E131. Types of kit homes and why they may not be as cost effective as you think (Part 1)

Thinking about building a kit home? Before you fall for that eye-catching starting price online, there's a lot more to understand than most people realise, and Frank and Amelia are here to cut through the noise.

In this first of a two-part series on kit homes, building designer Frank Geskus joins host Amelia to break down what a kit home actually is (and what it absolutely isn't). From modular homes and flat-pack builds to timber frame, steel frame, log cabin kits, and the ever-popular shouse, they walk through the key types of kit construction available in Australia, explaining the real differences, the genuine advantages, and the compliance requirements that don't disappear just because you bought a kit.

You'll learn why Australia's eight climate zones matter more than you think, why that advertised price rarely reflects a finished home, and why the Class 1 versus Class 10 distinction could be the most important thing you check before signing anything. Frank also unpacks the owner builder reality, the thermal bridging challenges specific to Tasmania's cooler climate, and why secondhand transportables and Facebook Marketplace "deals" are best left well alone.

Whether you're seriously exploring a kit home build or just curious about your options, this episode will give you the grounded, practical knowledge to ask the right questions and avoid costly mistakes.

Subscribe now so you don't miss Part 2 — coming in the next episode, where Frank and Amelia dive deep into the traps, hidden costs, misleading marketing, and the real question: should you actually be doing this?

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

E131. Types of kit homes and why they may not be as cost effective as you think 

[INTRO] (0:08 - 0:42)

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. 

[Amelia]

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)

Hi Amelia, another happy Friday.

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

Another happy Friday.

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

We're getting back into the routine again.

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

We are.

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

You're not getting tongue tied.

[Amelia] (0:50 - 0:52)

Oh no, I chopped all those bits out.

[Frank] (0:52 - 0:55)

Oh, you didn't share all your bloopers. No.

[Amelia] (0:56 - 0:58)

No one wants to hear me go.

[Frank] (0:59 - 1:00)

Oh, that was gold.

[Amelia] (1:02 - 1:07)

It'll probably happen again. I just need to be a bit sleep deprived or jet lagged again.

[Frank] (1:07 - 1:08)

Yes, yes.

[Amelia] (1:08 - 1:09)

Or it'll be your turn next.

[Frank] (1:10 - 1:11)

Yeah, possibly. If it all goes to plan.

[Amelia] (1:12 - 1:12)

That's right.

[Frank] (1:13 - 1:50)

All right, so welcome back everyone. We're going to do a two part series on kit homes. Now, this is an interesting space.

I've been involved with some people trying to get compliance, problems part of the way through, problems at the end, really good results, bad results, all sorts of stuff. I've been fortunate and unfortunate to be involved in some of these. So, and I think what we want to do is make it very clear what they are and what they're not.

And I just want to say from the start, they can be a great thing, you know, to the right people for the right purpose who don't have rose coloured glasses on.

[Amelia] (1:50 - 1:52)

That's right. But they do have their limitations.

[Frank] (1:53 - 1:57)

Oh, very much so. And also, it's not what you think sometimes.

[Amelia] (1:58 - 2:02)

That's right. And that's why we're here to clear up a bit of that confusion.

[Frank] (2:02 - 2:19)

So, with some of the confusion we're going to clear up, we'll analyse a lot more of this in the second podcast. We're just going to go through what are the key items. And then in the next podcast, we're going to go through these are the things you need to look out for.

These are really important things that what you think you're getting and what you're actually getting are two different things.

[Amelia] (2:19 - 2:20)

That's right.

[Frank] (2:20 - 2:48)

So, before we talk about price, owner builder, saving money, but we've got to ask, what is it? Kit home, it's a home. It's a habitable dwelling.

It's a class one under the National Construction Code. It is not a humpy in the backyard or a pod or a studio or anything like that. So, we're going to cover a few of these.

But distinction, class one, nice home, habitable. Yes. Class 10, not habitable.

[Amelia] (2:48 - 2:51)

That's right. So, usually a shed or something like that.

[Frank] (2:51 - 2:58)

Yeah, exactly. All sorts of stuff. In the part two, we're going to talk about the traps, hidden costs, etc.

So, what is a kit home?

[Amelia] (2:58 - 2:58)

What is it?

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

Okay.

[Amelia] (3:00 - 3:06)

You're going to tell me? You're just going to leave us hanging? I thought you were going to.

Oh, you want me to say what it is?

[Frank] (3:06 - 3:07)

Okay. Oh, you can.

