Build Your Own
Owner Building Companion
Build Your Own – Owner Building Companion is published by
Practical Owner & Builder Pty Ltd
PO Box 2294 Carrum Downs VIC 3201
First published 2008
Design by Matthew Ling 2008
This book is copyright. All rights reserved. No part of this work covered by copyright may be
reproduced or copied in any form, or by any means (graphic, electronic or mechanical, including
photography, recording, taping or information retrieval systems) without the written permission of
Practical Owner & Builder Pty Ltd ABN 16 088 278 157
Welcome to Build Your Own – The Owner Building Companion
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Introduction
The building and construction industry is in a very unique position at the moment. On one hand the
demand for new constructions has never been higher while on the other the option of moving into one
seems to be getting harder and harder.
The word “affordability” is on every ones’ lips at a time when the underlying demand for residential housing
has never been higher.
People are lining up looking for somewhere to live. They are families moving for employment, migrants,
newly weds, retirees, singles and the disabled. Someone, somewhere, some how is going to be building
residential housing to accommodate them.
Home builders are always looking for ways to minimize the cost of their new home. The decisions to be
made include - Where to live? What to build? and who will build it? As the cost of housing increases so
does the need to ensure the design and construction delivers maximum returns to the owner in terms of
value and lifestyle.
Owner building a new home or extension can be the most cost effective way to achieve that goal, provided
the right process is followed. Most people considering taking on the project themselves are not in the
business of building, but do have qualifications in other fields. Building is an accumulation of different skills
and can be defined as organizing and scheduling the project. Most people use those skills every day in their
own area of expertise.
As with any new venture research and planning are the keys. Looking for expert help in the right places and
tapping into the experience of others will prove invaluable, as will buying materials at the right price and accessing qualified contractors.
Australian Owner Builders have been doing just that since 1987 and as you work through Build Your Own
you will tap into 20 years of accumulated experience with other owner builders. The tips and solid advice
will put your project in good stead as does the access to buying groups and trade networks.
We hope Build Your Own starts you on the truly satisfying path of controlling your own project and delivers
all of the cost and lifestyle advantages owner building can deliver.
We wish you all the best with your dream.
Australian Owner Builders
Introduction
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Contents
Section 1
Section 2
Introduction to Owner Building
Planning for Owner Building
Who is the builder?
Who can be a builder?
Options for building
Reasons for owner building
Government authorities
Setting the budget
Finance
Design
Estimating and quantity takeoffs
Planning and building permits
Essential insurances
Owner Builder Principles
Understanding the Building Process
Who’s who in the owner building crew
Councils
Building surveyor
Soil and site reports
Contracts
Selecting trades
Inspections and certificates
Disputes
Making informed decisions
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Contents
Good Job vs Cheap Job
Saving Money
Budget
Business Plans
Finance
Contractors
Quotes & Variations
Contracts
Mistakes
Avoiding on-site conflict
Time Plan
Money Plan
Planning
Councils
Copyright
Good Design
Construction & Public Liability
Renovation Cover
Warranty /Indemnity
Section 3
Section 4
Getting Started
Site Preparation, Management
& Construction
Building Permits
Applying for the building permit
Building permit Checklist
Appointing the building surveyor
Essential Insurances
Contract Works & Legal Liability
Renovators insurance
Work Cover
Volunteer workers
Safety
Be Aware
Avoiding Injury
Duty of Care
Taxation
Temporary Power
Temporary Cross-over (or ‘crossing’)
Temporary Barriers or Fencing
Temporary Toilet
Site Shed
Water Connection
Reference Manual
Finding Contractors / Tradespeople
Preliminaries stage checklist
Site management
Cleaning
Re-cycling
Security
Site Cut
Land
Tips
Written Agreements
Set-out
House
Drainage
Driveway & Access
Termite Treatment
Regulation
Physical Barriers
Chemical Barriers
Site Works Stage Checklist
Contents
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Contents
Footings and Foundations
Framing
Definitions
Contracting
Drawings
Specification
Engineer’s Computations
Your instructions
Signing the Contract
Items Which You Supply
Windows
What to Expect
Excavation
Inspection No.1
Sub-floor Plumbing
Sand, Boxing and Mesh
Electrical Mains
Inspection No.2
The Concrete Pour
Curing
What to Watch For
Foundations Checklist
Who will do the work?
