​Many people only consider the actual costs of house construction, which we discussed in the article How much will your new house cost to build. But once the house is finished there are other costs to consider. These costs could make your new dream home unaffordable. It’s important to consider the ongoing costs of the house after the construction work is complete. Making the right decisions when designing your new home could reduce some of these costs.

​The running or ongoing costs of your new house could include:

• Loan repayments for money borrowed to fund the design and construction of your new home.
• Utility payments for electricity, gas and water. Larger houses inevitably use more power, gas and water. However, with better design it’s also possible to substantially reduce water, gas and electricity consumption. Incorporating solar or wind power generation may even mean that excess electricity can be sold back to the utility provider.
• Insurance, which usually depends on the value of the house – the more expensive the house the higher the premiums. Insurance premiums also depend on the location, with premiums being higher where risks are perceived to be higher, such as houses located in areas prone to flooding, or in areas where crime levels are high. However, incorporating security measures into your new home, such as, alarms, window locks and security screens, could also help reduce insurance premiums. Lock up garages could reduce insurance premiums for vehicles.
• Rates and taxes are often calculated according to the value of the new house, and they’re dependent on the size and the location of the property.
• Maintenance and repairs. All buildings require some maintenance. Houses that require regular painting can be a nuisance as well as costly. Areas close to the coast require more maintenance. Selecting higher grade products, materials and equipment can lessen the amount of maintenance and increase the life of items. It’s important to select equipment that can easily be serviced, that has good warranties and which has parts readily available.
• Upkeep of gardens. Many enjoy sitting out in a nice garden. Gardens are a place for kids to play, a place for pets and even a place to entertain family and friends. Some even enjoy gardening. But for many looking after a garden is a chore, or they don’t have time. Garden services are often expensive. However, gardens can be planned to limit the amount of maintenance, and even the amount of water required.
• Security costs, which could include alarm monitoring, or more, depending on the perceived security risks.
• Estate management fees. Some residential estates have management fees to pay for the estate security and for insuring and maintaining the common assets, such as, fences, roads, sidewalks and pools.
• Pool running costs, which include, power to operate the filtration system, water to top the pool up because of evaporation or excessive splashing, chemicals and pool cleaning and maintenance.

• Other costs which are related to the location, which could include, travel costs to work (properties located closer to places of work have lower travel costs) and the costs to get children to school. Travel costs could include toll fees, fuel, bus fares, etc.

It's important to consider the ongoing and running costs of your new house in conjunction with the costs to build or renovate your house. Sometimes spending a bit more during construction, perhaps selecting materials that don't require maintenance, or more hard wearing and durable finishes, could save money later. Fitting security features will reduce your insurance premiums. Installing solar panels and water recycling systems will reduce utility bills. Installing energy saving devises, passive heating and cooling systems, and even orientating the house correctly will reduce your energy and heating bills.
But, sometimes the rates, insurance premiums and estate costs (levees) may just be too expensive. In  this case you may have to consider building elsewhere where the rates are lower, or it may be necessary to build a smaller house, which is cheaper to build so the monthly loan repayments are less. A cheaper house also usually means lower rates and cheaper insurance premiums.
​Don't wait until you are living in your dream home to find that it's not affordable. Rather work out all the ongoing and running costs at the outset of your project, when you can still do something to reduce the bills.
For more valuable tips and advice read: Build and Renovate Your Home With Your Eyes Wide Open.

Over the last 2 weeks we considered a number of factors that you should consider when designing and renovating bathrooms. (Read Part 1 of Bathroom Design Essentials and Part 2 of Bathroom Design Essentials for more.)

