First weekend

The tiling didn't start the weekend just gone as planned, but looks like it is going ahead today. I went out with my Mum and we took some stuff over, mainly cleaning products, toilet paper, and tea and coffee supplies so when the tradies are there they can use the facilities and maybe clean-up after themselves.

The toilet is hysterical. The fan comes on with the light and is fairly loud but with the door shut sounds like you are in a wind tunnel, or maybe even the sound a toilet on a plane or train sounds like when you flush - Welcome to flight SF2570 to Darwin, this is your Captain speaking. We are expecting a smooth flight with some occasional rain. Please sit back, relax and enjoy your time with us... hahaha.

Note to all - never have a door from the garage swing into the house which blocks the end of the hall to the living space or kitchen because it will irritate you no end as you have to open, enter, close and move forward. I am thinking if it would open out into the garage would be awesome but even hung to the opoosite side would be better.

Also not happy as I have a hatch with an antenna fitted to the roof and it gets caught going in and out under the roller door and swings something shocking so I hear it banging on the roof. I am wondering if this can be classified as a defect because no way a 4WD fits under.

The mud is atrocious after the rain and I have tracked much into the garage, but we couldn't find any loose fibro on people's rubbish piles, so I hope the tiler has a better time of it today. I'd say he should park in the garage but I don't know the van would make it.

KEYS!

Just to prove it here is a pic of the keys and garage remote. The keys are for the window, sliding door, front and rear door handles, and front and rear door mortice locks. Once the screens are installed there will be one more key to carry around.

Also they provided 4 remotes as there are two doors with separate mechanisms and each came with a spare. Awesome.


Tiling for the floors will be done on Saturday, thanks Lockwood, and they will let that set on Sunday and finish off by installing the carpet on Monday.

I am hoping to have the valuation inspection done Tuesday or Wednesday so that the remaining loan can be released and then I can organise the concreting, fencing and landscaping.

The security fence is still up but will be gone next week.

HANDOVER - you won't believe it

Like clockwork, handover has unexpectedly happened on D-day, 15 weeks to the dot.

I received a call from the SS who said he could be there in half an hour to give me the keys and remotes. But as I work in Parramatta I asked if my Mum could go instead as I know she can get there. Not a problem.

My Mum calls me back and says "you won't believe it!" and lo and behold SS is two streets away building a knockdown new home. So he arranges to go to my Mum when he is finished and within 5 minutes there he is on the front porch!

So frantically I have signed up for house and contents insurance through CommInsure online and am waiting to find out when Lockwood's can start the tiles and carpet.

I'M SO EXCITED, AND I JUST CAN'T HIDE IT.

I'M ABOUT TO LOSE CONTROL AND I THINK I LIKE IT!!!

CBA comes through for quick handover!

I received a call not long ago and was told by the Mortgage Officer that because the original home loan was for the house with floors that the remaining funds can't be released.

The good news is that the valuer recommended that because of what has gone on with the contract and that I have already sent through the invoices for the carpet and tiles, blinds and screens, and the solar electricity, that those funds and the final payment to Allworth be issued and that a final valuation inspection be completed after the floors go in. THANK YOU MR VALUER!!!

I am so grateful and lucky because potentially had the invoice for the floors not already been submitted the final payment would have been postponed until I had done so. But this means the final payment will be made by direct deposit and because Allworth holds their account with the CBA the funds will be through within 24 hours and at the earliest 9am tomorrow morning!

All round I am learning that anything essential not included in the contract be organised and locked in as early as possible particularly if it involves anything to do with your Council or the issuing of the occupation certificate.

The driveway and entertainment area need council approval before they can go ahead. This can take up to two weeks at Camden Council. But I rang and asked and I can have a 5.5m wide driveway so it will accommodate two cars in the drive, so this is good news.

The interim occupation certificate requires the landscaping done within 60 days.

I'm thinking there is nothing else, but this remains to be seen.

So I have sent an email to Allworth, as it is after business hours, and asked for arrangements to be made so handover happens by the end of this week and the fencing to be unlocked ASAP thereafter and removed by Monday. Fingers crossed!

