E130. Why "just getting plans drawn up" is a huge misconception!

 The Building Design, Prime Time Podcast, hosted by Amelia and Frank Geskus, explains why "just getting plans drawn up" is a significant misconception,  construction documents involve far more than drawings, including site investigations, soil tests, surveys, bushfire assessments, and planning compliance. 

Frank and Amelia answer the questions nobody thinks to ask until it's too late. Why does cheap land so often turn out to be the most expensive land? What's lurking beneath your block that nobody's telling you about? Are you unknowingly breaking the law before construction even begins? And why do two builder quotes for the "same" house look nothing alike? These aren't hypotheticals, they're the conversations happening in Frank's office every single week.

Whether you're buying your first block, planning a renovation, or just starting to dream about a new build, this episode will fundamentally change how you approach the entire process.

Knowledge is protection. And in building, the right knowledge at the right time is worth more than any saving you'll find shopping around.

Subscribe and hit play now, and make sure you're asking the right questions before it costs you.

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

E130. I just need plans 

[INTRO] (0:08 - 0:24)

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 designer's perspective.

[Amelia] (0:26 - 0:42)

Hello and welcome to the Building Design, Prime Time Podcast. I'm your host Amelia and once again we're joined by Frank Geskus.

[Frank] (0:42 - 0:44)

Afternoon Amelia, happy Friday.

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

Happy Friday.

[Frank] (0:46 - 0:48)

In this miserable wintery day.

[Amelia] (0:48 - 0:50)

Well, it's not even winter yet technically.

[Frank] (0:50 - 0:57)

No, it's not. But when it gets a bit wet and damp and cold in Tassie, it's a little bit miserable at times.

[Amelia] (0:57 - 0:58)

It does feel a little bit miserable.

[Frank] (0:58 - 1:00)

Yeah, a little bit grotty today.

[Amelia] (1:00 - 1:03)

But we're going to make everyone's spirits a little bit better with the podcast.

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

Okay, I hope so. And a bit of education.

[Amelia] (1:06 - 1:07)

A bit of education as well.

[Frank] (1:07 - 1:14)

Alright, so one of my favourite phrases I like to hear, Hey Frank, I just need some plans drawn up.

[Amelia] (1:15 - 1:17)

Oh, that old chestnut.

[Frank] (1:17 - 1:46)

That old chestnut. Sometimes it's all good because I know what they're talking about, but for some people that have never done it before, alarm bells start ringing. Because it's not just a bunch of plans.

I now refer to them as your construction documents because the plans make one part of a very big pile of documents. And we'll go through that a little bit more in detail. So this is a big misconception, I believe, that it's not just a bunch of drawings.

[Amelia] (1:47 - 1:57)

Yeah, and I think that's probably what a lot of people think that that's what we do. We just do some pretty drawings, some pretty lines on a page and that's it. Bob's your uncle.

[Frank] (1:57 - 2:09)

Nice 3D models now. 

[Amelia]

Yes, that too. 

[Frank]

For quite a while. But the reality, the most expensive mistakes are done when the first line is drawn and you haven't actually checked all the requirements.

[Amelia] (2:09 - 2:11)

Yes, exactly right.

[Frank] (2:11 - 2:25)

Well, they grab a plan off the internet, that's always a winner. Not. Just a little caveat here though.

When people bring someone else, another builder's floor plans, something off the internet, you're actually breaching copyright.

[Amelia] (2:26 - 2:28)

Yeah, you do have to be very careful with that.

[Frank] (2:28 - 2:39)

Well, just don't do it. If you come to us, you bring a sketch. This is what I have in mind, this is what I'm thinking.

That's okay, bring me a sketch, but do not bring me someone else's plans.

[Amelia] (2:39 - 2:39)

Yes.

[Frank] (2:40 - 2:45)

Because that's not fair on them who've spent a lot of time and effort designing and it shows a lack of respect.