I hope that you've found the last 3 articles informative. It is important to carefully plan bathroom layouts. Look at alternatives. Visit bathroom accessory showrooms to view different baths, toilets and taps. Consider alternative tiles and how they'll fit with the fittings and fixtures you choose. Consider alternative light fittings. Don't just go for the cheapest. Of course it's also usually not necessary to select the most expensive finishes. Consider the needs of you and your family, what's practical, your budget, and what future buyers will like.
Many bathroom accessory suppliers have facilities to convert your bathroom plans into 3 dimensional colour drawings so you can better visualise what your new bathroom will look like. Some architects and builders even offer virtual reality where it's possible to view your bathroom as if you were walking through the completed bathroom.
Of course it's also important to use reputable contractors, especially for waterproofing, plumbing and tiling (note in future articles I'll discuss what to consider when choosing contractors and later good and bad floor and wall tile layouts). You wouldn't want your dream bathroom ruined by faulty workmanship.
Good luck with your bathroom design and construction.
For more valuable tips and advice read: Build and Renovate Your Home With Your Eyes Wide Open.

​This is an extract from: 'Build and Renovate Your Home With Your Eyes Wide Open' by Paul Netscher. Available in paper or eBook from Amazon.com, Amazon UK, Amazon CA, Amazon AU and all online bookstores. To read more

​© 2018 This article is not to be reproduced for commercial purposes without written permission from the author.

Last week in Part 1 of Bathroom Design Essentials we considered a number of items that you should consider when designing a new bathroom. Whether you are intending to renovate your existing bathroom or building a new bathroom it's essential to get the bathroom layout right and choose the right fittings for you and your family. Changing bathrooms later will be expensive.
In this article I discuss additional items you should consider.

​

• Including a double vanity, or a ‘his and her’ basin adds convenience, reduces arguments over toiletry locations and mess and gives an added wow or luxurious factor. Of course you need a slightly bigger bathroom to fit the additional wash basin.
• The standard height for the top of a basin is about 850 to 900 millimetres (33 to 36 inches). Some basins (depending on what you choose) sit on top of the vanity (counter) which means that the top of the vanity should be lower to accommodate the raised basin bowl. Other basins only have their lips above the counter, while others fit to the underside of the counter (but in both these cases the bulk of the basin sits below the vanity top so the top of the vanity can be at the 850 to 900 millimetre height). Of course taller people may prefer basins set slightly higher.
• Counter tops around wash basins should be robust enough to withstand water splashes and spillage, and they can add a luxury feel to the bathroom if they’re of stone or natural materials.
• There should be adequate space in front of the toilet and to the sides to allow easy access. Also, consider where the toilet paper holder (dispenser) will go where it won’t get wet from the shower or washbasin.
• Bathtubs that are too short are useless and irritating – who wants to bath with their knees bent nearly around their ears? Try out the bathtub in showrooms by getting into it. Ensure that your bathroom is big enough to fit the bath that’s the right length.
• Avoid bath showers, they can be dangerous. Sure it’s useful to have a hand held shower by the bath for washing hair while you are bathing, but not for actual showering.
• A built in seat in the shower can be a useful feature for people to use when they are shaving, or for someone who’s infirm – of course this isn’t suitable for small showers.
• Avoid shower curtains. They look cheap and are irritating, sticking to you when you shower. Glass (Perspex) walls and doors on a shower are more expensive, but they’ll add immensely to the look of the shower. Ensure the fittings are sturdy. Choosing a cheap sliding door in a spindly frame could result in the door becoming jammed or coming off its tracks.
• Storage space is essential in any bathroom and can take the form of:
  • Under basin storage. Which serves a dual purpose of hiding water and waste water pipes. Remember though that the underside of the basin and the plumbing pipes will reduce the amount of storage available.
  • Mirror cabinets above the basin. These could be recessed into the wall to increase space or to reduce the amount they protrude beyond the wall. In fact if they’re recessed they might not have to protrude from the wall.
  • Shelving above basins for toiletries.
  • Other cupboards if space is available.
  • Shelves in showers and above baths to store soaps and shampoo.
• Dirty clothes are often stored in the bathroom before being washed. Place could be allowed for a laundry basket or bin. For houses with a second or third storey, incorporating a laundry chute into the layout so that dirty washing can go straight to the laundry below is a neat feature. Obviously this chute needs to be positioned vertically above the area below where the dirty washing will be stored, which is usually in the laundry.
• There’re a wide range of bathroom fittings and fixtures which can vary hugely in price. Choose tap handles which are easy for old people to operate, even when your hand is covered in soap. Having a combination shower with a fixed shower head which also has a flexible hose attachment is useful. Bath and basin tap spouts must be practical and long enough so that water goes into the bath and basin without splashing out.
• Position of taps in showers and baths. The shower controls should be accessible from both inside and outside the shower and should be able to be operated without you becoming wet. Bath controls should be easily accessible to a person seated in the bathtub without having to turn around and the controls must be easily reached from the outside of the bath.
• Pipe entry and exit points are dictated by the type of bathroom fittings and tap-ware selected and also by what’s structurally possible. Waste pipes from baths, showers and toilets have to flow down and out the building. Generally they have to be installed in the floor, or below the floor, unless they can run down inside an enclosed duct or wall. To accommodate waste pipes there should be adequate space in the ceiling voids in the floor below upper level bathrooms, otherwise baths, basins and toilets have to be positioned on the outside walls, or internal walls must have ducts (cavities) for the pipes, or the shower floors and bathtubs have to be raised above the floor to create space for waste pipes (which isn’t ideal).
• Look out for Part 3 for more practical tips for designing your new bathroom.

