Author: leafeconstruction

Have you ever heard of the term “PRICE BUILDING”?

Probably not, because as a client of some building companies you have possibly been a victim of it. When you walk into a display house and ask the sales representative how much it costs, you will be given a base price for that house. Now’s the good bit. The house you are shown may not be exactly what is included in the base price. In fact it is probably several hundred thousand dollars dearer.  

I spoke to a potential client recently who’s original quote actually doubled when the required changes were made. The builder “price built’ the quote when the changes were made. One of the changes that caught the client’s attention was an eighteen thousand dollar increase in price when they changed the style of stairs. What some builders do is get you to pay a deposit on a house design that is deliberately under specified knowing that they will make a lot of money on the changes you will have to make the house what you actually want.  

What should you look out for?

Well the list is long but here are some of the obvious ones: 

1. The slab. Many builders quote on an M class slab which is very often not adequate for the soil and site type, so will have to be upgraded to a higher strength. 
2. Electrical. Providing one light fitting and power point to each room.  
3. Any build over sewer or stormwater changes can add up to $20,000 to a job. 
4. Cabinetry. A large expense in any house build. This is often given as an allowance rather that quoted amount knowing that there will be substantial changes driving the price up and up. 

All of the above items are considered variations from the original quote. How are variations dealt with? Variations are usually charged as a cost plus. Where some builders will catch you is the definition of a variation. If you change four cupboard sizes in your kitchen is this one item or four items? Is there a minimum variation charge e.g. $1000 per variation regardless of the size or cost of the variation. In this scenario it is possible that you could pay over $1000 to change the size of a cupboard door.  

To conclude, know what you’re looking at when you walk into a display home. Know that with some builders the person that signs you up will not be the person who deals with the building process so there can be some disconnect between the contract and the build process and the loose could be you.

 

Working with your custom home builder Redlands is a great way to build an energy efficient home that reduces overall energy consumption and helps you save money on utility bills when you live in the home.

There are many ways to reduce your energy consumption at home, but a big part of doing this comes down to the design of the home and how you implement certain features to reduce energy usage overall. 

1. Place External Openings in the Right Areas

When the weather is nice, one of the best ways to reduce your reliance on running your AC system is to open up your windows, doors, and other external openings. Your custom home builder Redlands can help you place these external openings in the right locations to maximise exposure for cross breezes, which can be a big help when it comes to reducing your cooling expenses in the summer.

2. Orient Living Spaces to Face North

You should try and orient your living spaces north to reduce sun exposure during peak times of the day. This also lets the winter sun provide as much sunlight in your main living spaces during day, so you can use your heater less. On top of this, you may want to consider adding shading devices, like eaves, to cover the windows that receive direct sun exposure during the summer season.

3. Avoid Openings in High-Use Areas

Any custom home builder Redlands will tell you that you should avoid large openings, like windows and sliding glass doors, in spaces on the western side of your home. If you have large windows on the western side of your home, for example, the afternoon summer sun will quickly heat up these rooms, putting more pressure on your AC system to keep things cool.

4. Implement Ceiling Fans

Turning on a ceiling fan in the summer can make a huge difference when it comes to staying cool and reducing your reliance on your AC system. Ceiling fans can also help you circulate warm air in your living spaces when you set them on reverse during the wintertime. Ask your custom home builder Redlands to include wiring for ceiling fans and depending on your home design plan, to add ceiling fans in main living areas as well as all the bedrooms. 

5. Add Enough Insulation

Insulation essentially holds the heated and cooled air in your home and minimises how quickly it is released to the outdoors. As you review your home design and building plans, find out how much insulation will be added to your new home. You should also look into the R-value and make sure your home will have adequate insulation not only between your walls, but in your attic and garage. 

There are also many different kinds of insulation that can benefit your home. Ask your builder about whether they prefer cellulose insulation, blow-in insulation, or another type and why they use that type when it comes to making homes more energy efficient. 