House pre-clean and PCI today

On Monday I went out and these are the pics I took:

The port-a-loo is gone and all outdoor painting is complete.


The pile of rubbish was still there, and in the top right you see the free microwave.


The outside drains have covers.


And this is the mains earthing with warning tag that some idiot painted brown so I had to get close to read it...


and the meter box inside.


Today was PCI and everything looks good.

The rubbish is gone but the fences will come down before handover of the keys.


This is the ensuite, which I normally take photos of from outside.


This is the internal main toilet. A solar tube will be installed because as you can see it is fairly dark in there without the light on. I have opted for the internal light fixture for the tube, so the bayonet wiring will be re-routed to a light fitted inside the tube and this will reduce the number of the holes in the ceiling and reduce the clutter.


This is one smoke detector with the dust cover on. The back-up batteries need to be replaced annually.


And the alarm panel near the front door still has its protective cover on.


Annually the termi-mesh must be inspected as part of a regular pest inspection, this can be through any provider but it must be logged on a sticker inside the meter box to keep the warranty up for insurance. Also the water filter in the kitchen must be replaced and the filter in the water tank cleaned. The SS advised to put it in the calendar, same time each year and do it all on the one weekend.

But because MB made contact with the bank too late the valuation inspection was conducted in the afternoon after the PCI and the payment won't be issued until that report goes in.

Looks like handover will be the middle of next week.

18-10-10 Interim Occupation Certificate

In the mail I received the interim occupation certificate. The conditions on it are that landscaping and floor coverings are finished within 60 days, along with some general council conditions around preserving the street trees and ensuring the landscaping involves channelling the flow of water away from dwellings towards the street.

I went to the site in the afternoon to see if the tidy-up had happened as I hadn't had word from the MB if the valuation inspection had been conducted as Allworth had requested. But no cleaner than on the weekend so I am guessing no inspection.

Looking around all the internal taps are installed, a few minor touches such as the drain guards below the outdoor taps have been fitted to the pipes, and I noted for the first time the electricity earthing device which is located below the meter box coming up from the ground. I'm just happy I didn't kill myself as I had no iodea what it was went I bent over to read the tag and if it is anything unsafe it can't stay there as the dog will have a field day chewing on it.

I also noticed someone has kindly donated a microwave to the rubbish pile out front - it really makes me wonder when people do this as I am sure they wouldn't have been pleased had someone done it to them.

Also in an email I recveived a quote for landscaping, which included levelling the block, retaining the front and rear, providing garden soil and turf. No concrete though, no fences, no plants - so have a guess what it was... $12,500.00!!! I nearly fell backwards. So the hard work will be done by the family slaves, otherwise known as my uncle and my cousin's boyfriend, and me. With a 60 day dealine this will be tight, but since I have looked into it last night I'll be having galvanised steel H and C posts with treated pine sleepers as this is a matter of stringing, levels and concrete, and having soils delivered and renting a digger with a rotary attachment and a compacter and tilling it through. This will be preceeded by the concreting and the fences, which wil be done professionally.

From reading an excellent post on HomeOne I know the key to having a great lawn, despite the fact it is only going to be a small area, is firming the soil so as the avoid ditches developing as people walk over it (read earlier posts to familiarise yourself with my hatred of shoddy lawsn Mirvac is laying for the neighbours).

Paint and Powerpoints!

Well the house is coming together, hopefully in time to be handed over on Wednesday. The panel above the roller doors has been painted.


The front door has been painted and the mortice lock installed. Inside the painting of the walls, ceilings, trims and doors has been finished and the door handles are on. The powerpoints and light fittings are in.


The meter box has been painted, although it has a dusty handprint on it.


The eaves and downpipes have been painted. The security alarm and the hot water system installed.


And the rainwater tap sign has been put up.


I met the other neighbour today, and saw that the people in Number 15 have moved in. So it looks like I'm going to be the fourth household moved in.

