Home Building Advice
Home Building Overview – Brace Yourself!
This guide is designed to be a useful working tool for you, the homeowner, as you go through your building project. We’ve split the website up so that you can think through each item as it comes up and even work ahead so that you’re anticipating each step and are prepared for it when it comes.
Undertaking a building project is a challenging time and can be immensely enjoyable or thoroughly frustrating. We hope this guide will help you avoid many of the problems that can crop up and that we help your project be a source of pride for you on an ongoing basis.
Be prepared for large draw on your time and, of course, your budget. Be prepared for major frustrations and stress. Make sure your work colleagues know that you’re about to got through this – you will need understanding from your managers because of the time demands on you – be prepared to be called on to site to make instantaneous decisions about things.
We welcome your input into the magazine – each issue will be better than the one before. Remember – this is not designed to be a replacement for a project manager and it is especially not a replacement for building inspections – these are a stipulation of the Building Act. Rather, this is a work book for you to keep track of the project, stimulate ideas and to remind you of things to look out for.
Chances are it will take longer than your builder estimates and longer than you think. Prepare for delays, frustrations and minor irritations. Hopefully, that’s all you’ll have.
The length of the project will be affected by availability of the builder and sub-contractors. Also, weather and sometimes availability of materials specified can cause delays. Understand and accept that this will happen and you will reduce stress levels in all parties, however, regular followups and meetings with builders and sub-contractors can ensure work progresses as quickly as possible and problems can be identified early on.
A good relationship with your builder at this stage can be the difference between work going smoothly or otherwise. Ensure lines of communication are regular, clear and courteous. Disputes can be dealt with through discussion first, arbitration and mediation second, legally as a tragic fallback position.
A few things you need to know about and do:
Home Owner’s Checks
Building projects are a substantial investment of your time and money.
If you are managing the project, you have to keep a close eye on the quality of the work and pick up problems quickly. For example, if the wrong window framing is going in, it needs to be sorted before the wall linings go up. Even if you’re not the project manager, IT’S YOUR HOME. Make sure you visit regularly to check on quality of work and progress.
You, the builder or the project manager will need to ensure that:
- Materials are what is ordered and required.
- Timber is at specified moisture levels on installation.
- Timber has the correct preservative treatment for its location in the new building.
- The house is set out correctly on the site.
- Plans and specifications are followed.
- Materials are installed to manufacturers’ instructions.
- Finished construction is protected from the weather.
Bring problems to the builder straight away. It’s far better and easier to replace and fix things now while building is still going on, than wait until the house is finished before pointing it out. Don’t be bullied by the builder or architect. If something is not right, remember - you are the one that has to live with it and it’s amazing how small things over time become big things (remember acorns).
Speak to the project manager (builder or architect or contracted PM) first and let them deal with any problems. It is part of their job and you are paying them for it. This workbook allows you to diarise conversations and decisions in the supplied notes pages following so you can refer to them later, and remember to take photographs, especially of work you’re not happy with.
Important information The building work to be done will have been set out on the plans accurately, however, boundary pegs get moved accidentally (and sometimes deliberately) so make sure the house is set out correctly before building commences.
Managing Your Budget
Make sure you keep a close eye on your spending as work progresses. Much of the costs will have been covered in assorted quotes from suppliers and your building team, but you may well find that as you progress, you will be making decisions on a daily basis that will have an impact on the costs. Changing the location of windows, extending eaves, changing a selected material – and that’s even before you get into buying things like door furniture (not couches for your doors – door handles!). Try to keep on top of your spend and match it against your estimated costings already done before you start (you DID prepare a budget already, didn’t you?). Go to our
Build-Your-Budget page so you can keep on top of things as you go.
Storage of materials
While the storage of building of materials is not necessarily your responsibility, let’s face it, they’re being used in the building of your home – surely you want to make sure they’re in the best condition on installation?
Materials can be affected by handling and storage. Timber left uncovered can get wet and damp timber used for framing is not good. So keep an eye on your builders and subbies to make sure that materials are protected from the weather, stored correctly – not on bare ground or uneven surfaces, handled properly and not damaged. Also note that you must have clear title (e.g. receipts) to materials stored off site and insurance coverage in case of theft or your builder going into liquidation.
This is where cameras can play a valuable role – document problems immediately, discuss with the builder straight away and retain photos in case of further issues.
Safety on the building site
Under the Health and Safety in Employment Act 1992, you become a ‘principal’ (unless you’re living in the house while the work is going on). As a principal it’s also up to you to ensure that people working on the site don’t get hurt, which means you also must identify hazards and remove them, isolate them, or minimize them as much as possible if the first two options are not open to you.
Your builder’s health and safety site plan
This needs to include:
- The person responsible for health and safety on site.
- Identification and control of potential hazards.
- Posting of notices and warnings of potential hazards.
- Restriction of access to the site to authorised people only.
- Guidance on ensuring a safe working environment at all times, for example, avoiding stacking things that could topple over.
- Instruction in safe methods and practices.
- Provision for safety meetings.
- Safety audits on plant and procedures.
- The recording and investigation of accidents.
Courtesy of Consumerbuild.org.nz