Owner Builders - Starters Guide to Understanding the Building Process
Building Quotes
from local builders
Building can be a very rewarding experience, but it is not as simple as ordering the materials and hiring tradespeople. Construction is a very complex combination of time management, people management, financial management, negotiation, problem solving and materials selection and sourcing. If you are also involved in acquisition, design, town planning, fittings and furnishing, then the job becomes even more complex.
Often owner-builders take on these tasks without the knowledge or experience and find that the complications overshadow the enjoyment they expected to achieve by building their vision. But don't be put off, just be prepared.
A good starting point is to understand the roles that each of the trades play in the construction component of the project. Broadly speaking, trades fall into three categories. Structural trades, licensed trades and finishing trades.
Structural trades are all the tradespeople that are involved in the structure or strength of the building. Examples of these trades are concreters, bricklayers and carpenters.
Licensed trades are those that are authorised to connect the building to the public owned Utilities. These include water, gas (plumbing) and electricity.
Finishing trades are the non-structural and non-licensed trades that apply the finishings to the structure. Examples of these trades are plasterers, tilers, painters and joiners.
There are many differing types of construction and it is difficult to make generalisations, but as a guide, construction usually follows architectural or design, town planning, soil testing, construction engineering and earth works.
Construction begins with the foundations. Foundations are usually either concreted slab or stumps. Once the foundations are established, the walls are built. Included in this process is the strengthening of the frame to the structural engineers specifications, often using steel girders, beams and posts.
The wall construction is usually brick veneer (which means that a timber frame is constructed and a single layer of bricks is laid on the outside of the wall and 'tied' to the frame using wire ties), double brick (meaning two rows of bricks are laid, with a small cavity in between and the two layers of bricks are tied together using wire ties) or blocked (using cement blocks, about the width of two bricks and cavity. The blocks will often be 'core filled'(the cavity filled with concrete) to add strength and meet engineering requirements).
Once walls are constructed, the next stage is the roof. Roofs come in all shapes, sizes and finishes, including pitched and flat structures. A roof is generally either tiled or iron clad.
Windows will also be fitted during the framing stage. Once the building has foundations, walls, roof and windows, it is considered to be at 'lock-up' stage. Lock-up is when the finishing trades start their work to clad all the surfaces, build the joinery and fit off with doors, skirting boards, architraves and floorings.
It is during the foundation and framing stages that the licensed tradespeople commence their work to 'rough-in' all the wiring and plumbing. These trades return to 'fit-off' their work after construction and finishing. Often the plumber and electricians will be the first in and last out on a building project. Other services like air-conditioning, internet, home automation, telephones, and ducted vacuum systems are also 'roughed-in' or cabled following framing and before finishing.
The building is finished by various tradespeople completing works such as filling eaves, plastering, joinery in kitchens and bathrooms, installation of heating and cooling, hot water systems, tiling, waterproofing, fitting downpipes, painting and hanging doors. Finally, fittings and fixtures such as light fitting, power points, bath ware, tap ware, exhaust fans, bench tops and floor finishes are installed. Finishing the outside includes driveways, garage doors, fencing and landscaping.
A good site manager or owner builder will have thorough knowledge of all of the trades, suppliers and processes involved in the construction. You will need to have very good negotiating skills, time management skills and co-ordination skills, as the task is to have the right people turn up and commence their job as well as finish their job on time. This is because what they are needing to complete is often the starting point for the next trade. Of course, materials need to arrive ahead of the trade and you will need to be fully across the scope of work of each trade so you know what is contracted to deliver.
Often trades working concurrently will clash so your people management skills will come to the fore to resolve any disputes that might arise on the site. As may of the trades will be engaged on an hourly rate, you will also need to manage a good work rate and be careful of labour over-runs.
One other thing that is very important to remember. As the project manager, you are responsible for the health and safety on the work site. This means that you need to make sure that housekeeping is attended to (trip and slip hazards are removed) and that equipment used by the contractors is well maintained and safe. You will need to be aware of fall hazards and ensure protection is provided as well as provide reasonable eating and toilet facilities for the workers.
Once you are on top of all of these issues and you have a well constructed plan, you should very much enjoy your building project.
Another article from a partner that might help you kick off the process is How to choose a block of land from Build.com.au : http://www.build.com.au/how-choose-block-land
-
True. “Construction is a very complex combination of time management, people management, financial management, negotiation, problem solving and materials selection and sourcing.”
over a year ago by Jay Red
Building Quotes
from local builders
