So you think you can position your new home just anywhere on your property. Or maybe you're planning to extend your home, perhaps adding extra bedrooms, a garage, bathroom, even a patio, what's to stop you? After all the whole property belongs to you - surely you can build anywhere?

Before you make an expensive mistake and have to demolish all or part of your newly constructed home read this.

​Spoiler alert - no you usually cannot build your home anywhere on your property.

Some properties, estates, towns and cities have restrictions on how close to the property boundary and the road that you can build. Often this is related to the property zoning. Setbacks could be two metres (six feet) or more on the sides. In a suburb near us the front setback from the property boundary at the road is nine metres (30 feet). This can radically impact your proposed building plans. Some regulations have larger setback requirements for the second storey of the house, which means that it has to be situated further from the boundary. Always check where the front setback or building line is measured – is it from the front boundary, or the edge of the road, and if it’s the road is it from the front or back of the road kerb.

In some cases with your neighbours consent you may be able to get some relaxation of the building lines along the sides, but don’t count on it.

It’s important to note that the building lines or setbacks often apply to the edge of the building. So for instance, if the roof overhangs the house forming eaves, and the roof edge has a gutter, then the outside edge of the gutter will normally be the point from which the minimum distance to the boundary is measured. Of course always make enquiries as to where the measurements are taken and ensure these answers are in writing. You can usually construct swimming pools, retaining walls and driveways within the setback (that is closer to the boundary). You can plant gardens and sometimes place gazebos and movable sheds closer to the boundary.

In Florida this builder had to demolish a nearly completed home because it was constructed to close to the neighbour's home. Read more about this expensive mistake.

​The land may have covenants (which may be shown on the property plans, registrations, or in sale agreements) which could include:

• Providing right of way for neighbours to access their properties. You cannot build on this portion which could obstruct access to the neighbouring property, unless you can negotiate alternate access for your neighbour.
• Servitudes, which is land under which utility providers and the local authorities have their gas, sewer, drainage and water pipes, or electrical and telecommunication cables. Sometimes these areas are set aside for future use – which means that one day they could move their excavators onto your property to start installing a pipe. It’s not possible to build structures in areas designated as servitudes. In addition, these providers (and their contractors) will have the authority to access your property whenever a problem occurs with their pipe or cable, or to undertake maintenance work.
• Road widening reserves. Some properties may have a road widening reserve. This means that a portion of the property along the boundary with the road could be expropriated (purchased) from you to be incorporated into a new wider road. You will have no right not to sell the land at the designated price (which is normally determined to be the fair market value at that time). If a portion of your property is determined to be a road reserve you aren’t allowed to build any structures within the reserved area. But, more importantly, should the road be widened you may find that the road and its traffic is suddenly right on your doorstep.

These servitudes, reserves and right of ways should be shown on the property plans, but if none are shown its good practice to visit the local planning offices to make enquiries. Always check where the measurements are taken from.

Properties close to rivers, or in low-lying areas may be prone to flooding. Flood lines aren’t something that are visible on the property, they are hypothetical levels where water from the nearest stream or river could reach during a flood event. The lines are usually shown on plans of the property, or on overall maps of the area. These lines are often measured as the likelihood of the water level reaching this point. So a one-in-twenty year flood line indicates that the water could reach this level every twenty years. Of course, just because the water reached this level last year doesn’t mean that it can’t, or won’t, reach the same level next year or that it won’t happen in the next twenty years. In fact, with changing weather patterns in many areas the probability of more frequent and bigger storm events is increasing. So many authorities will restrict building activities below say one-in-twenty year flood lines, even below one-in-fifty year flood lines. But also, many insurance companies will not pay for damage caused to buildings and their contents if they are constructed in an area that could be flooded, or the insurance premiums may be excessively high.

Case study: We considered purchasing a house that had a large front garden which sloped down to a small stream flowing through the park in front of the house. The house was set back right near the street. There seemed to be ample space on the property to extend the house if needed. However, on further investigation we discovered that the house could not be extended towards the river. In fact no structures could be built on this part of the property because it was within the flood line of the river.

It’s not just that you can’t build within the flood line, but you may also be unable to landscape the area, or materially change the ground levels in anyway.

I’ve seen areas flooded that you would never have thought would be flooded, since they were some distance from rivers. People then tried to claim from their insurance policy only to find that the policy small print excluded flood damage.
​
When considering any property that’s close to a river (even within a couple of kilometres (miles)) it pays to make enquiries and understand the extent of previous floods in the area and their impact.  

