So how do you compare building quotes? Here are some things to consider.

Consider additional costs

Your building quote will likely include fixed costs (costs which can be determined up front), estimates for prime costs (for items such as fixtures and fittings, which haven’t been selected at contract-signing stage) and estimates for provisional sums (for materials or services whose exact cost cannot be determined, such as ground works).

Try to eliminate as many prime costs and provisional sums as possible from the quotes. For any that are included, consider how much of a financial buffer you might need to cover them. To learn more about prime costs and provisional sums, check out our blog on this topic here.

Bear in mind the quality of your finish will affect the building quote. If you’ve allowed a small budget for fixtures and fittings after your other expenditure, this will be reflected in the final result, which could compromise the look of the build.

Compare like for like

If one quote includes costings for certain elements and another does not, it’s hard to make a well-judged comparison. Supply each builder with an identical brief and request an itemised breakdown – select as many of your fixtures and finishes for your project at the start, so you can clearly contrast what you are getting for your money.

An Excel spreadsheet is a good tool to collate the information you receive in a clear and accessible way. You can compare the quotes at a glance, side by side. 

Be wary of comparing paid quotes and free quotes

It’s worth investing in a thorough, paid quote before commencing work on your build. This will involve a complete breakdown of all costs to accurately calculate the project.

Free quotes are often ballpark figures based on square metre rates, which can be a misrepresentation of the true overall cost of the project. Be sure to understand what is included in your quote – are fixtures and fittings inclusive in the price? Some builders may present a misleading figure to lock you in with a seemingly good rate, only for you to discover there are unanticipated costs further down the line.

To find out why we don’t recommend quotes based on square metre rates, read our blog here.

Get recommendations

If you can, try to speak to the builder’s previous clients about their personal experience. This will give you unbiased feedback on the process from end-to-end.

Additionally, if you have the opportunity to see some of the builders’ work in person, this is a great way to gage the standard of the final outcome – not to mention, give you a few ideas for your own project.

Build a rapport

Consider your experience with the builder on a personal level. After all, this is someone you will need to collaborate closely with on the project over a period of several months. How did you find the experience of obtaining a quote? If somebody is easy to deal with and happy to invest their time at this early stage in the proceedings, it’s a good indicator of things to come.

If you do decide to lock them in for the job, ensure expectations are crystal clear on both sides before proceeding.

If you’re interested in learning more about how to compare building quotes or what should be included in a comprehensive quote, get in touch with the team at Adam Mason Homes today!

The post How to compare building quotes appeared first on Adam Mason Homes | Custom Design Homes in Brisbane and suburbs.

Being aware of potential pitfalls can go a long way to ensuring a successful build. So, take note of the seven most common home building mistakes people make and how you can avoid them.

1. Engaging an architect first

An incredibly common mistake people make when building is engaging an architect before a builder. The design stage comes before the construction, so it does makes sense to engage an architect first.

However, while this may seem logical, you will quickly realise that architects aren’t always well versed in real time building costs and don’t always consider the expense required for certain designs, techniques or materials.

What this means is that, more often than not, you’ll come out the other end of your design process with features that can’t be implemented as they will blow out your budget.

2. Putting cost before quality

We are all guilty of wanting to save a few bucks here and there but cutting costs when building a home is neither the time nor place for it.

Whether it’s choosing a low-quality builder or designer or cheaper materials, know that they are less expensive for a reason and in the long term, this decision can ultimately cost you more.

3. Not setting your budget early

Your budget is an integral part of your build and should be one of the first things you consider in the planning process. It is always important to set expectations early and give your builder and architect or designer a firm budget to work with.

Having an inaccurate budget or under budgeting can make your home build far more stressful than it needs to be. Being realistic and sorting out lists of wants versus needs in line with your budget will give your builder a point of reference to mitigating costs along the way.

4. Engaging a low-quality builder

When you hire a cheap or low-quality builder, you’re taking the risk that your build will be subpar. The fact of the matter is – it costs money to build a high-quality, long-lasting home and choosing a low-quality builder will almost always result in a lower quality build.

