Extra Build Costs for High BAL Rating

vv285 on 13/06/2023 - 15:42
Last edited 13/06/2023 - 16:45

So I was building a home in Marsden Park with a custom builder who was providing me with a competitive quote earlier.

He was successful in getting my plans and all the approvals for starting construction a week back. But then he mentioned that the plot of land has been assesed with a high BAL rating of 29 and my build costs would go up by 20k for a Double storeyed home.

I checked with another neighbor who is building on the same street and he confirmed the BAL rating. Somehow my solicitor didnt even mention it when settling the land in January

Am I being taken for a ride by the builder? Are these costs legit?

Edit: Just checked my plot on https://maps.blacktown.nsw.gov.au/ and I can see a "Bushfire Zone Buf 2" specification. Any one knows what that eqates to in BAL?

Financial

Comments

  • Ryanek on 13/06/2023 - 15:50
    +2

    20k looks about right.

    We built in a Bal 29 zone about 10 years ago for a single storey and the costs was around 9k.

    • vv285 on 13/06/2023 - 15:56

      Is it right for him to quote the extra costs after us agreeing to the HIA and build contract? My neighbor mentioned that usually the builder should know about these things and quote a build price from the start.

      • brad1-8tsi on 13/06/2023 - 21:40
        +4

        Builder can only quote off the plans provided. Then the certifier comes in with the build requirements to obtain compliance.

        If the plans didn't address the bushfire rating how would the builder know?

        My council approved a DA that had a dozen or more non-compliances on it. The builder quoted based on the DA plans. Then our Project Manager and the certifier went through and changed multiple items to make the actual build comply. The builder swallowed most of the extra cost.

        Apparently this is normal practice

  • dtc on 13/06/2023 - 15:59
    +1

    Is there a signed contract? Did the contract specify BAL 29 rating?

    • vv285 on 13/06/2023 - 16:03

      Yes. The contract was signed, it didnt specify a BAL rating.

    • vv285 on 13/06/2023 - 16:06

      The land is in Blacktown council.

      • holdenmg on 13/06/2023 - 16:18
        +1

        Check with your Council.

        I'm concerned that your Builder is ramping your Build Costs because Builders do…

        • vv285 on 13/06/2023 - 16:20

          Me too :(

          Checking with the council now.

  • PissLUR on 13/06/2023 - 16:17

    the land seller should have made it clear to you and you may have signed it part of your contract. check all the annexures.

  • hothed on 13/06/2023 - 16:45

    Did the other builders quote for BAL29?

    Eg. did you compare apples with apples?

    • vv285 on 13/06/2023 - 16:46

      Yeah the other builders didnt quote for BAL29 too.

      • hothed on 13/06/2023 - 17:35
        +1

        Well at least you can take comfort that they all priced the same thing and you choose the most competitive.

        If they all priced BAL29, then they would all be higher and you'd be in the same position with the same builder.

  • WreckTangle on 13/06/2023 - 16:57

    We had to pay to get a fire report done, only then would they be able to determine BAL. It looked at vegetation and fall of land and was specific to the property. Council & builder wouldn’t have known rating when we bought it.

  • Dundundunnnn on 13/06/2023 - 17:15
    -1

    $20k seems excessive but it really comes down to your glazing. Ask them to add it as a provisional sum allowance and then force them at the end to reconcile the costs vs estimates so you aren't overpaying or having things added that are unnecessary.

  • Nugs on 13/06/2023 - 17:25
    +2

    what are you getting for the extra? just curious
    .

  • JimmyF on 13/06/2023 - 17:41
    -3

    Am I being taken for a ride by the builder? Are these costs legit?

    Technically the builder/designer should have known it was a BAL29 build area and factored this into the costs.

    It appears it was missed, $20k is ball park, so the builder isn't taking you for a ride.

    You can start to point fingers etc and start the build off on a bad foot, or pay the $20k and chalk it up to crap happens.

  • iDroid on 13/06/2023 - 20:34
    +3

    Yep, we've got a BAL 29 rated property and the cost seem fair-ish (given builder markup).

    You'll need to have:

    • Fire blanket over entire roof (under sheets);
    • all ridge caps need hand scribing (if tin roof);
    • all external windows and doors need to be BAL 29 compliant;
    • all external exhaust vents need to have BAL 29 compliant fittings (usually fit with a mesh screen);
    • all external cladding needs to be BAL 29 compliant.

    There's a bunch load of other things, but you get the idea.

  • iDroid on 13/06/2023 - 20:42
    +1

    Edit: Just checked my plot on https://maps.blacktown.nsw.gov.au/ and I can see a "Bushfire Zone Buf 2" specification. Any one knows what that eqates to in BAL?

    The BAL rating is based on many factors. Some being:

    • Slopes surrounding your dwelling (steep sloped rising towards the dwelling increases the fire attack level);
    • Vegetation types;
    • Bush fire zoning.

    Amongst other things.

  • donkcat on 13/06/2023 - 21:20
    +1

    BAL ratings are accessed on each individual block. I'm guessing your solicitor didn't mention it because it hadn't been assessed yet.
    Who drew your plans? It's normally up to the architect/building designer to organise your BAL rating as the plans must meet the requirements of the BAL rating to achieve a building permit.
    As far as the builder goes if they were quite experienced in building in bush fire prone areas I would have thought they might have the foresight to warn you the block had the potential to receive a BAL rating that will add some significant cost to the build but if not I wouldn't expect the builder to know these costs up front. BAL 29 is quite the jump up from BAL 19 in the way of costs involved to achieve the rating. Just be thankful you didn't get BAL40 where you might have been looking at 60k+

  • bloom on 13/06/2023 - 21:22
    +1

    Luckily you’re not building with Metricon, that would be a $200k variation 😉

  • Littletoot on 14/06/2023 - 12:00

    I did a Extension to my house 7 years ago. Flame Zone on 3 sides of house and Bal40 on other. $200k build with no Bal went to
    $450k. Glazing 6mm glass and metal shutters, All external walls Cladding, Wrap, Firecheck panel and finally 19mm plywood, even under the eves. If I had done same build 5 years previous, there would have not been a BAL rating.

  • Tily on 14/06/2023 - 19:57
    +1

    We signed our build contract before our land settled so builder did not have access to the land for the site assessments, etc. it was made clear to us at signing that site costs, bush fire rating and overlooking wouldn’t be finalised till after the assessments, etc. This was also clear in the Contracts as allowances.

    We were lucky the bush fire and overlooking requirements were removed at the end but we were slogged with an extra 20k for our site costs due to extra rock, etc. which we had to have thicker slabs, additional rock removal and extra piers put in on one side of the house.

    So if your builder did not have access to your site until after you signed your contract, what has happened isn’t an uncommon thing.

Login or Join to leave a comment
Login Join