Reverse Living Floor Planning – What Is It and Is It Right For You?

Traditional architecture found throughout the home building industry typically provides two-story homes with the main living space on the first floor and the sleeping quarters on the second floor. However, a popular alternative to this floor plan has evolved that has become known as reverse living. Read on with me as I explain reverse living…

Traditional architecture found throughout the home building industry typically provides two-story homes with the main living space on the first floor and the sleeping quarters on the second floor. However, a popular alternative to this floor plan has evolved that has become known as reverse living. Read on with me as I explain reverse living and help you decide when a reverse floor plan may appropriate for you.

In traditional two-story homes, active living space found in rooms such as the living room, kitchen, dining room, study and family room are found on the first floor. This arrangement provides ease of entry to and exit from the house during the normal course of the day, when homeowners and their families tend to make frequent and multiple trips into and out of their home and, in the process, want the convenience of a same -floor relationship between their indoor and outdoor living space. The more passive activity of sleep, typically occurring in the bedrooms, is relegated to the second floor, the least convenient level of the traditional two-story home.

The simplest form of a reverse living floor plan is the reversal of the living space and the sleeping space within a two-story home. This relationship of indoor living to the outdoors environs shifts because of view corridors or outdoor amenities, for which a client seeks to maximize exposure during its living time. This type of floor plan is most common for homes located to take advantage of scenic views created by mountains, hilltops, marshes, wildlife sanctuaries, rivers, stream, water expanses and urban skylines. By placing living space on the upper most level inside the house, views are more easily captured or given made visible when they might be partially or fully blocked on lower levels.

Within a reverse living floor plan, bedrooms are relegated to the most active areas of the house. In some reverse living floor plans, the master bedroom may be included on the upper most level of the home, if the homeowner wants to appreciate the views in the privacy and serenity of its bedroom.

Now, is a reverse living floor plan suited for you? It may be if your building lot is located on or proximate to beautiful landscapes or view corridors, either crafted by man or nature, and you wish to enjoy those views to the fullest!

Reasons to Find a Custom Home Builder

Building your own house can be hard and daunting. There are many things to consider such as, the budget, planning and most especially how to build a fully furnished best quality place you can call, Home. A custom home builder can help you with a problematic task of doing home plans and making house designs…

Building your own house can be hard and daunting. There are many things to consider such as, the budget, planning and most especially how to build a fully furnished best quality place you can call, Home.

A custom home builder can help you with a problematic task of doing home plans and making house designs exactly the way you want it. They work with architects or they may provide home design services along with their building skills.

There are several considerations why you should find a custom home builder. These reasons will guide you for a more comfortable and hassle free experience of building your very own dream house.

  1. You need to plan your budget allotted for your house. You need to know how much it will cost. Loans are you will need a construction loan and mortgage (banks sometimes already have a list of properties). Custom home builders can help you with the expenses because they know the right and best materials to use and know where to find these at affordable prices.
  2. Home plans guide you with the illustration of the whole house. A home plan is very important for planning your space, setting a budget and scheduling construction. This requires an expertise of a custom builder and an architect.
  3. Thirdly, you should consider planning on conceptualizing your home design. Home builders can give you heads up of what your house will suppose to look like. The details of a custom-designed home will be created specifically for the family who will live there.
  4. It is more advisable to choose a professional home builder over part time constructors since they are more experienced and can be trusted. To know more about the home builder that you choose, you can check out how long they have been in the construction business and also projects they have undertaken. Testimonials and reviews on the internet can be a very good source in searching for the right custom home builder.
  5. Custom home builders offers added features that can be added in your house plan and they also provide after sales services and warranty in case something goes wrong of if any tiny problems arise.

It is an exciting feeling to build your own house that is why custom home builders are very important for us to bring into reality our wish for a perfect home. There are a lot of them out there that can give the right services that we need. Nowadays, some house builders design houses for people with disability and they also provide advices how to get the best loans.

Modular Home Plans

Having a modular home built for you is one of the most cost effective ways to build a new home you can choose. The plans are very easy to see, and you have many options to choose from when it comes to picking the perfect floor plan. When people think of a modular home that…

Having a modular home built for you is one of the most cost effective ways to build a new home you can choose. The plans are very easy to see, and you have many options to choose from when it comes to picking the perfect floor plan. When people think of a modular home that they think of something simplistic, undersized, and just nothing special to say the least. This is far from true in today's day and age, and you would be very surprised at how nice a manufactured home can be.