For more on flood risks read: https://www.moneyexpert.com/home-insurance/70000-new-build-homes-flood-prone-areas-uninsurable/
and https://www.smh.com.au/national/nsw/wild-weather-leaves-nsw-homes-at-risk-of-structural-collapse-due-to-beach-erosion-20200717-p55cwm.html 
​and https://www.npr.org/2020/10/18/918725965/undisclosed-most-homebuyers-and-renters-arent-warned-about-flood-or-wildfire-ris

When purchasing a new property check where you can build your new home. You may find that you cannot build just anywhere on the block of land.

Before building a new home or extending your existing home, understand the limitations of your property - what part of your property can you build on.

​Paul Netscher has written 2 easy to read books 'An Introduction to Building and Renovating Houses - Volumes 1 and 2'. An Introduction to Building and Renovating Houses Volume 1 deals with Hiring Contractors, Managing Construction and Finishing Your Home.  and Designing your ideal home Volume 2 deals with Finding Your Ideal Property and Designing Your Dream Home. 
​("Great for those that DIY. Very helpful in home renovations!" said a Reader on Amazon.com 5*****)
These books are available from Amazon and other online bookstores in paper and ebook.

In a bid to own a home, you have different options. You will have the alternative of designing and building a custom home. Also available is the option of buying a prebuilt home or working with contractors to modify a property.
​
The process of owning a custom home differs extensively from other options. Building a custom home is demanding. It may also require enormous capital and careful planning. But when you finally succeed in owning a custom home, the benefits are worth the stress.

​Below are some benefits you can only get from custom homes:

• You can maximize the space and functionality of the property.
• The designs are specific to meet your needs and suit your lifestyle.
• Sometimes, it may be cheaper than a prebuilt home.
• You can build it to satisfy your future needs such that you wouldn’t need any remodelling.
• It allows you to build where you want.

​However, you can also make mistakes while trying to build a custom home. The mistakes you should avoid here include:

• Hiring the wrong builder for your custom home.
• Choosing the wrong location for the property.
• Considering materials only because of their aesthetics.
• Failing to plan for the long term.
• Looking for something else that wasn’t in the plan.
• Adding rooms or features that you don’t need.
• Losing track of how you want to use the space.

​To avoid these mistakes, the following are the things you should consider when building a custom home:

1.     Know the right sequence

​Some people think that the sequence to use when building a custom home is to buy the land, get the plan, and hire a builder. However, that sequence is wrong. If you want to construct a custom home, the perfect progression is to draw the plan, get a builder, look for suitable land.
​
If you follow the proper sequence, it will prevent you from imposing your custom home on a lot that will not suit it.
 
2.     Your design

When you are thinking of a custom home, you want to create a distinctive home design. Doing so will make your home unique and will also meet your taste. There are numerous design options that you may want to consider. But before you settle for any design, you should consider the functionality.

Your daily routine will also help you to choose an appropriate design for your custom home. For instance, if you prefer sitting outdoors, then you consider including a patio area.

The options and designs may be overwhelming. But you can pick at least two or three designs that you like, then combine the ideas. It is also preferable to differentiate your needs from your wants.
​
When you settle for a design, ensure that your architect and builder work together. Doing this will prevent you from getting a contractor that cannot build the type of custom home of your choice.

3.     Find the right builder

When building a custom home, it is vital to have a strict process to help you choose the right builder. That is because the builder you settle on determines the success of the building process.

It would be best if you choose a builder that has constructed something similar in the past. Also, your builder should have the necessary license, insurance, experience, and competence. You should be able to see their documents during the screening process. If you choose the wrong builder, you may not be able to construct the custom home of your dream.
​
4.     Find the right land

After deciding on a design and hiring a builder, it would be best to liaise with the builder to get the right lot for the type of custom home you want. The location you chose can limit the type of home you build.

Different lots have specific factors that influence houses. Ensure that you consider the following:

• Building codes of the area
• Zoning issues
• Soil type, topography, and quality
• Presence of groundwater and underground rocks
• Environmental climates
• Process for linking utilities
• Style of other homes in the vicinity
• The average value of homes in the neighborhood
• Proximity to your place of work or business
• Proximity to amenities such as medical services, schools, recreational centers, fitness centers, clubhouses, etc.

5.     Your budget
Your budget is essential if you choose to build a custom home. In your budget, you should consider the lot, floor plan, and interior design. If the land is rocky, steep, or has several trees, your budget should include; blasting rocks, landscaping, and tree cutting.
 
