Our off-grid house-build in Tasmania has come to a complete standstill, following the builder’s surprise cancellation of the project, and the closure of State borders during the covid-19 pandemic. Dan’s digger – which has been chugging away all this time, clearing and levelling the site – burnt out a track motor, and importing spare parts has become problematic. We can’t get to the site to complete the clearance ourselves or to oversee any decisions due to quarantine regulations, and anyway the importation of building materials for the house, not to mention electronics for the solar array, has become all but impossible.
Our daughter starts school in Tasmania in 2021, and the contract in our current AirBnB in Canberra expires before Christmas 2020. We really need to sort out a Plan B.
We did some Zoom tours of houses for sale down in Kingston, which is on the outskirts of Hobart and close to the school, but noticed when the property agent panned around the neighbourhood that there were still some empty plots available. That got us thinking.
We had already formed a good working relationship with TasBuilt Homes, who had designed us a nice house which they were going to build in their factory and then bring in pieces to assemble on the land. Unfortunately, their surveyor decided that the approach road was too steep for their low-loaders to negotiate, and we moved on to other plans.
What if we bought a simple urban plot with access to town electricity and gas, and got TasBuilt Homes to put their house there instead? That would tide us over for a few years and enable us to get settled in Tasmania before once more addressing the off-grid build.
And so it came to pass that, three days ago, we became the proud owners of Lot 319 on the Spring Farm Road project in Kingston, Tasmania.
Can you see what it is yet?
While the conveyancing was going through, we spent several weeks drafting the design of the house that we’ll put on it. This weekend, we’re signing a contract with TasBuilt Homes to start working on the full design.
An artist’s impression. The colours are wrong, but the shape is right.
It probably won’t be finished in time for Christmas, but we do still own our wonderful forest, inside which is an area that has now been at least partially levelled. To that end, we have purchased a new tent in which we can live (and, if necessary, quarantine) until the Kingston build is complete.
We’ve been forced by the pandemic to put our plans for the forest on the back-burner, and instead to build a completely different house on a completely different plot. We now find ourselves under pressure to get the house finished so that we have somewhere to quarantine when/if we are allowed to relocate to Tasmania at the end of the year. At the time of writing, it isn’t clear how we’ll transit intervening Victoria, which is in a declared State of Disaster…
Putting those worries aside, we do need to crack on with our design. There is a tight deadline if we are to submit the plans in time for the builders to start ordering windows and other materiel, in time to get the prefabricated sections delivered to the site by the end of September. To this end, we have been having daily discussions with the builder and with various suppliers (fireplace, flooring, decking, solar heating) to try to get everybody on the same page before we submit the plans to Council.
Since everything is connected to everything else, we also needed to decide on the flooring and the tiles and various finishes up front, so that we have a good understanding of how they all work together; it would be disappointing, for instance, to find on the day that the top of the floor tiles (7mm thick) don’t line up with the top of the wooden flooring (14mm + underlay) and indeed the hearth of the fireplace. This entailed numerous trips to the tile shop, bathroom shop, kitchen shop…
Site Surveys
We had engaged a geotechnical engineer (Ian Newell at EAW Geo Services) to perform a soil survey even before our plot purchase was confirmed. We didn’t want any surprises about our foundation requirements, and thankfully we were graded H1 with stiff clay, which won’t give us any problems with a pier foundation.
Even though this is an urban block and not a bush block, we were also required by Tasmanian regulations to determine our Bush Fire Attack Level. We engaged another surveyor (Rebecca Green and Associates) who determined that we were “low risk”, something that we already knew but which needed to be backed up by a certificate as part of our planning application.
Bear in mind that, because of the current ban on interstate travel, we have never actually seen the block that we bought on the internet. One good thing about the Bush Fire Rating is that the surveyor must provide photographs of the surrounding vegetation in their report. Now we have access to current photographs! This gave us our first good view of the neighbouring blocks. We are a little surprised to find that nobody else had started building yet. Are we going to be the first?
The bottom view is our block.