A few of the different types you can choose from is a ranch style house, a cape style home, or even a two story modular home. Yes, manufactured homes really can be multiple stories. The structural integrity for all of these different types to choose from is just as good as a foundation-based home. Manufactured homes can even be customized by the buyer to suite their needs, and for each type of modular home, you can choose from multiple different floor plans that have a large range in square foot and the amount of bedrooms.

Another huge benefit of a pre-made home is the building process of actually putting it together takes a lot less time than a traditional house, because everything is ready to be connected and the entire process is turn key. You will not be disappointed with the craftsmanship, the way the home is put together, the professionalism of the company providing you with your home, and the best part of it all is the amount of money you will save by not paying to build a traditional house.

Should I Use a Realtor When Building a New Construction Home?

I'd like to start by dispelling a rumor that builders do not like to work with realtors. Most builders actually offer huge incentives to realtors in order to bring their clients to them. Builders often have built into the cost of every home an advertising budget and part of this budget is the money they…

I'd like to start by dispelling a rumor that builders do not like to work with realtors. Most builders actually offer huge incentives to realtors in order to bring their clients to them. Builders often have built into the cost of every home an advertising budget and part of this budget is the money they set to pay realtor awards.
Very similar to the way a regular seller has already agreed to pay a commission to the realtors involved in the sell of their house.

The use of a realtor can save you time, money and frustration when looking for and negotiating a new home. At the beginning of the process a realtor can talk to you about your needs, desires and budget and set out the communities and builders that will work for. Then a good realtor will offer to bring you the information on all these builders mainly floor plans, prices, etc. This saves you from driving around going into neighborhoods and builders that may be not right for you and ending up on multiple sales peoples calling lists.

Once you have narrowed it down to a few different neighborhoods and builders your realtor can schedule shows privately if possible on some spec homes they have available. Once again hopefully making it easier to see which builder is going to be one that you would want to negotiate and avoid dealing with to many sales tactics and repeat calls.

Your realtor should also be able to inform you on the general condition of the neighborhood. How many phases is it? Are pre-owned homes selling? If so for how much? How much longer will construction be going on? Have foreclosures been a problem in the area?

Once you decide to move forward and negotiate with a builder a good realtor can really give you a leg up in negotiating. The name of the game for many builders is upgrades. They will get you in with what looks to be a good price for a good size house, but then of course as soon as you ask about all the nice things in the model home you soon find out the cost goes up quick.

A realtor can help you prioritize your upgrades and give advice on which ones could be better for resale and which ones could be left to be upgraded down the road. An experienced realtor also can know about the pricing and margins involved in the upgrades and can help you right an initial first offer that is aggressive but not insulating and make sure that you get everything you need at the price you want.

Sadly I have received more than one phone call from buyers who have put down earnest money with a builder only to end up losing the money for one reason or another. By working with a realtor who knows your full situation you can insure that proper contingencies are put in place in order to protect your money.

Customizing Your Own Home Based on Your House Plan

There are many ways on how you can achieve a lasting impression from your friends if you are showcasing your house home design, or if you really badly needed a new house plan and how it will work for you and your family. A lot of people who wanted to get the best thing there…

There are many ways on how you can achieve a lasting impression from your friends if you are showcasing your house home design, or if you really badly needed a new house plan and how it will work for you and your family. A lot of people who wanted to get the best thing there is in the design industry to have a wonderful house design rapidly agreements on things like the architectural form of the house, and the materials that are needed in building a house design.

If you are planning on customizing your home designs, you will need someone with an expert knowledge about the basic and the necessary things that you need to accomplish in order for you to get a better grasp of what you would like the house to appear, not thinking what other will say either compliment of just a plain comment.

You must get a better knowledge of the materials and how it is used, so that when your house started its construction, it will be less hassle for everyone, even for the person who design your house. Or if you want, you can get someone to create a sample house design and then choose from it. Remember that it is quite expensive to buy a finished home design and house plans.

If you want your personal touch to appear on your house plan, all you need to do is to figure out what you really want and how you want the house to be like when it is done. Also listen to your home builders, let them know what needs to be done during the build up. Do not stay idle on things especially if the design is a bit meticulous so that you have the home builders know how to implement it.

Try to get a home builder's services to ensure that you can have an exact estimate of how much it would cost you and as well as it will save you from any mistake that you would be facing in the future. Remember that, building your house requires a lot of money, patience, and detail orientation so it would be best to have someone who knows the real deal.