[Amelia] (3:07 - 3:18)

So, kit homes are one of those things that people get excited about very quickly. They jump online and see a nice looking house and see a starting price and think, great, I can build this cheaper.

[Frank] (3:18 - 3:21)

Isn't that a classic, the starting price?

[Amelia] (3:21 - 3:24)

That's right. So, X amount of dollars.

[Frank] (3:24 - 3:31)

Yeah, yeah, yeah. This catches you and what you're getting for the dollars is not what you think.

[Amelia] (3:32 - 3:33)

No, that's exactly right.

[Frank] (3:33 - 3:44)

Yeah. So, first thing you've got to ask, is this actually allowed to be lived in? Now, they say it's a kit home, right, that's fine, but is it suitable for your area?

[Amelia] (3:44 - 3:45)

Yeah, that's right.

[Frank] (3:46 - 4:07)

You know, because this is a really interesting one. It sounds dumb, doesn't it? Here's a class one building and is it suitable to your area?

Well, here's the thing. In Australia, we've got eight different climate zones and if you order a kit home that's built in Queensland and you think it's wonderful because it comes down in Tasmania and has been designed for Tasmanian conditions under the code, you've bought something that doesn't work.

[Amelia] (4:07 - 4:07)

Yeah, that's right.

[Frank] (4:08 - 4:37)

So, also with kit homes, I've seen some super fancy ones and I've seen some very simple ones and that comes down to your own decision. A granny flat is not necessarily a kit home. I have to say this and we've spoken about granny flats, but some people perceive their kits, they're not necessarily, they're still a building that has to go through the right process.

So, is it suitable to be approved? You know, just because it's a kit doesn't mean it has permits.

[Amelia] (4:38 - 4:39)

Oh, yeah, that's very true.

[Frank] (4:39 - 4:42)

It's just a pile of whatever it's made of.

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

Yes.

[Frank] (4:43 - 4:57)

And you still have to go through the same process. In our list of lengthy podcasts, we talk about soil tests, surveys, stormwater, sewerage, wastewater, bushfire.

[Amelia] (4:58 - 4:58)

Yes.

[Frank] (4:58 - 5:02)

Structural, wind loading, planning. It doesn't change.

[Amelia] (5:02 - 5:10)

No, it's exactly the same whether you're building a kit home or whether you're building a standard stick frame construction home. It's the same.

[Frank] (5:10 - 5:19)

Get a builder to do it, you know. So, what people should be thinking as a kit home is something that should be easily assembled, you'd think, wouldn't you?

[Amelia] (5:19 - 5:21)

Well, that would be my first thought.

[Frank] (5:21 - 5:28)

I'll give you the hint and then we'll talk about this in the second podcast. They're not always. They're just a big pile of sticks that you've got to put together.

[Amelia] (5:28 - 5:29)

Yep.

[Frank] (5:29 - 5:37)

Not good. Anyway. So, first thing I want to point out, a modular home is not necessarily a kit home.

[Amelia] (5:37 - 5:44)

And I got a little bit confused with this earlier too because you would think that they were the same. They're made off-site.

[Frank] (5:45 - 5:45)

Yes.

[Amelia] (5:45 - 5:47)

And then they're transported to site.

[Frank] (5:48 - 5:48)

Yes.

[Amelia] (5:48 - 5:50)

So, what is the difference?

[Frank] (5:50 - 5:59)

One's a pile of bits that you've got to put together, another one's already pre-built. Pre-fabricated in a factory or in a space and transported as a complete unit.

[Amelia] (5:59 - 6:01)

Okay, that makes sense.

[Frank] (6:01 - 6:16)

Everything's in there. Generally, you've got the kitchen, the bathroom, the windows, everything, bang, ready to go on site, connected to the services, give it access via a deck or stairs, whatever it may be, and turn the lights on after you've got all your permits and all your approvals.

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

That's right.

[Frank] (6:17 - 6:23)

Yep. A tiny home is not exactly a kit home. It's more of a lifestyle, you know?

[Amelia] (6:23 - 6:25)

Yeah, yep.

[Frank] (6:25 - 6:33)

And kit homes don't have to meet certain requirements because they're on a registered chassis, but I believe in some states they're about to change some of those requirements.

[Amelia] (6:34 - 6:35)

Did you mean tiny home?

[Frank] (6:35 - 6:36)

What did I say?

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

I think you said kit home.

