Process

Built By Thomas specialises in the design and construct service, but that doesn’t mean we won’t quote on projects where the designs have already been confirmed.We offer three levels of service which consist of the following process:

Level 2 – part level of involvement in pre-construction

  • Assisting in completion of concept drawings and/or engineering and /or BA etc dependant on clients’ requirements and pre-existing work done.

  • Provision of plain English contract, schedules, building specification, inclusions and exclusions

  • Construction phase

  • Post construction certificate of completion

Level 3 – quoting on completed construction drawings and schedules

  • Provision of plain English contract, schedules, building specification, inclusions and exclusions

  • Construction phase

  • Post construction certificate of completion

Level 1 – full design and construct service

  • Needs and site analysis

  • Price estimate

  • Site survey

  • Sketched plans

  • Fixed price quotation

  • Structural engineering design

  • Energy rating certificate

  • Building approval

  • Plumbing approval

  • Finalisation of costs once BA has been approved

  • Provision of plain English contract, schedules, building specification, inclusions and exclusions

  • Construction phase

  • Post construction certificate of completion

Typical timing for the stages of a project are

  • Design stage – 8 weeks

  • Approval stage – for Building Approval 3 weeks, Development Approval can be up to 3 months

  • Construction stage depending on the size and complexity of the works can be as little as 14 – 26 weeks

Finding The Right Builder For The Job

  • What building class licence do you hold and what is the licence number?

  • It is essential to ensure that any builder you enter an agreement with holds the correct level of license for the project which they are undertaking.

  • What are your areas of specialisation?

  • Some builders specialise in certain areas of work and may therefore be more suited than others to your project.

  • What is your experience?

  • Not all builders have the same level of training.  It is important to establish how experienced the builder is and in what areas.

  • What insurances do you have in place?

  • The builder should have a suitable amount of Public Liability Insurance, at least $10,000,000.  Construction works insurance is also required.  In Queensland a licensed contractor carrying out work in excess of $3,300 must pay an insurance premium to the BSA under the Queensland Home Warranty Scheme.

  • What deposit will you require?

  • In Queensland the maximum deposit legally allowed is 10% for works up to $20,000 and 5% for works over $20,000.  Any builder who asks for more than this is not complying with the law.

  • What is your quality control policy?

  • Any builder whose prides themselves on the quality of their finished product should have a process in place for ensuring this is a consistent outcome every time.

  • Do you have sufficient systems in place to ensure compliance with health and safety legislation?

  • A trustworthy and reliable builder will ensure that all aspects of health and safety legislation are complied with.  Should a site be shut down due to lack of compliance, it could have a significant impact on your project.

  • Can you provide references from previous projects completed?

  • A builder who has established good relationships with previous clients will be able to provide you with references to read and check.

The task of finding a builder who will deliver the service and product that you deserve may seem daunting.  With so many builders to choose from you may not know where to begin.  Below are a few questions you can ask any builder when you make your initial enquiry which will help you to determine if they may be the right builder for you and your project.

Questions To Ask Yourself

  • What level of finance do you require?

  • It is important to decide on your budget and how much money you are prepared to spend.

  • How will the job be financed?

  • You will need to decide on how you are going to finance your project and if you will require a loan from a financial institution, or money from personal investments that may take time to arrange.

  • If choosing a bank or building society, have you spoken to someone there about the finance you can achieve and do you have pre-approval prior to starting the project?

  • It will be wasted time to both yourself and the builder if the project cannot be financed.  We can help with suggestions on how to design within your budget and can assist with rough cost guidelines prior to construction.  This will aid in determining the level of finance required.

  • Are you familiar with the QBCC?

  • The Queensland Building and Construction Commission is the regulatory body for construction in Queensland.  Their website www.qbcc.qld.gov.au has lots of good information for home owners prior to starting construction.

  • Assess your needs.

  • List your requirements on paper to decide what is important to you, your family and your lifestyle.

PO Box 2340

Graceville QLD 4075

0418 268 391

admin@builtbythomas.com.au

QBCC: 1173173

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