Frequent Building Hobart Questions | Westwood Family Homes

Why should I choose Westwood Family Homes?

Take a look at all the benefits under Why Choose Us page of our website, for a full list of why you should choose Westwood Family Homes for your next job.

Is it possible to live on-site during construction?

Yes, in most cases. However, each job is different. We have come up with some creative ways of ensuring you can live in your home for the majority of the project, if not for the entire duration. We assess every case individually, with serious considerations on safety and feasibility.

How much deposit should I pay the builder to get started?

If you are building a house or a major renovation, your builder cannot ask for more than 5% up front.

How will I communicate with my builder once your project starts?

You want a builder that has systems in place to keep all communication together, documented and easily accessible. If you should find yourself and your builder in dispute, you will need your answers or direction in writing to cover yourself.

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Westwood Family Homes has its very own app to do this, so you will never lose a conversation again. Never rely on verbal conversations.

What is a 'provisional sum item'?

A Provisional Sum item is often confused with a Prime Cost item. A Provisional Sum is used when the builder cannot give an exact price for the proposed work at the time the contract is signed. Excavation work is generally included as a Provisional Sum item.

Be aware that the costs could rise significantly, for example, should the builder list Scaffolding as a Provisional Sum and the project is delayed, the additional cost could run into thousands to the client.

Your builder must make reasonable allowances for Provisional Sums that are suitable for your specific site. Be very wary of "shonky" builders that deliberately underestimate in order to look cheaper than the others.

Will I have any allowances in the contract?

Generally yes, these can vary a lot depending on the plansand if you have already selected everything. I have never meet a client that hasn’t changed certain items. Do you understand the different terms for these allowances?

- Prime Cost items are for supply of materials only. (E.g.. appliances)

- A Provisional Sum item is for supply of materials and labour costs.

Do you know how the amounts that you will pay your builder are calculated? If you are uncertain, ask your builder or an independent consultant to explain it to you.

How does Westwood Family Homes extend and keep a building watertight and secure?

You may be worried about the risk of rain and unwelcome people coming into your home while work is in progress. The way we do this is as follows:

1. Remove the bottom weatherboards or row of bricks to get the floor heights to line up.

2. Remove a small portion of cladding so that we can fix the top plates together.

3. Fit all of the trusses in place except for the last truss, which is left loose.

4. Fix all purlins and roof framing in place, ready for new roof.

5. When the roof installers are on site we remove existing roof flashings, fit the last roof truss, and continue roofing over new portion.

6. Fit exterior cladding to align with existing.

7. Remove old external walls and framing.

Should I build an extension or start new?

Most of the time you are where you are because you like the area and by now you probably are best mates with your neighbours.

With most Extensions, we are able to build it in such a way as to cause minimal disturbance, so therefore you will be able to live in it while building is in progress.

How does paying for the building project work?

Payment options depend on the type of contract you have chosen. With a full contract you only make payments to one company, with payments made either fortnightly or at set stages. When you receive your contract from Westwood Family Homes, we will provide you with a payment schedule and also a project schedule which will give you an overview of what to expect with your build and then we will provide you with a full contract with an agreed upon quote.

What are the different contract options available?

Full Build Contract

We will provide you with a written “fixed price” Action Plan to complete the project from start to finish. With a full contract, we will organize everything from sub-contractors to building inspections through to obtaining your final code of compliance. This allows you to be involved without the pressure or stress of hiring and supervising sub-contractors or organizing the right people to be on site at the right time. You know exactly what the project will cost and any overruns are our problem, not yours.

Cost Plus

The cost of all materials, labour and sub-contractors plus a builder’s margin. It’s like a “pay as you go”; there are no guarantees on costs. With a full build contract, the complete project management is included in the price.

Aren't all building companies the same as one another?

No. The old adage applies here; you get what you pay for. Many building companies and franchise companies are owned off shore, these buildings are not designed for Tasmanian conditions. We are 100% Tasmanian owned, designed and operated, we build throughout Southern Tasmania with our own team no matter where the building is.

How can we keep the building project on budget?

The only way to guarantee your project will remain within your budget is to enter into a full contract, fixed price agreement with your builder. Discuss all the Prime Cost Sums and work out if you are likely to spend more on these items than what the builder has allowed. For
example, kitchens, tiles and carpets can vary hugely depending on what style you want.

At Westwood Family Homes we will provide you with a schedule and an in-depth quote which outlines the cost of every detail in your project. These documents will tell you what is happening and when. However, unforeseeable circumstances such as bad weather or structural rot (common in renovations) are sometimes likely to arise, so it is important to be prepared to change things if necessary.

It is also vital that you have a contingency amount in your budget, especially when renovating, to cover any unforeseen issues that may arise.

Some of the extra costs to the home owner that can be over looked, and are generally not included in a quote, are landscaping and lawns, washing lines, letter boxes, curtains and blinds. These items can add up very quickly.

What insurances do you recommend?

Any reputable builder will take out a “Public Liability” insurance and a “Construction Works” insurance for a new build. For renovations, insurance must be added to your existing homeowner insurance policy. In this case, we provide Public Liability insurance as we are unable to insure the renovation if we don’t own the house.

Do I get a guarantee?

Westwood Family Homes will give you a 350-Point Quality Assurance Checklist so even the smallest details of your home construction are checked, ensuring your home is built to the highest quality.

We guarantee your project will finish on or before the agreed completion date or we pay you $115 for every working day extra it takes. We will also give you a 6-month maintenance period guaranteed, with a guaranteed call back within 72 hours during the maintenance period if anything is wrong. One of our friendly office staff will get on to whatever you have an issue with, either by calling me directly or the project manager in charge of your build.

Do I get a warranty?

All buildings that Westwood Family Homes do come with a comprehensive 7-year structural warranty. Metal Roofing, cladding and steel structure comes with a minimum of 15 years warranty (location and usage conditions apply).

Will my job require a permit?

As a general rule, a building permit is required in the following situations:

- There is structural work involved (e.g.. Removing a load-bearing wall);
- The basic living area (square meterage) of the home is to be changed; or
- The home’s mechanical systems (e.g.. gas, electrical or plumbing) are to be reconfigured or otherwise modified.

Why is it important to select a qualified builder for my new build or re-modelling job?

A Main contractor is a qualified professional who serves as a single point of contact and manages all aspects of your project. This includes securing building permits, scheduling inspections, ordering building materials, and scheduling and supervising all trades required to complete your project.
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The main contactor assumes full responsibility for the integrity of workmanship at all stages to ensure your project satisfies all state and local building codes in all phases. He is also fully insured.

Why should I choose design and build?

We manage the whole process - councils, surveyors, engineers, BAL and soil assessments, planning, all trades, inspections etc.... and because we are also the builder, we cost the job as it progresses so you don’t have any nasty surprises at the end of the design process. You will also find the process is much more streamlined, which again saves time and money.

Will I have to lodge the building consent?

No.

Our team is proficient and experienced with the consent process; we will help you lodge the consent or lodge the consent on your behalf, saving you time and frustration. Sometimes the council may require a small detail or have a technical question, which we will be able to answer right there and then to help speed up the process.

At what stage do I involve the builder?

Some builders will only talk to you once you have drawn up the plans.

At Westwood Family Homes, we prefer to become involved in discussions as soon as possible. Why? By understanding all the costing, we could have saved one family $7,479 by assisting on design and materials if they had seen us before they went to the Draughtsman.

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