PCI moved to Wednesday

Due to changes on Allworth people's schedules PCI has been pushed back a couple of days.

This apparently is a good thing because my Mum went to the site to meet with a concreting contractor for me to get a quote for the driveway and enertainment area and she says the eaves and downpipes still aren't painted. Looking through the windows she couldn't see taps or powerpoints, only doors handles.

The weather has improved today, but looks like late showers and this deterioration continues tomorrow to pick up on the weekend with mild days forecasted until Tuesday. So, maybe painting will be finished early next week. I know weather predictions aren't 100% but the mind wonders why on a weekly basis it isn't used to at least get a sense of the way things are going.

Thanks to everyone's kind thoughts as a response to my last post, still very excited though as PCI still comes 1 day earlier than originally anticipated way back sixteen-odd weeks ago.

PCI set for Monday 18 October!

The practical completion inspection has been set for Monday lunchtime. The specific time is in flux as my independent inspector arranges a convenient appointment with the SS.

Conversation with BM yesterday revealed that SS was asked to make contact at least once at the end of last week and then again this week, so I hope Allworth does something to establish a better culture of communication amongst its team.

Good news however is that this is the home stretch and pending CBA completing an inspection as soon as is humanly possible, i.e. this week, and the payment goes through on or by Monday, the house keys may be handed over at Monday's inspection. Allworth would remedy any defects in the coming week but this would allow the floors to be laid as soon as possible. Otherwise handover is likely to be Wednesday afternoon.

Painting continues

First night back at TAFE for this term and class was cancelled. So after I had dinner I went for a drive to check progress. It appears painting is finished in most rooms, except for the open plan great room and kitchen. The high gloss on the trims and doors also looks done as the doors were leaning against walls throughout the house. The front and laundry doors are also painted, but the eaves and the downpipes have not yet started. By the look of it, if the weather goes well tomorrow they could finish it.

WIND RAIN HUMID MIN MAX

TUE		Light Rain Early. Mostly Sunny. Mild.	16 km/h NNE	1mm (30%)	58%	15	23
WED		Afternoon Clouds. Warm.	12 km/h NNE	-	48%	14	25
THU		Mostly Cloudy. Mild.	15 km/h N	-	59%	16	24
FRI		Heavy Rain Early. Morning Clouds. Mild.	18 km/h N	9mm (83%)	90%	11	24
SAT		Mostly Sunny. Cool.	23 km/h W	-	34%	6	16
SUN		Mostly Sunny. Mild. Crisp.	16 km/h W	-	36%	7	19
MON		Mostly Sunny. Mild.	11 km/h SW	-	34%	8	20

Hmm, maybe Wednesday?

1 week out - Painting not finished

With about one week to go on the basis of the conversation during the week I'm happy to say painting inside has commenced, but not yet finished :o(

I think they are working from the rear to the front as the lounge looks like it is ready for its second coat...


but the main bedroom looks done, except for the skirting boards. That's my Mum and Me in the reflection.


I noticed the backdoor's frame has been done but I forgot to go back around and check the front. The eaves are not yet done at all and nor are the downpipes. The downpipes get to be painted because they are PVC in order to be connected to the rainwater tank as the guttering companies haven't progressed to making round downpipes. Dumb huh?


Well taking another look at the budget some things will be prioritized and others left for later. I was walking around today looking at the level changes in the block and I've come to a bit of a conclusion...

The drop edge beam is ridiculously low! So having paid money to have dirt carted away I am hoping that the excavation from the driveway will be able to be used to raise the level in this photo to cover the bottom row of bricks...


and this will run along the wall to this point, being the bottom row of bricks here. Then a sleeper will be used here to create a step for the next two rows, filled in behind and around to the higher part and the backyard will continue at this height.


Generally this will need to happen all the way around although on the other side because the front yard under the window will be retained and raised that side will all sit at the higher level. Then across the back fence and 1.5m deep raised garden bed will be created by retaining the area in front of the back fenceline as the back neighbour sits higher again, though only by about 2-3 sleepers high.

