So our process was as follows:
1) Get your design as detailed as possible, including a schedule of finishes.
We spent lots of time on this, which I struggled with. I knew I wanted a grey bathroom tile for example, so why did I have to pick exactly which one, 6 months out from starting the build? Even if it's not your final pick, having something on your schedule of finishes against each item (flooring, tiles, paint, lighting, benchtops etc.) means that when you're comparing the quotes from each builder, you are at least comparing 'like with like'. Otherwise? Builder A allows for tiles at $20/square metre. Builder B allows for tiles at $80/square metre. You think you're getting a bargain with Builder A, or a rip-off with Builder B. But the truth probably lies somewhere in the middle.
The other unexpected bonus of picking things early is actually being forced to make decisions. And you can always change your mind once your negotiations begin - but having something picked means you know exactly what you're getting when it comes to price!
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A page from our finishes schedule |
2) Ask for recommendations!
I went to Facebook as a starting point for recommendations, but we also had our building designer and our engineer recommend someone. It's best if the person who is doing the recommending has actually done a project with their recommended builder, and if you know them well enough, you can go and see the finished product! In addition, it's important to know if the project your friend/colleague/acquaintance had done is a similar size and scope to what your project is. Their recommended builder may be excellent at tacking on a pergola, but not so flash at a complete renovation.
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If only every builder was like Bob the Builder! |
3) Meet them. Yes, all of them.
It's quite possible you're going to be spending a lot of time and energy with whoever you choose, so probably best pick someone you actually get along with. It's imperative to meet all the builders you're getting quotes from, preferably at the site, so you can get a feel for each other. Everyone has a different style of communication and a different way they like to work, and while you can't guarantee that the initial meeting will continue on in the same vein, it helps to get a vibe!
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Happy builders! |
4) Obtain detailed quotes, and compare them. (not easy)
So as you get quotes trickling in, you'll likely notice some variation in how they are set out and the level of detail which has gone into them. The guy that's just scrawled a figure on a scrap of paper? You probably don't want him. The trick lies in how to compare such voluminous amounts of information. Not everything is easy to compare. You're building a deck as part of your reno for example - builder A quotes an item 'deck' (including roofing, carpentry etc.). Builder B quotes the balustrading in 'carpentry' and 'roof' as a separate item. And this goes on and on.
How did we do it? A massive spreadsheet (and I hate spreadsheets with a passion). We created a Google 'sheet' (like an online, interactive Excel document) and tried as best we could to compare like with like. Some items were easy - house raising, plumbing, electrical to name a few. This is invaluable information as you can really see what different builders are charging for which component.
Apart from price comparisons, the invaluable outcome of putting everything in a spreadsheet was inclusions, and some specifications which may not have been put anywhere in your plans. Builder A includes building certification, and Builder B does not. Builder A includes a higher-rated insulation than Builder B. Is there a builder's final clean included? We picked up several items which had been missed during this process, and it's better to know now than be hit up with a variation bill later on.
Electrical | $27,800 | $34,991.40 | $23,026.50 | $34,416.06 | $20,806.50 | |
includes air con | ||||||
Inclusions: | - lighting, power, data and kitchen equipment - PC sum for lights and fans as per below | $29,938.96 | ||||
- electrical general | $20,650 | $22,766.80 | ||||
- lights/fans | $3,500 | $4,977.60 | $600 | |||
- Provisional sum for kitchen appliances | $3,650 | $7,247.00 |
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- security alarm system | $3,877.10 | |||||
An example line from our quote comparison spreadsheet (yes, I know how nerdy this looks!)
5) Begin negotiations!
So, you've done your massive nerdy spreadsheet and picked someone that you not only like, but think is providing a fair price. Now to negotiate! Everything is up for negotiation. We are on a tight budget with our renovation and we need to save where we can. Some of the things we have done are:
- noted that the price for one item seemed disproportionate compared to other quotes, the builder managed to cut a couple of grand off that item
- taken things out that we can add at a later stage, like the water tank
- taken things out that we can organise or do ourselves, like carpet (our builder has been great about this)
Ultimately, renovating is an expensive exercise. If, like us, you want to know exactly what you're getting for your money, it's worth the time spent in the initial planning stages. Hopefully this will make for a smooth building process - but we shall wait and see!
As for a start date for the West End Renovation? Our tenants' lease comes up on July 1st, so we're aiming to start on Monday July 3rd!
Stay tuned and please comment! :-) K