Home Builder Finder

Pre-Construction

Home Builder Finder

Pre-Construction

The Preparation of Plans Agreement (PPA) outlines the scope of design and planning work that the builder will undertake before finalising a building contract.

Once you have selected your preferred builder through our consultation process, Home Builder Finder will make the necessary introductions. You will then work directly with your preferred builder on a process like the below:

Initial Discussions and Deposit
  • Design Consultation: You will meet with your preferred builder and confirm design details of your home.

  • Preliminary Agreement: You’ll then enter into a PPA, which outlines the preliminary work the builder will do, including sketches, site plans, and cost estimates.

  • Deposit: A non-refundable deposit (usually around 1-3% of the total building cost) is often required to be paid to the builder at this stage. This deposit covers the builder’s design and planning efforts.
Site Assessment
  • The builder will perform a site inspection to evaluate the land and identify any challenges or opportunities, such as soil quality, slope, or access issues. This assessment helps determine if additional costs (e.g., earthworks, retaining walls) will be necessary.
Preparation of Plans
  • The builder will provide preliminary sketches of your home’s layout, size, and orientation.

  • You’ll have the chance to review these plans again with your builder and request changes before moving forward. This stage ensures that your vision for the home is accurately captured.
Cost Estimation
  • A preliminary costing will be provided based on the preliminary plans. This includes a breakdown of all likely costs (construction, materials, site works, etc.).

  • Keep in mind that these costs are estimates, and they could change once the full details of the project are finalised. You may also encounter provisional sums for items such as siteworks, which is an estimate of the costs involved to prepare your site for construction.
Survey and Engineering Reports
  • The builder may arrange for detailed land surveys and engineering reports to ensure the plans meet all regulatory requirements and are suitable for the specific site conditions. This helps in preparing for any council approvals later.
Finalising the Design
  • Once you approve the preliminary plans and cost estimates, the builder will proceed with detailed drawings and construction documentation. This step finalises the design in preparation for council submission and contract signing.
Formal Building Contract
  • After completing the PPA process, you’ll move into a formal building contract, where the full construction terms are outlined. This includes a fixed price, any provisional sums, construction schedule, and any final design adjustments.

A provisional sum is a line item in your building contract that allocates an estimated cost for certain work or materials, usually for aspects of the build where the exact price can’t be determined in advance. These items are often variable, as the actual cost will depend on specific site conditions or choices that are yet to be finalised.

The most seen provisional sums are:

Siteworks and Earthworks
  • Western Australia has a variety of soil types and site conditions, such as sandy soil, clay, or sloped blocks. Because the full extent of earthworks may not be known until the site is properly assessed, builders may include a provisional sum for excavation, leveling, and site preparation.
Retaining Walls
  • If your land has a slope or elevation difference, retaining walls may be necessary. Builders may allocate a provisional sum for these structures, as the exact height, materials, and labor costs can vary depending on the site’s topography.
Electrical and Plumbing
  • Costs for electrical wiring, light fittings, or plumbing work might be included as provisional sums if the final layout or choice of fixtures hasn’t been decided yet.

How Do Provisional Sums Work?

Initial Estimate
  • The builder provides an estimate for the provisional sum item in your contract. This is not a fixed cost but a reasonable guess based on standard rates and past experience.
Actual Cost Adjustment
  • Once work on that part of the build begins, the builder will determine the actual cost. If it’s more than the provisional sum, you will be required to pay the difference. If it’s less, you may receive a refund or credit.
Monitoring and Transparency
  • It’s important to monitor any provisional sums throughout the build. Keep track of any updates or changes in cost, and ask for detailed explanations if costs exceed the original estimates.