Up on stilts
The plans were converging on a solution that fulfilled our requirements, but which didn’t blow our budget too badly. We were aware from Google Earth that there was a slight slope to the land, but since our house would be built on posts rather than on concrete foundations, we weren’t too bothered about it. Our previous plans for the property in Lymington had to deal with a much steeper slope, where we anticipated a deck standing over 3m above the terrain. For the Kingston house, we figured that there would be a drop of less than a metre from the lounge sliding doors to the garden, but we’d sort out some kind of step or low platform after the house was built. The engineers had made a similar assumption, roughing-in a few wooden steps on the design to make the doors accessible, but otherwise leaving them alone. When the rest of the design was largely complete, TasBuilt Homes sent a surveyor with a Dumpy to get accurate readings, and confirmed a fall of about a metre across the whole 30m length of the site.
At about the same time, we were having interesting discussions about the slope of the garage roof. There is a local ordinance that the house and garage have to be roofed with the same material, but the style of Colorbond that we preferred for the house roof requires at least a 5 degree slope for drainage. The garage had a 3 degree slope, and if we increased that to 5, and extended the roof over the front door as a porch as we intended, it would interfere with the opposite eave.
Our choices were either to cut the garage into the ground (which would result in a garage floor below ground level with all the associated drainage issues, and would necessitate a more in-depth geotechnical survey), or to lift the entire house by about 30cm. That was pretty much a no-brainer, but when the architect plugged the new figures into their drawings, they found that the rear of the building would be well over a metre off the ground, and – under current Tasmanian legislation – we would need some enormous balustraded stairways to conform to health and safety regulations. Our slim and minimalist design suddenly sprouted all kinds of ugly appurtenances which pretty much wiped out the entire garden.
Oh no! Where did all those stairs come from?
In order to get rid of the stairs on our planning application, we needed to bring in the deck design a bit earlier than we had anticipated. After all, it’s just a budget, hey?
Thankfully, Bronwyn had already been talking to a local deck builder, and he was able to quickly come through with some specifications for the planning application. Our main deck, which was originally going to be a low platform along the side of the house (so low that it didn’t need planning permission), was now up on significant stilts, which meant that we’d also need a privacy screen. We also created a small back deck for our bedroom, so that we’ll be able to drink tea as the sun comes up.
OK, this should work.
It was time to lay down our first serious payment, tens of thousands of dollars, to the builders. They are now submitting the plans to the Council.
Now that our plans had been submitted to the council, all we needed to do was open some champagne, sit back and wait for the build to start, right? Mmmmm no. Not at all. The builder introduced us to the Decor Sheet, a couple of dozen pages in which we needed to itemise in excruciating detail every inch of the exterior and interior of the house.
This was mind-bending stuff. We’d never before realised just how complex a system a house is. Every design decision influences other aspects of the design in ways that are hard to predict until you have gone down the path, and then wound back to try another route. Almost every evening, for months, we fired up the laptop and launched the current version of the Decor Sheet and talked our way through it, again and again, Googling our way through the unfamiliar terms. Did we want square set apertures, droppers, finials? And if so, why?
The first part of the Decor Sheet deals with the outside of the house; building materials, colours and so on. As time went on and we made firm decisions, we signed off first new version A, then version B of the original plans. We then realised that some of the decisions that we’d made about the exterior affected the interior, leading to version C, which raised questions about the roof, which led to version D, and so on.
The “exterior” part of the Decor Sheet needed to be signed off far ahead of the “interior” part, and although it was a bit stressful, we did manage to get it done. The next step was to deal with the “interior” pages, and at about this time, the wheels seemed to come off the builder’s bus. They were supposed to be helping us through the design process, but suddenly they weren’t responding to emails or answering calls. The only response we could get was that they were “very busy”, but that we still needed to complete the Decor Sheet by a specific date, otherwise we would “lose our place in the queue”.
The Colourist
We have no idea how to choose a colour scheme for a house, or how to design a kitchen or bathroom. I mean, why should we? Like anybody else, we know what we like, but how on earth were we suddenly supposed to become interior (or indeed exterior) designers? The builder had originally promised expert guidance, but that guidance was clearly not forthcoming.