To make sure about this, make sure to visit displayhouses.com.au's website for further knowledge and to help you with your needs.

Building a New Home – 5 Tips for Finding Local Home Builders

As a builder I am always interested to hear how people came across my name when searching through the many local builders available in their area. So I always ask the question, “How did you hear about me?” The answers I have come across are quite creative and would benefit anyone who is wanting to…

As a builder I am always interested to hear how people came across my name when searching through the many local builders available in their area. So I always ask the question, “How did you hear about me?” The answers I have come across are quite creative and would benefit anyone who is wanting to build a new home and seeking to find home builders in their area.

5 Tips to Getting Started:

  1. Ask your local banker I frequently hear this response and it makes sense if you think about it. Your local banker underwrites a lot of home loans for home buyers and builders in your area. Bankers are the ones who know if the home builder stayed within budget or went $ 30,000 over budget. He / she knows which builders are in financial trouble and which builders are not. Most local banks require custom builders to become “qualified” or keep an “approved” local builders list on file. Asking your bank for references is a great place to begin because he / she will not suggest builders that are not top-quality. Banks want happy customers, and that translates into a custom builder who can deliver within budget and on schedule.
  2. Open Houses / Realtor Attend open houses of previously built custom homes in your area. This will allow you to see the level of quality that a certain custom builder provides. You can see first-hand how the materials and craftsmanship of the home is aging after 3-5 years. If you like (or dislike) the house, ask the realtor, “Who is the builder of this home?” The realtor will most likely know the answer or can find out for you from the owners.
  3. Friends Bad contractor stories spread faster than a forest fire. You would surely warn all your friends if a builder went thousands of dollars over budget and you had to acquire a second mortgage. Ask friends and coworkers if they know any local residential contractors.
  4. Associations' Websites Every county or city has a home building association. These home building organizations can provide a list of local buildings that are members of their organization. These are good home building resources because a reliable home builder will be a member of these types of home building organizations.
    • NAHB is the National Association of Home Builders http://nahb.org
    • Your State HBA
    • Your City or County's HBA
    • Your State Home Builder License Board / Agency
  5. Architect or Draftsman When working with a local architect or draftsman who renders your home plans, ask them for a list of local residential contractors in the area. If they are willing to provide referrals, ask if they would recommend two or three builders that they think would work well with your personality, home size and budget. Your draftsman has become acquainted with your style throughout the plans stage and they could recommend local building professionals for the bidding process.

Tips To Get Great Second Homes With Prefabricated Buildings

For most of us, having a place to call our own is that dream we carry with us until the dream becomes a reality. But for the lucky ones, having a second lodging is definitely on the cards with a modular house. Modular homes are new buildings made up in prefabricated parts which are then…

For most of us, having a place to call our own is that dream we carry with us until the dream becomes a reality. But for the lucky ones, having a second lodging is definitely on the cards with a modular house. Modular homes are new buildings made up in prefabricated parts which are then literally screwed together on site. Because they start at a much lower cost than a traditional build, more and more people are using them for all kinds of different purposes.

Before any definite decisions are made, the first thing to do when acquiring this type of building is to decide what purpose it is to be used for. It may be a rather elaborate play den for the children in the back yard, or it could have been used as a holiday place set somewhere in a scenic place so that the family can get away to it at weekends and holidays. Some people use them as extra office space or as rooms for visiting personnel so it is easy to see what range these great buildings have.

Of course, there are many different designs on the market and the manufacturers are able to modify these designs so that they fit in to exactly what the buyer wants. Once they are made up, they are literally delivered like flat pack furniture where the buyer can either put it together himself, or get in a contractor to do the work on his behalf. All it needs is the foundation to be set up first and then the rest is very easy.

It is also easy to get loans for this style of building too since lenders can see what a good investment they are. The building can also be used to generate income as a holiday place or rented out as extra office space to those who need it. Some buyers start up their own businesses from their backyards too using these buildings so the scope for them is essentially endless.

For those who wish to go 'green', these buildings have some great features too. There is thermal protection which saves on all the energy costs, and this also makes it a wonderful way to stop using up too many resources. Anyone who knows that energy efficiency goes a long way to saving the planet will appreciate the building for sure and they can usually make some money from them too.