[Frank] (6:38 - 6:39)

Now I'm getting confused.

[Amelia] (6:39 - 6:41)

Yeah, I know. So, yeah, tiny homes.

[Frank] (6:41 - 6:42)

Tiny homes.

[Amelia] (6:42 - 6:43)

On a trailer.

[Frank] (6:43 - 6:49)

On a trailer, registered. Yes. Don't necessarily have to comply with all the National Construction Code because it's like a caravan.

[Amelia] (6:50 - 6:50)

Yes.

[Frank] (6:51 - 7:06)

But I believe they're starting to tighten them up in different legislations around the country. A container home is not necessarily a kit home. It's a concept.

You use it in a container. You frame it out. You insulate it.

You chop the sides out of it. You put bits on top.

[Amelia] (7:06 - 7:07)

Exactly.

[Frank] (7:07 - 7:09)

They're just using a shipping container.

[Amelia] (7:09 - 7:09)

Yes.

[Frank] (7:10 - 7:27)

Very interesting. Sips, which are panels. It could be stud-framed insulation and OSB board or similar, and they cut them out to the shape of the side and the roof of the house.

It is an actual term. It's not a kit. It's a construction method.

[Amelia] (7:27 - 7:28)

Okay.

[Frank] (7:29 - 7:33)

A pod studio or a shed is not automatically a kit home.

[Amelia] (7:33 - 7:42)

No, so you can't just go down to Bunnings and buy your little whatever pod studio that goes in the backyard and live in it.

[Frank] (7:42 - 7:46)

No, unless it specifically says it's for habitable.

[Amelia] (7:46 - 7:46)

Yes.

[Frank] (7:47 - 7:54)

And I can't say I've found a lot of them. There may be some in their catalogues, but I tell you what, I don't like the look of some of them for waterproofing.

[Amelia] (7:54 - 7:55)

Yeah, very true.

[Frank] (7:56 - 7:59)

You know, and that's the other thing. You know, we were at Agfest about a month ago now.

[Amelia] (8:00 - 8:00)

Yeah.

[Frank] (8:00 - 8:19)

And there were some guys next to us. We were talking, and they were doing studios, all timber-framed, cool little setups, and it's for people that want to set a home office, dog grooming, kid's room, music room, doesn't matter what it is, art room, and it's just put in the backyard.

[Amelia] (8:20 - 8:23)

But they obviously made it very clear that it wasn't a livable space.

[Frank] (8:23 - 8:35)

Bingo. Yep, doesn't need to meet those requirements. And a shed.

A shed is not a home just because you had to plaster the walls, add some windows and some carpet. It's still a shed, and we've spoken about that.

[Amelia] (8:36 - 8:36)

We have, yes.

[Frank] (8:36 - 8:48)

Lots of times. So, yeah, you know, some of these terms, you've got to be very clear what you're asking for. So don't listen to the marketing rubbish.

Understand exactly what it is.

[Amelia] (8:48 - 8:49)

That's right.

[Frank] (8:49 - 8:56)

All right. So real question you need to go through when you talk to all these different people. Oh, hang on.

I forgot one.

[Amelia] (8:57 - 8:57)

Oh.

[Frank] (8:57 - 9:00)

Facebook marketplace and gum tree.

[Amelia] (9:00 - 9:07)

Oh, yes. We have mentioned this on other podcasts before. I think your words were don't do it.

[Frank] (9:08 - 9:20)

Don't do it. Dodgy bodgy guys. Look, some of them might do a great job, you know, but only good for a pod or, you know, a studio or something out the back.

Non-habitable. They'll tell you that. Run away.

[Amelia] (9:21 - 9:21)

Mm-hmm.

[Frank] (9:22 - 9:26)

Oh, second hand. Oh, here's another one. Second hand transportable buildings.

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

Yes.

[Frank] (9:27 - 9:50)

Not a kit. Again, don't go near it. It's a horror show trying to get them to comply.

So we're going to start with the types of kits. Timber frame kits. These are the most common one I've seen, and I've been involved in a couple, and basically they're timber frames.

I've seen one kit, and all you've got was big poles or stacks of timber all cut to length, and you've got to still put all the frames together.

[Amelia] (9:50 - 9:51)

Oh, wow.

[Frank] (9:51 - 9:53)

So guess what? It's just like a normal stick build.

[Amelia] (9:53 - 9:54)

Yeah.

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

Yeah.

[Amelia] (9:54 - 9:55)

Why would you bother?

