E119. Navigating variations in building

In this episode of the Building Design, Prime Time Podcast, Amelia and Frank dive deep into one of the most misunderstood (and stress-inducing) parts of building and renovating: variations. If you’re planning a new home, renovation, or extension, this is a must-listen episode that could save you thousands of dollars and a lot of frustration.

Frank breaks down exactly what a variation is, why they happen, and why they’re not always a “mistake,” but often a necessary adjustment to reality. From owner-driven changes and product availability issues to hidden problems uncovered during renovations, you’ll learn how even small decisions can trigger major knock-on effects to both your budget and your build timeline. The episode also explores how difficult it can be to visualise space, light, and proportions from drawings alone, and why that often leads to late changes that cost more than expected.

They share real-world examples of supply chain delays, discontinued products, framing and structural surprises, and compliance issues that can’t be ignored once discovered. Frank also explains why variations aren’t just about material costs they include labour, builder time, rework, and scheduling disruptions, and why credits are usually smaller than people expect.

Most importantly, Amelia and Frank give practical advice on how to reduce the impact of variations: why a contingency budget is essential, how preparation and good design decisions can minimise stress, and why asking “silly” questions early can prevent expensive regrets later. If you want a smoother build, fewer surprises, and realistic expectations about what it really takes to deliver your dream home, this episode is packed with honest, no-nonsense insights you won’t want to miss.

About us
Prime Design is a building design company locally owned and operated in Tasmania since 2004.  Our goal is to share as much valuable information as possible about the process of building design, extensions, and more. We will talk about a different topic each week. To suggest a topic you would like us to talk about contact us at info@primedesigntas.com.au

Disclaimer
The information provided on this podcast is for educational and informational purposes only and is not intended to be a substitute for professional advice, individual circumstances, or remedy. We strongly suggest you consult a qualified professional before taking any action based on the information provided in this podcast. The views, opinions, and information provided in this podcast are those of the hosts do not necessarily reflect the official policy or position of any other agency, organisation, employer, or company. All content provided on this podcast is provided “as is” without warranty of any kind. We make no representations as to the accuracy, completeness, currentness, suitability, or validity of any information on this podcast and will not be liable for any errors, omissions, or delays in this information or any losses, or damages arising from its use. We reserve the right to change content or delete any information provided on this podcast at any time without prior notice.

Transcript

E119. Navigating variations in building 
 

[INTRO] (0:08 - 0:41)

Hello and welcome to the Building Design, Prime Time Podcast, focused on providing valuable information for anyone looking to undertake a new build or extension project. We'll share our tips, tricks and stories from a building designers perspective. Welcome to the Building Design, Prime Time Podcast.

[Amelia]

I'm your host Amelia and once again we're joined by Frank Geskus.

[Frank] (0:42 - 0:43)

Hey Amelia, how are you?

[Amelia] (0:44 - 0:45)

Oh, pretty good for a Friday.

[Friday] (0:45 - 0:46)

It's always good on a Friday.

[Amelia] (0:46 - 0:47)

It is.

[Frank] (0:47 - 0:58)

We're trying a nice Tasmanian Riesling today. 

[Amelia]

Yes. 

[Frank]

Should we be saying that we're drinking alcohol on the job?

[Amelia]

No, probably not. 

[Frank]

Okay, fair enough.

[Amelia] (0:58 - 1:02)

No, we'll just, we'll pretend that it's outside of business hours.

[Frank] (1:02 - 1:02)

We're having a lemonade.

[Amelia] (1:03 - 1:05)

Yes, we're having lemonade with...

[Frank] (1:05 - 1:06)

No bubbles.

[Amelia] (1:06 - 1:24)

No bubbles and made from grapes, made from grapes. 

[Frank]

Where are you going with this? 

[Amelia]

Lemonade made from grapes with no bubbles.

[Frank]

Yeah. 

[Amelia]

We'll just leave it at that. Anyway, back to our podcast topic for today.

[Frank] (1:24 - 1:25)

Yes.

[Amelia] (1:25 - 1:48)

I thought we'd actually refer back to what we were talking about in our previous episode. We talked about contingencies and sort of a follow on from that is variations. And I thought you could start with kind of explaining a little bit what a variation is and what you need to watch out for.

What are the pitfalls? What are the traps? What are the things you need to know?

[Frank] (1:49 - 2:06)

Sure. So a variation is basically a change from what was originally approved or priced. It could be, and that variation, it could be a credit back to you.