[Amelia] (2:45 - 2:47)

It's their creative property.

[Frank] (2:47 - 2:59)

Yes, very much so. So, what a lot of people think, they just need a bunch of floor plans, elevations, some stick drawings. But what they don't see, the site investigation.

[Amelia] (3:00 - 3:00)

Yes.

[Frank] (3:00 - 3:35)

What's under the ground, where are the assets? You need a really good detail survey, not just some cheap, and this is a mistake people make, cheap surveys don't give you all the information. Cheap soil tests don't give you all the information.

So, you have cheap soil tests, the engineer can only design as per soil test. So, if it's conservative or hasn't been investigated properly or doesn't have bearing capacity, the engineer designs to suit. 

[Amelia]

That's right.

[Frank]

And with structural engineering to hold up your house, that's thousands or tens of thousands of dollars into your footings.

[Amelia] (3:35 - 3:40)

That's right, and you don't want to, you know, underestimate what you need to put under the ground.

[Frank] (3:40 - 4:00)

Well, underestimate, but also not being clear what can be done. And this is why you need to get what's called geotech engineers, and they can give really good advice. 

[Amelia]

Yes.

[Frank]

And basically give the best value, not overcooking it. But the other thing people don't see is understanding bushfire constraints on the site, planning requirements, my favourite.

[Amelia] (4:01 - 4:05)

There's so many now. So many. So many overlays.

[Frank] (4:05 - 4:20)

Yep, move on, I'm going to get cranky. Buildability. So, we work with lots of builders.

So, what happens if you just want a bunch of plans and parts of it can't be built? You can't get the front door. The front door you want doesn't fit in the space.

I kid you not, this actually happens.

[Amelia] (4:20 - 4:21)

Really?

[Frank] (4:21 - 4:21)

Yep.

[Amelia] (4:22 - 4:22)

Wow.

[Frank] (4:22 - 5:35)

You don't meet the building code requirements. State provisions, like we have a thing, and I think most of the states have it now, that's called LHDS requirements. So, it's Liveable Housing Access Requirements.

So, how you get into the house has to meet that. Bathrooms have to be designed. Circulation space has to be designed, that’s just naming a few.

If your designer, cheap plans, doesn't know that, it doesn't work too well. 

[Amelia]

That's right. 

[Frank]

You're going to get rejected at the building surveyor.

Also, the other part of it is budget constraints, because we get lots of people, oh, just draw these plans up, no worries. And they've got balcony, decks, wet decks over, it might be leading out from the master bedroom, sitting over a lounge room or whatever, and we tell people don't do it purely because we know they fail, unless they're made out of concrete. So, it costs lots of money, and you know it's going to be a failure.

Size of overhangs, windows, ginormous windows that you can't get passed thermally, and then the type of windows have to be really high-performance windows. So, this is all budget-driven components, and really good design is about problem-solving and meeting all the regulations and compliance. There's a lot to read up on that.

[Amelia] (5:35 - 5:35)

There is.

[Frank] (5:36 - 5:38)

So, the plans aren't actually the product.

[Amelia] (5:38 - 5:40)

No. The result is.

[Frank] (5:40 - 5:51)

The result is. And the result is you receive your planning, building, plumbing permits, and your builder's got to start work notice, and happy days, you're away.

[Amelia] (5:51 - 5:51)

Exactly.

[Frank] (5:52 - 6:08)

So, the first thing is, and we've got a totally separate podcast on this, and I'm going to touch on it again, buying the wrong block. And this is one of the biggest mistakes. People think cheap, and you're buying cheap land that's really expensive to build on.

[Amelia] (6:08 - 6:12)

It might have a spectacular view, but it's really, really steep.

[Frank] (6:13 - 6:17)

Yeah, spectacular view, expensive, generally expensive to build on.

[Amelia] (6:17 - 6:17)

Yes.

