Onthehouse property values

Here is a useful website for getting an estimate of a properties price range. You search for the address and it will display a rating Good Guess / Moderate Guess / Rough Guess if the property has some statistical data behind it. A lot of the properties we've looked at in the 'Good Guess' category have a fairly accurate price range for the market, say 3 to 6 months ago.

onthehouse.com.au

Nearmap Update - The Roof

Here's the latest from Nearmap showing the house with the roof on. The hallway has annex ceilings, that can be seen here as a continuation of the upper storey roof line.

Heating & Cooling

In our old house we had gas ducted heating and evaporative cooling. We felt that the ducted heating tended to dry the air (newer internal unit) and the evaporative cooling (albeit an old unit) did exactly the opposite, putting too much moisture into the air. Like most of the other items in the house I spent considerable time looking online and asking people about their preferred option. Here's just a few of the points I'd gleaned;

- Melbourne's cooler climate relies more heavily on heating, therefore gas ducted is the default option
- Reverse cycle AC can be expensive to run if done incorrectly
- Using larger 3 phase multi zone units can be more economical to run
- Mitsubishi commercial are good units
- Daikin or Actron Air are generally the two options at the higher end of the market
- The controller boards in the Daikin are expensive to replace
- Actron Air use Copeland scroll digital compressors (from Emerson USA) and are made in Australia (source: Whirlpool)
- The scroll technology provides variable capacity output from 10% to 100%
- The external module can be noisy, so don't place it near bedrooms
- The internal module is big, so along with the ducting it needs significant space under the house or in the roof
- The ESP Plus system uses variable fan speed technology and can significantly reduce energy consumption

Source: Actron Air

We chose the Actron Air ESP Plus SRD 230C 3 phase 23kw heat/cool model

Lighting

I thought I was heading down the right track by trying to find the best LED lighting for the house. I researched the various manufacturers and checked colour temperatures, spread, lifespan, consumption and actual appearance compared to existing halogens. I'd come to the conclusion that the best product was the Curve D900 designed by Brightgreen in WA and made in China to their specifications - http://brightgreen.com/.

All of this research went out the window in the space of 2 minutes after meeting our electrician. At ~$125 per LED downlight plus fitting, we quickly found the cost to upgrade was significant $4-5k (based on no. of lights). When our electrician confirmed these are best on the market, but come at a cost that isn't necessarily realised as a cost saving over the life of the product we thought it best to stick with the standard halogen.

We opted for pendant lighting over the kitchen island bench, dining room & powder room as we wanted these areas to be a feature of our home - down lights were also installed in these areas for functional purposes. The pendants we selected are a new product called 'Torino', that are a replica of the Italian Designed AXOLIGHT Spillray Pendant. Available in several colours & configurations, they are a 12v 20w halogen.

We selected the "smoke" colour (pictured below) which compliments our Raven Caeserstone perfectly & have gone with 3 x singles over the island bench, 2 x 3 drop pendants over the dining room & a 6 drop pendant in the powder room to add a bit of retro glamour for guests.

What month to start building?

With all the rain we've had recently, I began to think about a concern I had before we started to build - what month/season should you start building? Some may consider this approach rather pedantic, but considering the investment you're making in building your new home, it's something worth considering.

The timing largely depends on the time taken to build, but with the average build (for our builder) taking between 9 - 12 months, it makes sense to do site preparation and footings late spring Oct/Nov. The ground is dry enough to dig footings/pour concrete, but not so dry it's impossible to dig. Assuming everything else goes to plan you should be at lock-up with the roof on late April, before any substantial rain in May/June.

In our case we got a lot of rain in May before the lower roof tiles were laid and we had a lot of water in the house. The water isn't that much of a problem, as I'd read somewhere that the yellow tongue can be submerged for 3 months, but you need it to be thoroughly dry before plastering starts so this did delay our plastering by a few weeks.

Heat & Glo 6000 TRSI

We chose to put a Jetmaster Heat & Glo 6000TRSI gas fireplace in our open plan living area upstairs. It can heat a large open plan area and is the only model that can have the optional heat zone outlet ($549). We thought that this may also safeguard us against power costs for the ActronAir ESP Plus 22kw reverse cycle air conditioning, if it gets out of hand.

Standard black unit with stainless steel surround

 In our case we ran the heat zone outlet to the downstairs rumpus room for the kids (directly below).  According to our site manager, he's never seen it done (and he has done many a fireplace) - we can only put this down to the additional cost of the vent kit & installation (combined cost was an additional $1100) but we think it's money well spent, given our chilly winters & the ever-increasing cost of gas/electricity.