It doesn't cost as much to do, but the reality is it actually is going to cost you extra.

[Amelia] (2:06 - 2:06)

Generally.

[Frank] (2:07 - 3:34)

You know, and for some good reasons too. But variations aren't a bad thing, but they can be a devastating thing if you don't do this right. So what I mean by that, no project stays exactly the same when it's drawn.

It's quite rare unless you can really visualise it. Every part of it, colours, everything. Variations are normal because you're doing adjustments and tweaks.

Or there is something that hasn't gone to plan with supplies and whatnot. But you need to understand early to reduce the stress during the project. That's why you have a contingency.

We spoke about surprises, but in this case, we're talking about decisions, change of decisions, or it's not what you imagined. They generally come from owner's decisions, product availability. We spoke about the site conditions, which is contingency allowing for things that were unforeseen under the ground.

Or they could be compliance or construction realities. So variations are not mistakes. They are unknowns or a choice.

They're also adjustment to reality. You know, what's actually real, how you visualize it or see something, or someone's actually made a mistake because funnily enough, designers and architects aren't perfect. They may not have carried across your instructions.

And there needs to be a bit of a chat about that too. But that's why you have the contingency. So the money is there to do it.

[Amelia] (3:34 - 3:34)

Yes.

[Frank] (3:35 - 3:45)

Essentially, the most common variation is owner-driven. And it's the biggest variation of people changing their mind. Surprise, surprise.

[Amelia] (3:46 - 3:46)

Yes.

[Frank] (3:47 - 3:49)

And I'm just as guilty of this as anyone else.

[Amelia] (3:49 - 3:51)

Did you do that with your house too?

[Frank] (3:51 - 4:12)

Originally, I did. I made some changes. But yeah, they cost me more, but I'm glad I did them.

It was better than what we had in mind. And I found some additional products during the build. And I was far happier with that.

And one of those was I found a better price on the windows and I could afford double glazing at the time. It wasn't a requirement.

[Amelia] (4:12 - 4:13)

Okay.

[Frank] (4:13 - 4:42)

And I was happy to pay the extra money for that. And now I've reaped the benefits for that. So you need to see things in real life.

But here's some examples of owner-driven changes. Room sizes. You go in there and you think this is too big or too small.

Actually, most people don't think too big. But it's always too small. The challenge there is they see it when it's framed.

That gives you one sense of space.

[Amelia] (4:42 - 4:42)

Yes.

[Frank] (4:43 - 5:10)

You plaster it. Just the raw paper on the plaster. That gives me another sense of space.

It's painted and undercoat. That gives me another sense of space. Then the final colour.

Everyone knows colours change the potential size, ceiling height, how it visually feels. At the end of the day, numbers don't lie. Numbers are the size and sizing things to suit your furniture, your requirements.

[Amelia] (5:10 - 5:13)

But you're right. It can be difficult to visualise.

[Frank] (5:13 - 5:53)

Yes, on a drawing. We'll talk about that a bit more later on. Adding a skylight because it's a bit dark.

Or putting an aluminum or whatever. Adding extra power points. That's quite common.

When you actually think, oh, you know, that would go good there. I need a power point. Cabinetry changes, joinery changes.

I've got a great deal on an oven, but it's 1,200 wide instead of the 900. Then the whole kitchen bench has to be redesigned. But then your space isn't the same.

You've got to make adjustments. There's a cost implication to these things. You found a flooring has been discontinued or you found a better one.

[Amelia] (5:53 - 5:54)

Yes.

[Frank] (5:54 - 5:56)

So what do you expect? It's going to cost more.

[Amelia] (5:57 - 5:57)

Exactly.

[Frank] (5:58 - 6:29)

So all these things that clients drive or the owners, sometimes it's fair dinkum, sometimes not. But this is why you have contingency. You've got a bit of money up your sleeve and if you don't want to burn it, that's fine.

But other times you can get credits. You know, small visual changes can make small construction changes. But that also messes up the timing for the builder too.

See, there's another part to this. You might change something, but it changes the flow of the build and slows the build.

[Amelia] (6:30 - 6:31)

Yeah, exactly. The timeframes.

[Frank] (6:32 - 6:36)

Yep. So if you change some, don't expect to be finished at the same date.

[Amelia] (6:36 - 6:37)

Oh, that's exactly right.