[Frank] (6:17 - 6:34)

So, and you don't know what you're buying unless you get a geotech. If you're buying land, always get it subject to a geotechnical report, and a quality one at that. So, I've seen heaps of times where people have got, you know, average block of land in Tassie varies between $250,000 to $350,000.

[Amelia] (6:35 - 6:35)

Yes.

[Frank] (6:35 - 6:45)

$100,000. And I've seen people, oh, I've got one for $220,000. No worries.

And it's cost them more than $100,000. 

[Amelia]

To fix up. 

[Frank]

Well, just to get to the house.

[Amelia] (6:45 - 6:48)

Yeah. 

[Frank]

You can't get the driveway to work. 

[Amelia]

Yes, exactly.

[Frank] (6:48 - 7:03)

Or they've got to build massive retaining walls, or it's all sitting on fill, or it has a line on the title that you can't build beyond this point. And they haven't checked this out properly. So, cheap blocks aren't necessarily good value blocks.

[Amelia] (7:03 - 7:04)

That's right.

[Frank] (7:05 - 8:07)

So, lots of research on that. There's a whole podcast on that. So, do not, whatever you do, try and save money on a cheap detail survey.

We've just had so many times where they just give you a bunch of contours. They don't tell us where the crossover is. They haven't told us where the connection points.

Where am I in connection? Stormwater, sewer. And just because you've got a really flat block doesn't mean you shouldn't have a survey.

Because what we are after is, where is the water connection? Where is the sewer connection? Where is the stormwater connection?

How deep is it? And we've come across too many jobs where they cannot physically connect to the sewer or the stormwater because of the way the block has been designed. And it's criminal.

But you don't know that. So, then you're spending thousands upon thousands of dollars lifting the floor up or putting pumps in, all sorts of crazy stuff. But it gets super complex.

This is why we have surveys to tell us this before we start. To make sure then we can design around that.

[Amelia] (8:07 - 8:07)

Exactly.

[Frank] (8:08 - 8:09)

Again, cheap blocks.

[Amelia] (8:09 - 8:10)

Yes.

[Frank] (8:10 - 8:11)

So, garbage in, garbage out.

[Amelia] (8:12 - 8:19)

Hopefully, we've drummed that into everyone by now. Because we have mentioned it several times now. Several different podcasts.

[Frank] (8:19 - 8:22)

Yes, that is true. We bang on about it, but it is what it is.

[Amelia] (8:22 - 8:23)

It's important.

[Frank] (8:23 - 8:31)

Yes. So, we mentioned before, cheap site investigations, i.e., soil tests. We've had lots of chats about that.

[Amelia] (8:31 - 8:32)

We have.

[Frank] (8:32 - 8:35)

How do you know where the rock is? 

[Amelia]

Yes. 

[Frank]

Is there rock?

[Amelia] (8:35 - 8:38)

Is there rock? Is there clay? Is there...

[Frank] (8:38 - 8:50)

Really expansive clays. 

[Amelia]

Yes. 

[Frank]

Is there groundwater? A water table might not be that far down. Are you sitting on a site that's had a pile of fill put in there?

[Amelia] (8:50 - 8:51)

I was going to say, is it contaminated?

[Frank] (8:52 - 8:52)

Yes.

[Amelia] (8:53 - 8:56)

All that stuff. I mean, can you even build on it?

[Frank] (8:56 - 9:19)

Can you build on it? Yes. I've had a few...Yes, we've seen this. And interestingly, with the really old blocks, you can't find some of this information. Councils keep good records of it now, but some of it, you cannot find some of this information.

[Amelia]

It's just too old. 

[Frank]

It's too old. So, information is always cheaper than surprises, really.

[Amelia] (9:19 - 9:20)

Knowledge is power.

[Frank] (9:21 - 9:39)

Knowledge is power. And this is for all you mainlanders who want to come down to Tasmania. Do not buy a block of land, site unseen, seen in the middle of the boonies.