A drawing might be developed and scanned if I get a chance this week.

Also ordered the blinds, flyscreens and screen doors during the day from Wynstan's at Narellan. Have gone for a vertical throughout with a sewn-in weight and then a 25mm venetian in the bathroom and ensuite. Oddly however as I stood peering through the window at the house into the ensuite I decided to go for a venetian in a pebble brown colour to match the vanity. I thought looking into the ensuite that it would be bland to go with white as the wall tiles are full height and that the window covering could be more of a feature. In the main bathroom it is a long sash window so I think it's going to work out nice. Well for better or worse it is ordered now.

The plan is that because the screen doors and flyscreens are going to be powdercoated to match Colorbond Surfmist (closest thing to Trend Anodic off-white) this takes 3-4 weeks for delivery, which puts it in the first week of November. All going to plan if the keys are handed over on 25 October that week will be the concreting of the driveway and entertainment area and the carpet and tiles going in. Then looking to move in or at least move across that weekend.

Remains to be seen, haha.

Flooring issues resolved

I had a lovely long discussion with the Acting General Manager yesterday afternoon, which was an excellent demonstration by senior Allworth mangement to identify customer service problems and focus on moving forward rather than apportioning blame.

It gave me an opportunity to raise a nubmer of issues particularly relating to communication and some poor incidents where the team could have made an effort to be more approachable and resolve matters early. The Acting GM did clearly indicate that he was concerned about word-of-mouth damaging their reputation, for which no one can blame him, and so I greatly appreciate him giving me the time to simply put it to someone who can do something about it, but even if he doesn't I at least felt someone has had the decency to listen to what I have said.

In summary:

• the work by the company is covered by the builders insurance for seven years, if work is completed by the owner before handover this can void the warranty or lead to a dispute about liability, and it is a risk they are not willing to take.
• to change the contract now would involve a variation to contract, which may impact on eligibility for FHOG, and be pointless as it would push out completion needlessly.
• the contractors can not be controlled or policed but they can be asked to refrain from smoking inside and collecting their butts before leaving.
• a schedule is avaliable but not set in stone and the SS should be able to say what is coming up in the near future.
• the company does not have a policy about regular contact between the SS and the client, but SS should be available or return calls and the CM should be prepared to take a message and communicate it to the SS if the client cannot get onto the SS.
• any leftover bricks or damaged bricks do not belong to the client, but the client can negotiate to collect those bricks and put them out of the way as this will also save the company some money on tip fees.
• the build is tracked on a computer system and events are checked off as they are completed, but if an event is not checked off in time a trigger may be activated and generate a notice that does not apply.
• the site should be left clean of rubbish and recently run over by a bobcat - it will not be as perfect as landscaping but should reasonably level out any variation around the site.

He also managed to negotiate a further discount on the floor tiles and carpet with Lockwood, so I appreciate the assistance all round (quote frankly if they've covered part of the bill it wouldn't surprise me but at least either way he has tried to make ammends).

As painting is scheduled to start today a drive out tonight will soothe my frayed nerves, and because the screen doors and blinds guy from Wynstan has a cancellation today he is going to go and see if he can measure up.

See I wasn't being unreasonable at all.

No agreement about the floors

After talking to the CSO this morning he called back and said that because the floors aren't included in the contract that I have to go through Lockwood's privately. I said OK but does this mean they can still be laid before the keys are handed over? and he said yes as they have done this before.

Off I went and made arrangements with Lockwoods for the floors and then called Allworth HO to speak to the Construction Manager. He is on leave so I left a message for the person acting-up to call Lockwoods and organise for the floors to be installed.