[Frank] (6:38 - 6:40)

You'd be surprised how many people think it should be.

[Amelia] (6:40 - 6:41)

Really?

[Frank] (6:41 - 7:01)

Yep. I've had very upset people talking to me, talking to the builder and they've changed something insignificant, but they expect it in the same timeframe. Either it was joinery or it was a deck.

Some changed the deck, the deck material. Had to wait for materials. Here's the other thing, you've got to wait.

Stuff isn't always available.

[Amelia] (7:01 - 7:02)

That's right.

[Frank] (7:02 - 7:38)

So there's a bit of patience. You've got to understand the ramification of your change and be able to wear the financial and the time. So it might be cheaper.

You might choose something that's actually less labour, which could be a good thing too, and you might get something that gives you a credit or cost neutral. But there's the emotional side. People don't realise how different it feels once it's real.

You know, from the drawings, you know? Product substitution. This is another cause of variation.

When the products aren't available, they've been discontinued.

[Amelia] (7:39 - 7:40)

That's longer lead times.

[Frank] (7:41 - 7:52)

Well, possibly, or they might have it in stock. Who knows? Timing does have a bearing on it because people have got deadlines.

They're renting, they're leasing a place or whatever it may be, and they've got strict deadlines.

[Amelia] (7:53 - 7:56)

It does make it tricky when you're under the pump like that.

[Frank] (7:57 - 8:01)

And nothing goes to exact timing. It always goes to custom.

[Amelia] (8:02 - 8:02)

Yeah.

[Frank] (8:02 - 8:25)

So sometimes the product you've chosen, or it could be with the interior designer, you didn't realise the lead time was that long. And the builder may, I've also seen this before, where the builder hasn't ordered stuff in the correct time or investigated. Just thinks it's fully available.

And I believe the builders need to be on top of when they've got a contract, they go check that all the supply is available, what's the lead time?

[Amelia] (8:26 - 8:26)

Yeah.

[Frank] (8:26 - 8:34)

But I've also seen poorly planned builders where they just do it ad hoc as they go. And it causes no end of trouble.

[Amelia] (8:34 - 8:40)

Yeah. It's really bad. It does come back to, I mean, that's another podcast topic, but choosing the right builder.

[Frank] (8:41 - 8:48)

But also they're a really good planner. A good builder that plans really, really well will guarantee the finish date.

[Amelia] (8:49 - 8:49)

Yes.

[Frank] (8:49 - 8:53)

Because they just get everything planned. They reserve things, book in tradies.

[Amelia] (8:53 - 8:53)

And they're organised.

[Frank] (8:54 - 9:00)

I've seen other guys that couldn't organise a chook raffle. They're just freaking hopeless. And it takes 12 months to build a simple home.

[Amelia] (9:00 - 9:00)

Yeah.

[Frank] (9:00 - 9:02)

But the thing is, it's bad business.

[Amelia] (9:03 - 9:05)

That is bad business because that's not efficient.

[Frank] (9:06 - 9:15)

No. Efficiency is good business for the builders. It's good for the owner.

That's why choosing your products really, really is really important. And also asking, is it readily available?

[Amelia] (9:15 - 9:22)

That's a really good point. And I think people forget sometimes all the things you do have to choose.

[Frank] (9:23 - 9:23)

Oh, it's massive.

[Amelia] (9:23 - 9:27)

It can be a little bit easier at times if you're going with a project type builder.

[Frank] (9:28 - 9:30)

Oh, and they'll have everything there itemised. Absolutely amazing.

[Amelia] (9:31 - 9:42)

It'll be very, yeah, a little bit more straightforward. If it's a custom design, you have to pick everything from the skirting to the architraves, to the windows, to the latches, to like everything.

[Frank] (9:42 - 9:43)

And specialised stuff.

[Amelia] (9:43 - 9:44)

Yeah.

[Frank] (9:44 - 10:06)

To make it all look pop. And a good interior designer like Talia, who was with us, she does an amazing job. You know, so you've got to also look at the tile ranges.

So I've got a problem at the moment. My construction for my house has been delayed heavily, right? A lot of stuff has been chosen.

I might get called out that's not actually available.

[Amelia] (10:06 - 10:10)

Because you probably chose that, what, 12 months ago?

[Frank] (10:10 - 10:11)

Eight.

[Amelia] (10:11 - 10:12)

Oh, eight months ago.