[Amelia]

In the boonies. 

[Frank]

Out the sticks, and you think you've got your piece of paradise, because most of Tasmania is an absolute paradise. But you might not be able to even build on it.

[Amelia] (9:39 - 9:39)

True.

[Frank] (9:41 - 9:57)

Just because it says it's general residential and all the rest of it and it does that, doesn't mean you can build on it. Or you should build on it. There's a beauty.

I've had a couple of mainlanders talking about blocks on the west coast, and they're really old titles and all that, and you just can't build on it.

[Amelia] (9:57 - 9:58)

Yeah.

[Frank] (9:58 - 10:02)

You can't actually drive on it. You can't get onto the block.

[Amelia] (10:02 - 10:06)

Yeah, that's a little bit concerning. I'm sure the pictures probably look nice.

[Frank] (10:06 - 10:08)

Oh, there's lots of shrubs and stuff.

[Amelia] (10:08 - 10:09)

Yeah.

[Frank] (10:09 - 10:31)

Yeah, but this is getting quality information. Designing before you know the rules. So this is an interesting one.

This one catches people consistently. So bring a sketch. They've been working for a month.

And don't get me wrong, I love people coming, bringing their sketches, their ideas. It's great, because then we've got something to talk and work with, but it may not suit the block.

[Amelia] (10:32 - 10:32)

Yes.

[Frank] (10:32 - 10:42)

So always bring your ideas. Always bring your sketches. You did your own sketches for your place, you know.

That's working out well. It's had a fairly reasonable amount of changes and tweaks and twists on it.

[Amelia] (10:43 - 10:46)

Yeah, we're nearly there now, though. 

[Frank] (10:46 - 11:00)

Yeah, which is wonderful. But you've also got to look at there's a lot of planning requirements, and that's what we've got to look at. And we try and do that as early as possible. But I've also had where people have designed these houses, they're too tall, because we have lots, not a lot of flat land here.

There’s a lot of undulating land.

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

Yes.

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

And some want to build something, and you break the ceiling, the planning ceiling, and then you've got to go for a discretionary application. The biggest one that catches most people out, though, is bushfire requirements.

[Amelia] (11:13 - 11:13)

Yes.

[Frank] (11:13 - 11:31)

That's been a lot of those, where you're up to a really high bushfire rating. Now, just please be aware in Tasmania, they don't let us build past BAL 29. I know other parts of the mainland, they'll let you go to bow 40 and flame zone and all the rest of it.

It's insanely difficult.

[Amelia] (11:32 - 11:32)

Yes.

[Frank] (11:33 - 12:04)

So they've done that for a reason. So then you're potentially redesigning, repositioning all sorts of things, or the block is just rubbish. So we're happy to work with people with their own sketches and ideas, but they've got to have a level of complexity.

But then it's important to build your wish list. What's the most important thing to you for this house? For some people, it's the open plan living.

To other people, it's a master bedroom with a view, with an ensuite, with a bath. For other ones, it's a five-car garage. That's just me.

[Amelia] (12:04 - 12:06)

Yeah, I was going to say that. You're just talking about you.

[Frank] (12:07 - 12:09)

Yeah, yeah. And nice alfrescos.

[Amelia] (12:09 - 12:09)

Yes.

[Frank] (12:09 - 12:28)

Yeah. So this is the tough bit. And this is what, as a designer, we work through that with the customers.

The other one is not understanding budget. So you've done your sketch and your design, and I just want to draw these house plans drawn up, and we've had this, and their budgets don't even come close to matching.

[Amelia] (12:29 - 12:35)

Yes. I'm sure that would happen quite often, because sometimes you just don't know.

[Frank] (12:35 - 12:50)

Every week. 

[Amelia]

Yep. 

[Frank]

And that's, look, our job is also to point this out, but also the client then has to make a decision.

Do they listen to us? Do they not? And I've had one just recently.

