Haven't
we come a long way from the "granny flat" that was nothing more than
a shed down the back. In fact, NDG refers to the small homes designs
for the backyard as GARDEN APARTMENTS, as that is exactly
what we have in mind when we are designing homes!
We enjoy designing floor plans for the smaller home and believe that everyone deserves to live in a measure of quality no matter the budget.
There are many reasons our clients choose to capitalize on the backyard garden apartment. Some clients are thinking about rentals such as Air B&B to create passive income while others see the new dwelling as their place of residence for a number of years to come and want all that there is to offer.
WHAT YOU CAN EXPECT
- The value of the property to increase over time regardless of the budget spent. Turning wasted space in the backyard into a livable area just makes good sense, doesn't?.
- Modern designs with the flexibility to make amendments.
For example:
- Pitch roof OR Skillion roof
- Hardieflex smooth panel cladding OR Hardieplank Weatherboards.
- 2400mm high ceiling OR 2700mm high
- Changes to the window and sliding doors sizes.
- Standard straight-line kitchen OR custom designed L-shaped kitchen.
- 10mm plasterboard internal wall cladding painted to your colour
- A fast construction turnaround. Having strangers (tradesmen) in the backyard needs to be scheduled so that the occupiers of the house are disturbed as little as possible.
- Cosmetic floor plan amendments. You might want more storage areas or a breakfast bar. We will work with you.
OUR PROCESS
1. Preliminary Quote Estimate
Initially, NDG provides you with a Brochure outlining the construction and Building Permit costs.
A fixed price to build on your property is provided once a thorough site investigation is carried out and information about your property has been assessed. The information forms part of the Building Permit and is crucial for a builder to understand your property. For example, the soil test and soil classification informs the Structural Engineer on how to design the footings. The position of the existing services for power, sewer, water and storm water is another important element to assist with excavation. See the image at the end of the page for a guide. Every property offers different challenges for a builder which are not known until some reports are carried out.
2. Building Permit
A builder is required to provide the following information to the Certifier who will advise the process of building on your property. Compiling this information takes 3-4 weeks depending on the property complexity and local council regulations and a deposit generally gets the process under way:
- Site investigation to prepare the site plan (measure, levels, photos, identifying service connections)
- Ongoing discussions with you regarding the floor plan, building materials & personal luxury items
- Soil test and soil classification
- Structural Engineers Footings Design and Report
- 6 star Energy Rating application
- Plumbing Approval application
- Design work
Sloping Blocks : where your property is more than a gentle slope, the Certifier will request a site plan by a licensed Surveyor.
In addition to the standard requirements, the following fees might apply:
- MCU or Development Approval Applications $3,500 - $7,000
- Boundary setbacks and relaxation $450 - $1,000
- Bush Fire Ratings Report $250 - $500
- Cyclone Ratings - requires additional costs for frames and bracing
- Steep Land Overlay $450 - $600
- Geo tech reports for Septic Systems $450 - $750
3. Construction
Once a Building Permit has been granted, you have up to 2 years to begin the construction process. Typically our clients prefer to start as quickly as possible. This diagram shows how we make connections for sewer and power.
BALL PARK FIGURES
Building in the backyard is not like buying a item off the shelf; there are many hidden factors to take into consideration and therefore near on impossible to provide a park figure. In fact, a ball park figure is meaningless and quotes can not be compared one builder against another builder as each uses a different formula and process.
The first consideration is gaining access to the area and what needs to be done to ensure a safe environment for the workmen free of debris, structures (sheds/carports) or left over concrete and rubble or trees and vegetation. There is generally some kind of site access restriction which needs to be taken into consideration for the many contractors who will be working on site in order to comply with Work Place Health and Safety regulations.
The soil condition might vary from the standard "S" class which affects the foundations. There might be easements or other restrictions to build on your property. In providing you with a Quote, the information gathered for the Building Permit is the most important. That is why we attend to this process first, so that we minimize the impact of building costs.