6. Consider All Utilities

Your custom home builder Redlands may focus on reducing your home’s reliance on electricity in all seasons. However, you should also consider implementing features that reduce consumption of other utilities, like water and gas. For example, you may ask your builder about installing low-flow toilets that use less water or a tankless water heater, so your family always has hot water on demand without wasting energy. 

Consulting with your custom home builder Redlands early on can help you boost your home’s energy efficiency and reduce your reliance on different resources. The best part is that taking measures to reduce energy consumption can help you save money while also preserving your comfort. 

Building home by the bay can be a dream come true for many people. Perhaps you are building your retirement home, or maybe you are moving closer to the water for a new job. Or, you may be building a family home. Whatever your situation, finding the right Shoreline Redlands home builder is essential in making your dream a reality. You want to find a builder who you can trust to do a good job and who encourages open communication with the client.

It can be overwhelming to try to choose a builder to take on a project this important, but it does not have to be.

When you consider these tips for choosing the right building team, you can sit back and watch your dream come to life. 

1. Look at Past Projects

It can be beneficial to search for a builder who has done other projects in your area. That way, he or she likely knows about building codes and regulations in Shoreline Redlands. You can ask to see pictures of completed projects, and if you are lucky, you might be able to go visit some of the sites in-person. This can give you valuable insight into the craftsmanship that the builders put into a project, and it may even give you ideas for your own home. 

2. Choose Someone Who Is Accessible

When building a home, it can be very frustrating to not be able to contact your builder. You may have simple questions that you need answers to, and you should be able to depend on a good relationship with the builder. Before signing onto any contracts, ask how you can reach the builders. Ask if you are able to communicate with them throughout the project, and find out if they will give you updates often. You can ask other people in the area who have had homes built by that company if communication was easy. It can be very rewarding to be able to bounce ideas off of your builder throughout the project. 

3. Read Client Reviews

Before discussing your project with a builder, consider reading client reviews about them. The Internet is an invaluable source for this type of research. You can also ask others in the community what their experience with a certain builder was like. This can help you get a feel of how the experience will go before you sign on to a project. Keep an open mind, though, and do not be afraid to meet with the contractor yourself to form your own opinions.

4. Ask for a Projected Completion Date

You may need your home completed by a certain date if you have to move out of your current in a specific timeframe. Therefore, it is essential that you ask any potential builders for a projected completion date. This gives you an idea of if the project can reasonably be done in the timeframe you desire. On the other hand, do not always assume that the faster builder is the best builder. Sometimes quality over quantity is more important, and this is one of those times.

Finding the right home builder is important in any situation, but it is especially important when you are looking for a Shoreline Redlands home builder. When you keep these tips in mind, you can more effectively choose the right builder for your project. Enjoy the process of building and keep imagining the feeling you will have when you walk into your completed for the first time. The road may be long and full of surprises, but that feeling alone will make it worthwhile. Start researching today to find the best builder for you.

Having a new house constructed is very exciting and can allow you to add personal touches during the design process. Choosing flooring, cabinets and countertops will help you be more involved in a custom build. However, even with these choices you still may not feel totally attached to the house as soon as you move in.

Transitioning to something new is always an evolutionary process and it may take some time to get completely comfortable.

Here are some ideas to quickly make custom homes in Brisbane feel more welcoming. 

Window Coverings 

Bare windows can make a house feel cold and open. Add blinds or shades to add some privacy when it is needed. If possible, have windows measured before closing so installation can happen as soon as you move in. Hang curtains for immediate warmth and splash of colour. 

Organisation 

Nothing can make you feel more unfamiliar than not knowing where things are that you need. Unpacking may not happen in a day, but start with putting commonly used items in their place. Being organised will also make you feel better about relaxing and truly enjoying your new space. 

Furniture 

Sparsely furnished rooms can feel uninviting and cold. Furniture will give a home that more lived-in look. Even if you brought items from your old home, consider picking up a few new pieces as well. This can be as simple as a cozy chair, some new scatter cushions or an accent table. 