A quality builder will have expert knowledge and experience in the field. Make sure the builder you engage with is someone you can openly communicate with and trust to understand your needs and wants. Ideally, someone who has experience in your type of home building project is always advantageous.

5. Not considering your lifestyle in your design

This is a big one that many people forget when planning their build. It’s so important to think of yourself as the focal point of your build and ensure the design reflects your current and future lifestyle.

Be conscious of how you function every day – are you working from home or do you have young kids who need a dedicated play area? Take these considerations into account as well as things like your floorplan and how each room flows together. Also be sure to invest in features that you will use and not ones you won’t.

6. Making changes during the building process

Whilst it is not uncommon for changes to occur in the design stage, if you decide to make any design changes during the building process, you will be responsible for any additional costs. Variations to the design once this has been signed off can also cause time delays in completing the build.

7. Not understanding the inclusions

Always know what is included and excluded in your building contract. This is the most common mistake you can make, so make sure to never assume anything when signing your contract.

It is common for items such as landscaping, gardening and driveways to be excluded from a building contract so always double and triple check so you can plan for this as an additional cost.

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While it’s common for clients to make mistakes when building a new custom home, you can mitigate potential issues for your build by being informed and educated about the process. If you’ve got questions about any stage of the design or construction process, get in touch with the expert team at Adam Mason Homes today.

The post 7 home building mistakes to avoid appeared first on Adam Mason Homes | Custom Design Homes in Brisbane and suburbs.

Benchtops

Timber benchtops are making a comeback in modern kitchens, with many recognising their ability to add a modern yet rustic feel. They can create an anchor for the rest of the kitchen’s design, matching flooring or frames.

In order to avoid water damage, we suggest featuring timber in the entertaining areas of your kitchen, such as a breakfast bar, island or prep area. You can mix this with stone textures or accents around your workhorse areas in order to ensure durability and longevity.

Flooring

Timber is arguably one of the most popular materials for flooring, but this doesn’t mean it has to be the traditional strip. There are multiple options on the market, including herringbone, parquetry, diagonal, chevron, brick and basketweave.

Whatever you choose, it’s important to consider the wear rating of the timber you use – if you’re laying timber down on a high-foot-traffic area, you’ll want a material that can withstand lots of wear and tear. Engineered timber flooring is a great alternative for this – it layers natural hardwood on top of a cheaper material, such as pine, ply or rubber wood and is finished off with layers of protective coatings. The result is the same look and feel as solid timber, but with better durability and a smaller price tag.

Another option is timber-look vinyl plank flooring, which is a long-lasting, durable and easy-to-maintain option. Providing an authentic timber look, without the price tag of real timber flooring, vinyl plank flooring is a great choice for high-traffic areas.

Wall design

A textured feature wall is a great way to integrate timber into your new home. For a sustainable option, we suggest using recycled timber – not only is it better for the environment, but its inherent uniqueness means that every plank will look different, creating a one-of-a-kind design.

You can also use timber panels to enhance the perception of rooms. Horizontal-grain timber panels are a great way to create the illusion of space in narrow areas, while vertical-grain timber can be used to suggest height in spaces with low ceilings.

Furniture

 For something a little less permanent, why not integrate timber into your home through your furniture? Chairs, tables and cabinetry can introduce new textures, tones and styles without making the space look too busy. Since it can be easily updated, timber furniture can also be used to transform or complement the visual theme of a room, moving from rustic to Scandi, cosy to modern. For something super simple, painted timber furniture can also be used to introduce a new textural element, without disrupting the wider aesthetic.

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As Brisbane’s specialist custom home builders, we can help bring your vision to life – timber-filled or not! Get in touch with the team at Adam Mason Homes to take your first step to your dream home today.

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Whether you’re building a smaller home or simply want to be more efficient with your space, we’ve put together 5 clever storage ideas that will help you ensure every object in your home has a place.

1. Optimise every corner

One of the best ways to maximise space is by using every corner available to you. Of course, you don’t want to make the home feel cluttered or overfull, so it’s essential to be creative and start thinking about all the unusual and unique possibilities that your home has for storage.