Finally, no matter where this building is erected and no matter what use it is put to, having a second place to visit away from the homestead is a great way of leaving all the worries of the world behind. Although most of us live but rather frenetic lives these days, having a bolt hole like this must be like heaven to those people who never seem to have a minute to spare. Indeed, putting up one in the garden and turning it into a spa may be just the ticket for a tired mom or dad where they can soak in a hot tub out of sight of the kids!

How To Beautify One’s Home With Simple Build On Options

Homes are expensive purchases. Several factors make them a wise investment including the fact that real estate usually always increases in value as it becomes more scarce and higher in demand, and also because a home provides such a necessary structure in life for shelter, protection, security, and comfort. Even so, if a homebuyer sells…

Homes are expensive purchases. Several factors make them a wise investment including the fact that real estate usually always increases in value as it becomes more scarce and higher in demand, and also because a home provides such a necessary structure in life for shelter, protection, security, and comfort. Even so, if a homebuyer sells there home and then buys a slightly larger home most likely they will be adding astronomical costs to their home.

When a home closes, there are a ton of costs associated with the closing. Costs from obtaining the financing, from the title company, costs from the inspection and assessment, costs from the bank, taxes, lawyer fees, and the list never ends. Buying a home often will take a year to five years of equity building to even gain back.

The truth is that building onto an existing home through remodeling is a very effective way to make a home more comfortable and at the same time increase in value. Almost always the seller will recover all the costs of remodeling when they sell the home and then some. And, the costs of remodeling are usually less than the costs at closing a home. So overall, building onto a home is a fantastic idea. The fantastic-ness of the idea is even made more noticeable when it is realized that to upgrade in homes and buy a new home with the larger size, it will also be much more expensive than just remodeling ones own home.

Of course where the remodeling is done very vary the different costs of the home. For example, if it is a sun porch that is added, the value of the porch will not be too great an increase in the homes equity. To add an attic or an foundation will usually take a lot of money and financing and will not be the most useful upgrade when it comes to increasing the homes value. The best idea is to add extra space onto the first or second floor. This space will increase the usefulness of the home and the square footage which is highly considered when a person does an appraisal of the home.

On the downside, the addition to the home is not full proof. If the addition is not done right, or properly by the contractors, there is a great chance that the homes value could be hurt. Make sure the contractor is not in a huge hurry and will be able to take his time. Most often poor supervision and trying to hurry will result in mistakes.

Secondly, remodeling could take longer than originally expected and can very monotonous and intrusive. Waking up having contractors drilling, sawing, pounding, nailing, etc early in the morning can be highly annoying.

Since this an article about the beauty of remodeling, the benefits almost always outweigh the costs especially if the new additions greatly enhance the standard of living for the resident. So even thought the possibility of failure is real, and the length of the construction could be a while, it is almost always worth it.

Starting Your Home Building Process on the Right Foot

Building your home can be a very fulfilling experience. While it can be a very complicated process, the rewards may be worth it when you have a plan and a clear idea of ​​what you want when you decide to build your custom home in Austin. The home building process entails long and careful planning.…

Building your home can be a very fulfilling experience. While it can be a very complicated process, the rewards may be worth it when you have a plan and a clear idea of ​​what you want when you decide to build your custom home in Austin. The home building process entails long and careful planning.

Financing

Financing is the largest concern when you are ready to build your new home. You want to think about the money you spend on a monthly basis. Bills can pile up and not having a clear idea of ​​how much money is coming in and being spent can put you in a real bind once you start the home building process. Go over your financing options and see if you can afford mortgage payments. Some home builders also offer other financing options that allow you to save money.

Location, Location, Location

When you have your budget all worked out in your head, you want to start looking for locations or lots in Austin where you want to put down roots. Finding the perfect place to settle down requires some serious thinking. You want to consider the abundance of your home to your place of work and the accessibility of shopping areas and other areas that you frequently go to.

Aside from these considerations, you also want to know if your lot is located near schools. Even though you do not have children, having your property close to a school will increase the market value of your home. Since your custom home is probably one of the largest investments you will ever make, it is helpful if the value of that investment increases over time. The development of the surrounding areas of your home is also an important consideration for ensuring a good return on your investment.

The Right Home Builder

Choosing the right home builder is very important. There are various ways to find a home building company you want to work with. You can go online and look at the capitals of different home building companies. Asking Realtors for their professional recommendations will help you decide on the home builders you want to work with.