Doing the carpentry yourself
Before you buy any timber
Before you start
Tools you will need
Contracting the work
Windows and External Door Frames
What to expect
What to look for
Frame Stage Inspections
Frame stage checklist
Timber Floors
Definitions
Who Will Do the Work?
Familiarize Yourself
Before You Start
Contracting the Work
Sequence
Items Which You Supply
What to expect
What to watch for
Timber floor checklist.
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Contents
Roof Trusses
Differing Truss Systems
Approval of Truss Design
Contracting the work
Carpenter
Materials needed
Items which you supply
What to expect
What to look for
Stage is completed when
Final Frame Inspection – walls and roof
Roof truss checklist
Roofing
Wall Insulation
Tiles or Metal?
Contracting the work – Tile Roof
Contracting the work – Metal Roof
Items which you supply
What to expect – Tile Roof
What to expect – Metal Roof
What to watch for
Stage is completed when
Roofing checklist
Insulation
Contracting the work
Items which you supply
What to watch for
Stage is completed when
Insulation checklist
Windows
Alternatives
Bricks
What to expect
Contracting the work
Items which you supply
Check your supplies as follows
What to watch for
Brick-cleaner
Stage is completed when
Brick checklist
Reading the drawings correctly
Flashing
Contracting the work
Items which you supply
What to watch for
Stage is completed when
Windows checklist.
Plumbing
Rough-in (called ‘First Fix’ in some regions)
Contracting the work
Items which you supply
Security
What to watch for
Stage is completed
Plumbing checklist.
External Cladding
Lock-up & Eaves
Contracting the work
Items which you supply
What to watch for
Stage is completed when
Lock-up checklist
Contents
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Contents
Electrical Rough-in (or ‘First Fix’)
Contracting the work
Items which you supply
Security
Electrical safety
What to watch for
Stage is completed when
Electrical checklist
Plaster
Wall insulation
Contracting the work
Items which you supply
What to watch for
Wall & ceiling waves
Stage is completed when
Plaster checklist
Fixing (or ‘Second Fix’) and
Cabinets
Contracting the work
Cabinets
Carpenter
Items which you supply
Cabinet-maker
Carpenter
What to watch for
Cabinets
Carpenter
Stage is completed when
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Contents
Wall & Floor Tiles
Note for wet areas
Hint
Contracting the work
Items which you supply
What to watch for
Stage is completed
Plumber Fit Off (or ‘Second Fix’)
Items which you supply
What to watch for
Stage is completed when
Security hint
Electrical Fit Off (or ‘Second Fix’)
Items which you supply
What to watch for
Stage is completed when
Security hint
Painting
DIY
Contracting the work
Items which you supply
What to watch for
Stage is completed when
Ceiling Insulation
Installing insulation yourself
Contracting the work
Hint
Landscaping
Don’t create a termite haven.
Paving, Veranda, External Steps/Stairs,
Carport, Garage, Driveway
Decks and balconies
Selling the Property
Warranty and indemnity obligations
Section 5
Moving in & Certificates
of Occupancy
Section 6
Australian Owner Builders
Program
Owner building
Quality assurance
Buy like a builder
Project Supervisor
Glossary
Contents
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Australians still dream of owning their own home. It is part of our national
psychological make-up.
Our passion for building and renovating seems to be unlimited. For renovations
and extensions alone, the daily spend around the country is more than
$12 million. That equates to $500,000 an hour, more than $8330 a minute or
about $140 a second.
Never mind how much good these figures are doing for the national economy,
it shows just how much emphasis home owners put on their lifestyles.
The cost of selling and moving is motivating more home owners to extend,
renovate or look for ways of reducing the total cost of a new home.
More and more property owners are looking at controlling their own project.
As an owner builder you will have the opportunity to save money, create wealth
and achieve the finish you really want to suit your lifestyle.
The journey will be exiting, the results can be extremely satisfying and the cost
savings are exhilarating.
Home owners who would like to manage their own project but hesitate due to
a perceived lack of building experience need not despair. Help is available.
Owner builders wanting to build a new home or extension can tap into more
resources than previously available.
The purpose of Build Your Own – Owner Builder Companion is to show
prospective owner builders just how straightforward the process is. It outlines
stages including design, planning, permits, construction to moving in, simply
and in plain English.