6000TRSI (only) optional heat zone outlet duct

Lock Up

I've been away for work for a few weeks and the house has progressed well. Cladding, rendering, electrical and plumbing rough in was completed. Here are the progress shots.

The nomenclature for the lock up stage is somewhat misleading, so for those interested;

Lock up Stage – means when the home’s external wall cladding and roof covering is fixed, the flooring is laid and external doors and external windows are fixed (even if those doors or windows are only temporary).

Front facade - Daniel Robertson London 50mm & Dulux Stepney render

Bristile Classic Charcoal Tiles, Rylock Charcoal Windows, Dulux Monument Fascia & Gutters

Render basecoat. Who chose the meter box colour?  Hmm, guess we'll have to re-spray this after hand-over.

Corinthian Sunburst Front Door

Here is the Corinthian Sunburst front door and associated Gainsborough hardware we chose. We went with the Corinthian Pivot door system in full height 2340mm x 1200mm - the system gives the door that "floating feeling", especially given it's weight.  It's an expensive door at $3-$4k, given the 1000mm versions can be installed for $1k, but why not make a Grand entrance!

More details here

From Corinthian website, must be 2040 x 1200

Our Door... 2340 x 1200... nice!

Note - Gainsborough products can be seen at the Caroma Concepts Centre in each state.  

Mains switching pumps

We already had 2 x 2500ltr tanks, so all we needed was the pump to provide rainwater to the toilets as part of our energy star rating. Most builder's spec the Davey Rainbank series, in our case a KRBS2 internal pump. The internal pumps are used to reduce noise and may last longer as they are a sealed unit? I still wasn't certain which particular model I wanted based on capacity and whether it should be an internal or external unit in the event of maintenance, warranty, etc. A quick search and I came upon these comments on whirlpool.

The mains switching should not be electronic, in the event of a power failure (very rare) and the electronics in current systems tend to fail.

The AcquaSaver water diversion is hydraulically operated and seems to fit the bill nicely.

Claytech engineering partner their pumps with the AcquaSaver so I began to look at their CMS5A until I realised it's the same unit as a Leader LMS5A. Leader are sold by Bunnings, so I will get a friend to place a special order.

UPDATE: I overlooked something obvious. When flushing the toilet at night, an external pump will be noticeably louder. We've ordered the Leader LMS 6A internal pump with aquasaver water diversion and mounting plate.

Leader LMS 6A

Video Intercom Options

Our electrician quoted on the installation for a video intercom system and it seemed quite expensive. No doubt it was a good unit, but since I'd previously installed a cheap system in the old house and still had the camera mounted in the front fence (yes, we managed to keep most of the front fence during construction) I was keen to do this myself.

When you start looking around it seems that a lot of these systems are chinese branded products that can be purchased on ebay or advertised in bulk on alibaba. Quality tends to vary in these units, as evidenced by our previous model whereby the volume adjustment just didn't work, so I wanted to find a reputable brand or proven product. This is where I came across Samsung video intercoms. It seems that most people are impressed with the high resolution graphics and have only good things to say about them.

Samsung SHT-6810 from Digital Doorlocks (~$3k with automation backend requirements)

Samsung SHT-7507 + SHT-7171 + SHT-CN610 ($1100) < Will probably go with this one

Futuro is a proven Chinese unit by Videoman

Futuro 7.2M (ebay)

Goop Guys temporary window coating

Our Rylock windows were supplied without protective film on the glass, something to do with their handling policy. The protective film prevents the glass getting scratched during bricking and rendering. At the time we didn't think of it and asked for the film to be supplied along with the windows. We went to Rycon and asked them whether they could apply the film, but getting chippies to apply window film is not the best use of their time.

Whilst driving through a Mirvac estate in Wantirna we noticed advertising on the windows for Goop Guys. Goop Guys provide a great service applying water based peelable coatings to windows, benches, floors, baths and cars. David from our local franchise was really helpful in explaining the process and came onsite at just the right time to apply the coating to the ground floor windows after they'd been installed and the upstairs windows whilst they were still stacked downstairs. Application costs ~ $350-400.

As you can see here the windows have been installed, goop applied and the bricking is continuing.

Framing mostly complete

The upper story is taking shape and the hallway annex is going up

Garage trusses now in place

Master bedroom and ensuite trusses in place, along with front windows 

Rylock Windows Arrived

Our Rylock Windows were delivered to site this week and now sit on the ground awaiting installation. The process of window selection was by no means an easy task, deciding on style, manufacturer, size, type, etc. In our case we chose thermally improved double glazed aluminium windows for the whole house, with low-e glass on the north facing windows. The standard supplier offered a large selection, but not the same quality as a specialist supplier. Window type/quality (i.e. standard residential vs. commercial grade) vary greatly in price and you can soon find you've doubled the budget for windows, be warned.