For around a hundred dollars, we engaged a “Colourist” through the local paint shop. She was amazing! We had originally intended to talk to her about interior walls, but she got the bit between her teeth and revamped the exterior as well, with full and frank advice about the whys and wherefores of her decisions. We left the shop with an armful of colour chips and, for the first time, a warm fuzzy feeling that we were getting on top of things.
The Kitchen Designer
That warm fuzzy feeling persisted until we started on the kitchen. We already had a somewhat ambiguous relationship with the builder’s joiner, whose response to any request for advice about cabinet making was “We can build anything!”, which was hardly helpful. She had a particular penchant for making drawers and cupboards in unusual widths “to make them fit”, without any thought of how we might use them in real life.
With no practical advise forthcoming from that direction, we downloaded the kitchen design tool from Ikea and messed around with it. It’s a great tool, but we still didn’t feel that we were qualified to make our own decisions, so we made an appointment with an Ikea consultant. He came round to the house and at first was unwilling to provide actual advice beyond recommending products that fitted our specifications, but Bronwyn convinced him to think a bit more laterally and a few hours later, the two of them had thrashed out a rather nice design for both the kitchen and the pantry.
All of the cupboards and drawers were carefully designed to match standard-sized Ikea kitchen products, so that we would have no trouble finding inserts and trays for them. We did want the kitchen to be installed by the builder in their factory, rather than after-market by Ikea or anybody else, so we sent the finished design to the builder, who gave it to the joiner, who copied the basic design into his plan, but stretched all the cupboards out “to make them fit”…
We soon sorted out the joiner’s little game, and got the kitchen cabinet plans changed back to the way we’d designed them. However, the whole experience got us thinking about the limitations of having built-in wardrobes and cabinets. After all, if we wanted a wardrobe, we could get a free-standing one, and if we wanted to change the function of the room in the future, we could just move that wardrobe somewhere else. If everything was built-in, which was the builder’s default option, then we would lose that future flexibility.
OK then, we removed all the built-in wardrobes from the Decor Sheet.
Bathroom Design
For similar reasons, we decided to “Ikea-ise” the bathroom. We’d already decided on the floor and wall tiles, so now this meant also choosing our own bath, vanity units, sinks, taps, and other paraphernalia for each of the two bathrooms.
Some of the items were available from the builder’s own suppliers, so we let them deal with that. Others, such as some fancy tap ware, we purchased ourselves, and will freight directly to the factory. When it came to the bathroom furniture, Ikea Melbourne will deliver to Tasmania via the ferry, but we didn’t want the goods to arrive either too early (and lie around in the factory, potentially getting wet or damaged) or too late (thus delaying the build), so we rented a storage facility close to the factory and had them delivered there.
When the builder is ready to receive them, we’ll hire a local driver to pick the boxes up from storage and take them to the factory.
The Electrical Plan
There’s a part of the Decor Sheet that says “create an electrical plan”. Eh what? So not only are we required to be colourists and furniture designers, now we need to be electricians, too? Apparently.
We knew this was coming, and for months I had been trying to get a template from the builder, so that we had at least a vague idea of what kind of documentation we were supposed to provide. Eventually, after even more bugging and prodding, we received a snippet of somebody else’s Electrical Plan, and found that it was simply a plan view of the house, with all the lights, sockets, switches, data, and specialist power supplies marked.
Sure, we can do that! The power and data plans were reasonably easy; maximum power and data everywhere, to cater for every possible change of use for a room. No worries.
But when we turned to the lighting plan, we ended up once more going down the Google rabbit hole. How many downlights should we have per square metre? What’s the best way to arrange lights in a bathroom? And then, once I’d started drawing in the switches, I realised that you could easily get into a situation where you couldn’t comfortably turn the lights out on your way to bed, or turn them on if you entered through the back door at night, or what if you came out of the office at night and wanted something from the kitchen…?
It was mind-boggling, but I believe that I thought of everything.
Variations
As each change is made to the Decor Sheet, it affects the original quoted build price, which was based around a set of standard inclusions. These changes are supposed to be recorded in a document called a Variation; when we remove items from the plan, the price goes down, and when we add new ones, it goes up. At least, that is the theory, but the builder had stopped talking to us and we had no firm idea of where we stood financially. We knew that some of the early changes that we’d made, such as the Velux skylights, and moving the driveway from one side of the plot to the other, were large-ticket items, but we had still received no quote for them. Without knowing how much the build was going to cost, we were running into problems with financial planning.