The floor plan of your choice should be affordable. Avoid adding extra rooms that may increase your budget. Also, your budget should include interior designs such as the type of floors, walls, painting, and cabinets.
 
There may be some unexpected modifications and delays during the construction process. We advise that you make room for them. Despite the stress of building a custom home, your custom home will be beneficial and satisfying.

Choosing to build a custom home - a home that's designed around you and your family's lifestyle - can produce a rewarding home that you'll enjoy for many years. However, it's important to understand the pitfalls, and follow a route that will provide you with the best results and the least stress.

About the Author:
North County Property Group provides San Diego property management, vacation rental services, and real estate sales & leasing in the various communities throughout San Diego County.

If you are building or renovating your home and doing it yourself you are going to need building materials. These materials could range from bricks, to concrete, steel, timber, ceramic tiles, windows, doors, pipes, plumbing fittings and more.

Of course sometimes even when you have engaged a building contractor to do some of the work you may have elected to supply some of the building materials - possibly because you thought you could save money, maybe you could get the material cheaper through contacts or discounts, or in some cases the contractor only supplies labour for the work as they don't have the financial means to purchase the materials.

In our article Purchasing Building Materials For Your Home Building Project we discussed some of the pitfalls to purchasing building materials for your home construction project and how to avoid mistakes.

Then in our article Why are you waiting for materials for your home construction project? we explained that some materials are not immediately available and they may have to be ordered several weeks, even months in advance to allow for them to be manufactures and transported to the project.

​In this article we discuss what you should consider when ordering building materials for your home construction or renovation project.

When ordering materials make sure that:

• The correct product with the correct specification is ordered. There’re pipes and pipes, timber and timber, bricks and bricks and they’re not all exactly the same. They come in different grades and strengths. Some can’t be used outside, some can’t be used in wet areas and some are more hard wearing than others. If in doubt ask experts, or even the supplier what the right product is for where you’ll use it.
• The correct size is ordered. Timber comes in all lengths, thicknesses and widths. Tiles are different sizes. Understand the difference between imperial and metric sizes because frequently pipes and bolts of the one don’t match the other.
• The supplier is aware when the materials are required.
• You order the correct quantities. Having too much is a waste that costs money to buy and then costs more money to get rid of. Running short of material could delay construction and usually incurs additional delivery charges for the shortfall. But worse, some products might not be available anymore so if you’ve almost finished laying floor tiles and you find that you’re short of a few boxes of tiles (even one tile), you may find that the tiles are no longer available and you’ll have to select another floor tile and rip out the first lot and retile the whole floor with the new tiles. When working out the quantities of materials always:
  • Double check the quantities.
  • Allow for cutting and wastage. For instance floor and wall tiles have to be cut around the edges of the room and walls, around pipes and other fittings. Inevitably there’ll be wastage, which could be between 5 and 10% - with smaller areas often having a higher wastage factor.
  • Allow for lapping. Reinforcing steel and mesh, roof sheeting, roof tiles, and waterproofing membrane always should be lapped as per the manufacturer’s or engineer’s detail.
• You order the best lengths and widths which fit where the item is required, generating the least offcuts and waste, but also in sizes which you can easily handle. Larger sizes may be less wasteful but you might not be able to lift the product and install it, or it might be too big to get through door openings.
• You understand if the supplier will deliver the product. Suppliers must have the correct delivery address, times when the delivery can be made (you don’t want deliveries arriving when nobody is around to receive them), and be aware of any special delivery instructions (for instance, if large vehicles can’t access the property they need to be aware that they must use a smaller truck).
• You understand how the material will be offloaded and who will be responsible for it. You don’t want to be offloading a consignment of cement or heavy timbers by hand on your own.
• Orders must be clear, with the size, specification, quantity and rates. Understand exactly what you’re getting and what you’re paying for.
• You have ordered everything that you require to fix the item in place, which could include adhesive, grout, bolts, screws, etc.
• When ordering an item that must fit exactly in a specific location, that you double check your measurements to ensure there’s no mistake. Then understand the supplier’s tolerances. If they manufacture or supply the item a couple of millimetres bigger will it still fit? Know how you will move and fit the item into place. Sometimes when the item is an exact fit it’s near impossible to move into position.

​It should be noted that ordering materials in bulk could be cheaper than ordering materials in small quantities. Small quantities not only incur additional delivery charges, but the supplier may offer discounts for larger quantities. Of course, it may be possible to provide a bulk order, say for all the bricks, sand, or concrete required for your house, but then specify that you want the material delivered as and when you require them. You probably don’t want all the bricks for your new home delivered on day one, filling your whole property, but rather you want them delivered as you require them (of course in batches that suit your supplier’s delivery vehicles).