For instance, is there an empty spot underneath your stairs? Why not build a custom cupboard, or outfit the space with a custom-designed bookshelf? You could also turn a corner of the living or dining room into a reading or breakfast nook with window seating and storage underneath.

2. Multifunctional spaces

To really get the most out of your home, you should choose fixtures that serve multiple purposes. A kitchen island is a great example of this. Not only can the space be used for prepping meals, dining or even working, it can be outfitted with cupboards underneath so you can keep pots, pans, and other kitchen utensils out of view.

To get even more inventive you can opt for a staircase that doubles as a storage unit, with drawers built into each individual stair.

3. Furniture with built-in storage

Not only can your fixtures be multifunctional, so too can your furniture. Choose items that have added in-built storage. For example, many luxury bed frames now include storage space – either as drawers that pull out from the base of the bed, or a gas lift storage base, which allows the mattress to be lifted with ease and the space underneath the mattress to be used to organise clothes and other items. A gas lift storage base is especially ideal for children’s rooms, where you don’t want to add tallboys or wardrobes to reduce the play area.

4. Smart, custom wardrobes

As much as furnishing and fixtures can add storage to your home, nothing quite beats the utility of your own custom built-in wardrobes. These are shelves, hanging units and cupboards that are affixed to the walls, or built into the floor plan and play a crucial role in the home’s interior design.

If you have a little more space available in your floor plan, walk-in robes are a great way to add extra storage space to your master bedroom, while adding a touch of everyday luxury to the home.

5. Organise your cupboards

While it’s great to explore new storage ideas, it also pays to be clever with traditional storage spaces. Simple things like dividers in kitchen and bathroom drawers and shelf inserts for cupboards can provide extra space for your possessions. We also recommend hooks on the backs of cupboard doors to store things like bags, coats and brooms; as well as pull-out drawers for ease of access in the kitchen and bathroom.

Ready to discover more storage solutions for your new custom home? Get in touch with the team at Adam Mason Homes today!

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Those who don’t consider their budget until late in the process, or who only set a rough estimate, are likely to run into unexpected costs that exceed their initial budget and cause many a headache.

With many years of experience working with clients to design and construct their dream homes, we know the importance of setting a building budget early. We recommend carrying out research before you begin your project to ensure your ideas are feasible and realistic within your budget. This will reduce the chance of unexpected costs and complications down the track.

It’s also important to engage a builder early, so they can provide input on your budget from the beginning. With everyday access to real-time construction costs, a builder will have the best understanding of what makes a feasible building budget.

Separate your needs and wants

Consider exactly what you desire from your new home. Make a list and split these elements into separate columns – ‘needs’ and ‘wants’. Next, roughly price each item. Your budget will have to include everything on the needs list, but any leftover spend can be allocated to elements from your ‘wants’ list.

Be realistic about your budget and understand your constraints. When you approach a builder, share your needs and wants list as they may be able to help cut costs with alternate materials and techniques. A skilled and trustworthy builder should be able to help you achieve a functional design that meets both your needs and your budget.

Engage a builder early

As we’ve mentioned, a building project can get away from a client when a builder is not engaged early enough in the process. Often, when clients approach an architect or building designer, they receive house plans they love but which aren’t feasible within their budget. It is generally up to a builder to break this bad news to a client, once they’ve costed the plans.

Avoid this disappointment by approaching a builder first. They’ll be able to work with you from the get-go by providing invaluable insights into the exact cost of materials and contractors.

Design and construct your home

One of the best ways to make the most of your budget is to choose a design and construct builder. When you use this service, your entire home will be designed and built by a single team under the one roof and you’ll have only one point of contact during the process. A design and construct project means you’re more likely to stay within budget as everyone involved will be on the same page, working towards the same goal.

If you’re looking for a reputable design and construct builder who can help you avoid budget blowout, get in touch with the team at Adam Mason Homes today!

The post Avoiding budget blowout appeared first on Adam Mason Homes | Custom Design Homes in Brisbane and suburbs.