[Frank] (9:56 - 9:57)

Well, they didn't know.

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

Yeah, okay.

[Frank] (9:58 - 10:21)

But if they supply you the wall frames, roof trusses, floor framing, if it's not on a slab, windows, doors, roofing, cladding, bracing, fixing, that is suitable for your site, has to go through that process, get all the approvals. Could be a good thing. Yes.

Could be. Again, doing your research. Every builder I've spoken to, they've just tried to put these together and says, I could have put this together cheaper and bought the timber cheaper.

[Amelia] (10:21 - 10:22)

Oh, really?

[Frank] (10:22 - 10:38)

Serious, yeah. Here's the thing with them too, because sometimes they come with insulation, sometimes with lining, sometimes with engineering. That's the scary bit.

Do they come with the correct engineering? And to you people out there, you wouldn't know the difference.

[Amelia] (10:38 - 10:42)

No, because it's got to suit your site.

[Frank] (10:42 - 11:21)

And guess what? You still need a designer and architect to draw it all up. That's right.

In Tasmania, you need a licensed person to draw it up. As an owner builder, I don't think they even don't allow you to do it anymore here in Tasmania. Now, other states could be quite different.

But if you want to do your own drawings, you've got to know what you're doing. So it's delivered to site and put together like a normal house. So there's a lot of good things about that.

It's not magic, but what advantage is that over a normal stick build? Sorry, we call normal house building, brick veneer, weatherboards, lightweight claddings, out of timber frame, we just call them stick builds. It's a nice and easy term.

But what's the difference when you buy a kit in timber compared to getting a local builder to put it together for you?

[Amelia] (11:21 - 11:22)

Yeah, that's a good question.

[Frank] (11:23 - 11:44)

If you're an owner builder, that's a whole different conversation. This is where some of these kit things are really aimed at. You've really got to know what you're doing.

If you've got experience, it could be wonderful, especially if it's all pre-cut. But you still want to know a lot about the building code itself, how to flash it, how to put damp roof course in, how to ventilate the walls, ventilate the roof. There's still a lot of work involved in that.

[Amelia] (11:44 - 11:44)

Yeah.

[Frank] (11:45 - 11:54)

So it usually suits your owner builders, people on rural properties, trade contacts, someone, my brother's a builder, he'll do it for me. Yep, knock yourself out.

[Amelia] (11:54 - 11:58)

I think the thing here though is people think they're saving a lot of money.

[Frank] (11:59 - 12:00)

A lot of money.

[Amelia] (12:00 - 12:06)

And it's not necessarily the case, given that you still have to go through the normal channels.

[Frank] (12:06 - 12:17)

Yep, exactly. You're 100% right. So the pros are if you get a local builder, and I'd say registered builder, not someone who's claiming to be a builder and has no licence.

[Amelia] (12:18 - 12:19)

Yes, that's just a handyman.

[Frank] (12:20 - 12:21)

Ah, just a handyman.

[Amelia] (12:21 - 12:23)

Anyone? Or lady.

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

Handy lady?

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

Yes.

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

Makes sense. Handyman or handy lady?

[Amelia] (12:29 - 12:30)

Yeah.

[Frank] (12:30 - 12:31)

Why are you looking at me funny?

[Amelia] (12:31 - 12:33)

Nothing, no, it's fine.

[Frank] (12:34 - 12:42)

Okay, so this type of construction is familiar. You're looking at me funny still. You haven't heard that term?

[Amelia] (12:43 - 12:43)

A handy lady.

[Frank] (12:44 - 12:48)

Oh, move on. I'm going to go down a rabbit hole.

[Amelia] (12:48 - 12:51)

No, keep going before I keep laughing.

[Frank] (12:55 - 13:14)

So the pros of these types of builds is local builders understanding the timber framing, it's familiar, it's easy to modify because it's timber, and if you run out of bits or you've wrecked something, you can go buy another piece of timber. And it's straightforward on straightforward sites. And this is why owner builders who are pretty handy, they know what they're doing.

[Amelia] (13:14 - 13:17)

Yes, they're handymen and handy ladies.

[Frank] (13:17 - 13:42)

Okay, right. So the problems with these is that the kit price isn't a finished house. I'll give you the hint.

Yeah, I think we've established that. Yeah, yeah. But I've had people come in and say, oh, it's so cheap.

And I tell them, it's not the whole house. Yes, it is. No, it's not.

I call it you're getting the base build, the lock-up.