Produced by Australian Owner Builders, this publication will put you on the
road to successfully controlling your own project.
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Australian Owner Builders has been helping owner builders and renovators
with advice since 1987.
It may seem daunting at first, but the more research and detailed planning you
are able to do before starting anything the better the result – cost-wise, stresswise and in value for money.
The choices are limited in how your home or extension will be built, and
understanding the options can help you make the right decision.
Discerning home builders are always looking for ways of getting better value
and, if possible, paying less for it. But how do you cut costs and not get
ripped off?
Where can you go to obtain all the information and explore the alternatives?
A trip to the local council will get you some answers on planning and building
regulations but little or no advice on the different methods available to the
occupier builder or renovator.
Owner building in some parts of Australia represents more than 30% of total
permits. It’s the fastest-growing option for completing a home or renovation.
The Build Your Own – Owner Builder Companion gives you some tips on how
to go about it and fulfil that dream.
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Disclaimer
The content of this publication is provided for information purposes only. No claim is made as to the accuracy or
authenticity of the content of the publication. The publishers nor Australian Owner Builders Pty Ltd accept any liability to
any person for the information or advice (or the use of such information or advice) which is provided on this publication
or incorporated into it by reference. The information is provided on the basis that all persons reading or accessing this
publication undertake responsibility for assessing the relevance and accuracy of its content.
Always check the information
Information in this publication::
1. is general information only
2. is not professional, scientific, technical or expert advice
3. is subject to the usual uncertainties of building and construction
4. may not be accurate, current or complete
5. is subject to change without notice
6. should never be relied on as the basis for doing or failing to do something
Trade marks referred to in this publication may be registered in some jurisdictions. Where this publication refers to any
trade marks not owned by the publishers nor Australian Owner Builders, the publishers nor Australian Owner Builders
does not thereby represent that it has an ownership interest in, or a licence to use, any such trade marks.
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Section 1
Introduction to Owner Building
Introduction to Owner Building
Section 1
Who is the builder?
Owner building
Sounds simple enough … the person building the house.
But like many things the simple answer is not always
the right one.
Owner building may seem a foreign concept to some,
but it need not be. Property owners have the right
enshrined in legislation to control the construction of
their own home. Owner building regulations vary from
state to state, but the opportunity to be an owner builder
is available in every municipality in Australia.
The purpose of The Build Your Own – Owner Builder
Companion is to outline what benefits can be achieved
by controlling your own project – and explain your
responsibilities and legal obligations.
Australian Owner Builders has been helping owner builders with information and products since 1987.
In that time it has developed a real understanding of the
owner building process, including the hopes, fears and
aspirations experienced by every new owner builder.
The desire to save money, to get more value or a better
lifestyle – as well as the fear of making mistakes, and
being able to get the right advice – are all dealt with in
this publication.
We believe that you will find the information of value and
that it answers your questions. Most of all, we believe
it will help you make an informed decision on whether
owner building is for you.
At Australian Owner Builders we know this much – many
home owners have completed their projects successfully and have surprised even the greatest sceptics. They
have saved money and created not only wealth but the
lifestyle they wanted.
We hope you can do the same.
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1
Introduction to Owner Building
Define building
Is the person physically constructing the house the
builder, or is the person organising the project the
builder? Is the property owner the builder? The right
answer is that all of the above can be the builder.
The builder can best be described as the ’organiser of
trades’. The building industry is full of tradespeople who
physically put the structure together, but they are not
deemed to be the builder when looking at the project as
a whole. The trades are organised by a ‘manager’ who is
deemed to be the builder.
The builder will:
•Arrange the construction of the dwelling from a set
of plans
•Arrange permits and regulatory documentation
•Purchase building materials
•Engage and co-ordinate tradespeople
•Ensure municipal, regulatory and occupational health
and safety requirements are met
•Arrange for mandatory inspections and certificates
•Ensure the construction meets Building Code of
Australia requirements and Australian Standards.
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Introduction to Owner Building
Who can be a builder?
There are two categories of builder. An owner can
engage a registered builder under contract to construct
the project or can take on the responsibility as
owner builder.
Registered builder – Builders entering into an
arrangement to build a dwelling for an owner must be
registered with the relevant authority. Builders are statutorily obligated to provide warranty insurance to protect
the owner should the builder become insolvent, bankrupt
or disappear. Australian states have individual regulatory
bodies and varying regulations.