​For more valuable tips and advice read: Build and Renovate Your Home With Your Eyes Wide Open.

​​This is an extract from: 'Build and Renovate Your Home With Your Eyes Wide Open' by Paul Netscher. Available in paper or eBook from Amazon.com, Amazon UK, Amazon CA, Amazon AU and all online bookstores. To read more

​© 2018 This article is not to be reproduced for commercial purposes without written permission from the author.

Bathrooms are expensive to build, and costly to change should you decide to modify them later. It's therefore essential to get the design of your bathroom right before construction starts. A good bathroom can be a valuable addition to your home. Unfortunately, frequently bathrooms are poorly designed, they don’t take account of your family’s needs (or future needs) and they're squeezed into the available space.

Designing a good bathroom is a balance between your available budget, your needs, functionality, what's practically possible (which is often dictated by the location of existing wastewater pipes or the connections to the town sewer system), the available space, and your wish list for the ultimate bathroom. But, even the most expensive bathroom, including all your wish-list items could end up being impractical and a bathroom that you end up hating, if it's not planned properly. By the same token, a well thought out and planned bathroom, that's practical and functional, which doesn't break your budget, can add value to your home and be a bathroom that you and your family enjoy using everyday. 

In designing a bathroom it’s important to consider what should be included, the location and size of windows and the location of doors. Bathroom suppliers can often create 3-D drawings for you which help you better understand what your finished bathroom will look like.

The design of your bathroom should consider the following:

• Ventilation in the bathroom is essential to get rid of odours and to prevent moisture build-up. Bathrooms that are always wet and steamy will result in mould growing on walls and floors, which is unsightly and unhealthy and difficult to clean. In addition, towels won’t dry easily and items in the bathroom cupboards could be spoiled by the continuous moisture. Ventilation could include (preferably both options):
  • Windows that open. Opening windows should take privacy into account.
  • Extractor fans which could be connected to the light switch so they come on automatically when the light is turned on, or fans which have a separate control switch. The extractor fan could be installed in the ceiling where it should be connected by a duct to the outside of the roof. Fans that just blow the air into the roof space will result in moist air accumulating in the roof space, which could cause mould and rot to develop in the roof. Alternatively fans can be in the external walls, or even placed within the glass of the window. Fans should be easily cleanable as they frequently accumulate debris which is unsightly and a fire risk.
• Heating is useful for cold climates. Nobody wants to step out of a nice hot shower or bath into an icy cold bathroom to get dressed. The type of heating may be restricted by local building regulations but it could include:
  • Underfloor heating.
  • Radiators.
  • Heaters. (They would be mounted on walls away from splashes. These should be specifically approved for use in bathrooms.)
  • Heating lights. (These are separate to the normal lights which you would install in the bathroom - after all, you probably won't want the heating lights on in summer.)
  • Heated towel rails. (These don't necessarily heat the room but they do help dry towels.)

It’s important to check that the items installed are suitable for wet areas.