[Frank] (10:13 - 10:31)

Still, you don't know in the cycle of the product. Tapware finish not available. And that can be a real problem because they match the tapware.

You could have a gunmetal finish or whatever they call it, that matches the oven, which matches the dishwasher, which matches the fridge.

[Frank] (10:31 - 10:35)

It drives me mental, this stuff. 

[Amelia]

Yes, going matchy-matchy. 

[Frank] (10:35 - 11:00)

Matchy-matchy. Real problem at times. The glazing systems have changed on the windows. That's pretty rare, I must say.

Or the flooring timber framing, I've known of supplies, especially due to COVID. There were certain timber supplies that we couldn't get. So all those things have a very stressful effect on the job because there are delays.

And it's not just for the owner. It's the builder stressed out too, if he's well organised.

[Amelia] (11:00 - 11:01)

Yes.

[Frank] (11:02 - 11:14)

So please remember, builders build houses. They don't control supply lines. All they do is things turn up, either they or the subbies in store.

[Amelia] (11:14 - 11:19)

Yes, there's so many things that are just outside of their control.

[Frank] (11:19 - 11:34)

I'd love to get the stats on how many items that you have to choose to go into a house. There would be heaps. It'd be an interesting stat.

I've just thought of that. Wouldn't it be good to know how many different items go into a house that has to be chosen?

[Amelia] (11:35 - 11:38)

Yeah, there would be a lot. And it would be overwhelming.

[Frank] (11:38 - 11:42)

Oh, it would be. But just think, if one of those goes wrong, the whole thing goes out of whack.

[Amelia] (11:42 - 11:43)

Oh, yeah.

[Frank] (11:43 - 12:01)

A subbie turns up a week late because of whatever his dog got run over or whatever. That messes stuff up. Oh, it does.

Because one tradie that isn't able to turn up on the date allocated throws the whole project out by that date, if not further, because then every other tradie has to adjust their calendar.

[Amelia] (12:02 - 12:02)

Yes.

[Frank] (12:02 - 12:16)

So please be aware that when you actually make a change to any of these things, move a wall, move a window, change a door, waiting for a different item, every other trade that the builder has engaged...

[Amelia] (12:17 - 12:18)

Is delayed.

[Frank] (12:19 - 12:24)

Delayed. And might not be a week. It might be, sorry, I've got this other job. It's going to be three weeks.

[Amelia] (12:24 - 12:25)

Yes.

[Frank] (12:25 - 12:26)

The knock-on effect is...

[Amelia] (12:26 - 12:27)

Huge.

[Frank] (12:27 - 12:29)

Oh, it's unbelievable. It's really tough.

[Amelia] (12:29 - 12:33)

It must be really difficult for builders to manage that at times.

[Frank] (12:33 - 12:39)

Especially on custom homes. It's a hardship. And that's why you find custom homes can take considerably longer than your project homes.

[Amelia] (12:40 - 12:40)

Yes.

[Frank] (12:41 - 13:01)

So that's an interesting thing to consider. So design versus reality. Not everyone can 3D visualise what they see on the plans that we provide.

We do everything in 3D models. We give clients 3D models they can spit around the screen at home or on their phones. But it still sometimes isn't enough for some people.

[Amelia] (13:01 - 13:01)

Yes.

[Frank] (13:02 - 13:20)

You know, there's only a small population that can look at 2D and think 3D. And then even further, people can't visualise 3D on a screen or a piece of paper or whatever. And they still can't grasp it.

And that's okay. We're all built differently, wired differently. And that makes it hard when they're actually building a home.

[Amelia] (13:20 - 13:21)

Yes.

[Frank] (13:21 - 13:44)

The other one is when people have a vision of how they want it. Here's a picture out of a magazine or online or a show. And they've got that answer.

I want it like that. Yet the sizes they've chosen for the build don't match the proportions. Proportions everything.

Yet the space doesn't look the same because the proportions aren't the same. Because of the type of house that you've decided to build.

[Amelia] (13:44 - 13:44)

Yes.

[Frank] (13:45 - 13:52)

So if you've built something out of a certain style and a certain size and dollar amount, it may not be able to replicate it on a smaller version.

[Amelia] (13:53 - 13:54)

The effect isn't there.

[Frank] (13:57 - 14:05)

So reality hits then when the frame goes up, light enters spaces, and you walk through the rooms and you're going, This isn't what I wanted.