It is important to check the regulatory requirements with
the relevant authority in your state before entering into a
building contract.
Owner builder – The owner of the land or existing
dwelling can take on the task of building. The owner
then becomes the organiser of trades and takes on all
the same statutory requirements as registered builder.
The owner builder is responsible for all tasks relating to
the construction of the dwelling. Statutory regulations for
owner builders vary in each state and it is important to
check with your relevant state building authority
before deciding to become an owner builder.
Information and weblinks are available from Australian
Owner Builders at www.ownerbuild.com.au
There are no other options for the construction of a
residence. It must be undertaken by a properly registered and insured builder or by the owner of the property
as owner builder. The same applies to renovations or
extensions. There is no separate category of ‘renovator’,
and if you take on management of the project you are
deemed to be the builder, and as such the owner builder.
Simply identifying the two categories of builder does not
adequately explain all the options. There’s a range of options for successfully building a home, and they can be
put into the following categories:
Project home builder – These are generally larger
building companies offering a range of standard designs.
The buying power and the economy of scale achieved
by building the same home over and over again is highly
cost effective. The downside is a lack of individuality in
design, with alterations usually becoming an issue or
being carried out at a premium. The trend towards
energy-efficient design can be an issue if the design
does not suit the location.
House and land package – Some project home builders offer new houses on existing subdivisions. These
tend to be in newer housing developments and can
include
fittings and landscaping. Sales companies associated
with real estate groups may be involved, and the
promised features are not always delivered. However,
potential purchasers can often see the finished project.
Lack of individuality in design may be a problem.
Custom design and tender – Design of the house is
carried out by an architect or building designer. The
designer takes into account the individuality of the
client, their requirements and their budget.
The finished plans are put out to tender with various
builders or building companies with the aim of getting
the best overall submission. There is no guarantee the
builder will be able to build the project within budget,
and further negotiations may be needed to explore
the options.
Options for building
Introduction to Owner Building
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Introduction to Owner Building
Design and construct – Some builders and building
companies are able to handle project design and
construction. The advantages are that the builder can
design according to a set budget and alert the client to
alternatives before the final design and costs are
approved. Clients need to be aware of lead times for the
builder, who usually has several projects on the go.
Waiting times for good builders vary, and the risk is that
a builder may start the job and stretch out the project.
Build to lock-up – One option is to have the builder or
company construct the project to lock–up stage.
The advantages are the provision of statutory warranties
on the construction, and the client doing the fitting out.
The building contract needs to clearly outline the scope
of works the builder is required to complete. The home
owner then completes the works as an owner builder.
Owner building – Property owners can decide to
supervise, or carry out as much of the construction work
as they are able. Regulations on owner building vary
between states, and prospective owner builders need to
study all local requirements. Owner builders take on all
the statutory requirements a registered builder is
responsible for, and this is a serious decision.
The owner builder is responsible for organising and
controlling all works carried out on the site, including
occupational health and safety, taxation and arranging
mandatory inspections.
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Reasons for owner building
More and more individual home owners are deciding to
be an owner builder or renovator as they understand the
benefits. Rising land costs are taking up far more of the
total project expense than ever before, and inflexible
builders with extended completion dates motivate savvy
property owners to take charge of their future.
Saving money – Owner builders generally take on the
project to save money. The amount of money saved
depends on the level of expertise shown by you as
owner builder. One area of saving is in the margin
usually charged by registered builders on construction,
materials and services. The saving depends on your
negotiating skills for materials and contracted
services, and the more functions you perform yourself
the greater the saving. You may also save money by
strictly controlling the project management.
Negotiating hard on all quotations for materials and services, shopping around for specials and being
flexible will all bring cost savings.
Value – Apart from monetary savings, owner builders are
able to achieve better value on the project.
Value can mean a larger home or extension for the same
outlay, or better fittings and finishes. There may be funds
available at the end of the project to buy entertainment
equipment or landscaping features. Value can also mean
a better lifestyle for you and your family.
Control – As owner builder you are in control of the
project. If you want changes during construction you can
get them, without paying a hefty premium.
The flexibility enjoyed by owner builders means the
entire decision-making process stays under your control.
Wealth creation – Every dollar not spent on paying a
builder means more in your pocket as owner builder.
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Introduction to Owner Building