• Good lighting is vital in a bathroom. Lights should be both functional, bright (without appearing like a hospital operating room) decorative, and of course lights must be fit to be installed in wet areas. Lighting should include:
  • General lighting which doesn’t leave dark corners, particularly in showers.
  • Lights over mirrors and wash basins. Poor lighting makes it frustrating to shave and apply makeup.

Individual controls can be used for different lights.

• Functionality and space. There must be sufficient space to step out of baths and showers to dry oneself. Doors must be able to be opened without being restricted by toilets, bathtubs and cabinets, while also leaving space for the person opening the door. (More than one home owner has found that the door in their newly completed bathroom couldn't open fully because it bashed against a toilet or washbasin.) Preferably there should be sufficient space so that one person can use the basin and still allowing another person to pass.
• Privacy. Privacy includes what can be seen and heard from outside the house as well as what can be seen by people in the house walking past the open door. Including a separate toilet cubicle in the bathroom is often a good idea, but it does require more space. However, it allows two people to use the bathroom simultaneously, without getting in each other’s way.
• Don’t make the toilet the first thing you see when you open the door.
• The size of the bathroom depends on what you want in the bathroom. Do you want a shower and a bathtub? Do you want a double basin? Do you want to separate the toilet from the rest of the bathroom? The temptation is often to reduce the area of the shower, but knocking against the shower sides and soap dispenses while you’re showering is irritating, even painful. Try and keep showers at least 800 mm by 800 mm square (31 by 31 inches) (preferably larger – 1000 to 1200 millimetres by 1000 millimetres (39 to 47 inches)) although if space is limited you can consider splaying or rounding one of the corners. 
• Look out for Part 2 for more practical tips for designing your new bathroom.

​For more valuable tips and advice read: Build and Renovate Your Home With Your Eyes Wide Open.

​​This is an extract from: 'Build and Renovate Your Home With Your Eyes Wide Open' by Paul Netscher. Available in paper or eBook from Amazon.com, Amazon UK, Amazon CA, Amazon AU and all online bookstores. To read more

​© 2018 This article is not to be reproduced for commercial purposes without written permission from the author.

This story provides a valuable lesson why you shouldn't start work before all the planning permissions have been received. Indeed, a very, very expensive lesson!
Read: Owner who demolished famed San Francisco house must build replica

 In Designing Cooking Kitchens - part 1 I discussed some of the things to consider when designing your new kitchen. In this second part we consider more items:

• Good natural light, especially the morning easterly sun can make kitchens welcoming and cheerful. Think carefully about the size and position of windows. Windows take away cupboard or storage space, but you also don’t want dark gloomy corners in the kitchen. Regrettably we always need to put the lights on in our kitchen during the day because there's insufficient natural light. Even adding a skylight will help brighten a kitchen.
• Try and choose light bright colours for counters and cupboards, maybe adding in splashes of trim colours. Remember, not everyone wants green, bright red or dark blue cupboards. Repainting a wall is easy, but changing the colour of kitchen cupboards can be costly, which future buyers could factor into the price they’re willing to pay.
• The overall style of the kitchen should match the rest of the house. A cottage kitchen will look out of place in a modern house!
• When choosing fitted appliances, such as ovens, cook-tops and cooking extractors, ensure you choose ones that are reliable and can be serviced and repaired. Preferably appliances that are a standard size. When appliances have to be replaced because they’re broken it will be very expensive if you have to call in a cabinetry contractor to redo cupboards and counters because the new appliance doesn’t fit.
• Having appliances such as fridges and dishwashers fitted, with matching finishes to the kitchen cupboards, seems a good idea and it can look sleek, but consider what happens when the appliance has to be replaced, or even repaired. New owners may in fact not like the fridge you’ve installed and they’ll incur additional costs to fit their fridge.
• You can purchase standard off the shelf kitchens, but then you should carefully plan the layout and size of your kitchen so that these standard units can easily fit without wasted space and without modifications. These calculations should allow for the completed thickness of walls, including plaster and render.
• Allow place for refuse bins – usually more than one bin, to allow for general waste plus recyclables. This area and the bins must be easily cleanable, so be vigilant when building bins permanently into cabinetry.
• Carefully consider the handles and latches on cupboards. Nice handles can add to the style of the kitchen with little extra cost. Check that they aren’t going to catch you, or hook onto your clothes as you walk past. They must be easily grabbed to open, so that even with wet or greasy fingers you can open them.
• Decide where kettles could be positioned, since these give off steam which could damage cupboards.
• Is installing a double oven and double cook-top essential? It may be trendy, but it’s expensive and uses space which might be more useful for storage.
• Ensure that the kitchen complies with the safety regulations. So for instance, electrical switches and sockets must be located a specified distance from water sources and sinks so they won’t get wet. Kitchen exhaust fans should discharge outside and be easily cleanable to prevent grease build-up. Cook-tops shouldn’t be near curtains that could catch fire, or by open windows where a breeze could blow out a gas flame.
• Sinks and counter tops should be the correct height. Counters that are too low result in excessive bending which is tiring on your back. Low counter tops may also restrict the height of dishwashers and other appliances fitted under the counter. But counters and sinks that are too high can also be difficult to work with. We’re all different heights, so what suits one person might not be suitable for others. If you’re short you’ll want the counter lower, while taller people want counter tops higher. The usual height is about 900 millimetres (35 inches) but heights could range from 850 to 1050 millimetres (34 to 41 inches). Check that your dishwasher will fit under the counter and remember that this dimension is usually to the top of the counter from the finished floor level (be careful to make this clear). The space under the counter is then reduced by the thickness of the actual counter and any supports for the counter. (Note: sometimes kitchen cupboards are placed on the concrete floor slab and then tiles are laid on the concrete around the outside of the cupboards. The thickness of the tiles and glue then reduces the usable height under the counter.)
• Ensure that there’re water and waste water connections provided close to where appliances, such as dishwashers, will be installed. Waste pipe outlets for dishwashers usually have to be at a set height and location. Check that electrical sockets are conveniently positioned for fridges and dishwashers where they can be easily accessed.
• Don’t get carried away with fancy gadgets and appliances that you’ll almost never use, but which will take up space and cost money. Always be practical and know what works for you, and of course what works for your partner.
• Always leave sufficient space around in-built appliances so that air can circulate around them to prevent overheating, and so that they can be manoeuvred out when there’s a problem.
• Consider installing a water filter system for drinking water.
• Find a convenient location for a small fire extinguisher.
• Employing a kitchen designer can help avoid expensive mistakes.

Conclusion 
Plan your kitchen carefully so that it adds value to your house, while being a safe and functional work area. For many the kitchen is the heart of their home, so spending a little more time over the design and a little extra money to achieve the desired result could be time and money well spent. Look for new ideas that will suit your lifestyle and incorporate features that are important to you.

What do you think are important considerations when planning and designing your new kitchen?

Next week I look at Bathroom Essentials - What You Should Consider When Designing Your Ultimate Bathroom

A great cook’s kitchen can often sell a house. But not everyone needs a chef’s kitchen.

In fact, these days many families dine out, or order in. So I’ve seen houses with small kitchens, but this can limit future buyers, perhaps excluding some.

Kitchens are expensive, and changing the layout and fixtures later will be costly so carefully consider the design layout. Ensure you get it right. Kitchen suppliers can create 3-D graphical designs of your kitchen which will help you visualise the finished kitchen, ensuring that the layout suits you and your lifestyle and that everything fits together.

A good kitchen is one that’s functional while also being aesthetically pleasing. It should be practical, easy to clean with a great use of space. It’s a place to cook, often a place to eat, and of course it can be a place to impress friends.