Look for years of experience, expertise and samples of their work so that you can better choose the most reputable company to build your dream home. When you commission a custom home builder in Austin, you want the company you hire to create a creative and fully functional floor plan. Different elements of your home must be thoroughly discussed with the home builder you choose to work with.

Affordability is also another factor to consider. Find a home builder who can work with the budget that you give them. Custom home builders also allow you to modify floor plans to suit your taste and style. Find excitement in your home building process with seasoned home builders helping you every step of the way.

Dome Homes For Avoiding Maximum Damage of Earthquakes

Weather is an all time natural disasters waiting to happen. No man has any control on it, all he can do is prepare the best of systems to warn before hand and with that warning prepare for the best of alteration programs to ensure safety. Depending on the locale you stay in, the risk of…

Weather is an all time natural disasters waiting to happen. No man has any control on it, all he can do is prepare the best of systems to warn before hand and with that warning prepare for the best of alteration programs to ensure safety. Depending on the locale you stay in, the risk of tornadoes, storms, hurricanes, and earthquakes varies. Grim news shows how people in such places with homes in a vulnerable condition have lost everything, and if they are lucky, have escaped with their life.

So you need to know that the houses you build should be hurricane proof, this will save you from replacing one so rather you save the one you already have. You can also look for a sturdier construction to move in; that is a choice. The homes known to survive such conditions are called the monolithic dome home.

These structures have been known to stand since as long as the 1960s. The fact is they have been on the market long without people actually casting a second look at them; one of the reasons for such an approach is the outside look. They have rooftops that are angled and do not have flat walls. And the overall look can be categorized as strange.

The basic dome design has been revolutionized and now there is technology to see it through. In such places where hurricanes are common occurrences, such as Florida; the choice of building dome homes is a priority. These dome homes are constructed with steel and concrete, so tornadoes do not have the strength to up root them. The dome also shows integrity and the arches in themselves are a strong element.

There are few seams that run along the side of the building because these houses do not have flat walls. So this makes it a lesser chance for water to rise and penetrate the structure. This is best for tropical storms and such that are known to wipe out properties.

Next is the flood, if handled the right way they can be avoided as well, if not completely then to an extent minimized. Try elevating the living area off the ground level and this lower level you can keep as a garage. So this way your home remains untouched by the water. The arches can go in the front and leave the lower level open on both sides. This will ensure that the water will run right through.

So people living along the Gulf Coast prefer such designs of homes with monolithic domes. These are also good for avoiding the maximum damage of earthquakes. So for states along the fault line like California; these are ideal as well.

Electrical storms can also lose their maximized effect with the help of such structures. These homes are known to have survived the harshest of conditions and should be considered.

How to Buy Property

How to Buy a House – 12 Easy Steps! Whilst we can tell you how you can buy a property, we can not tell you the best time to buy a house as that depends purely on your circumstances. In this day and age it is not often straight forward – because banks and lenders…

How to Buy a House – 12 Easy Steps!

Whilst we can tell you how you can buy a property, we can not tell you the best time to buy a house as that depends purely on your circumstances.

In this day and age it is not often straight forward – because banks and lenders are getting tight with their criteria, you have to go the extra mile to get your property!

1: Decide when you want to buy a house.

2: Add up all the money you have at your disposal for use as a deposit and works that might need doing once you buy your property.

3: Have a good mortgage broker or mortgage advisor.

4: Pick a solicitor

5: Start looking for properties within your budget and chosen area.

6: Once you find your desired property … make an offer.

Make sure this property fits your requirements!

7: Instruct your solicitor and give him the details of the property location, and the vendor's estate agent.

8: Find a surveyor and ask them to make sure the property is sound. If it's not, you can knock down your offer.

9: Send a copy of your survey report to the solicitor ..

10: Your solicitor will finalize the details of sale with the vendor's solicitor and confirm mortgage information with your mortgage lender.

11: You then pay your deposit into your solicitor's account. He holds it there until exchange of contracts with vendor.

12: The property will complete and the house / flat is yours!

I hear people say, you make money on property when you sell. We think this is wrong. You actually make money on a property when you buy!

What we mean by this, if you get the house / flat at a price 10% + off the current market price, you will always be in a great position.

For example: If you but a home worth £ 100,000 for say £ 85,000 any dips in the market, you should survive!

We hope these steps helped?