Long story short - NO. CSO denies he said anything like that. Acting CM said it's not in the contract and they won't agree to it because there will be no insurance covering it if any damage or vandalism occurs to the floor coverings and if the flooring guy causes any damage there will be an argument over the claim. It strikes me as very bizarre that there is a provision in the special conditions of the contract for works by the owner with the written authority of the builder when in fact it appears they will never give you permission to do anything.
I'm not sure if I mentioned this earlier but I asked about fencing and retaining the rear of the block because the neighbour has a child but I was told by the CM that Allworth wouldn't give approval for that either. This however appears not to be the industry standard as other bloggers, such as one who has built with Eden Brae, have been allowed to install underfloor heating into the concrete after the formwork and pods and everything where positioned but before the concrete was poured, and another was allowed to do ducting for an air-conditioner and the cabling for a smart home being that blue cable you see in some people's pics.

Acting CM was also very belligerent in the conversation because he refused to accept that the reason it is not in the contract is because of their error. Apparently because the facade is outside the usual range this meant the package was not available and the contract reflects that I made the decision to just have the alfresco added. Not bloody likely as it is making it more expensive to have a large entertainment area added whereas a regular rectangle would have been much easier to install an awning into. Right now I wish I could say take the alfresco away and credit me back the difference.

Also been told I should be grateful that I received a $2,000 credit in the first place - despite the fact I received this because of the delay they caused by originally submitting plans that did not comply with Council regulations. What I'll be grateful for is when this nightmare is over. If ever I thought I would have a phrase tattooed on my body I know right now what I would elect to have it say is:

This too shall pass...

The most frustrating aspect of all of this is that no one person takes responsibility for the whole of the process. What happened with the old plans isn't seen to relate to what is happening now. What happens as part of the consultation, contract or construction isn't seen to relate to any other stage. They all say "that has nothing to do with me" or "I can't comment as that's another departments responsibility". But for me it is all part and parcel of the frustration that I am experiencing and to try and compartmentalize it is like a man saying getting a woman pregnant means he has nothing to do with the pain of labour that in fact is the infants responsibility. So I asked Acting CM who can I speak to and he said the CFO or someone equivalent. Now I am waiting to talk to that person.

Therefore, my words of wisdom are:

• to go through your contract with a fine tooth comb and make sure everything you are expecting to receive is listed somewhere,
• the number somewhere near the front should be the base price you are expecting to pay,
• if you need anything done to the block, like retaining walls, fencing, a swimming pool, or you would like to do your own works, such as cabling for a smart home, ask about this before you put your deposit down or do it before the builder commences work if you can, and,
• to confirm a conversation by sending an email immediately after before relying on anyone's representations.

The Acting CM also tried to suggest that what I am asking for is irrelevant as what is the difference whether it happens before or after handover as all it will do is delay handover by a week? Considering all that is left is painting, taps and handles and clean-up, I fail to understand how the three days for flooring could not be accommodated and would push the completion out another week. I also said to him it doesn't matter whether it makes sense to him or not as it makes sense to me.

Appears however painting starts tomorrow and clean-up should be Friday 15th October with anything else happening between now and then. This means the PCI should happen early the following week with any defects resolved by that Friday and the keys handed over the week of October 25th.

Alternative floors

If the flooring issue can't be resolved this week, Lockwood has said they will do their best to do a good deal as my budget will now blow out because this is unexpected. I've had a look over the long weekend at what I would be happy with and have come across the Allure range of vinyl floor coverings at Harvey Norman. The reason I would opt for this is the laying of tiles takes about 2-3 days and once the keys are handed over I'm looking to move in straight away. So if it comes to it I'll talk to Lockwood and see what their options are for this type of floor covering.

Also would like to mention I met up with another blogger yesterday at the build, who is building the same design. Nice to meet you both and I hope your build is less cumbersome compared to mine. I'm glad that sharing my experience helps others, and am happy to answer anyone's questions where I can.

The FLOORS are NOT in the CONTRACT!!!

My Mum went to Lockwood floors today to pay the gap payment on the floors for me and also to suss out when they are scheduled to be laid. She was told however they haven't been ordered and being so close to the end this is weird.
She called HO and they said it is not in the contract and that they need proof to show that was included in the offer.
I called and suggested they check their advertisment or speak to the customer service officer at Kellyville. Also why would I pay for the alfresco and not opt for the floors being included.
But I now get to leave work and go home to find the small brochure I was given in January.