[Amelia] (14:06 - 14:07)

It's not how I imagined.

[Frank] (14:07 - 14:18)

And that gets tough. I feel that for people where they are utterly disappointed. And I've seen it.

I've been there helping people. And sometimes you can, sometimes you can't.

[Amelia] (14:18 - 14:19)

Mmm.

[Frank] (14:19 - 14:21)

But all you can do is look at options.

[Amelia] (14:22 - 14:22)

Yes.

[Frank] (14:22 - 14:32)

Because they don't understand what are the ramifications. One of the things is spaces that are darker than expected. Hallways, that type of thing.

[Amelia] (14:32 - 14:42)

And that's, that's really hard to predict in drawings. Because you don't, you don't see that. So you don't actually get a feel until you're actually living in the house and the spaces.

[Frank] (14:43 - 14:49)

Or even just when they're building and it's all plastered out. You get a good idea. Because there's no artificial light.

[Amelia] (14:49 - 14:50)

True.

[Frank] (14:50 - 15:08)

It's all natural light. This is why I say, well, don't install skylights. Unless you want specific skylights.

Knock yourself out. But I believe things like the LED panels like a loom, and there's other products where they're powered by a 12 volt solar panel. Mind you, they can be a little bit too bright at times.

[Amelia] (15:08 - 15:09)

Yeah.

[Frank] (15:10 - 15:18)

So there are ways of doing it that doesn't cost a fortune. Of bringing more, it's artificial light without turning a light on.

[Amelia] (15:18 - 15:18)

Yes.

[Frank] (15:19 - 15:43)

Either a skylight. I'm not a huge fan of the solar tubes because of the heat loss. Same as normal skylights, heat loss through the light shaft.

Because then you've got a plastered shaft and you've got the Velux's. They look awesome. They're really good.

Great product. But if you don't insulate everything and do everything properly, and you don't paint the light shaft the right colour too. That's an interesting one.

[Amelia] (15:43 - 15:44)

Yeah, okay.

[Frank] (15:44 - 15:51)

That's a story for another time. Window sizes, changing windows when they've already been installed. And then you've got to order a new one in.

[Amelia] (15:52 - 15:55)

Or they want to change the window to a door.

[Frank] (15:56 - 15:57)

Yes.

[Amelia] (15:57 - 15:58)

That's happened before.

[Frank] (15:58 - 16:19)

It has, it has. So, and the delays could be massive. Yes.

Resizing joinery, changing ceiling or bulkheads. Yes. That's all framing, all takes time.

And again, the knock-on effect for doing that. And also, you may change something with your joinery, but then you find out that the basin that you've ordered doesn't fit properly within the joinery.

[Amelia] (16:21 - 16:24)

That's a really good example of a knock-on effect, isn't it?

[Frank] (16:24 - 16:32)

Oh yeah, because then the tap isn't right. Then it's not sitting central in the bench. And then the lights aren't proportionally correct over the bench.

[Amelia] (16:32 - 16:32)

Yes.

[Frank] (16:32 - 16:39)

I remember a huge Barney. Go on with a customer and a joiner and builder over that.

[Amelia] (16:39 - 16:40)

Really?

[Frank] (16:40 - 16:53)

Yeah, massive. The customer expected them all to change. It says you signed off on the drawings.

You signed the variation. You signed the changes. What you wanted.

It was a massive Barney.

[Amelia] (16:53 - 16:54)

Oh no.

[Frank] (16:54 - 17:05)

It was ugly. Stone tops, under mount benches, two-pack painted doors and panels and lights that had already been hung in the plaster. Yep.

Horrible.

[Amelia] (17:06 - 17:06)

Oh no.

[Frank] (17:07 - 17:26)

Yep. So, knock-on effects by you making changes. And in saying that, some of these aren't mistakes, but sometimes I've seen clients, in this one example, I 100% lay at the feet of that customer because they made a change and they didn't foresee the knock-on effect.

[Amelia] (17:26 - 17:27)

Yeah, okay.

[Frank] (17:27 - 17:34)

Some would say, well, the builder should tell you that. They can't visualise it all the time either. And they're flat out trying to get the thing built on time for you.

[Amelia] (17:35 - 17:35)

Yes.

[Frank] (17:37 - 17:41)

So, there are other variations. Are they always client-driven?

[Amelia] (17:42 - 17:46)

That's exactly right. I guess they're probably not always client-driven.