For further info see my previous blog post

Stylish Shower Drains

Thought I'd look for different styles of shower drains and came across some sleek designs, especially this Dallmer integrated linear drain link. Sized at 300x40mm it lines up perfectly with your 600x300mm tiles.  It's an expensive option at around $250, but would give any bathroom that extra 'wow' factor.

Update: We approached our site supervisor about changing the drain and he automatically thought we we're going to ask for a channel drain. It's seem like this is a common request, that can be an expensive option depending on the number of showers, length of drain and plumbing changes required. We've also noticed at our friends places that the channel drains tend to clog more frequently, so we think we'll stick with a shower drain gully and waste basket like the following;

Update 2: We ended up purchasing the ACO Gully 150x150mm square tile insert drain. The drains cost ~ $130 each (twice the price of similar products) and are made of stainless steel, rather than chrome plated brass. The total height is also much lower than the ones stocked locally and means the leak control flange will  be flush with the cement sheeting in shower base.

ACO (German) - Gully

Bounty Brassware - Bermuda

Carpet Options

If you walk into a carpet retailer and say you have kids and dogs, they will point you straight to SDN (Solution Dyed Nylon) for stain resistance and high traffic areas. In our case we started with a particular Carpet Call store that was recommended by Rycon and soon found that the options were rather limited given we were after a shade of grey. As a double whammy, most wool/wool blend carpets will have various earth tones only, but if you're after grey that is not (brownish-grey) you will invariably end up with a SDN.

We eventually found a Tuftmaster SDN 60oz carpet with a colour called Gothic 990 which was supposedly exclusive to another supplier, so were about to credit the carpets to go to the other supplier until we found out the 'trick of the trade'. It seems suppliers will provide carpets to retailers under an exclusive only 'range' that leads you to believe they are the only provider. A quick search of the exact colour may lead you to other retailers who have the carpet you are after under another 'range' and Carpet Call were able to source this range after all.

Online Carpet is a good reference for pricing

For the underlay we chose the heaviest Airstep Supa Blue to add that super plush feel; we'd highly recommend upgrading your underlay given the cost is negligible (specifications)

Summary of underlay options and good site for getting an idea on pricing Online Carpet Underlay

Rycon built home for sale in Glen Iris

Came across another Rycon home for sale in Glen Iris link.

Framing lower levels done

Panorama of current progress...

Colour Selection Resources

 Colour selection, by far was the most painful part of the process.  Although it was fun to begin with, it will quickly do your head in and colour consultants can be helpful but the best advice we can offer is to collect heaps of magazine cut-outs of colour schemes that you find appealing and start from there.  One thing we found is that the volume builders (ie. Metricon, Porter Davis, Simonds, Burbank, Glenvill...etc...) do colours well as they employ teams of designers/architects/consultants to formulating their range & do al the hard work for you, so checkout their websites - most have good facade finder tools.  'Display Home Magazine' is a good one to flick through to see different colour schemes used by boutique through to volume builders.

Here are some handy resources we found to help with colour selection:

• Order Colorbond swatch samples here
• Metricon Studio M envisage to help with colour selections here
• Find colour swatch information here

New B&D Timbercoat Colours

We're trying to finalise all the colour selections and it's not getting any easier. We drove to the B&D display in Kilsyth where they have the new Jarrah Timbercoat finish on display. Jarrah looked too red for us and the cedar was too light. We're thinking the Merbau is the way to go. Now I just need to see an example.

Wiring, Switches, Dimmers, Powerpoints

Most of the upgrades on electricals were the addition of powerpoints, downlights, lights, switches, etc. The standard inclusion were Clipsal slimline, that look pretty good, but I was able to upgrade all switching mechanisms to Clipsal Impress to add that touch of class, not to mention how handy they will be for finding the switch in the dark. I know a lot of people spend a lot of money on C-Bus or Saturn switches, but I came across some info that said there are some aethestic limitations, particularly with 3 way switching. For example, a light switched elsewhere may not trigger the lighting in a Saturn/C-Bus 3-way switch. Our electrican knew exactly what I was talking about and said they have to provide additional wiring as a workaround, so even more reason to stick with the basic slimline and add impress mechanisms.

Pushbutton Universal Dimmer with IR remote

Clipsal Slimline with Impress

Impress Mechanism

Clipsal Powertainment 6 way with data/tv