Here at Adam Mason Homes, we often meet clients who are unsure about the construction process – what does this entail and what’s involved once a contract is signed and building begins? It’s quite simple really.

There are six simple stages involved in building a house – pre-construction, base stage, frame stage, lock-up stage, fixing stage and completion. If you’re new to building, these steps can be mystifying and confusing, but we want to take the mystery out of construction, so you understand exactly how your dream home is being built. Keep reading to learn more about the stages of construction.

1. Pre-Construction Stage

Before the building of your custom home can begin, you must first complete the pre-construction stage. This involves soil testing, planning permits, council applications, site surveys and any necessary engineering work. Of course, this stage also involves the design of your custom home where you’ll work with an architect, building designer or design and construct builder to achieve a layout and style that suits your unique needs and wants.

2. Base Stage

Once you’ve locked in a design you love and achieved approval for your plans, it’s time to begin building. If your site has an existing property, this is when we’ll demolish it and remove debris and vegetation. We’ll also conduct site-levelling, layout the site and mark the corners of your slab.

Once this has been completed, it’s time to dig trenches and erect the formwork for your footings, rough-in plumbing and electrical services and pour the foundations. Next, we’ll install a sub-base, erect the formwork for your slab and add a moisture barrier and mesh reinforcement, as per the engineer’s design. Finally, it’s time to pour the slab.

3. Frame Stage

In the framing stage of construction, we’ll create the bones of your structure. This is when we’ll erect wall framing and roof framing and trusses, windows and doors. If you’re building a double-storey or multi-level home, this stage may also see the installation of steel beams and a subfloor. After the frame has been erected, we’ll add building wraps to ensure your home is waterproof, as well as roof sisalation and your choice of roof sheeting – for example, tiles or steel. This is also when we’ll install any skylights. 

4. Lock-Up Stage

By now, your home is ready to be locked up, which is where the real transformation starts to happen. On the exterior of your home, windows and doors are fixed in place. External cladding will be installed. Inside, plumbers and electricians will rough-in services, insulation will be added to walls and ceilings and plastering including cornices will be completed.

5. Fixing Stage

This is when all the elements of your custom home come together. Fitting off cabinetry, laying tiles, installing benchtops, splashbacks and laying flooring all happens during this stage. Internal door frames and trims will also be installed, including architraves and skirting boards. Our painting team will start to paint the inside of your home, while showers and toilets will be installed in the bathrooms.

We’ll then have our electrical team back in to install the lights and power points. During this stage all remaining fixtures and fittings including tapware and door handles, as well as any appliances like ovens and dishwashers are finalised. This is also the stage when mirrors and glass will be installed in bathrooms.

Outside, any external works included in your contract will be completed, including the driveway, landscaping and verandah.

6. Completion

The moment you’ve been waiting for! The finishing touches are complete, and your home is ready to be handed over. We’ll give you the keys to your new custom-built home and you’ll be able to move in.

If you’re ready to start working through the stages of construction in your new home, get in touch with the team at Adam Mason Homes today!

The post What are the stages of construction? appeared first on Adam Mason Homes | Custom Design Homes in Brisbane and suburbs.

Here are our five top things to consider.

1. Natural light

Narrow homes can be dark, so it’s important to incorporate natural light throughout the property. Install as many windows as possible, especially on the north-facing side, to flood your home with sunlight during the day. You could also opt for skylights in internal spaces like bathrooms.

All of these design features will allow your home to feel light, bright, open and spacious. However, the benefits don’t end there – an emphasis on natural light also reduces your reliance on artificial lighting, thereby reducing your energy bills. It also encourages ventilation, ensuring your home never feels cramped or stale.

2. Access

At some narrow sites, site access can be more difficult. If this is the case, it may incur an additional cost that you will have to consider in your budget and timelines. You’ll also need to take into account your neighbours and address any concerns they may have before you start construction. A design and construct service can address this earlier in the process, ensuring both of these elements are considered from the start.

