We have written a Guide for you detailing how you can avoid many of the pitfalls during the earliest part of the build process possibly saving you wasted time, energy and money.   You can access this here :   Salter Builders Guide


​
Trevor Salter
Licensed Building Practitioner
Registered Master Builder 
Phone :  NZ (0064) 021 229 6222

References:

(1)    The Building Guide, Canterbury West Coast 2017 2nd Edition.  (This guide quoted from Statistics New Zealand figures).

One of the questions I get asked regularly is - 'what are the advantages of engaging an independent builder'?

In today's building market, a large percentage of new homes are now built by group home builders (housing companies).

For a lot of people this is a good option if you are looking for a standard subdivision style house at a good market rate with some even offering finance terms.

If, however, you are looking to build an architecturally designed house and/or on a challenging site that requires a high standard of craftsmanship and experience to deliver, then an independent builder who specialises in this type of building would be a better choice for the following reasons.

Experience in any trade comes with time on the tools, and in building after completing an apprenticeship of 4 years it would normally take another 10 years to gain a good range of experience.  At this point most builders would have developed good craftsmanship skills.

Architectural builders tend to have more of these types of experienced staff working for them than group home builders as the financial and stimulating rewards are generally better.

A high level of craftsmanship and attention to detail is vital when building architectural homes.

Specialist builders tend to also use materials and techniques on architectural homes that are rarely, if ever, used in standard house construction.

Generally, the independent Builder you first engage to build your house will also still be active on the tools and onsite running the construction to keep the project and employee carpenters and apprentices performing to the high standards required of these types of builds.  This gives them a more intimate knowledge of you, your house and design - ultimately delivering what you truly desire to create.

If you are planning on building your forever dream architectural home, then it would be advisable to consult with a specialist independent builder with all the knowledge and skills required to deliver what your expectations demand.

We have written a Guide for you detailing how you can avoid many of the pitfalls during the earliest part of the build process, possibly saving you waster time, energy and money.  You can access this here :  Salter Builders Guide

Trevor Salter
Registered Master Builder
Licensed Building Practitioner
Ph:  NZ (0064) 021 229 6222

So, you’ve found a section, what happens now?

Before you actually buy the section - the best advice I would give you at this point is find a builder who specialises in the type of build you have in mind for the type of section you have.  For example, if you desire to build an architecturally designed home on a challenging hill site - it is best to find a Builder that is experienced in that kind of build.   Choosing the right Builder for the right job, will save you a lot of worries and frustration.

Even if you are unsure of what you may like to build, this first meeting could save you a lot of money and wasted time.

An experienced builder will give you advice on the viability of the site, possible options, contact details of designers best suited to your needs and even possible build costs.

If your budget does not look like it will allow you to build on this section and you have not yet purchased it, then it will make it easier to walk away from that section and look at other options - before you get too emotionally attached and avoid any unnecessary investment.

If you would like to arrange a site visit with a builder who is an expert in residential construction on all type of section - contact us today.
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We have written a Guide for you detailing how you can avoid many of the pitfalls during the earliest part of the build process.   You can access this here :   Salter Builders Guide


​
Trevor Salter
Licensed Building Practitioner
Registered Master Builder 
Phone :  NZ (0064) 0212296222

When buying a section there are some key considerations to keep in mind.  Do you have your own 'grand design' in mind?  Are you thinking of taking the next step and buying a section to build it on?  

Sections generally are one of three types; flat, hillside or lifestyle.  We will discuss each of the different section types to help you avoid some of the regular pitfalls when buying a section.

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BUYING A FLAT SECTION

Flat sections are normally the easiest and cheapest to build on but in today’s market if they are also in a new subdivision, the size can be quite small and at the same time very expensive depending on their location in relation to schools, shops etc.   What are your requirements?  Do you have a boat, caravan, motor home etc - you need to be sure there will be enough room to cater for any additional recreational vehicles and assets on the smaller, flat sections. 

BUYING A HILLSIDE SECTION

Hillside sections on paper are generally bigger, but their usability outside the proposed building footprint can sometimes be difficult. Depending on their location most will cost less than a flat section unless the location and view are highly sought after,  in which case the price can be very high. 

Building on a hillside will add a lot more to the cost and will also depend on if the section is above or below the road access.  Building below the road access is harder than above as it is more difficult to get machinery and materials on site.  This will increase the overall cost.

A common trend is for hillside sections to change ownership several times before a house is finally built due to people underestimating the true cost of building on a hill.

BUYING A LIFESTYLE SECTION

Lifestyle sections can come in any number of shapes and sizes and will normally be cheaper and bigger the further they are away from a city centre.

Build costs will be similar to the above with a few extras to take into account.  You will need your own water supply and waste water treatment that at today’s pricing will cost approximately $30,000 to $40,000.  Power supply and fencing will also add to this.

Generally, even after all this outlay you will end up with a total land plus build cost about the same as building in town with the benefit of a lot more land and better privacy.
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You will see that each type of section has its advantages and disadvantages, the most important factor is that you buy a section that actually fits your lifestyle and requirements.  

If you would like to arrange a site visit with a builder who can give you some expert tips, help you avoid some common pitfalls and aid you in creating what it is you truly desire - contact us today.

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We have written a Guide for you detailing how you can avoid many of the pitfalls during the earliest part of the build process.   You can access this here :   Salter Builders Guide


​
Trevor Salter
Licensed Building Practitioner
Registered Master Builder 
Phone :  NZ (0064) 021 229 6222