Not getting your material purchases correct could lead to delays when items arrive late or when insufficient material is ordered. ordering the wrong material also leads to delays as well as additional costs. Installing the wrong building product could compromise the integrity of your house and result in maintenance issues later.

​If you are unsure of what products to order chat to your contractor, or get advice from suppliers.

​This is an extract from the author's book 'An Introduction to Building and Renovating Houses: Volume 1 Hiring Contractors, Managing Construction and Finishing Your Home'.
​© 2021 This article is not to be reproduced for commercial purposes without written permission from the author.

​Paul Netscher has written 2 easy to read books 'An Introduction to Building and Renovating Houses - Volumes 1 and 2'. An Introduction to Building and Renovating Houses Volume 1 deals with Hiring Contractors, Managing Construction and Finishing Your Home.  and Designing your ideal home Volume 2 deals with Finding Your Ideal Property and Designing Your Dream Home. 
​("Great for those that DIY. Very helpful in home renovations!" said a Reader on Amazon.com 5*****)
These books are available from Amazon and other online bookstores in paper and ebook.

In our last article Understanding legal rights when building a new home we discussed discussed how important it was to have a good contract with your contractors in place before embarking on building or renovating your home.

In previous articles we also discussed:
Home build and renovation contracts part 1 - what you should know
Home build and renovation contracts part 2 - the rules of the project
Home build and renovation contracts part 3 - What contracts should include
Home build and renovation contracts part 4 - Different types of contract
But when does a contract exist between you and your contractor, and does it have to be in writing?
What could void a contract?
These are important questions.

For a contract to exist there must be a formal offer which must be accepted in an unequivocal way.

For example: If a painter submits a quote to paint a house and you tell the painter you like the price, it doesn’t mean that you’ve accepted the painter’s price and appointed them to do the work. For a contract to exist you would have to say something to the effect that you accept the quote and would like the painter to undertake the work.

The contract can be verbal which can be as legally binding as a written agreement, though a verbal agreement is often problematic since it’s difficult to prove what was said and agreed.

An offer can be withdrawn before it’s accepted providing the withdrawal is explicit and preferably in writing.
​
Example: To use the same example above, it won’t be good enough if the painter submits the quotation and in later discussion with you says he’s not sure if their price is correct, rather, the painter needs to formally state they’ve submitted the wrong price and are withdrawing their quotation. 

In certain cases a contract may not exist, for example if:

• The contract is fundamentally flawed.
• One of the parties is a minor, mentally impaired, bankrupt, a prisoner, or under duress or unfair influence.
• The agreement includes false statements.
• One of the parties knowingly causes the other party to commit an illegal act.
• There’s a condition precedent (for example if the contract states that you need to obtain finance for the work and you’re unable to do so).
• An act of God makes it impossible to carry out the terms of the contract (for example a builder is contracted to renovate a house but before they start the house burns down).

Nevertheless, it’s important to be familiar with the laws governing the contract as these differ between countries, impacting on whether the contract is legally binding.

It's important you understand when a contract exists between you and your building contractor. Verbal contracts are difficult to police as it's often your word against the contractor's word.

Get an expert to check that the contract is legally enforceable. Of course ensure that the contract is signed by an authorised representative from the contractor. The contract could be null and void if it's signed by their 10 year old child, or a person who is not even employed by the contractor.

​Paul Netscher has written 2 easy to read books 'An Introduction to Building and Renovating Houses - Volumes 1 and 2'. An Introduction to Building and Renovating Houses Volume 1 deals with Hiring Contractors, Managing Construction and Finishing Your Home.  and Designing your ideal home Volume 2 deals with Finding Your Ideal Property and Designing Your Dream Home. 
​("Great for those that DIY. Very helpful in home renovations!" said a Reader on Amazon.com 5*****)
These books are available from Amazon and other online bookstores in paper and ebook.

​Frequently projects go wrong and the contractor and the owner engage each other in lengthy and costly legal battles. 

Disputes may arise because:

• There’s a poor contract in place which doesn’t adequately describe the scope of the work and the contractor’s and owner’s (your) obligations. Or, the contract is flawed with loop-holes and contradictory clauses. Read Home build and renovation contracts part 3 - What contracts should include
• You don’t understand the contract fully, including your rights and obligations in terms of the contract.
• The contractor doesn’t understand the contract.
• One, or both parties doesn’t act in good faith, or in terms of the contract.
• There’s a lack of communication between the parties.
• One of the parties is obstinate, or doesn’t want to admit they’re wrong.