3. Neutral colour scheme

There’s no point in emphasising natural light if the colour scheme you choose doesn’t encourage this. Therefore, opt for a palette of white, grey or blue/green, each of which will reflect light and create the illusion of a bigger space. Paired with different textures, or pops of colour in temporary furnishings and finishes, you can create a visually interesting home while also maintaining a sense of spaciousness.

4. Maximise storage

With limited space, it’s important you take advantage of every possible metre. Design flexible spaces that can be used for more than one purpose – for example, instead of having a separate study, could you integrate a nook under the stairs or in your kitchen?

Built-in storage should also be a priority, with every conceivable space used effectively. This extends beyond bedrooms – cupboards behind mirrors in bathrooms; floor-to-ceiling bookshelves and under-bed drawers can all be installed to introduce additional storage solutions.

5. Open plan living

There’s no room for pokey spaces in a compact home. A house on a narrow block needs to flow from one space to another, visually increasing the length and size of each area. This will also encourage the flow of natural light, as it won’t meet any obstacles along the way. Bi-fold doors are a great way to open up your living space further, providing a seamless transition from the indoors to the outdoors, while also allowing light in.

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Should you be looking to build on a narrow block, it’s important to partner with a builder that has experience in this area. At Adam Mason Homes we understand the constraints of building on narrow lots and have processes in place to overcome these for a smooth construction process.

Get in touch today!

The post What to consider when building on a narrow lot appeared first on Adam Mason Homes | Custom Design Homes in Brisbane and suburbs.

Prime Cost

Essentially, prime cost refers to the supply of an item which cannot be determined at the time of the contract signing. This is often the case with fixtures and fittings such as tapware, appliances and tiles, which have not been selected at the contract signing phase. In place of a specific cost, a prime cost may appear in your contract as an estimated sum.

Say for example, your building contract allows $650 for your tapware selections – what this means is the builder has allocated $650 for your choice of tapware. Should your final tapware selection cost less than this, your builder will deduct this cost from the final contract price. However, should the selection cost more than the initial estimate, you will be required to pay the difference. Note that some contacts have stipulations that require you to purchase with the builder’s preferred supplier.

Provisional Sum

A provisional sum refers to supply and installation of materials or fixtures where a definitive cost cannot be determined. It is important that the builder undertakes all reasonable enquiries to determine the exact price of a required work however, where this is not possible, a provisional sum may be used instead.

Provisional sums are often used to cover the costs of ground works, as sometimes challenges or unexpected complications can arise from this particular part of the build. There may also be challenges in determining things like exactly how much concrete is required for a slab. As with prime cost items, if the cost of labour exceeds the provisional sum figure, you’ll be required to pay the difference however, if the entire sum is not used, the difference will be taken off the final contract price.

Our advice

Prime cost items and provisional sums can be problematic for clients as they are a potential source of budget blowout. We recommend ensuring there are limited number of provisional sums and prime costs included in your quote. That’s why it’s important to make as many of your final selections at the early stage of your build. Of course, the best way to do this is by choosing to build with a design and construct contractor.

According to the Domestic Building Contracts Act 2000, a builder must be able justify prime cost and provisional sum estimate to clients. If the amount of the allowance is not reasonable, this may affect the contractor’s ability to recover an amount higher than the amount estimated. When the contractor claims payment for a prime cost item or provisional sum, the contractor must give the homeowner copies of any invoices, receipts or other documents showing the cost of the item or sum.

You should have a good understanding of these terms before entering a building contract. Always ensure that the costs outlined under these sums are fair and realistic before signing.

If you’re interested in learning more about prime costs and provisional sums, get in touch with us at Adam Mason Homes today!

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But this wasn’t a build without challenges. This site had a huge slope – a nine-metre fall across the area where the home was to be built. There were also extensive rock formations underneath the ground. This required us be inventive with the design of the home. To overcome these building challenges, we opted for a split-level design which included five levels. We also decided to use many posts for the foundation, in order to minimise excavation.

The resulting home features four bedrooms, 2.5 bathrooms, a media room, study, office, walk-through pantry, a large undercover patio and a stunning in-ground pool.