They said, no, we believe we can do it for this. I said, okay, that's your responsibility then.

[Amelia] (12:50 - 12:50)

Yes.

[Frank] (12:50 - 13:09)

So it's Prime Design's role is to guide people through that, and we'll give them all the information. But if it's hit back with a straight bat, we'll take that. That's okay.

But the construction costs then falls on to the responsibility of the owner.

[Amelia] (13:10 - 13:19)

That's right. And that's why we really like it when builders come in really early and start pricing things up earlier on in the, at least some preliminary costings.

[Frank] (13:20 - 13:42)

Yes, 100%. Or alternatively, we have a quantity surveyor that will do costings for us early on. I love to get all the costings, preliminary engineering.

We know all the survey, the bushfire, all the things that we need to know about before we go for planning approval. We get budget costings. Yes, it might take four or five weeks to get that done, but at least you've got a figure there to work to, and then you can make a decision, do I proceed or do I cut it back?

[Amelia] (13:42 - 13:45)

Yes, because it costs quite a lot of money to go through planning.

[Frank] (13:45 - 13:47)

Well, you're going to drop a few thousand dollars.

[Amelia] (13:47 - 13:47)

Yes.

[Frank] (13:47 - 14:38)

And six weeks of your life. You only want to do that once. Now, just so you're aware, six weeks, 42 days is the statutory timeframe.

If there's a major issue, then it goes on a stop clock. I do understand other parts of Australia are quite different with some of the timeframes. 

[Amelia]

Yes.

 [Frank]
Some are better, some are worse. So just be aware in Tassie we have that limitation, but you do need to respond to the request for more information. That's if they're able to read the drawings properly.

[Amelia]

That's another thing. 

[Frank]

Don't look going there. You're going to leave that one alone.

So the cost of it, look, always important, just fact. You've got these options. You work with a builder or a quantity surveyor that we recommend, and then they can put estimates together and remember their estimates, and then you are making an informed decision.

And this is why just, I just need some plans done, doesn't quite work all the time.

[Amelia] (14:38 - 14:38)

Exactly.

[Frank] (14:40 - 14:52)

And DIY internet plans, we spoke about that before. Yeah, some of the designs, we've had some great looking designs come over our desks and we go, well, that's great for a Queensland climate.

[Amelia] (14:53 - 14:54)

Yes, not great for here.

[Frank] (14:55 - 14:57)

No, our climates are quite a bit different.

[Amelia] (14:57 - 14:57)

Yes.

[Frank] (14:57 - 14:59)

Same with orientation.

[Amelia] (15:00 - 15:00)

Exactly.

[Frank] (15:01 - 15:37)

That's a big one because we like to get free sun into our house to warm it up. It just makes good common design sense. We also, our site conditions are different, planning controls are different.

So sometimes when they bring their sketches in based off their ideas from different states, different countries, I'd want someone, and we're doing it right now. A client took a photo of a property in Colorado. 

[Amelia]

Oh, wow.

[Frank]

Yes, and we're actually doing one that's very similar, you know, the same theme, and it's what they wanted. Okay. So we're working on that one at the moment.

It's very interesting. So we can't just copy and paste.

[Amelia] (15:38 - 15:38)

No.

[Frank] (15:38 - 15:41)

So the best house for your site is usually not the one you found online.

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

You can take inspiration.

[Frank] (15:45 - 15:58)

Inspiration is good. Because there's certain design cues that says, oh, that's how I want it. I want that style.

I want that look. I want the windows. Of course.

That's why Pinterest and what's the other website? Houzz.

[Amelia] (15:58 - 15:59)

Yes.

[Frank] (15:59 - 16:00)

They're really great for inspiration.

[Amelia] (16:01 - 16:02)

They are really good.

[Frank] (16:02 - 16:09)

But you have to be clear what you want because, not contradictory, you want a single-story house and you're showing me double-story pictures.

[Amelia] (16:10 - 16:10)

That's right.