​It’s essential that:

• You understand that changes, delays and instructions caused by you, or those acting on your behalf, can have a profound impact on the project giving rise to delays and variations. Even the simplest change could have a knock-on impact on other activities which you haven’t considered or aren’t aware of.
• Your expectations should be clear, consistent and achievable from the start of the project. Read What’s included in your builder's price (or excluded)
• You know that failure to understand the contract, or assumptions made incorrectly, is no excuse for non-compliance of the obligations and terms of the contract.
• You understand that the contract is the law on the project, and all actions are judged using this document. It’s not about who will be nice, who will forgive, rather it’s about complying with the terms of the contract. The fact that the contractor has a legitimate variation claim should be no reason to argue that they’re being unfair, or to assume that they’re crooks only out to steal money from you. Read Home build and renovation contracts part 1 - what you should know
• All parties continually communicate with each other, immediately notifying the other party of concerns, changes and possible impacts on the project. Read Good communication with your building contractors is vital
• You understand that even if the contractor hasn’t said that there will be an extra cost, that this doesn’t mean there won’t be a claim from them later.
• When in doubt you ask for expert advice. 

Construction disputes are usually costly and they sometimes can drag on for years. Inevitably both you and the contractor will be out of pocket, frustrated and upset. There are frequently no winners from construction disputes.

It's important that you engage reputable contractors for your home build or home renovation project. That the contract used protects your rights and clearly sets out the scope of work, and both your and the building contractor's obligations. It's important to read and understand the contract and ensure that both you and the contractor meets their obligations.
​
If in doubt engage an expert to help you through the contract process.

In future articles we will look at some reasons your contractor can claim additional time and costs, and reasons they cannot claim for.

​​This is an extract from the author's book 'An Introduction to Building and Renovating Houses: Volume 1 Hiring Contractors, Managing Construction and Finishing Your Home'.
​© 2020 This article is not to be reproduced for commercial purposes without written permission from the author.

Last week we discussed Will your home build project finish on time  we discussed the construction schedule (programme) and what to check on the schedule.
​
Regrettably many home building projects are finished late. There are many reasons for this. One reason is that building materials arrive late. These materials could be simple like timber and reinforcing steel. But they also include roof coverings, floor and wall ceramic tiles, plumbing fittings and fixtures, windows, kitchen cabinetry, air-conditioning and heating systems, and more.

Usually builders and home owners are quick to blame the supplier for materials arriving late. And yes, sometimes the supplier is to blame. They promised the materials would arrive by a certain date and the building materials did not arrive. But, often materials are ordered late, and the contractor or home owner did not take cognisance of the lead time - the time from when the order was placed to when it is delivered to the building project.

​Some building materials take time to manufacture and deliver. Sometimes the manufacturer has to take measurements, design and detail the item, prepare drawings, then manufacture and finally deliver the item.

Some items might not be in stock and come from interstate or another country. There are often shipping times, then time to clear customs. As soon as long distances are involved there's the risk of further delay. Roads could be blocked, ships could be delayed. There are more opportunities for things to go wrong.

​The lead time for an item is the total duration it takes to order, manufacture and deliver the item to the project.

Using standard and stock items could mean the items are immediately available. But building materials which must be imported or manufactured need to be ordered well ahead of time so that they arrive on the project when they’re required. Having items with long lead times may cause delays to the construction schedule if they can’t be ordered in time.

The shortest reasonable lead time for any item is at least a week from when the contractor receives the drawing or information, to when they can physically start the activity. This allows them time to plan their work, order the items and get started.

Some specialist items could take nine weeks to fifteen weeks, so always ensure that the contractor has the information well ahead of time, or keep things simple and standard.

​Of course sometimes items can be fast-tracked, but this will cost more money – do you really want to pay extra money to airfreight items from overseas, or for manufacturers to work nights and weekends?

To avoid delays to your building or renovation project it's important to understand where the product is coming from and what's involved to get it to your building project. Are site measurements required before it can be manufactured? Does the item need to be designed? How long will manufacture take? What are the potential hold-ups that could occur along the way?

It's important to place orders early. Understand how long it will take for the product to be delivered. Check if there's an alternative product that could shorten the delivery time. Know what the impacts of the lead time are on your construction schedule or programme. Ensure that there is some allowance for delays along the way - invariably there will be delays and frequently specialist building products take a few weeks longer than promised. 