[Amelia] (13:42 - 13:43)

Yes.

[Frank] (13:43 - 13:50)

And if you do your proportions, that's barely, you know, it's like 50% of the build and then you've got to fit the whole thing out.

[Amelia] (13:51 - 13:51)

That's right.

[Frank] (13:52 - 14:14)

Yeah. And if you know it's a base build and you fit it out yourself, great. So the kit, it will definitely not involve all your plumbing and electrical, heating, painting, floor covering, kitchen, bathrooms, laundries, no approvals.

It might come with some basic drawings. But in Tasmania, if the drawings aren't up to snuff, they don't get approved. They're pretty harsh here on that.

[Amelia] (14:14 - 14:16)

Yeah, and then you have to get them redrawn anyway.

[Frank] (14:17 - 14:22)

Yes, but someone local, a desire architect, has to sign off on the drawings.

[Amelia] (14:23 - 14:26)

And are they going to sign off on somebody else's drawings?

[Frank] (14:26 - 15:02)

Exactly. We won't. And when we come to part two, I have a story on that. 

So then this is only one part of the project. If you're not getting the whole kit, then you've got to say, well, what's the rest of it going to cost me? Here's the other thing, and I think we've spoken about this previously on this podcast.

If you're going to own a builder, this is great power with great responsibility. Yes. You cock it up, potentially you're going to make people sick or yourself sick.

And I don't say this lightly either. Well-insulated homes now, if you don't do them properly, they don't vent properly, they will mould up, and you won't even see it if it can make you crook.

[Amelia] (15:02 - 15:07)

That's right. There's a lot of skill in designing and building these homes so that they are efficient.

[Frank] (15:08 - 15:25)

Yeah, of course, and they function well. So it all depends on the package that you order too, and you've got to be aware of that. Okay, the next one.

Steel-framed kits. They're an interesting one. They are probably the stronger kit choice, and I would suggest they are a very good option.

[Amelia] (15:26 - 15:28)

It would be like putting a shed up, really, wouldn't it?

[Frank] (15:28 - 15:29)

Not really, no.

[Amelia] (15:30 - 15:33)

The frame would be steel.

[Frank] (15:34 - 16:02)

Yeah, steel, but a different type of frame. Think of a shed. It has columns, rafters, and they're called column frames, portal frames.

And they go in between three to four and a half metre centres, and then they put what they call girts, which are the horizontal bits to put your tin on, right? And then on the roof, the purlins, they go horizontal from frame to frame, put the tin on. These are actually stud-framed top and bottom plates like timber.

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

Okay.

[Frank] (16:03 - 16:10)

So that's what these steel kit homes. Now, you've got shed companies selling kit homes as a shed, and we call them shouse.

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

Yes.

[Frank] (16:10 - 16:15)

And they run the portal frames. But these guys are built just like a normal house.

[Amelia] (16:15 - 16:16)

Okay.

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

Yeah.

[Amelia] (16:17 - 16:18)

So it is a bit different.

[Frank] (16:18 - 16:44)

It is a bit different. So replacing the timber with folded steel, and they're a thinner wall too. And the kit should, again, generally I would suggest the price that they advertise will get you to your lock-up stage.

Yes. Here's where things aren't great with them. You've got a thing called thermal bridging.

Here in Tassie, colder climate, you need to put thermal bridging. That means the heat doesn't transfer through the frame.

[Amelia] (16:44 - 16:44)

Okay.

[Frank] (16:44 - 16:53)

So from the outside, clearly all the way through. Timber doesn't transfer the heat that well. So it's pretty good.

We're an island state. We get close to the water. 

[Amelia]

Yes.

[Frank]

And it can rust.

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

It can rust, yes.

[Frank] (16:54 - 16:55)

And it's thin.

[Amelia] (16:55 - 16:56)

Mm-hmm.

[Frank] (16:56 - 17:03)

So it's very efficient. Don't get me wrong, they're great. It needs good planning, and also try and put your electrical in through steel.

[Amelia] (17:03 - 17:05)

Yeah, a bit of a challenge.

[Frank] (17:05 - 17:07)

You've got to drill through the steel, and then you've got to put a little rubber grommet on.

[Amelia] (17:07 - 17:08)

Yep.

[Frank] (17:08 - 17:39)

Same with your water lines and, you know, whatever else you need to put through there as well. But great things. They're light.

They're pretty strong. Won't get eaten by termites. So that's for you mainlanders.