Paint 

Solid white walls make for a clean look but the sterile feel may not appeal to everyone. Painting is a relatively quick and inexpensive way to add color and personalise your home. Wall coverings and wood accents are another alternative to paint. 

Decorations 

Thinking about paint colors makes a good time to consider accent pieces and overall decor themes. This may be bedding sets for the bedroom, pillows and rugs in the living room, or artwork throughout the house. 

Personal Items 

There is no better way to make you attached to your home than by literally seeing yourself in it. Add photos of your family and loved ones. Hang mementos or other personal items from your old house. Soon you will feel more at ease with your new environment. 

Warmth 

Use lighting to add warmth in areas that may feel too harsh. Rugs and throw pillows will absorb sound and soften the feel of a room. Candles or other fragrances will appeal to your senses and provide calm and comfort. 

Outdoor Spaces 

Don’t forget about giving some attention to the outside of your home. Add some chairs to the front porch where you can kick back with a cool drink. Make a sitting area on the patio to provide yet another place to unwind. Add plants and landscaping for a personalised element of nature. 

Family 

Bring your family together by involving them in the process. Whether it’s shopping for decorations or painting a room, having everyone part of it ensures that each person starts getting attached to the new surroundings. Also invite extended family over to visit or test out the new kitchen. Telling stories around the dining room table will make it feel like your home in no time at all. 

Gatherings 

Finally, invite friends over to see your new place. Being social is a great way to fill your home with laughter and a sense of belonging. Not to mention it will give you a great excuse to stop unpacking and slow down to absorb your hard work. 

It may not be possible – or necessary – to tackle all of these items the first week you move in. Don’t overwhelm yourself with doing everything at once. Enjoy the process of gradually turning your dream house into a beautiful home. 

Have you been thinking about working with Leafe Designer Homes for a new custom home?

Designer homes in Brisbane allow you freedom, flexibility, and control over what features you can have, how your house can fit your lifestyle, and even what can be accomplished while staying within your budget range.

The key to your journey boils down to having a dedicated team committed to a collaborative process, supporting homeowners every step of the way.

Let’s consider how that process works.

The First Meeting

A custom build must start somewhere, and for Leafe Designer Homes, that meeting takes place on site whether the land is cleared or you are doing a knock down and rebuild. Without an initial meeting at the property, you may run into complications down the road. It’s best to look over the land to see if any issues may impact construction. This meeting is also when homeowners can discuss their wish list and preliminary budget.

Begin With Your Furnishings

The easiest place to start when creating a modern industrial look is to add furnishings with the qualities you find appealing. For instance, if you are drawn to the cool, gray metallic features, swap out a current bookshelf for one that is constructed of metal and wood, replace your table with a metal one or change out your lights and floor lamps. You might consider starting with one room in the house. Experiment with that room. You can begin with the area you like the least now or the smallest room in the house, such as a bathroom, or the place that gets the most traffic. Regardless of your approach, starting with one space gives you the freedom to explore until you discover the vibe you want to create. Once you are satisfied with the look and feel you have created, move on to the next space.

Enter the Draftsman

After the homeowners sign the initial agreement, a draftsman who is part of the company’s team meets with you to go over details and make suggestions. This is an information gathering session to give homeowners a chance to consider the design elements they want or have not yet thought about with the person who can tailor plans to fit those elements. After this discussion, the homeowners can meet with the draftsman as often as they like throughout the building process to finalize plans, get updates, or review any changes.

A Plan of Action

From the draftsman meeting with homeowners comes the preliminary plan. At this stage, you should receive a thorough explanation of building costs from materials to labor as well as flexible construction time frames. This step involves back and forth communication for amendments and reviews. The preliminary plans can go back and forth among the draftsman, the homeowner, and the rest of the team that builds designer homes in Brisbane so that everyone can share input.