Building Your Own Home – Liability Issues

Insurance is a feature you really need to take care of when you build your own home. And if you require a construction loan, then the lenders require you a minimum of insurance to cover liability, workers' compensation and course of construction. From these, the liability insurance is the most important. Even though you finance…

Insurance is a feature you really need to take care of when you build your own home. And if you require a construction loan, then the lenders require you a minimum of insurance to cover liability, workers' compensation and course of construction. From these, the liability insurance is the most important. Even though you finance the construction project 100% of the total costs, you will still need insurance in order to protect your pocket from further issues.

Liability insurance is the most important and it protects you against people getting hurt on the construction site. The policy can be rented either by you or the contractor. If the policy is carried by the contractor, then it has to meet the following criteria in order to be accepted by lenders:

– The contractor must be named as the insured
– You and the lender must be named as additional insured
– You must include in the insurance certificate the property address

If you want to be the carrier of the liability policy, or you are an owner builder, then you need to know that it is rather expensive for the contractor to carry it himself. But usually, contractors have liability insurance. In case you are the carrier of the policy, you are named as the insured and contractor does not need to be named.

Keep in mind that liability policies vary according to the state and to size of the home. The larger the home, the higher the cost for the liability insurance.

Do You Want to Build Your Home? Read This First!

Let's say you are grown man now, you have a family, a dream career, but one thing is missing, and that is a roof over your head. So, you take your courage and decide you want to take a stept forward and build a home for you and your family, because you're sick of staying…

Let's say you are grown man now, you have a family, a dream career, but one thing is missing, and that is a roof over your head. So, you take your courage and decide you want to take a stept forward and build a home for you and your family, because you're sick of staying at your parents or rented apartments. But before poring the foundation, you must think of what you need and what to do to achieve such a great thing. In my opinion, and many other's, building a home is perhaps the largest success of a lifetime. Of course there are many rich people who have a good wealth, many lands, many houses, but I am talking about ordinary people, like me.

So, let's see how you deal with the money problem. First of all you have to analyze how much you can afford to spend on your new construction. You may need a loan from bank, or talk to a mortgage company, in order to get the needed money. It is better to know your approximate cost from the beginning, for the designer to build the plans meeting your budget. After you have the money, you should buy a lot. Make sure you find a good place, near to markets, schools, public transportation, but in a quiet and peaceful zone.

Now you are eager to dream of how your house will look. I know everyone dreams of their houses, I do too. The next step is designing the plans. I bet you have some ideas, in fact, I know you can imagine the whole picture of your house, you close your eyes and you are walking through it. But nowdays, it can be done. You can actually see your house before you even start the construction. There are many specialized 3D program, that turn the plans into very realistic 3D perspectives, you can even walk around and through the house. But in order to do that, you need the plans. And for that you need an architect.

Find a good architect, call him or go to him, explain him how should your house look like, and then he turn these ideas into something great. For an architect, this is like an art, he see all the details, the style .. and then he puts it into paper or into specialized CAD computer programs.

But there is another way to find a good design for your house. There are many specialized catalogs with all kind of plans. You can search and choose one from there, but you still have to go to an architect in order to complete the project. He may suggest minor modification to your chosen plan, like window style, the roof, etc.

After the architect finishes the project, you have to find a building team, or you can do it yourself and a couple of men, if you have some building skills. Do not forget to negotiate contracts with both the builder and the architect. The contract will describe the detailed project, and include a listing of all the parts to be included in the house.

A Guide to Subdivision in Western Australia

Costs Related To Subdividing Property In Western Australia Please note, the costs and conditions discussed in this article have been written in relation to subdividing property in Western Australia. If you are considering subdividing property in areas outside of WA, II recommend you seek advice from a local town planning / surveying consultant. The reason…

Costs Related To Subdividing Property In Western Australia

Please note, the costs and conditions discussed in this article have been written in relation to subdividing property in Western Australia. If you are considering subdividing property in areas outside of WA, II recommend you seek advice from a local town planning / surveying consultant.

The reason for varying costs

There are many different estimates that get thrown around regarding the costs of subdividing land. In saying this, the wide varying estimates are to some valuable valid as every particular subdivision has its own set of unique circumstances.

Below are some indicative costs and discussion as to what it may cost to undertake a typical 2 lot residential subdivision with an existing lodging to be retained. In most circumstances, surveyor's fees will not be too different between a 2, 3 or 4 lot subdivision, however, infrastructure servicing costs will increase.