Considerations for kitchens include:

• That there’s sufficient space for appliances, which include fridges, freezes and dishwashers. Consider what size fridge and freezer a family will require, not necessarily only what you want.
• That there’s adequate counter space for working on.
• There’s enough (rather an excess) of electrical outlet points, so appliances can be connected. These should be placed where they’ll be required and above counter tops.
• There’s sufficient cupboard or storage space for crockery, pots and pans, utensils and groceries. Considerations include:
  • You could have a walk-in pantry for groceries.
  • Allow a mix of drawers and cupboards of various heights and sizes.
  • Place for brooms and vacuum cleaners.
  • Cupboards placed above counters are great, but ensure that they aren’t too low, and that they step back slightly from the counter top below so that you don’t accidentally hit your head on them while trying to work on the counter below.
  • Cupboard doors help keep dust off items and are useful to hide untidy spaces.
  • Taking cupboards to the ceiling creates extra storage, but cupboards above head height are only useful for items that are seldom used and not for general items which are used every week. You don’t want to be using a ladder every time you need your everyday things.
• That there’s adequate space to move around and between counters, even if the oven or a drawer is open.
• The areas most used are the sink, stove and fridge, so these three items should be within easy reach of each other, but not right on top of each other, and they should, where possible form a triangle with them all being within two to three metres (six feet to nine feet) of each other.
• That wash-up sinks are big enough for large pots and plates. Personally I find small sinks irritating where you can hardly wash anything. Double sinks for washing and rinsing are useful.
• There should be sufficient space for stacking dirty and drying items on either side of the sink – sure you may have a dishwasher, but guaranteed you’ll always wash something in the sink.
• Areas around the sink will get wet, so make certain that the counters can withstand the wet and always silicone seal between the sink and the counter so that water doesn’t leak down into the cupboards below. Installing tiled or glass splash-backs behind sinks placed against walls is good practice, since they’re decorative, protect the wall from moisture and are easily cleaned.
• Kitchens can be messy areas, so consider what you might want to screen off from visitors. Open plan living areas and kitchens are great for family interaction and communication, but you might not want visitors to see your piled up dirty dishes. Screening can be achieved by raising the front of counters above the sink height, or placing some items around the corner, out of the immediate line of sight.
• Do you want to include an eating area in the kitchen, in the form of a counter, or even a table and chairs?
• Lighting is important, especially over work counters. Carefully consider the placement and type of lights. Perhaps even have lights on different circuits so they don’t all need to be on at the same time if not required.
• Counter tops should be robust, not easily marked but easy to clean. Marble isn’t a good material for kitchen tops. The counter top can add immensely to the feel of the kitchen and often it’s worth spending a little more money for granite or stone tops.
• Areas around cook-tops will get splattered with fat and oil so they should be easily cleanable.
• Install an efficient extractor by the cook-top to suck away cooking odours, oils, greases and smoke.
• Don’t have cupboards right next to the cook-top where they may be damaged by heat.
• Floor finishes should be hard wearing, nonslip and easily cleanable.
• Continued in Part 2

​For more valuable tips and advice read: Build and Renovate Your Home With Your Eyes Wide Open.

​​This is an extract from: 'Build and Renovate Your Home With Your Eyes Wide Open' by Paul Netscher. Available in paper or eBook from Amazon.com, Amazon UK, Amazon CA, Amazon AU and all online bookstores. To read more

​© 2018 This article is not to be reproduced for commercial purposes without written permission from the author.

How much will your new house cost and can you afford it?
This is often as far as many new home build projects get! You must estimate an accurate cost for constructing the house (taking account of all the costs, see: Have you allowed all the costs of your home build part 1 and Have you allowed all the costs of your new home build part 2), then calculate the cash flow of these costs (when bills have to be paid – I'll discuss this in a future article in more detail), and then balancing this against the money that’s available now, as well as the income that you will earn while the project is in progress, or which will come from the sale of assets, or from bank loans. It’s advisable to add a contingency to these costs, as well as erring on the side of caution when calculating the income you expect to earn.
There are a number of ways of obtaining a cost estimate:

• Knowing the cost of a similar house it’s possible to adjust this price, taking into account the different location, differences between the houses (including size), and the price increases which have occurred since that house was completed.
• Using the estimated square metres of your house it’s possible to get rough square metre construction prices from contractors. It’s important to note that the finishes you want could significantly impact this estimate. (See previous articles: What influences house building costs part 1 and What influences house building costs part 2.)
• Approaching professional quantity surveyors, or estimators, to provide a budget estimate, using information from houses you like.
• A preliminary design, or sketches, could be prepared for your proposed new house and contractors asked to provide indicative prices for the house.