[Frank] (17:46 - 17:47)

Yeah.

[Amelia] (17:47 - 17:50)

Especially in renovations and extensions.

[Frank] (17:50 - 17:52)

You can't see what you can't see.

[Amelia] (17:53 - 17:54)

That's exactly right.

[Frank] (17:54 - 18:23)

And we spoke about the contingency for Renault's extensions last time. It has to be a higher percentage because we've spoken about dodgy plumbing, dodgy electrical, dodgy framing. Oh, I've got some pearlers of those.

I think we put some online where they stepped a brick pier under a floor, right? And they stepped the bricks around a pipe that was going around the wall. And yeah, it was just some weird stuff.

[Amelia] (18:23 - 18:24)

Oh, dear.

[Frank] (18:24 - 18:41)

You can't see the problems people have done in construction. I've shared my experiences with that. But yeah, plumbing's a beauty.

Lack of waterproofing or the floor slopes and it shouldn't slope. Yeah, not a lot you can do about some of these things other than fix them.

[Amelia] (18:42 - 18:42)

Exactly.

[Frank] (18:42 - 18:51)

You're fixing the hidden problems in an extension of Renault. The other classic is how the floor is actually framed and how the roof is framed.

[Amelia] (18:51 - 18:52)

Yeah, okay.

[Frank] (18:52 - 18:53)

Depending on the age.

[Amelia] (18:53 - 18:54)

Yes.

[Frank] (18:54 - 19:37)

Or if there's a valley or a hip that lines over and if it's a pitched roof where things load up. This is where you've got to get the engineer back in to help out. That's quite normal.

Please remember, these are not mistakes. They're discoveries. 

[Amelia]

Yes.

So that's why we have that contingency. Sometimes when we find these little problems, it becomes a compliance problem or an engineering problem. So as I mentioned before, you don't know how the roof framing, the existing framing has been put together.

Another beauty is if it's built on the boundary and there's no firewall in place. Because under the National Construction Code for residential, you have a boundary. And please be aware, it's not necessarily a fence.

It's actually on the title.

[Amelia] (19:37 - 19:38)

Yes.

[Frank] (19:38 - 19:56)

And only a registered surveyor can actually pinpoint this and doesn't mean the fence is on the boundary. But if you're within 900 millimetres of the boundary, you need to have a firewall in most cases. I've had cases where we've renovated houses and stuff and we find out that ain't a firewall.

[Amelia] (19:57 - 19:57)

Oh really?

[Frank] (19:58 - 20:25)

Yep. So we've had to find ways of dealing with that. Constructability changes.

People have installed newer windows. They haven't put lintels in properly. One of my favourites was where they couldn't open the sliding door in the house.

Anyway, we were doing the renovations, so we'll fix that. Had a look. There was no lintel.

It was just a frame and the roof, even though it was a massive load, it actually just pushed down and then pushed down on top of the aluminium doors.

[Amelia] (20:25 - 20:27)

Oh, so it was structurally unsound.

[Frank] (20:28 - 20:29)

Yep. Pretty well.

[Amelia] (20:29 - 20:29)

Wow.

[Frank] (20:30 - 20:31)

Yep. Surprise.

[Amelia] (20:31 - 20:32)

That's clever.

[Frank] (20:32 - 21:07)

Oh, some clown decided to do that. But this is where it wouldn't have been a quality registered builder. There's no way they would do that.

So another favourite of mine that I saw in a house where we went to do work and had a look at the eaves and the eaves weren't sitting right. Within, you know, the underside cement sheeting, got the gutter into the walls, cement sheet, and they weren't sitting right. Had a look.

They weren't actually fixed. They were sitting there and they had pavers sitting on top of them. So you went into the roof and you saw these concrete pavers.

[Amelia] (21:08 - 21:09)

Okay, that's weird.

[Frank] (21:09 - 21:10)

Holding the cement sheet in place.

[Amelia] (21:10 - 21:11)

Oh, no.

[Frank] (21:12 - 21:18)

Now, people go, how's that even possible? And some builders might be listening to this, it sounds possible. But yeah, you had to see it to believe it.

[Amelia] (21:19 - 21:19)

Oh dear.

[Frank] (21:20 - 21:45)

And also, we've spoken before about people blocking air vents, weep holes and stuff, and then you find the mould and horrible stuff underneath the floor and it goes up underneath the flooring and the floor's moulding. You pull the carpet up and you've got this black and white and green horrible stuff. 