Sewerage, Drainage & Plumbing

A licensed plumber is usually required to assist with sewerage and drainage plumbing. The discussion below refers to survey strata subdivision where PVC pipes are sufficient. Freehold (green title) subdivisions require a concrete pipe sewer extension to the Water Corporation's sewer mains.

Sewer plumbing costs will vary depending on location and depth of the sewer mains. The position of the sewer connection will dictate how far, if at all, the internal property sewer will need to be extended to service the new lots. If an existing dwelling is to be retained and the existing internal sewer line traverses through the new lot / s, it is likely that the existing sewer line will need to be realigned to within 0.6m of the boundary.

A sewerage connection point will be required for the new survey strata lot / s. In Western Australia, the Water Corporation currently allow this to occur off the existing Inspection Shaft connection.

As the location of sewer infrastructure is site-specific, plumber's fees will vary. In cases where the existing house is to be retained, from my experience, the cost of satisfying sewerage requirements for a 2 lot subdivision is generally upwards from $ 3,000 + GST.

Drainage plumbing costs will again vary depending on site-specific circumstances. The requirement for whether drainage is required is substantially dictated by the property's soil type. Some Local Governments are happy for drainage to be resolved as part of the later building process. It would be unreasonable to provide an estimate for drainage costs as they can vary quite significantly and also significantly depend on the proximate of the Local Government's drainage network.

Water

In Western Australia, the Water Corporation Headworks Contributions is around $ 6,000 (no GST) per additional lot being created. That means 1 x $ 6,000 for a 2 lot subdivision, 2 x $ 6,000 for 3 lot subdivision, and so on.

Power

To install a green power dome (pillar) for a 2 lot subdivision, Western Power charge around $ 1,500 (no GST), around $ 2,000 for a 3 lot subdivision. When creating 4 or more lots, the costs are on a case-by-case basis and can increase quite significantly. This is large due to the fact that the costs are not subsidized like they are for amalgamations and 2-3 lot subdivisions.

Licensed Electrician

If an existing dwelling is to be retained then the power to this dwelling will need to be converted from overhead to underground. An electrician will essentially provide an underground connection between the green dome and the existing dwelling, and also coordinate with Western Power for the removal of the overhead power line. If adjusted properly, the existing dwelling is generally left without power for only a few hours.

Again, the distance from the green pillar to the house and any encumbrances such as hard ground or concrete between the pillar and the house will influence overall costs. In my experience, 2,000 + GST ​​is a sufficient estimate for an underground power conversion for a 2 lot subdivision. For a 3 lot subdivision, a transmission board is required and the costs would generally be around $ 3,500 + GST.

The Battle-ax Driveway

If undertaking a battle-ax subdivision (ie house behind house), then a constructed and drained driveway will need to be provided for access to the rear lot. This may already exist if the driveway for the rear lot will utilize the driveway for the existing lodging.

The majority of Local Governments will allow a battle-ax driveway to be bonded, as they appreciate that it will be damaged by concrete trucks and other heavy vehicles during the construction of the rear lodging. Some Local Governments will 'clear' the battle-ax construction condition if they are provided with 1.5 times the construction amount. If, for example, the cost of the new driveway will be $ 6,000 to construct, then the Local Government will require $ 9,000. This is fair and reasonable as there needs to be an incentive for the landowner to construct the driveway in due course. Upon the construction of the driveway the bond will be released. Alternately, some Local Governments are willing to enter into a legal agreement, which costs in the order of $ 1,500. It should be noted, there is an increasing tendency for Local Governments requiring battle-ax driveways to be brick paved as opposed to concrete / bitumen for aesthetic purposes.

Cash-In-Lieu of Public Open Space

The Planning & Development Act now provides the potential for a subdivision approval condition to impede a monetary contribution in lieu of providing Public Open Space – this is only applicable to subdivisions consisting of 3 or more lots.

This condition has and continues to catch developers out when they least expect it. If a cash-in-lieu of Public Open Space condition is imposed on a subdivision, then to satisfy the condition it will cost 10% of the unimproved valuation of the entire property. For example, on a property with an unimproved value of $ 600,000 the cost to 'clear' the condition would be $ 60,000. It is highly recommended that you research whether such a condition will be applicable for your property prior to embarking on a subdivision for 3 or more lots.

Surveying Related Costs

Surveyor's fees will generally include client liaisons, a site feature and contour survey, the preparation of the subdivision plan, the management of the subdivision approvals process, final pegging, drafting of the Survey Strata Plan and the lodgement of plans with Landgate. As a general indication, $ 8,000 inc GST will be sufficient for a 2-3 lot subdivision including a number of Government related fees which amount to approximately $ 2,500.