Then equally important is to track progress of the item. Check that there are no delays - maybe the supplier is waiting for payment, to take site measurements, or for final drawing approval before manufacture starts.

​This is an extract from the author's book 'An Introduction to Building and Renovating Houses: Volume 1 Hiring Contractors, Managing Construction and Finishing Your Home'.
​© 2021 This article is not to be reproduced for commercial purposes without written permission from the author.

​​Paul Netscher has written 2 easy to read books 'An Introduction to Building and Renovating Houses - Volumes 1 and 2'. An Introduction to Building and Renovating Houses Volume 1 deals with Hiring Contractors, Managing Construction and Finishing Your Home.  and Designing your ideal home Volume 2 deals with Finding Your Ideal Property and Designing Your Dream Home. 
​("Great for those that DIY. Very helpful in home renovations!" said a Reader on Amazon.com 5*****)
These books are available from Amazon and other online bookstores in paper and ebook.

​Frequently home renovation projects and new home build projects are finished late. This results in disappointment and often additional costs when the house is not ready for occupation. Family life is often disrupted when renovations aren't completed or homes aren't ready to move into, which results in friction.

Is it possible to avoid delays, or certainly get early warning that your construction project is running late?

It’s good practice for the contractor to submit a construction schedule or construction programme. The schedule/programme lists all the construction activities, their duration and the sequence in which they’ll be completed.

The schedule is usually shown as a series of bars representing the duration for each activity measured against the calendar days of the project. Most construction tasks are sequential with one having to be finished before the next can start. So for instance, the foundations usually have to be completed before the walls can start, and the roof can only begin when the external and supporting walls are completed. The internal ceilings, fixtures and finishes can probably only start when the roof is complete. Sometimes an activity may be able to start before the preceding activity is complete, and sometimes two or more activities can happen at the same time.

The duration of each activity will depend on the complexity of the activity as well as on how many resources are available and can be fitted into the area. 

In theory construction schedules can be compressed by working around the clock seven days a week. But this is usually more expense than the result warrants, anyway the neighbours may object to late-night noise and there could be regulations which limit working hours. More resources could be put on the project, but inevitably there will be inefficiencies and the costs will be more than the end result is worth.

All construction schedules should allow for the normal weather that can be expected at that location at that time of year as well as other known restrictions which the contractor should have been aware of.  

​It’s important to check the construction schedule to ensure that:

• The completion date agrees with the date in the contract. If the date is earlier you should check to confirm that your budget and cash flow can accommodate the faster expenditure.
• The contractor doesn’t expect to receive information earlier than your designers have committed to issue it.
• The start date matches what’s in the contract and you’ll have all permits and permissions in place to match the contractor’s start date.
• The time allocated for your subcontractors’ work is sufficient.
• You’ll be able to supply materials and equipment that are your responsibility in time, so as not to delay the contractor.
• The schedule is an accurate portrayal of the contractor’s methods of construction.
• There’s sufficient detail to monitor the contractor’s progress.
• It’s clear when you or your agent must be available to conduct tests and inspections.

The construction schedule is a valuable tool to monitor the progress of your construction project. It's also essential so that you can ensure that you do not delay your contractor because you failed to provide, access, material, or information on time. Of course checking the construction schedule will help you understand when payments are due to your contractors, so that you can ensure you will have sufficient funds to pay suppliers and contractors.

In future articles we will look at the construction schedule or programme in more detail, and also consider how to avoid delays to your home build and renovation project.

​This is an extract from the author's book 'An Introduction to Building and Renovating Houses: Volume 1 Hiring Contractors, Managing Construction and Finishing Your Home'.
​© 2020 This article is not to be reproduced for commercial purposes without written permission from the author.

​Paul Netscher has written 2 easy to read books 'An Introduction to Building and Renovating Houses - Volumes 1 and 2'. An Introduction to Building and Renovating Houses Volume 1 deals with Hiring Contractors, Managing Construction and Finishing Your Home.  and Designing your ideal home Volume 2 deals with Finding Your Ideal Property and Designing Your Dream Home. 
​("Great for those that DIY. Very helpful in home renovations!" said a Reader on Amazon.com 5*****)
These books are available from Amazon and other online bookstores in paper and ebook.

​It’s very easy to take your home’s HVAC system for granted when it’s working as it should. There’s nothing more satisfying than cranking up the thermostat on a chilly winter night and being rewarded with a cozier room within minutes. But because your heating system is so important — and so easily overlooked — you may be uncertain what you need to do to keep it in good working order. Although there is no shortage of good advice about proper furnace maintenance, there also are a number of misconceptions that can do more harm than good if you put them into practice.
 
