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A STRONG It’s no secret that there are some rogue tradesmen out there, who won’t turn up for work or are simply unreliable. Trying to get them back to fix

shoddy work can also test your patience and create a never-ending money pit. Depending on whether you’re looking at designing your home from scratch or building straight from a plan, there are myriad questions you can ask potential tradesmen to make sure you’re enlisting the help of a

quality professional. To help you get started, Melbourne Home Design + Living looks at the qualities that make a builder stand out from the crowd.

PROJECT OR CUSTOM?The construction of your new home will be different depending on whether you choose a project or custom home builder. A project builder, for example, usually has a range of house plans that you can choose from and will simultaneously work on multiple projects. These builders generally offer house and land packages, where the layout of your home is predetermined but the finishes and materials used for your home’s façade or interior can be customised.

A custom home builder, on the other hand, will design your home based on your stipulations. This type of builder will give you a lot more freedom in terms of layout, architecture and block siting. Where a project home builder usually builds major housing developments such as new housing estates, a custom home builder will usually build on a pre-purchased block of land without restriction on location.

The type of builder you choose will be dependent on your needs, but no matter who you choose, don’t cement the deal until you have done your research.

POINT OF DIFFERENCEWhen building a home straight off a plan, your house can easily end up looking like every other one on your street. To ensure your house will be unique in its own way, always ask your builder how you can customise your design.

SCHEDULE AND COSTKeeping to a budget can be difficult, so one of the most important questions to be asking is what the contract price and payment schedule is. This can change as you move through the building process, but always make sure you know your starting price and how you’re expected to pay so you can make the necessary financial arrangements.

TIME FRAMEHow long will it take for your home to be built? This is especially important if you’re selling your current home or have a lease to work around. It’s also essential for creating a budget and maintaining your payment schedule.

STANDARD INCLUSIONSWhat’s included in the contract price? A lot of house and land packages exclude appliances, landscaping or even flooring. Finding out what’s included early on will leave you better equipped when it comes time to add all the final extras to your home.

UPGRADESWhat options are there for upgrades? Some standard inclusions are less than ideal in terms of design and quality; therefore you might want to consider upgrading to higher-quality, more aesthetically-pleasing options.

WARRANTIESMost project builders will stipulate a post-construction warranty and structural guarantee in your contract. If anything falls apart within the

warranty period due to a faulty product or incorrect installation, the builder will be obligated to fix it. Likewise if any structural issues arise within the guarantee period, the builder will need to rectify the problem. Always ask what these structural and warranty periods are, so you know what to do in case of an emergency.

HIDDEN EXTRASBuilders insurance, water and electrical costs during construction; park and recreational fees – these are just some of the sneaky extras you can be hit with while building a home. To avoid these extra costs, be sure to find out what’s included and what isn’t. Asking your builder about any relevant council fees is also worthwhile.

THE BUILDING PROCESSHow will the building process work? From design to studio selection, laying the base to building the frame, your builder should be able to explain the process to you so you know exactly what to expect.

CUSTOMER SERVICEWhile your home is being planned and built, who can you contact with any questions or concerns? With larger companies you might have a different point of contact for each stage of construction. To make things easier for you and to ensure you’re not hassling the wrong person, find out who you should contact and when.

INSPECTIONSWill you be able to visit the construction site whenever you like, or are there restrictions? Most builders won’t let you onsite unless your project manager

is there, which means you might need to plan accordingly.

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PROJECT HOME BUILDER QUESTIONSBefore embarking on the building process, remember to ask your project builder these essential questions.

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Building a new home is one of the biggest financial commitments you’ll make in your lifetime. A project of this scale requires you to cover all your bases by hiring a builder with a strong track record of satisfied customers, who is able to deliver quality workmanship on time and on budget. Here, April Davis looks at the top ten questions to ask both project and custom home builders, to ensure the construction of your future home is in capable hands.

FOUNDATION

BUILDING RESTRICTIONSIf you’re building on your own block of land, are there any restrictions? For example, is there a minimum distance you need to keep between the property line and your structure? Your builder should be able to easily find out for you or inform you of any building requirements that will need to be met.

SITE PREPARATIONWhat needs to be done to prepare the site? Will you need to excavate or install electrical or sewage lines? This can have a big impact on your budget and how long it will take to start construction, so make sure you know what you’re getting into.

WORK EXPERIENCEAll builders should have a portfolio of work, or references so you can speak with previous customers about their experience with a particular builder. If they can’t provide these, it might be time to look elsewhere.

LICENCES AND INSURANCEIs your chosen builder licenced and insured? Do they hold all the relevant qualifications? If they don’t, they might not be able to legally build your home, or provide the necessary cover if something goes wrong.

EXCLUSION ZONEAll contractors have a set of responsibilities; you should find out what these are and if there are any exclusions. Regardless of the inclusions and exclusions, it’s always better to know now than later.

MEETING THE BRIEFHow much input will you have over the design, architecture and layout of your new home? Some builders will simply guide you through your options, while others will take charge and leave you out of the process entirely. Depending on what you want, you should always ask this question early on.

CUSTOMISATIONWhat options will you have for selecting materials and finishes? Will you have a large range of bricks to choose from, or will your options be limited? You will also need to consider if your builder has an array of options for choosing your cabinetry, appliances and flooring, or if you can source your own products, so you can achieve your ideal finish.

BUILDERS SCHEDULEIf you’re working with a custom home builder, you want to have their full attention. A project builder with a substantial amount of contractors and staff will often work on multiple projects at once, but a custom builder should keep their workload restricted to a limited number of projects to guarantee you their full attention.

ENERGY-SAVING FEATURESWith global warming and the rising cost of electricity and water, energy- and water-saving features are big considerations when building a house. If you want to include a range of these features, enlisting a builder who can accommodate your requests is a must.

COMPANY HISTORYThis final question may seem a little blunt, but as uncomfortable as it may be to ask, it’s absolutely essential! Have they ever been declared bankrupt? If a company goes belly-up mid project they could pull the plug and not be able to finish your project, leaving you to find a new builder to complete construction. A company’s financial history says a lot about them, and when it’s your future home on the chopping block, it may not be worth the risk.

If you don’t want the walls of your house to come crashing down, doing a little research and asking your builder the right questions before you sign any contracts could potentially save you a lot of headaches in the long run.

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CUSTOM HOME BUILDER QUESTIONSIf you’re after a home that’s 100 per cent you, designing your floor plan, interior and exterior with a custom home builder could be the perfect opportunity to let your personality shine through. These questions will help determine which builder is the best fit for you.