Some Key Considerations:

Understand the Estimates
  • Ask your builder how the provisional sums were calculated and whether there is a chance the actual costs could be significantly higher. This will help you budget more accurately.
Budget for Variations
  • Since provisional sums are estimates, it’s wise to have a contingency in your budget to cover any increases in these areas. A good rule of thumb is to allow for an extra 10-15% of your overall budget to accommodate any variances.
Check Contract Clauses
  • Ensure your contract clearly outlines how provisional sums will be handled and what happens if the costs change. This includes a breakdown of how any increases or decreases will be charged or credited to you.
Communicate with Your Builder
  • Stay in regular communication with your builder regarding any work associated with provisional sums. Be proactive in confirming the final costs before the work begins.
When building a home in Western Australia, there are important shire and development requirements you must be aware of. These regulations ensure that your home complies with local planning, zoning, and construction rules. Here’s a summary of the key things a first home buyer should know about these requirements:
Planning Approvals
  • Development Application (DA): Depending on the design of your home and where it’s located, the builder may need to submit a Development Application to your local council (shire). This is required for any variations to standard planning regulations, like building too close to boundaries or exceeding height limits.

  • Residential Design Codes (R-Codes): The R-Codes are WA’s planning regulations that dictate what can be built on residential land. They govern aspects like minimum lot sizes, building height, setbacks (distance from property boundaries), open space requirements, and privacy measures such as window placements.

    • Setbacks: The R-Codes set minimum setback distances from the front, rear, and side boundaries of your block.

    • Plot Ratio: This controls the total area of the home relative to the land size, ensuring that properties are not overdeveloped.

    • Both setbacks and plot ratios will differ between suburbs/councils.
Bushfire Prone Areas
  • If your property is in a bushfire-prone area, there are additional building standards you must follow to reduce fire risk. A Bushfire Attack Level (BAL) assessment will determine the risk level of your site and what precautions are needed, such as using specific building materials.

  • These requirements come under AS 3959, which is the Australian standard for building in bushfire-prone areas.

  • It’s important to note that some blocks in a suburb may be affected and others within proximity may not be. The block price can be a good indication that there may be some additional expenses later. For example: two similar size and shape blocks in the same location, however with varying price guides, could indicate additional requirements during the build.
Energy Efficiency Requirements
  • In WA, homes must comply with energy efficiency regulations under the National Construction Code (NCC). This includes meeting a minimum 6-star energy rating, which relates to insulation, glazing, and overall building performance to reduce energy consumption for heating and cooling.

  • Requirements might include using solar passive design, double glazing, energy-efficient lighting, and properly insulated walls and roofs.
Stormwater Management
  • Builders must provide a plan for managing stormwater runoff on your property. Shires in WA often require that stormwater from your roof, driveway, and other impermeable surfaces must be contained on-site using soak wells or rainwater tanks.

  • Proper stormwater management prevents water from flowing onto neighbouring properties or public roads.
Building Permits
  • Before any construction starts, you’ll need a building permit from your local shire or council. This permit ensures that your house complies with building codes and regulations.

  • Your builder will submit detailed plans (structural, architectural, and engineering drawings) to the council for approval. Once approved, the building permit allows construction to begin legally.
Fencing and Retaining Walls
  • Fencing Requirements: You may need to meet specific regulations for boundary fences, including height and material standards. For example, front fences often have height restrictions to maintain street aesthetics and safety.

  • Retaining Walls: If your block is sloped, retaining walls may be required. These walls often need to be engineered and approved by the local shire to ensure they are structurally sound and comply with safety standards.

  • In new developments or estates, you may be offered fencing as part of your block purchase. This ensures all new homes built have the adequate privacy and comply with fencing requirements in the area.
Driveways and Crossovers
  • The design and placement of your driveway and crossover (the section of the driveway between your property boundary and the road) must comply with council regulations. Shires typically require specific materials and widths for crossovers, and you may need to apply for a permit before construction.
Tree Preservation and Landscaping
  • Tree Preservation Orders: Some councils have tree preservation orders, meaning you cannot remove certain trees without council approval. If your development site has significant trees, your building plans may need to account for their protection.

  • Landscaping Requirements: In most new developments or estates, you may be offered a one-off payment to be utilised for landscaping your front yard. This ensures that all new homes built in the area are completed and street frontages are aesthetically pleasing for existing and potential residents.