The Seal of Approval

After all the details have been hammered out, the draftsman should have produced a finished set of working drawings that the builders can work from. This final plan goes to the homeowner for approval. The builder may also conduct a soil test and work on foundation and structural engineering factors to ensure the site is ready to go once paperwork is complete.

The Bottom Line

Once you have received and approved the set of drawings, you can expect your final price quote. This step may take up to three weeks to work with vendors and suppliers of materials and determine any extra costs. This quote is a good-faith practice that is an essential part of how Leafe Designer Homes maintains transparency and communication. Homeowners should expect a fixed price to detail each expense and not get hit later with hidden fees.

The Go-Ahead

Once you approve the final price quote, it’s time to sign the master contract. This stage includes an initial deposit invoice as well as lodging the necessary building permits with council. With all the ducks in a row, construction on your new custom home can begin. Your journey isn’t over, though. You can schedule site visits to check on progress, talk with your draftsman to understand more about your home design, and meet with interior designers to customize interior fixtures from flooring to hardware, color palettes, and other finishing touches.

Leafe Designer Homes is not just dedicated to expert designer homes in Brisbane, but we are also committed to homeowner satisfaction. We want each stage of your custom home journey to exceed your expectations and reduce your stress until the day you move in and begin life in your dream home.

When you find that your current home no longer suits your needs or is too small for your growing family, you face a tough decision. Do you renovate the space you have, or do you start fresh and rebuild from the ground up? The answer to this dilemma depends on individual circumstances and considerations. There are advantages to both, but, ultimately, the best choice for you is the one that falls within your cost, time and personal needs and preferences constraints. Should you decide to knock down and rebuild, a custom home builder in Redlands will ensure that your new home meets with the requirements you’ve set.

Before you make the decision to start from the ground up, a comparison of the advantages of rebuilding versus renovating can help you determine if this is the right choice for you.

Cost Comparisons

Cost is a factor in most decisions to rebuild or renovate. If you are on a budget, your first inclination might be to renovate because it seems likely the less expensive of the two options. This, however, is not necessarily the case. An extensive remodel requiring structural changes can be as expensive as knocking down your current home and starting from the beginning. There are also a number of uncertainties that come with remodeling. Unseen issues that are discovered only once the work begins can add a significant financial burden to the original cost estimates for renovations. When you build a home from the ground up, you have the advantage of a fixed price contract, allowing you to budget accordingly. If you require only nominal changes to your current home, or a single room addition with no other structural changes, a renovation could be more budget friendly than a rebuild.

Time Estimates

Your time is valuable, and you want to ensure that you have your home within a reasonable timeframe. The advantage to a rebuild is that the time elements are often known factors in new construction. Weather is always a potential issue in meeting new construction deadlines during the initial stages, but, generally, a custom home builder in Redlands will be able to give you a solid idea of when you will be able to move into your new home. Rebuilding on the location of your current home does require you to relocate for the duration of the rebuild. A remodel can be a quicker project, but this depends on the extent of the project and how much of the home is being worked on at one time. If you are still living in your home while it is being renovated, then it is likely the project will be drawn out over a longer period as work is completed on an area or two at a time, so that the rest of the house remains functional for you and your family.

Needs and Preferences Fulfillment

One final consideration in the decision to rebuild or remodel is to determine which better fulfills your needs and preferences for your living space. A big advantage to a rebuild is in working with a custom home builder in Redlands to design a home that tics off all of your needs and preferences. You determine the number of bedrooms you need, whether you want your master upstairs or down, how many. Bathrooms to include, where to put your office and how large a garage you need. If your current home already meets the majority of your list of must-haves, then a remodel might prove more advantageous.

There are important considerations in determining whether to rebuild with a custom home builder in Redlands or to remodel your current home. Knowing what your budget is, how much time you are willing to give over to the project and what must-haves are currently unmet will give you a foundation for making the most appropriate decision for you.