[Frank] (16:12 - 16:39)

Yes. All right. Here's one that's going to probably be a bit sensitive to some other people.

Cheap designers and cheap builders. Pay peanuts, you get chimps. Very simple.

I am a big believer in then you do your research. If you want someone to draw your house, it could be Prime Design. It could be someone else.

Great. But know what you're getting and talk to builders because multiple builders. We've spoken about this, how to choose a builder.

The cheapest is not always the best.

[Amelia] (16:40 - 16:43)

And you might not even be comparing apples with apples either.

[Frank] (16:44 - 17:13)

This is the biggest thing. We were talking about it before. I believe that one of the biggest challenges in life is comparing.

When you're doing a project, you're buying a car, you're buying a new TV, a new laptop, doing a house, doing a reno, choosing all this stuff. How do you know you're comparing something? 

[Amelia]

Like for like.

[Frank]

Comparing, I want a shed for the backyard. I go to four different manufacturers. How do I know I'm going to get the best value?

[Amelia] (17:13 - 17:15)

They're all saying they're the best.

[Frank] (17:15 - 17:51)

And the strongest. 

[Amelia]

Yeah. Makes it really difficult.

[Frank]

Same with TV and the computers and how long they last. Same with cars. How do you know?

Is it the quality, the service interval, all this type of stuff? Same with houses, but houses are worse. There's so many parts you have to choose.

[Amelia]

Yes. 

[Frank]

So if you have not chosen your kitchen, you've not chosen your floor coverings, you have not chosen the tiles, the type of bathroom, the vanities, the door handles, the front door, the panel lift. Shall I go on?

[Amelia] (17:52 - 17:57)

There is a lot to choose, especially if it's like your custom quite type finishes.

[Frank] (17:57 - 18:00)

Even normal finishes because the variation is massive.

[Amelia] (18:01 - 18:01)

Yeah.

[Frank] (18:01 - 18:16)

And you don't have that on a spreadsheet and you can compare from one builder to another builder because what it costs to lay one type of tile, because you might want to have 800 by 800 tiles in there, but someone's quoted you for 400 by 400 tiles, but it's cheaper to lay.

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

Yeah, okay.

[Frank] (18:18 - 18:38)

The cost to lay, the cost of size, all these things are variables. And if you choose to just go on a provisional sum, i.e., I've allowed 10 grand for tiles in your new house, you find out later it's $25,000 of tiles because you chose that because of the ones you had your heart set on.

[Amelia] (18:38 - 18:41)

Yes, they're marble from Italy or something. 

[Frank] (18:41 - 18:43)

Or even no.They just could be twice the cost to lay.

[Amelia] (18:44 - 18:45)

Yeah, or labour.

[Frank] (18:45 - 18:58)

The overlay flooring, the type of kitchen you want, the type of doors you want, the type of appliances you want. But if you don't actually have that in the list and you do direct comparison, how do you know?

[Amelia] (18:58 - 18:59)

That's exactly right.

[Frank] (19:00 - 19:01)

Because cheap is not always better.

[Amelia] (19:02 - 19:16)

No. And then the other thing too that we've talked about is especially picking, you know, for example, materials for the outside of your house. You might have one material that's cheaper than the other, but the installation for it is completely different cost.

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

And the painting.

[Amelia] (19:16 - 19:21)

And the painting of it or maintenance or anything like that, you've got to weigh up all of those things.

[Frank] (19:22 - 19:28)

Very much so. And being very clear because even the most expensive building, you may not be getting what you want.

[Amelia] (19:29 - 19:29)

Yes.

[Frank] (19:30 - 19:31)

So we're going to leave it there.

[Amelia] (19:32 - 19:32)

All right.

[Frank] (19:32 - 19:34)

So far of that part.

[Amelia] (19:34 - 19:36)

Yes, that part. So we will have part two of that one.