The R-Codes (Residential Design Codes) are a set of guidelines that control how residential properties can be developed. These codes are used to manage the density, size, and design of housing across different areas to ensure developments are appropriate for their location and blend with the neighbourhood.

  1. Zoning and Density: The R-Codes define how many homes can be built on a piece of land. Each area has an assigned “R-Code” number, like R20, R40, etc. A lower number (e.g., R20) means less density, so fewer homes are allowed per block, often with larger house sizes and yards. A higher number (e.g., R60) allows for more homes on the same land area, meaning smaller properties or apartments.

  2. Design Standards: R-Codes also set rules for things like building height, boundary setbacks (how close a house can be to the edge of the property), open space, parking and building materials. These standards ensure homes don’t overcrowd a neighbourhood and that there’s enough space for landscaping, light, and airflow.

  3. Why They Matter: The goal of R-Codes is to keep communities liveable by balancing housing needs with the character of the area. For example, they prevent someone from building a massive apartment block in a street that’s mostly single-family homes unless the area is zoned for higher density.

 

It is important to note that in new development areas there may also be a design guide that is required to be followed to build in that area. This could include certain material types allowed to be used and certain colours.

If you have a preference to build in a certain new subdivision then we would encourage speaking to the land agent or looking through their website for design guidelines related to that subdivision. In our experience it can be disappointing for people through the building process that have a style of home in mind, but the development won’t allow a certain colour or material.

A land survey is a precise measurement and mapping of a plot of land carried out by a licensed land surveyor. It provides critical data about the land’s size, shape, slope, and boundaries. Surveys often include information about existing structures, trees and services such as water, gas, sewer lines and electricity.

There are different types of land surveys used in construction, but the most common for home building include:

  • Boundary Survey: Determines the legal boundaries of the property and helps avoid disputes with neighbours.

  • Contour Survey: Maps the elevation and slope of the land to identify any changes in terrain.

  • Feature Survey: Identifies existing structures, utilities, and natural features on the land.

Why is a Land Survey Required When Building?

Defining Property Boundaries
  • A land survey is required to clearly define the legal boundaries of your land. This ensures your home is built within the property limits and avoids disputes with neighbouring properties.

  • Encroachment: If you accidentally build outside your property lines, it could lead to costly legal issues. A land survey prevents this by accurately marking the boundaries.
Compliance with Local Planning and Building Regulations
  • Setback Requirements: Local councils in Western Australia have regulations governing how close buildings can be to property boundaries. This includes setback requirements, which are minimum distances your home must maintain from the front, rear, and side boundaries. A land survey helps ensure that your building complies with these rules.

  • Development Application: If you need to apply for a Development Application due to variations in the standard building rules, a land survey will provide the accurate information needed for the application.
Sitework and Design Considerations
  • Contour Survey: A contour survey is particularly important if your land has a slope or uneven terrain. This survey provides information on the land’s contours, which helps the builder design a home that suits the land’s natural features.

  • Site Preparation: The survey will identify if additional work such as retaining walls, earthworks, or drainage solutions is needed to prepare the site for construction.
Identifying Utility Locations and Easements
  • Utility Locations: A land survey can reveal the location of underground utilities, such as gas, water, or sewer lines, which may need to be considered during construction. This helps avoid damaging these services during excavation and where the home can be positioned on the land.

  • Easements: It also identifies easements, which are legal rights allowing access to parts of your land for utilities or neighbouring properties. You cannot build over an easement, and the survey ensures that any easements are accounted for in your building plans.
Drainage Issues
  • Stormwater Management: Proper stormwater management is critical in WA, and the information from a contour survey will guide the placement of soak wells or drainage systems.
Bushfire Prone Areas
  • Bushfire Attack Level (BAL) Assessment: In some parts of WA, properties are in bushfire-prone areas, which requires a Bushfire Attack Level (BAL) assessment. A land survey provides the necessary data to assess how vulnerable the site is to bushfire risks, which influences the design and materials used for construction.
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