Have you found yourself longing for a new look for your home’s interior, dreaming of creating the industrial feel you see perusing your favorite interior design magazine, but you are not sure where or how to start? When you are ready for a complete makeover, a custom builder in Brisbane can help you make that leap. Until then, it is possible to make small, incremental changes that will freshen up your home’s style with elements of the look you desire.

Creating a modern industrial feel calls upon the raw materials of warehouse features and the nostalgia of vintage colors and furnishings.

Below are a few tips to get you started.

Look for Your Inspiration

A quick search on the Internet for modern industrial interior design will yield numerous results. You might be surprised at the wide range of possibilities you find. Explore a few of these to get an idea of which aspects of the industrial style draw you in the most. Is it the stark, minimalist décor? Perhaps it is the cool metallic elements or the warmth of rich, red exposed bricks. Once you begin to identify what it is you like most about this style, you can start incorporating similar pieces into your home through art, furniture, shelving units and other smaller details. Do not worry about trying to make your space look just like the images you see on the Web; make it your own. If you have plans for a more complete interior renovation, seek the advice of a custom builder in Brisbane. Drawing up plans for a complete remodel, even if it comes at a later stage, can help you to determine what elements you would like to include now.

Begin With Your Furnishings

The easiest place to start when creating a modern industrial look is to add furnishings with the qualities you find appealing. For instance, if you are drawn to the cool, gray metallic features, swap out a current bookshelf for one that is constructed of metal and wood, replace your table with a metal one or change out your lights and floor lamps. You might consider starting with one room in the house. Experiment with that room. You can begin with the area you like the least now or the smallest room in the house, such as a bathroom, or the place that gets the most traffic. Regardless of your approach, starting with one space gives you the freedom to explore until you discover the vibe you want to create. Once you are satisfied with the look and feel you have created, move on to the next space.

Tackle Larger Design Elements

Once you are certain the modern industrial style is right for you, you can begin to tackle those larger design elements, such as exposed brick walls and piping, concrete flooring, or new windows. At this point, it might be incredibly useful to hire a custom builder in Brisbane. With an expert’s guidance, you can be confident that you will end up with a space that meets with your expectations. Without such assistance and expertise in design and construction, you might find that taking on the larger scale remodeling projects that industrial design can entail to be overwhelming, especially if you have not had prior experience in home renovations.

The modern industrial style can give your home a new and edgy look. Its appeal is in the raw materials and minimalist features that can make a home appear more open and airier, yet it also is versatile enough to bring a sense of warmth and coziness to a space as well. If you are uncertain where to start, there are ample websites out there to give you ideas. Armed with inspiration, you can then begin to experiment until you discover your own unique spin before undertaking a larger renovation to create the home of your dreams.

Building your first home is an exciting personal adventure. Custom designed homes in Brisbane offer a great way to plan your first home and have a positive experience. However, there are some significant considerations before you begin. Buyers need to secure financing, explore ideas and options, identify the types of professional services needed for the project and choose the right design for their future home. Identifying a professional to assist with all of these important tasks can be a real time and money saver.

Experts can walk you through the process from start to finish and help you work out any problems that arise along the way. Getting off to a well-planned start makes a big difference in your first home building endeavor.

Where To Begin

The first item to tackle is meeting with a lender. A loan manager or financier can review your budget and find the types of loans that work for you. Pre-approval often requires meeting a number of lending requirements. You need to ready the appropriate paperwork. It is imperative to think about the length of time you require to repay a mortgage and interest terms on the life of the loan.

The manager can also review the affordability of the home you plan to build, given personal expenditures and obligations. Exploring your financial responsibilities ahead of time gives you peace of mind and helps establish a good line of communication with the lender. This also provides greater flexibility in working with your home builder to coordinate the design and functions of your new home before breaking ground.

Financial Advantages

Home ownership offers great financial benefits. First off, you reap the benefits of making an investment toward the future. Home values are a great way to build equity. Buyers have ample tax breaks that bring yearly dividends and build personal wealth. Custom designed homes in Brisbane can help you navigate first home buyer financial advantages.