[Frank] (19:37 - 19:41)

Yeah. We've kind of spoken with provisional sums a fair bit on the previous podcast, haven't we?

[Amelia] (19:41 - 19:42)

We have, yeah.

[Frank] (19:43 - 19:53)

So it's one we keep banging on about. It's very hard to compare apples with apples and you've got to really sink your teeth into this and really dive deep. So here's one that really costs people a lot of money.

[Amelia] (19:54 - 19:54)

What's that?

[Frank] (19:55 - 19:56)

We'll add it later.

[Amelia] (19:56 - 19:58)

Oh, yeah.

[Frank] (19:58 - 20:23)

This is a pearler. So for all you say, electrical. We always provide electrical plan and you've got a choice, put stuff wherever you like.

But then you go, you know what? I need another PowerPoint here. I need an external PowerPoint.

I now want to add solar. I now want to add this, that and the other. And bang, Bob's your uncle. You're up another 20% on your electrical. 

[Amelia]

Yes. 

[Frank]

Because you've left it to later. You haven't updated the plan so it can be added to the contract.

[Amelia] (20:23 - 20:24)

That's right.

[Frank] (20:24 - 20:52)

So bang, budget blown. So do not leave anything to later. Get as much chosen as possible.

Making sure the provisions are made in your house is another one leaving it to later. Data cabling, future solar provisions. It's pretty rare that they don't allow for it.

And potentially EV connection allowance in there so you can charge an EV or a foov, you know, allow for that provision. Because you need pretty big amps, circuits with large amperage.

[Amelia] (20:53 - 20:53)

You do.

[Frank] (20:53 - 20:54)

I believe.

[Amelia] (20:54 - 20:56)

Yes. So what are the takeaways?

[Frank] (20:57 - 21:19)

Well, when someone comes to me, I just need some plans drawn up. I need to educate them. 

[Amelia]

Yes.

[Frank]

And hopefully we've educated people here a little bit on really nutting down what you want and getting into understanding your budget, understanding your risks, understanding planning, understanding the building code, good site information, good surveys. So much there, isn't it?

[Amelia] (21:19 - 21:26)

That's right. And I think the moral of the story is, you know, trying to save money early on, it can backfire.

[Frank] (21:26 - 21:27)

Exactly.

[Amelia] (21:27 - 21:35)

So I think it's important to put in all of that research, all of that, you know, money into the early on component.

[Frank] (21:36 - 21:52)

Another part, too, which I believe is very helpful is you could go work with a building company and their own designers, or we've got quite a number of building companies that work with us, that we go through that process. And then that budget process and the selection process is built into their system.

[Amelia] (21:53 - 21:53)

Yes.

[Frank] (21:53 - 22:23)

Because they want to work as close to fixed budget as possible. And to work with a builder directly can actually circumnavigate a lot of this stuff. Even to the point, don't buy a block of land unless you're talking to a builder or a designer.

You know, get the team together. Especially if this is, you know, something special. Even if it's not, even if it's just your first home, get together with the builder.

I want to look for a piece of land. I want to live in this area. Builder criteria.

Think about what you want. Where do you want to be?

[Amelia] (22:23 - 22:23)

Yes.

[Frank] (22:24 - 22:28)

And that's where real savings come in, working with a team.

[Amelia] (22:28 - 22:32)

Oh, exactly. All being on the same page.

[Frank] (22:32 - 22:37)

All on the same page, trying to get the same result. 

[Amelia]

Yes. 

[Frank]

Same, you know.

[Amelia] (22:38 - 22:38)

Outcome.

[Frank] (22:38 - 22:49)

Same outcome. Thank you. So, before you ask someone to draw plans, make sure you've got all the information you can think of but need to make the right decisions first.

[Amelia] (22:50 - 23:07)

What a great way to wrap up. Thanks for listening to the Building Design, Prime Time Podcast. 

[Frank]

Catch ya’s later.

[OUTRO]

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