The more detailed your design and information, the more accurate your price will be.
If there appears to be sufficient finances to cover the cost of the project consideration can be given to proceeding further. If the project is too expensive there may be other alternatives such as:

• Reducing the size of the project.
• Building the project in a number of phases to suit the available finance.
• Looking at ways to reduce the construction costs. (See previous articles on what influences building costs.)
• Using cheaper materials or finishes.
• Seeking ways to obtain additional finance, such as obtaining bank loans or selling other assets.
• Considering ways of reducing everyday living expenses so more money is available for construction.
• Deferring the project until there’s sufficient money available.

Estimating costs and income might go through a number of iterations, which start off with very simple estimates. If these appears to validate the project a more detailed exercise can be performed. This exercise should be repeated through the life of the project, in particular, when the detailed design is completed, and before the contractor is appointed. It should also be redone every time there’s a major change to the project, or when conditions or income change. At any stage it could be found that the house is no longer affordable and ways to reduce costs or increase income need to be found. Continuously keeping track of income and costs will allow you to make timely adjustments to ensure the project can be completed without running short of cash.

​For more valuable tips and advice read: Build and Renovate Your Home With Your Eyes Wide Open.

​​This is an extract from: 'Build and Renovate Your Home With Your Eyes Wide Open' by Paul Netscher. Available in paper or eBook from Amazon.com, Amazon UK,Amazon CA, Amazon AU and all online bookstores. To read more

​© 2018 This article is not to be reproduced for commercial purposes without written permission from the author.

Generally when planning a house you’re faced with a number of conflicting forces which are, what you desire or want, what you actually need, what you can afford, what can be done or is allowed, and of course with a new family home you also have the opinions and needs of your partner and even the children. Seldom do these align perfectly, so most houses end up compromising on some of these items. For example, your family may be expecting another child and need to add another bedroom. At the same time you might want another bathroom, to renovate the kitchen and build another garage. However, you may only have sufficient money to build the extra bathroom and bedroom, but, possibly you won’t have sufficient space on the property for the additions. Somewhere there’ll need to be compromise.

Unfortunately, sometimes this compromise can lead to a bad house, where the compromise results in one force dominating the others – for instance, affordability drowns out everything else, so you end with a house that’s of poor quality and doesn’t satisfy any of your other needs or desires.

Of course, there are usually other factors that come into play which also affect the final outcome. If the property is an investment property, to be sold or rented, then it’s important to consider what buyers and renters want as well as the available existing stock. If you’re planning to execute most of the construction work yourself then the amount of time you have available should influence the size and complexity of the project. The available materials, access routes to the property, as well as the site topography and existing vegetation will all influence decisions. In this chapter and the following chapters we’ll look at many of the considerations that can impact the final result of your new house.

It’s important to take a pragmatic approach to planning projects. Projects that are poorly considered and ill-conceived can be expensive disappointments. It often leads to a house that you no longer want to live in and can’t find a buyer for. In fact some poorly managed projects that are started with great excitement can have far wider repercussions, even resulting in bankruptcy and family break-ups.

What you think you want in the beginning should never be cast in stone. There may be reasons why the original envisaged project isn’t feasible, or not the best solution. By necessity projects should adapt and evolve as more information is considered. Indeed, it may even be wise to cancel the project should it become too expensive, or difficult. Even if you’ve spent money already, never be scared to cancel a project, or to move it elsewhere, when it becomes apparent that it’s not right. It’s far better to lose a small amount of money than end with a house that you’re not happy with, or one that’s going to cause you financial stress. Certainly, if you do all the preparatory homework and investigations as suggested in this book you will, if necessary, end the project before you’ve incurred too many costs.