At first glance, many of these myths seem to be common sense, which is what makes them so believable. For example, many homeowners think that shutting off the furnace when you leave the house will save money. That doesn’t take into consideration that warming a cold house puts a greater strain on a heating system than maintaining a cooler temperature for the entire day. It’s actually better to turn your thermostat down a few degrees when you’ll be out for an extended period rather than turning off the furnace. 

​Another common misconception that can get homeowners into trouble is neglecting regular furnace tuneups. Many property owners don’t think of getting their equipment serviced as long as it’s working properly. However, bringing in professional technicians to perform seasonal checkups and regular maintenance is important. They can identify worn-out components and potential performance issues before they can cause lasting damage to the system or fail when you need them most. Without this attention, it’s only a matter of time before you’re hit with breakdowns and costly repairs.
 
Some people believe that bigger always equals better when it comes to furnaces, and buy the most powerful unit regardless of how much space they actually need to heat. Unfortunately for them, this probably means the furnace will draw too much energy and experience more wear and tear than a system that is appropriately sized. Buying equipment that delivers the right amount of heat for your existing space will help it remain in good working condition for as long as possible. 

​It’s important not to fall for any of these myths when purchasing or maintaining
your heating system. What might seem like a reasonable suggestion can turn out to be bad advice that will cost you money and headaches over the long run. To see more of these common myths debunked, take a look at the accompanying infographic. 

So you've bought a property and you are ready to start building your dream house. Have you decided where your house will sit on the property? What's in the way? Trees, old buildings? What must be moved before construction of your new home begins?
​You need to clear the area to make way for your new home. Do you just get a bulldozer in to smash everything down and clear it out the way of construction? Do you flatten the whole site?

​Clearing the construction site could involve:

• Demolishing existing structures. Demolition company tore down the wrong house, said it was a mistake
• Removing vegetation. It’s important to clearly mark trees that shouldn’t be removed and fence off vegetation which you don’t want damaged. A bulldozer or excavator can do big damage in a few seconds when your back’s turned. Vegetation can be chipped and mulched and stockpiled to use as compost and mulch for landscaping at the end of the project.
• Stripping topsoil. In general, topsoil is the top layer of the ground suitable for plants to grow in, which could be between 50mm and 200mm thick (two to eight inches). It isn’t suitable under houses and roads and must be removed, and shouldn’t be used for filling in trenches. Topsoil is usually a valuable commodity and should be separated from construction debris and other soil. Good topsoil is essential for landscaping and sufficient quantities should be stockpiled on the property (space providing) to be spread in new garden areas when all building work is complete. Importing new topsoil is expensive, plus there’s the cost of carting away the material stripped from your property. Stockpiles of topsoil on the property may need to be protected so it isn’t washed away by rain, possibly blocking stormwater drains, or being carried onto neighbouring properties or roads where it must be cleaned up. Excess good topsoil could even be sold, or given away free providing people cart it away at no cost to you. See also Levelling an area for your house  for more useful information.
• Removing any obstructions and impediments to the project work.  

It's easy to send a bulldozer in and clear everything on your property. But you will have additional costs to remove everything you smashed down on the property - stuff that could have, or should have remained in place. You could later regret the trees that were destroyed, or the good top soil that you paid to be carted from the project, top soil and trees that you wish you had to establish your new garden. Of course as we said in our previous article you definitely don't want to be building on top soil or vegetation, which won't provide a good foundation for your home.

​This is an extract from the author's book 'An Introduction to Building and Renovating Houses: Volume 1 Hiring Contractors, Managing Construction and Finishing Your Home'.
​© 2020 This article is not to be reproduced for commercial purposes without written permission from the author.

​Paul Netscher has written 2 easy to read books 'An Introduction to Building and Renovating Houses - Volumes 1 and 2'. An Introduction to Building and Renovating Houses Volume 1 deals with Hiring Contractors, Managing Construction and Finishing Your Home.  and Designing your ideal home Volume 2 deals with Finding Your Ideal Property and Designing Your Dream Home. 
​("Great for those that DIY. Very helpful in home renovations!" said a Reader on Amazon.com 5*****)
These books are available from Amazon and other online bookstores in paper and ebook.