Talk to your builder at length about your design ideas through regular consultations, and be sure to ask about any additional savings offers on materials and finishings. There are a number of community and online resources to help determine all of the possible cost returns. Doing research is an effective way to get more out of your build budget.

Choices When Building Your Own Home

Flexibility is a key advantage of building your own home. Think big picture. You are designing a new house but also a future. How will your life look in the next 10 to 20 years? This is a great time to discover not just the home you need but the home you’ve always imagined.

Space is good place to start. What appears to be a lot of room now will likely change over the years. The same holds true for interior materials. While products and paint can be readily changed, altering the structure of a home can be a costly renovation project. Some materials stand the test of time in look and durability. With custom designed homes in Brisbane, you make lasting design decisions that will endure through the many changes in life.

Getting the Design Quality You Deserve

You want a custom home builder who understands you are the most important part of the process. The hallmarks of experienced professionals are responsive communication, upfront planning, honest business practices, and proven excellence backed by customer testimonials. You need to feel confident the project will be finished on time and to the standards promised. Be proactive in choosing your expert builder.

The home you deserve can happen starting now, by finding the builder you can trust. Building custom designed homes in Brisbane that people love is about quality and confidence. The effort of finding an expert builder will pay off in years of investment and enjoyment. A home is your present and your future. Get started on living your dream today.

A lot of thought goes in to designing your perfect home. You want to create a space that meets your needs while also speaking to your creative style and personality, right down to the finer details.

The fixtures and fittings are the icing on the cake. They can add polish or flair to your space. They can make, or break, your aesthetic. You want your fixtures, such as your stove and oven, to be functional for the type of cooking you do, and you want them to last. Likewise, floor coverings should be chosen for visual appeal as well as durability.

For designer homes in Redlands, there are some guidelines you can follow for finding the perfect fixtures and fittings for your new home.

Narrow Down Your Options

The number of options available for all of the fixtures and fittings you have to consider can be mind boggling. Do not wander blindly into your search for those perfect pieces. To avoid sensory overload and decision paralysis, do a little bit of work ahead of time. With each of the choices you have to make, narrow down the possible selections you might find. Determine your likely use patterns and frequencies. For instance, if you do a lot of entertaining or really like to bake, then you might want to only search for double ovens. If you have kids or pets, your floor covering choices can be narrowed down to materials that resist staining. Having an idea of what you are looking for before you begin your search can significantly reduce your options, making it easier for you to make thoughtful choices that you will be happy with for years to come.

Find a Complementary Style

You want your fixtures and fittings to reflect your own personal style and tastes, but you do not want them to shout out above all of the other design elements in a room you’ve worked hard to turn into a space you love. Consistency in design is important through all aspects of designer homes in Redlands. The decisions you make for these final touches on your new home should complement the larger features in the house. Visitors should be able to walk into a room and absorb the overall ambiance, rather than get distracted by a single object. Any piece can make a statement, but to do so without the observer’s awareness is an artform.

Invest in Quality Products

Plan for your new home’s fittings and fixtures along with the rest of your design and construction project, rather than waiting until the end, when you will have likely already exhausted your budget. The tendency is to skimp on the final details, but it is in your best interest to purchase quality products, especially when they will see a lot of use or traffic. Otherwise, it is entirely possible that you will end up spending more money on replacements sooner than later. When you include fittings and fixtures in your budget from the beginning, you can be sure that you have allotted sufficient funds to purchase goods that will last. Giving yourself ample time to make decisions on what you want has the added benefit of providing opportunities to hunt for those good deals.

Your home is your castle. Designer homes in Redlands can turn a dream into a reality, with design elements that make a house a home. The fittings and fixtures you choose will add those final touches to each room’s décor, so take the time to choose the perfect, high-quality pieces that will complement the style of the rest of your home, knowing you will be able to enjoy them for many years down the road.