Here in Tassie, our termites are a bit dopey. They don't eat much. They're really accurate when they're manufactured, and they can be really engineered for high wind, better than timber in a lot of cases.

They don't twist. They don't shrink. But they do expand and contract with the heat and cold.

[Amelia] (17:39 - 17:40)

Yes.

[Frank] (17:40 - 17:52)

So that's interesting. But what I like about them is the accuracy. They go together really good.

But if something goes wrong, it's not as easy to pull it apart and fix or cut a piece of timber out.

[Amelia] (17:52 - 17:53)

Yeah, a bit more challenging.

[Frank] (17:54 - 18:07)

Yep. Again, you've got to put it together in a slightly different way, but they are probably the go-to, I would say. They're really good setups.

But your windows that you install with the reveals...

[Amelia] (18:08 - 18:08)

Yes.

[Frank] (18:09 - 18:39)

That's quite different. How you install your windows is different. How you hang your plaster, you've got to batten it all out.

Exterior's still got to be battened, which you would anyway on timber. But they are a great way of doing it. Then we move on to one called Flat Pack.

And there's a couple of different versions of these. I've had experience with one where it was like a shipping container, fold out the sides, came from a certain country and made all these extra rooms and everything folded in place. It was kind of flat-packy.

[Amelia] (18:40 - 18:40)

Yep.

[Frank] (18:40 - 18:42)

And the thing leaked and moulded up and it was horrible.

[Amelia] (18:43 - 18:44)

Oh, that sounds awful.

[Frank] (18:44 - 18:46)

It was really bad.

[Amelia] (18:46 - 18:46)

Yep.

[Frank] (18:46 - 19:10)

So I don't recommend those. Interestingly though, some of the larger hardware stores and other suppliers are providing pods that are flat-packed and you fold them all up and screw it together. I saw another one, they use an insulated panel, Colorbond stuck on either side.

That is actually a really good way of doing it. If you're going to do panels, you'd use bond or is the most common term. But they are a great one to put together.

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

Okay.

[Frank] (19:12 - 19:42)

So they seal well, they handle hot and cold really well. It's just a very different technique on how to put them together. So the next type we're going to look at is your log cabin, timber cabin style.

So these are usually pre-cut logs or timber wall sections interlocking timber components. And I've just been involved with one just recently and we'll talk about that one in the next podcast. But they look beautiful.

[Amelia] (19:43 - 19:44)

They sound really nice.

[Frank] (19:44 - 19:58)

Yeah. This one that we looked at is a Nordic pine and it all locks together and it looks really trick. The other challenge there is bushfire.

Everything in Tasmania, we've got to consider bushfire as every other state does.

[Amelia] (19:59 - 19:59)

Yes.

[Frank] (19:59 - 20:03)

But what's interesting, they're a performance solution because they're a solid lump of timber, there's no insulation.

[Amelia] (20:04 - 20:06)

Oh, that's a good point. I never thought of that.

[Frank] (20:06 - 20:10)

Yeah. But in saying that, timber is pretty good. Yeah, that's good.

Solid timber.

[Amelia] (20:10 - 20:11)

Yes.

[Frank] (20:11 - 20:37)

So then it goes through a performance solution or you use it. Yeah. We're talking about, you know, habitable.

So that is a cost that you're probably not expecting because you need to meet the minimum star rating, which is at every state slightly different. Then you've got to make sure that complies. So that means a building designer has to sign off on that, find someone to do a thermal assessment that does the performance solution.

So, good one, looks great. It looks really good in a rural setting.

[Amelia] (20:37 - 20:37)

Oh, it would.

[Frank] (20:38 - 20:44)

Yeah, yeah, yeah. Has a great lifestyle appeal and works great for retreats and cabins.

[Amelia] (20:45 - 20:47)

Yes, it would. That would be so nice.

[Frank] (20:47 - 21:02)

Yeah. The only downside, and this is the thing I don't know, is does that timber move, shrink? How does it weather?

What's the maintenance like? Because anything with raw timber, you've got to maintain it unless you just want it to weather naturally and then it can still look really good.

[Amelia] (21:02 - 21:06)

I guess in those sort of rural settings, people like that.

[Frank] (21:06 - 21:16)

It will silver off. Like I know plenty of places have done with macrocarpa and it goes a beautiful silver. And there's other timbers you go like that, but if you're going to do maintenance all the time, not nice.

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

No.