It wasn’t just the money; we were trying to make important decisions, many of which required interaction with the builder, and it was as if they had just written us off. One night, after poring over the plans and figures and Decor Sheet once again, I got fed up with the whole thing, and emailed the builder to inform them that we were not moving forward with the build or paying them any more money until all of our outstanding questions were answered.
Early the next morning, the somewhat nervous and apologetic builder arranged a Zoom meeting, and shortly after that all the remaining issues had been addressed, including a properly itemised Variation. We spent a couple more evenings going through the dreaded Decor Sheet, checking it line by line, and then we signed it.
It’s been a month since we received our Planning Permit from Kingborough Council, but sadly this didn’t give us the right to actually do anything. Possession of a Planning Permit merely confers upon us the right to apply for a Permit To Build. Until we receive that second document, we can’t even break ground on our land.
Time is ticking on, and Council is still sitting on our Permit to Build. Without that document, we not only can’t build, but we can’t get a loan. The bank are patiently sitting on our loan application, but we’ve already had to ‘refresh’ our loan paperwork once already, when the bank statements and so on that we’d provided went out of date. It is frustrating because we’re still making substantial payments to Get Things Done, and our cash reserves are dwindling. In addition, part of our contracted agreement is that the foundations must be “substantially completed” by early November, and it’s now late October and we can’t get them started.
If we’d been building in the traditional manner, on concrete foundations at our property, we’d now be up the proverbial creek, with no way of getting the build done in time. We are, after all, moving to Tasmania in December.
Luckily, the house is being built off-site as two separate wings in TasBuilt‘s factory, and we had enough cash to get them started with the framing and windows, so they forged right ahead and started building. The framing was done in a couple of days.
Framing for the front of the house, showing both wings (Sep 28)Framing for the cathedral ceiling of the living wing (Sep 28)A view through all the bedrooms and bathrooms of the service wing (Sep 28)
Despite the fact that we can’t pay the builders any more money until our loan goes through, their factory has its own timetable and they were keen to continue; a week later they’d installed the windows, electrics, and made a start on the insulation.
Electrics in the living wing (Oct 10)External wall insulation to the front of the house (Oct 10)Internal wall insulation in one of the bedrooms (Oct 10)
A week later, they’d made a start on the roof and cladding, and made good progress on the dry-walling.
Dry-walling in the living wing. It looks nice and bright! (Oct 17)Cladding and roof detail on the back of the service wing (Oct 17)Ensuite and walk-in wardrobe from the master bedroom
Now that the builders have started, it seems that nothing can stop them. The house is due to be completed and moved to our property (on two low-loaders in the middle of the night) in a fortnight’s time. Before it arrives, the foundation posts need to be in place. These are scheduled to go in next Wednesday… and we’re still waiting for the Permit to Build.
In the Australian building industry, there is a key milestone where a project is deemed to be “Substantially Commenced”. This phrase occurs throughout the legal, contractual, and financial documentation, as well as in both Federal and local government policies. The term is, however, not explicitly defined, neither as a legal term nor in any building code.
In most jurisdictions, in the context of private housing, it is deemed to be the date at which the foundations have been laid. For most projects, which are built in situ from the ground up, it is the first time that the builder breaks ground and does something physical. In our case, because the house is being built off-site, the building was in fact almost complete before it had been “Substantially Commenced”.
The living wing, with all of the edges now square-set (Oct 24)The under-floor heating is in, now for the tiles in the bathroom (Oct 28)
Our “Substantially Commenced” date was Wednesday 28th October. On that day, our concrete piers had to have been installed on the land, otherwise we’d miss a load of contractual and financial milestones and generate a whole heap of extra paperwork and expense.
By Wednesday of the week before, we still didn’t have our Permit to Build. On Thursday, the entire planning department took a day off. On Friday, the planning department were back at work, but the only person authorised to sign our Permit to Build, had gone on holiday. On Monday, despite continual prodding by our builders, we heard no more from the department. On Tuesday, our builders sent a work crew for a site check, and discovered that the builders of the properties on either side of us have been using our property as a work site and dumping ground.