[Amelia]

Oh, yuck.

[Frank]

And that stuff's very unhealthy. 

[Amelia]

Toxic. 

[Frank]

It's toxic, of course. And this is the stuff for variations of doing renos and extensions.

[Amelia] (21:47 - 21:47)

Exactly.

[Frank] (21:48 - 22:09)

And it's tough to handle some of this stuff. So how this hands out though, there's extra work involved for the builder. One, they've got to price up the variation.

They've got to go research and ring people about the variation. So his or her time spent figuring all this out. You have to pay for that.

[Amelia] (22:10 - 22:11)

Which is fair enough.

[Frank] (22:11 - 22:42)

You'd think so, wouldn't you? I've seen people argue this. They reckon they shouldn't have to pay, they should be part of the whole thing.

But it's an extra. Variations can be an extra. So then the price of the materials, the labour and whatnot.

So you've got that core bit, but you've also got them organising it. And generally, it should be built into the contract. They'll charge a minimum amount of money or percentage to cover their time organising this change or adjustment due to unforeseens.

But if there's a credit, it goes back into the job.

[Amelia] (22:43 - 22:43)

Yes.

[Frank] (22:44 - 22:50)

So I've seen really good credits because we don't know what we're going to find. It was better than expected, especially on extensions.

[Amelia] (22:50 - 22:51)

That's good.

[Frank] (22:52 - 22:52)

Not very often.

[Amelia] (22:53 - 22:55)

I can't imagine it would be very often.

[Frank] (22:55 - 23:09)

No. So credits are usually smaller than people expect. And I have to agree with that.

I've done it myself on projects and I feel like I've been short-changed. But when you actually sit down and talk to them and work it out, it costs what it costs.

[Amelia] (23:09 - 23:10)

Yeah.

[Frank] (23:11 - 23:24)

So savings are really offset to upgrades dollar for dollar. So when you've got to change a product and you've got to adjust the framing or adjust flooring or adjust something to suit the substitute product, it may cost you more even though the product's cheaper.

[Amelia] (23:24 - 23:34)

Actually, that's a really good point because the installation of that product may be more labour-intensive, for example, but the product itself is cheaper.

[Frank] (23:34 - 23:47)

Yes, that's quite common. Flooring, joinery, finishes, door handles, all sorts of weird and wonderful things. Exactly.

A lot more effort goes into it. And you don't know that.

[Amelia] (23:47 - 23:47)

No, that's right.

[Frank] (23:48 - 23:48)

That looks pretty.

[Amelia] (23:49 - 23:49)

Yeah.

[Frank] (23:49 - 24:01)

I like that. Labour and preliminaries don't disappear with this type of stuff. So labour is still going to cost.

But also when you've got the knock-on effect of the timings out, there is a cost involved in that too.

[Amelia] (24:02 - 24:02)

Yes.

[Frank] (24:03 - 24:09)

So variation is not just about material. It's the labour that goes behind that as well.

[Amelia] (24:10 - 24:12)

So what should clients be prepared for?

[Frank] (24:13 - 24:38)

Always expect unforeseen and expect some changes. Don't expect perfection. It's rare.

Even the most high-end, beautifully designed buildings and then project managed by the designer or the architect, they are still going to make adjustments to make sure the vision is correct, all the way down to the project builder. Project builds are generally closer. They can keep them tight.

[Amelia] (24:38 - 24:38)

Yes.

[Frank] (24:39 - 24:43)

Because they are, not a nice term, but it's a cookie cutter.

[Amelia] (24:43 - 24:44)

Yeah.

[Frank] (24:44 - 24:47)

Hip roof, brick veneer, bang. Not a lot of variations.

[Amelia] (24:47 - 24:51)

Yes. And generally the way they purchase their products.

[Frank] (24:51 - 24:52)

Common as.

[Amelia] (24:52 - 24:52)

Yes.

[Frank] (24:53 - 25:23)

You know, it still looks very nice. Still very serviceable. Still could be a six or seven star house wherever you live in Australia, or five star if you're in Western Australia.

But it still meets all the requirements. It still looks very nice. Still hard wearing, you know.

So don't expect perfection. And this is why I have a contingency. So don't mentally spend it.

Use it for like, oh, I didn't expect, I didn't think it was going to look like, it doesn't quite capture the view.

[Amelia] (25:24 - 25:24)

Yes.