Other Miscellaneous Costs

* Tree removal (not a condition of subdivision, but a possible cost if considering selling vacant lot / s)
* Filling in and compact of any water bore on the new vacant lot / s
* Removal of clothesline from vacant lot and erection of new clothesline on house lot
* Fencing is not a condition of subdivision (other property abuts a reserve), but a possible cost if considering selling lot / s
* Removal of redundant crossovers
* Shire contributions such as footpath and / or road upgrading
* Removal of existing garage / carport for existing lodging if located within new lot
* Construction of new garage / carport and associated driveway and crossover for house lot
* For dual coded land (ie R20 / 30), then a cosmetic upgrade may be required for the existing lodging
* Storeroom for existing lodging to be provided
* For dual coded land it is reasonably common that unit designs will need to be prepared and approved by the Local Government prior to subdivision at the higher density code (ie R30 in the case of land coded R20 / R30). In some cases the units need to be built prior to subdivision
* Settlement agent fees for making application for new titles
* Surveyor to assist landowner with managing completion of subdivision conditions
* Demolition of sheds / outbuildings etc – does it contain asbestos?

General Overview Of Total Cost And Time: The cheapest a 2 lot subdivision can reasonably be amended for approximately $ 20,000 (where the entire property is vacant). For a 2 lot subdivision where an existing dwelling is to be retained, $ 30,000 will generally be sufficient. Due to serving costs, it's approximately $ 10,000 more for every additional lot to be created.

The quickest new titles can probably be created for vacant land subdivision is 4 months. In most cases, the process takes approximately 6-7 months where an existing dwelling is to be retained. The developer plays a major role in the temporary time frames as the quicker contractors and Government agencies are paid, the quicker the necessary paperwork can be sorted out and issue of new titles.

The Architectural Ranch Design

Architects today use CAD to design the floor plans of houses which allows them much more freedom and tools during the design process. CAD simplifies the design by giving the architect a wide array of tools to help with the design. A residential home designer or architect has basically four designs to choose from: the…

Architects today use CAD to design the floor plans of houses which allows them much more freedom and tools during the design process. CAD simplifies the design by giving the architect a wide array of tools to help with the design. A residential home designer or architect has basically four designs to choose from: the one story or ranch, the one and one half story, the two story, and the split level. Each of these individual styles has strengths and weaknesses which should be considered before making a choice. Such factors as space available for the house, site contour, climate, convenience, cost surroundings, and personal preference should all play a role in the final decision. In this article we will be discussing the advantages and disadvantages to the one story ranch design.

The one story house has all the regular living space on one level, it may have a basis depending on the section of the country in which it is built and preference of the prospective owner.

One of the chief advantages of the ranch is that it lends itself beautifully to indoor-outdoor living. Patios, porches and terraces may be added to virtually any room. With lots of glass, it is possible to bring the outdoor surroundings inside to make the house appear even larger than it is. There are also other design aspects the architect may include to give this desired affect.

Another advantage of this design is the absence of stairs, unless it has a basement. The ranch without a basement is popular with many older people because it is less dangerous to eliminate stairwells.

The ranch usually has a low pitched roof with wide overhangs since no headroom is necessary above the ceiling. The low pitched roof and short walls make outside maintenance easy. Cleaning the gutters, removing the screens and painting require no long ladders or other special equipment. Low height also simplifies construction. The low and long appearance of the ranch is pleasing to most people. The ranch may be built with a full basement, crawl space, or on a slab. Great variation is possible. The ranch lends itself to expansion and modification with ease one disadvantage is that the one story is usually more expensive to build than other designs of the same square footage. This stems from the fact that the one story requires more roof area and more foundation length.

Another negative aspect of the ranch is that it requires a larger lot since it is spread out, rather than up. Furthermore, this increased area sometimes causes heating problems for certain areas of the house because of the distance from the furnace. There is generally no problem with electric heat.

Maintenance cost may be more on a ranch because of the larger roof and exterior wall surfaces. Considerable hall space may be required in a large ranch style house to provide access to all rooms. Careful planning should be done to keep hall space to a minimum. This concludes our reading of the Ranch design, its advantages and its disadvantages. If you would like to learn more about architecture or drafting follow this link CAD Drafting and 3D Modeling Services