Get off my land! This hard-core and mixer belong to other builders.
One of the clauses in our contract with the builder was that the site must be completely empty before they start work. We contacted the builders on either side, who both admitted liability, and promised to move their stuff immediately.
Late on Tuesday afternoon, only hours before the deadline, we received our Permit to Build.
On Wednesday, the work crew arrived on the property to put in the foundations, and found that (of course), neither of the neighbouring builders had done anything about their junk on our land. Thankfully, one of the crew took it upon themselves to push everything over the boundaries.
Because our project is a post-and-pier construction, which does not involve any excavation or poured concrete, the actual work of building the foundations went very quickly indeed.
A lot more than just the house is resting on these little posts!
Our foundations are now officially down, and we are Substantially Commenced!
With the foundation posts installed last week, the builders have been working swiftly at the factory to finish the interior of the house. They only had a week to finish up before moving the house 200 km overnight across Tasmania from Westbury, near Launceston, to its final resting place in Kingston, near Hobart.
Yesterday, the tilers finished up the bathrooms, installed the vanities and hooked up the plumbing.
The main bathroom is looking pretty good!
Meanwhile, the cabinet makers assembled the joinery and plumbing in the kitchen and pantry.
The green cabinets are in the pantry, you can see the blue kitchen cabinets around the corner.
The two wings of the house were then separated and lifted onto two low-loaders, which trundled through the night, through the centre of Hobart in the small wee hours, until they reached our plot in Kingston in the early morning.
The living wing arrives, protected from the elements by wooden blanksThe service wing arrives, not quite as wide but very long!
Now it was just a matter of lifting the two wings onto the pre-prepared pilings…
24 Rodway Court has landed!
You can see from the photo that the front of the house isn’t fully clad. This is because there will be a connecting garage in front, but since that will be on a slab, and needs a driveway and crosswalk, it couldn’t be manufactured off site. We believe that this will be built next.
The water and sewage are already in place, and today we spoke to the electrical company about our new account. After that we just need to install the solar heating, the wood stove, the wooden flooring, the raised decks and stairs…
Our new house in Kingston is almost finished, but – because of pandemic restrictions to cross-border travel – we had still seen neither the house nor the land that it sits on. The whole project had thus far been conducted entirely over the internet.
The border between ACT and TAS opened in mid-November, and Link Airways laid on an unusual direct service from Canberra to Hobart, so we took the opportunity to fly down and – for the first time – see our project in the flesh.
There was a short delay at Canberra Airport when the ground crew realised that the HF aerial had snapped from the top of the fuselage and was wrapped around the tail fin (you can just about see it at the top of the photo below), but in the end we boarded anyway. I chatted briefly to the captain on the way up the stairs, and he quipped “We don’t use HF anyway”.
Spot the missing antennaMasks to be worn aboard
Although the builders had been good at posting progress photos on the internet, we’d never seen any of it for real, so it was with some trepidation that we approached the building site for the first time.
We were relieved to find that it all looked exactly as we expected.
The bathroom tiling is looking goodThe butler’s pantry is coming alongThe main living area, viewed from the kitchenThe kitchen cabinets almost installedInside the fireplaceBerrima in the master bedroom, watching the carpenters start work on the back deck
This visit also gave us a welcome opportunity to look at the surrounding area. The last time we’d seen pictures of the plot was from our bush-fire assessment, when there was nothing there but empty grass. Today, what a different picture!
The fledgling streets are crammed with tradesmen’s vehicles, skips, back-hoes, pile of earth, stacks of temporary fencing. The houses are springing up like mushrooms along the edge of the creek, which has been planted with native shrubs in plastic tubes.
Our house (unpainted, centre), nestled between our new next-door neighbours
The neighbouring buildings are quite close, so we are glad that we are in a quiet cul-de-sac to the front, with creek and shrubbery to the rear. It will be interesting to meet our new neighbours; from the state of their buildings, it looks like we’ll all be taking up residence together, early in the New Year.