[Frank] (25:25 - 25:30)

One of the classics of changes is changing your balustrade. I want to go glass instead of.

[Amelia] (25:30 - 25:31)

Whatever they pick.

[Frank] (25:31 - 25:37)

Treated pine or steel or aluminium. And you know, you're going to pay more for that.

[Amelia] (25:37 - 25:38)

Oh, exactly.

[Frank] (25:38 - 25:48)

It's more, and there's many variations of the glass balustrades too. But that's at the end of the project. Yes.

So if you've got money there, yep.

[Amelia] (25:48 - 25:49)

I can use that.

[Frank] (25:49 - 26:01)

I really want to spend the money on that. Now we're going okay budget wise. Cool.

This is very important where a good builder, when they give you their progress claims, they have any variations written in there.

[Amelia] (26:01 - 26:04)

Yes. And make sure that any variations are.

[Frank] (26:05 - 26:06)

Signed and approved.

[Amelia] (26:06 - 26:08)

Yeah. Make sure it's all in writing.

[Frank] (26:09 - 26:14)

Yep. Because you don't want to get a weird ass invoice at the end of the job.

[Amelia] (26:15 - 26:15)

Exactly.

[Frank] (26:16 - 26:24)

And I've seen that too many times too, where the builders just aren't organised. But yeah, late changes. I just want to point this out.

Late in the project costs more.

[Amelia] (26:24 - 26:25)

Okay. Yes.

[Frank] (26:25 - 26:42)

Because if you have to add another PowerPoint in, let's just say you're about three weeks away from handout. I need a PowerPoint. I bought this.

This is a classic. Buying those new lounge suites with the PowerPoints. You need power in them.

You need to put a floor box in. Concrete, you're not going to do it. Timber floor, you can.

[Amelia] (26:43 - 26:43)

Yes.

[Frank] (26:43 - 26:46)

But then you've got to do something about the flooring. What happens if you damage the flooring?

[Amelia] (26:46 - 26:47)

Yeah, that's true.

[Frank] (26:47 - 27:00)

Or what happens if you repaint the walls? They're not going to just paint around the PowerPoint. They're redoing that wall so it all blends in perfectly.

It looks seamless and perfect brand new. Because you're expecting a brand new home. So yeah.

How do we wrap this up?

[Amelia] (27:01 - 27:02)

Good question. What are the take-homes?

[Frank] (27:03 - 27:04)

Well, variations are normal.

[Amelia] (27:05 - 27:06)

Yeah, that's exactly right.

[Frank] (27:06 - 27:09)

Changing your mind. Be very careful.

[Amelia] (27:10 - 27:11)

Yes.

[Frank] (27:12 - 27:26)

That's why we keep banging on about researching before you even get started. That's why I'm a big fan of using interior designers. They're awesome.

You're spending a lot of money with them. But the chance of variations. But you're going to have something that just works.

[Amelia] (27:27 - 27:27)

Yes.

[Frank] (27:27 - 27:33)

You know, as long as you're very clear on what you like. Preparation reduces stress at the end of the day, doesn't it?

[Amelia] (27:33 - 27:34)

Oh, it definitely does.

[Frank] (27:36 - 27:52)

So this is why contingency exists. Everyone out there, you need to ask better questions. Understand your drawings.

Be realistic. And don't be scared to ask the stupid questions. Because no question is stupid.

[Amelia] (27:52 - 27:53)

That's exactly right.

[Frank] (27:54 - 27:59)

You know, where's my toilet roll holder going? Where does it sit?

[Amelia] (27:59 - 28:00)

Which way does the door swing?

[Frank] (28:01 - 28:01)

Exactly.

[Amelia] (28:01 - 28:02)

Little things like that.

[Frank] (28:02 - 28:26)

Don't. Please never, ever be scared to ask these questions. As a designer, we only want you to have a beautiful experience and a beautiful house or commercial property or whatever it may be.

So then you love it. It's beautiful to live in. It is durable, serviceable and never gives you a problem.

[Amelia] (28:26 - 28:26)

Yes.

[Frank] (28:27 - 28:38)

That's what all we would love. So no question is silly. And even you get down to the finer details.

It's really, really important. Don't be fearful.

[Amelia] (28:39 - 28:58)

Couldn't agree more. What a great place to wrap up. Thanks for listening to the Building Design, Prime Time Podcast.

[OUTRO]

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