[Frank] (21:17 - 21:30)

I like to go out on natural, just make sure it's all thick enough and it doesn't ruin it, it doesn't rot. Also, flashings on these things are really, really important to ensure water doesn't get into nooks and crannies and rots it out.

[Amelia] (21:31 - 21:32)

Yeah, that's a good point, especially being timber.

[Frank] (21:33 - 21:42)

Yeah, yeah, yeah, yeah. The biggest risk of these, falling in love with the beauty and then overlooking and forgetting about the compliance.

[Amelia] (21:43 - 21:48)

Yeah. I can't imagine it'd be a cheap way to do it either given that you're using solid timber.

[Frank] (21:48 - 21:50)

Couldn't tell you. I don't know. I've never costed one.

[Amelia] (21:50 - 21:52)

Hmm. Be interesting.

[Frank] (21:52 - 21:59)

But you can buy them as kits and they look trick. Now, again, keep talking about it. You've got to understand what you're getting for your money.

[Amelia] (22:00 - 22:00)

Yes.

[Frank] (22:01 - 22:10)

Just going on to a few other things, some people come back to us, oh, granny flats are a kit and all this, and they're not. Granny flat is a granny flat. It's still a class one.

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

Yes.

[Frank] (22:12 - 22:59)

You know, people have been using this kit stuff terminology or referring to modular as kits. It's not the case. It's still just a building for habitable purposes.

[Amelia]

Yes. 

[Frank]

And you can buy, look, you can get a kit for one or you can get a stick build or you can get a modular. You can get whatever you like.

So pick whichever one you like as long as it can get a permit. So we've banged on about class one, class 10. So you all have to be very knowledgeable about what's the difference between them.

And we've already spoken about habitable and non-habitable. But what you're buying has to be very clear on its paperwork, what it actually says, what class it meets. And a good one is, and we mentioned previously, buying a shed.

[Amelia] (22:59 - 23:00)

Yes.

[Frank] (23:00 - 23:04)

For the sole purpose of building a house, which we love to call a shouse.

[Amelia] (23:05 - 23:05)

Yes.

[Frank] (23:05 - 23:13)

Now, you don't necessarily have to, but it's highly recommended that when you go to the shed manufacturer, you make sure it is done as a class one, framed up.

[Amelia] (23:13 - 23:14)

Yes, yes.

[Frank] (23:15 - 23:27)

Now, you don't have to. You can go a class 10. We've done plenty of those.

That means we put a new timber frame on the inside, which we do anyway, even with the class one, because you can't fit the insulation in the shed walls. You can't do it.

[Amelia] (23:28 - 23:28)

Yes.

[Frank] (23:28 - 23:42)

So you've still got to put a stud frame in. And you've got thermal bridging because it's steel. So then a separate frame internally.

It's connected to the columns. You put some additional bracing in and other requirements. Bob's your uncle.

You've got yourself a shouse. And it's still a good way of doing it.

[Amelia] (23:42 - 23:47)

Still a few people out there doing it like that too. No problem. Nothing wrong with it.

[Frank] (23:47 - 24:10)

Yep, exactly. Just know what you're actually paying for. So if it looks nice, has windows, can it fit a bed in the bathroom, doesn't necessarily matter, class one.

So make sure it says class one on the paperwork. Don't listen to verbal. It has to be written on its paperwork.

You know, because that means all the windows, all the flashings, all the doors, everything says it meets that requirement.

[Amelia] (24:10 - 24:11)

Otherwise it's illegal.

[Frank] (24:12 - 24:14)

For that purpose, and it's just cool to shit.

[Amelia] (24:14 - 24:14)

That's right.

[Frank] (24:14 - 24:31)

That's the easiest way to get around it. Also another misconception with some of these too is the footings. The footings have to be designed to suit your conditions, but also the footings need to meet the AS2870 requirements of residential footing code.

[Amelia] (24:32 - 24:34)

Oh, that sounds so interesting.

[Frank] (24:34 - 24:35)

I love that stuff.

[Amelia] (24:35 - 24:36)

Come on.

[Frank] (24:36 - 24:38)

Okay, boring back shit to everyone else.

[Amelia] (24:38 - 24:41)

I'm a marketer and Frank is clearly an engineer.

[Frank] (24:41 - 25:04)

Well, not. I just like that stuff. But if you just want something in the backyard, get a pod, get a shed, do stuff in the backyard, knock yourself out, but don't try and convert it.

It's really hard. 

[Amelia]

Yes. 