The design of the home is ultra-sleek and modern, with a farmhouse twist. What binds together the entire home is natural materials that have been integrated throughout each and every room. One element of the home we think particularly striking is the use of rusted corrugated iron from the client’s family farm as a feature wall in the powder room. We’re also quite fond of the brick splashbacks our team built for both the kitchen and laundry. It gives the home a cool New York–loft feel and ties in with the bricks used for the base of the garage.

Dark timber tones feature throughout much of the home, including on staircases and gorgeous feature doors. Leading into the media room is an impressive decorative barn door, crafted by the client themselves. Timber-style tiles are also used in the ensuite and main bathroom. In the kitchen, we used incredible solid hardwood ends for the kitchen island. We used only the finest high-quality wares and fixtures for the kitchen, to ensure practicality and long-term use. This included gorgeous brass taps, an integrated dishwasher and a freestanding cooktop.

The home is located on a gorgeous, expansive plot of land, which we took advantage of when designing and building the outdoor area. The patio is at the same level as the pool and we’ve used high ceilings to ensure adequate air flow throughout the area. For the decking, we opted for rich hardwood timber and sliding stacker doors, which creates further synergy with the timber elements inside the home. The stunning in-ground pool features an open-end without glass, so our clients can marvel at their wonderful yard and leafy surroundings.

This project truly is worthy of admiration. We are so proud of our team for their work on this build and want to say a big thank you to all the suppliers, partners and collaborators who had a hand in the design and construction of this home.

If you’re ready to design and build your own stunning custom home in Brisbane, get in touch with the Adam Mason Homes team today!

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To help you with your decision, we’ve taken a look at the major differences between a custom builder (like us) versus a volume builder, and the questions you need to be ready to ask.

VOLUME BUILDERS

Volume builders generally build large numbers of homes based on pre-determined, standardised designs (hence the name ‘volume’!).  This enables them to churn out hundreds of houses per year in a production line style, which can be cheaper to build because the builder has better negotiating power and can benefit from bulk pricing from suppliers.

However, if you want to introduce any changes to those standard designs, upgrade fixtures or fittings, the additional costs soon stack up and you may be better off considering a custom builder instead.  That display home that you fell in love with may not be the standard design and price.

You may also find that the advertised price doesn’t include all of your site costs, especially if you have a block that will require some extra attention, like a sloping or rocky site for example.

Volume builders are often much larger companies with a different organisational structure, which means you will probably find yourself dealing with a salesperson rather than the builder themselves as is more common with a custom builder.

So, if your key aim is to get as much house for your budget as possible, even if it means compromising on your original vision and choosing a standard design, with a more hands off approach during the building process, then a volume build may well be the way to go for you.

CUSTOM HOME BUILDERS

With a custom home builder, you’re creating a unique home and you’ll get personalised service from the outset.  Custom builders are generally smaller, more boutique sized companies and often you’ll be dealing directly with the owner or registered builder.

Working with a custom builder to design your home, you’ll work together at every stage to get the best outcome.  Not only will the builder be able to work with the designer to translate your vision into reality, they’ll be able to advise on ways to save money by making minor adjustments to design or buildings methods.  Custom builders also often have interior designers on their team who will be able to help with some of the more difficult decisions you’ll need to make early in the process regarding fixtures, fittings and finishes throughout your new home.

From the detailed quoting stage right through to final sign off, you’ll be kept abreast of all updates, be able to provide feedback on the design and construction process at every opportunity and understand the total budgeted costs from day one.  During the build itself, you can expect a very high level of communication, so you know what’s happening at every stage.

If you have a particularly tricky site, then a custom builder is likely to be your only option as a standard volume design simply won’t work.  This gives you the opportunity to create a unique one-of-a-kind home that will be the envy of the neighbourhood.  And with all custom build homes, you can expect a high quality end product, from a builder who is keen to make sure their clients are completely satisfied at the end of the project.

If, like us, you’re sold on the advantages of a custom builder, contact us today to discuss how we can build your dream home together.

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