But changes made to the project by you, your designers or contractor, could indeed result in a project that’s better, cheaper to construct, less expensive to maintain, or one which has more amenities for minor additional costs which are still within budget.
​
Although our first thoughts and project concept shouldn’t be cast in stone, and it may be necessary to deviate from these in the course of the project execution, it’s important to always refer back to those first concepts and ideas. Regrettably, as projects evolve, in the excitement of new ideas, it’s easy to forget what you wanted and needed in the first place, then you end with a house which doesn’t actually satisfy what you were originally after. So, as changes occur to the project, always understand why those changes happened. Did the changes improve the project, were they ‘nice to haves’, maybe spur of the moment whimsies, or were they unavoidable? If the changes are unavoidable and they result in a project that isn’t suitable for your needs, then you may have to make the hard decision to cancel the project, or develop alternative strategies and solutions. 

​For more valuable tips and advice read: Build and Renovate Your Home With Your Eyes Wide Open.

​​This is an extract from: 'Build and Renovate Your Home With Your Eyes Wide Open' by Paul Netscher. Available in paper or eBook from Amazon.com, Amazon UK,Amazon CA, Amazon AU and all online bookstores. To read more

​© 2018 This article is not to be reproduced for commercial purposes without written permission from the author.

We usually require some expert help to design our new house or large renovation. Architects can fulfil many functions, but importantly they can interpret your requirements and vision into construction plans and drawings. These plans and drawings are usually a requirement for construction permits. The drawings indicate how the house should be constructed.



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What you should consider when choosing a designer

You should consider the following when selecting a designer:

• Does the work that they’ve done in the past look similar to the design you have in mind? Some architects are very good at cutting edge designs but may be less familiar or willing to consider more traditional houses. Some designers are good at incorporating green principles.
• Talk to the designer. Do you think you can work with them?
• Confirm that they’re familiar with the local rules and planning requirements.
• Ask for references, then ask their references the following:
  • Was the designer willing to listen to them and incorporate their ideas?
  • Did the design meet or exceed their expectations?
  • Did the designer come up with innovative and new ideas?
  • Did the designer push certain products or building methods? Why was that?
  • Did the final price differ substantially from the original price? If it did why?
  • How willing was the designer to make changes to their design?
  • Did the contractor find mistakes on the construction drawings?
  • What other services did the designer provide?
• Check if the designer has professional indemnity insurance. 
• Ask the designer what technology they’ll use to produce their design. Will there be a 3D model? Will you be able to view the house in Virtual Reality? These products help you understand what the finished house will look like.
• Decide what services you want the designer to undertake, such as checking quality during construction, or even acting as the project manager.
• Check that the designer is willing to visit the site before starting design work.
• Ask how long it will take to complete the design.
• Check if the designer will obtain all permits and approvals from the authorities.
• Obtain a price from the designer. Check:
  • Does the price include for a full set of construction drawings, including all details? How many copies of drawings will you get. You probably want at least three sets, possibly more if you’re intending to get a number of contractors to price the project.
  • Does the price include for all design work, including architectural, structural, electrical, plumbing and air-conditioning? If not will they coordinate all the designers’ work to ensure there aren’t clashes and that the designs accommodate the requirements of all the designers?
  • How many sketch plans and changes are included while you develop the final design?
  • Will they be available to answer questions from the contractor at no extra cost?
  • Will they help with the selection of the final finishes, including providing samples and advice on colour choices?
  • Will they carry out inspections during construction to check quality?
• Ensure that the designer is appointed using a contract that clearly sets-out the services they’ll supply, the price for these services and a schedule of extra charges.

Conclusion
It's important to select a designer that's right for you, one that you can work with, one that understands what you are looking for, someone that understands the local codes and conditions, and one that won't break your budget. Importantly you need to understand what you are paying for - you don't want to pay additional and unexpected costs which you haven't allowed for. You don't want unpleasant extra costs for items you thought were included.

Not every designer will be able to interpret the home of your dreams. Selecting the wrong designer could be expensive and result in your home not meeting your expectations.

For more valuable tips and advice read: Build and Renovate Your Home With Your Eyes Wide Open.

​This is an extract from: 'Build and Renovate Your Home With Your Eyes Wide Open' by Paul Netscher. Available in paper or eBook from Amazon.com, Amazon UK,Amazon CA, Amazon AU and all online bookstores. To read more

​© 2018 This article is not to be reproduced for commercial purposes without written permission from the author.