Generally the area under the footprint of a new home should be graded and levelled to the required height specified under the house (this height would be the finished floor level of the house shown on drawings, less the thickness of the floor structure). This may require material from high areas under the house to be moved to areas which are too low. Excess ground and dirt usually has to be taken away, while a shortage of soil and gravel will require suitable material to be brought from elsewhere, usually at additional costs. Of course the material that’s used to fill and level the area under the building footprint must be suitable, and it must be compacted to the required engineer’s specifications. Clay, silt, topsoil, and material with vegetation or rubble, as well as material that’s inconsistent or which has large boulders, is generally unsuitable for fill under buildings. Excavated slopes and filled areas mustn’t be too steep so that they’ll collapse. These slopes usually require protection with vegetation or other methods so the ground isn’t eroded away.
​
Before starting to level under the building footprint the area should be cleared of all topsoil, vegetation and unsuitable material.

It’s important to note that material that’s excavated from the undisturbed ground usually compacts to only about 80% of the original volume (this varies according to the type of ground and the desired amount of compaction). This means, that assuming the material excavated is all suitable for fill, then for every eight cubic metres (eight cubic yards) of fill required to level the platform for the house we have to excavate about ten cubic metres (ten cubic yards) from elsewhere. This is also a problem when trenches are excavated for pipes and cables. Often when the trenches are backfilled you may find there’s a shortage of material – nobody has stolen the material, it’s just been compacted down into a smaller volume and you’ll have to find additional material to make up the difference. 
​
If additional fill material has to be brought from elsewhere (off the property) there’s an additional cost for the transport and often the material has to be purchased. It should be noted that a cubic metre (yard) of loose ground and gravel on a truck usually compacts down to around 65% (again this depends on the type of soil as well as the desired compaction). So for every six and a half cubic metres (six and half cubic yards) of fill required you usually have to purchase about ten cubic metres (ten cubic yards) of loose fill. (Always ask for expert advice, or test a few truck loads because with some gravel and earth you may be fortunate and the loose material compacts down to only 75 or even 80%.) When purchasing gravel and earth always check that you’re purchasing cubic metres (yards) not tons. If you’re paying for tons ask the supplier what that equates to per cubic metre or yard.

Unsuitable ground and material that’s in excess of requirements usually has to be carted from your property at an additional cost.

It should be noted that during the construction process earth fill material is usually required to backfill around foundations and under floor slabs. Therefore retain sufficient suitable material created while levelling for the house for later use during construction.

To limit the amount of material required to be bought for filling to level areas and in trenches, it’s important that all material excavated on the property, whether to install utilities or for foundations, is sorted, keeping good backfill material separate from unsuitable material. Unfortunately, often this isn’t monitored properly and the good material gets contaminated and becomes unsuitable for use.
​
An engineer can advise on the compaction required under structures and the type and suitability of gravel and soil on the property.

Generally, where possible, it pays to design the house and set the house's floor levels such that the material excavated will all be used for filling, with minimal material to be carted off the property, or additional fill to be brought on.

If additional material is required, or you have surplus material, it pays to scout the area and nearby suburbs. Often there’re other construction projects nearby that have surplus material that they need to get rid of, or they may require additional fill material. Of course always check the quality of the material, since nobody wants a load of rubbish material that can’t be used and which then has to be removed at additional cost.

It should be noted that it’s illegal to dig holes on vacant properties or deposit excess material on them without the owner’s permission. But, sometimes even with the owner’s permission there may be permits to be gotten, such as environmental.

Where there’s some material that’s not very suitable, it may be a possibility to use this ground for filling lower down in trenches and under the house, and keep the better material for the uppermost layers – but obviously this is dependent on the engineer’s advice. 

On bigger properties, if there’s an excess of material it may be possible to incorporate some of this into the landscaping, creating low mounds.
​
Of course below ground swimming pools and basements create additional ground which can either be used to level the property or it has to be carted away.

​​​This is an extract from the author's book 'An Introduction to Building and Renovating Houses: Volume 1 Hiring Contractors, Managing Construction and Finishing Your Home'.
​© 2020 This article is not to be reproduced for commercial purposes without written permission from the author.

​Paul Netscher has written 2 easy to read books 'An Introduction to Building and Renovating Houses - Volumes 1 and 2'. An Introduction to Building and Renovating Houses Volume 1 deals with Hiring Contractors, Managing Construction and Finishing Your Home.  and Designing your ideal home Volume 2 deals with Finding Your Ideal Property and Designing Your Dream Home. 
​("Great for those that DIY. Very helpful in home renovations!" said a Reader on Amazon.com 5*****)
These books are available from Amazon and other online bookstores in paper and ebook.