[Frank]

It's near impossible.

It's just that dwelling has a far higher compliance requirement. So the backyard pods, and I said that, do it if you just need the space.

[Amelia] (25:04 - 25:07)

Yeah. If you just want a little office or...

[Frank] (25:08 - 25:16)

Yep. Don't think you can convert it to an Airbnb. Don't think you can convert it to put granny out there, or you can certainly put the dog in there.

[Amelia] (25:17 - 25:19)

You could, yes. The dog is allowed to live in it.

[Frank] (25:19 - 25:22)

Yes. Dogs don't come under the building code.

[Amelia] (25:22 - 25:23)

They don't.

[Frank] (25:24 - 25:29)

And to be fair, it can be really useful too. It could be a games room, it could be a music room.

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

Arts room, hobby room.

[Frank] (25:31 - 25:32)

Oh, how good's that?

[Amelia] (25:33 - 25:33)

Amazing.

[Frank] (25:34 - 25:34)

Dog house for the husband.

[Amelia] (25:35 - 25:38)

Yep. Sounds like you know about that one.

[Frank] (25:38 - 25:42)

Oh, there you go. That's why they invented garages.

[Amelia] (25:42 - 25:46)

Yes, that's where you live. So... If it's habitable, that is.

[Frank] (25:48 - 25:54)

Oh, this is debatable. So, yeah, it's got weird smells in there sometimes.

[Amelia] (25:54 - 26:12)

Oh, I don't need to know about that. 

[Frank]

It's a garage. Okay.

[Amelia]

I don't need to know what you get up to in the garage. Oils, paint. Baked beans.

[Frank]

Baked beans? Where do baked beans come into a garage? 

[Amelia]

You said it smells.

[Frank]

Yeah, but no. 

[Amelia]

Is that all you eat? 

[Frank]

No.

[Amelia]

Oh, okay.

[Frank] (26:14 - 26:45)

Paints, oils, solvents. All the good stuff. So, yeah.

Make sure that what you're buying is a class one. I can't push this enough. So you'll be able to go to the manufacturers of each one of these and be very clear what you want.

Look at the dollars. But remember that when they're saying, hey, you know, $120,000 house, three bedroom, two bath, blah, blah, blah, blah, you're not actually getting the bath, the kitchen, the floor, the insulation or the plaster inside.

[Amelia] (26:45 - 26:49)

Yeah, check what is actually included in that price.

[Frank] (26:49 - 27:01)

And you've got to find someone to put it together if you're not going to do it yourself. That's right. Oh, by the way, if you're going to do it yourself, I highly recommend you engage a registered builder to help you so you get it done right.

[Amelia] (27:02 - 27:09)

Yes. Especially if you're not confident with some of this stuff. And really, if you're not, should you actually be doing it?

[Frank] (27:09 - 27:24)

Well, great question. Is it a thing to say there? Sorry.

Because if you don't know how a house goes together, don't bother. You've really got to know this stuff because if you do one thing wrong, you've got to pull it apart and fix it.

[Amelia] (27:24 - 27:25)

That's going to be painful.

[Frank] (27:25 - 27:26)

Oh, and expensive.

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

Yeah.

[Frank] (27:27 - 27:30)

So, yeah. Yeah. So, part two.

[Amelia] (27:31 - 27:31)

Coming soon?

[Frank] (27:32 - 27:47)

Yep, coming soon. We're going to talk about the traps, the misleading marketing, what's missing. We're going to talk more about the owner builder risk.

We've already touched a bit on that. And then approvals, which we've spoken heaps about. The real question is, should you be doing it?

 And only you can answer that.

[Amelia] (27:47 - 27:48)

That's right.

[Frank] (27:48 - 28:02)

So we're going to try and navigate some of that to help you make a better informed decision on a kit home. And don't get me wrong. I really believe the right kit home for the right person, the right situation can be a wonderful thing.

[Amelia] (28:03 - 28:12)

Yeah. And hopefully this podcast has clarified a few things about what actually determines what a kit home is and the different types you can get.

[Frank] (28:12 - 28:18)

Yeah. Yeah. So we'll talk about it next time. Go in more depth in what are the traps.

[Amelia] (28:19 - 28:23)

What a great place to wrap up. Thanks for listening to the Building Design Primetime Podcast.

[Frank] (28:23 - 28:23)

Catch ya’s later.

[OUTRO] (28:27 - 28:36)

You're listening to the Building Design, Prime Time Podcast.