There are endless questions that you might have around our build process. We have captured a small list of frequently asked questions, however, we welcome you to call us and discuss any questions you might have now or throughout your build.
We pride ourselves at Manley Homes in our communication with clients throughout the process and we will always make ourselves available to discuss your needs.
How does the design approval process work?
Once you have a complete set of working drawings, either supplied by you, or designed by Manley Homes, we submit them to the Building Certifier for building approval.
How soon does the build start after I sign a contact?
Construction will start once your lender has approved finance for the contract amount, you have paid the deposit shown in the contract and building and plumbing and drainage approval have been received.
Do I have to submit a building application?
Manley Homes will submit your plans for approval on your behalf.
Do I need to get insurance for the build?
No, you only need insurance from the date of ‘hand over’. We have construction insurance, public liability insurance and QBCC home warranty insurance for the period of construction.
How many homes will be being under construction at the same time as mine?
Generally we only have 2 to 5 houses under construction at any time. Mostly we average 2 houses at one time so that we can ensure personalised service to our clients.
Can I speak to a client that has built through Manley Homes?
Absolutely. We have clients that are happy share their building experience, just give us a call, alternatively, you can read through the testimonials we have from many happy clients on our Testimonials page.
Does it cost more to build a custom home than a pre-existing plan?
Can you work to create energy efficient rated home?
Yes - all of the homes we build meet a 6 star energy rating.
What is a soil report?
The soil report contains the soil data for your block of land. This is the report that the Engineer relies upon to design the foundations for your house.
How much time/involvement do I need to allocate for the build process? / How long does construction take?
This depends on the style and complexity of your design. Generally, the construction period is 4 calendar months.
Who gets the building permit?
Most clients prefer that Manley Homes apply for their building approval. We include the cost of the approval into your building contract and we do not charge for the administration to complete the application and liaise with the Building Certifier throughout the approval process.
What restrictions will I have around the build in my suburb?
Some suburbs, councils or developers may or may not have restrictions around requirements to your build. This is topic that can be discussed during initial consultations.
What is a variation?
A variation is ANY change to the contracted works. Either adding something extra to the construction that had not been included in the building contract, such as security screens or upgrading a material etc. Or, deducting something that was included that you have decided not to proceed with.
Who is responsible for demolition of a site?
We are happy to include this in our scope of works or you can organise this directly.
Who oversees construction of my home?
Rex Manley is the licensed builder and as such he oversees all construction on your home. We do not employ supervisors.
Who are your preferred suppliers?
We use many reputable suppliers such as:
Bretts Timber and Hardware
Builders Discount Warehouse
CSR Building Products
Northside Timber and Trusses
Unica Stone and Tile Boutique
The Outside Perspective
Once the contract is signed, will there be any additional or hidden costs?
There are never any hidden costs in our contracts. The only time there are extra costs over the contract amount is if you make any changes to the contract by way of a variation or if the provisional sums or allowances included in the contract (if any) are insufficient. It also works the other way. If the allowance is more than the cost of the item then you receive a refund.
Will you provide progress reports for the build?
Rex is in constant contact with you so you will always know how construction is progressing on your house.
Will you take photos of the build process?
Yes - we will take photos and with your authorisation will sometimes post them on our Facebook page or website.
Do you recommend solar panels or solar hot water systems?
Yes – for both.
Can I make changes to the plans now that the build has started?
We would prefer that you didn't, but we understand that once construction starts and you can walk through the space you notice all kinds of things such as views from rooms that you were not aware of from the plans. We will always try to accommodate small changes.
Will you provide fencing?
Do you organise connection for gas, electricity and water?
What happens if the weather is bad?
If the weather is bad and the roof is not yet built, then construction will cease. Internal work continues in bad weather as long as the weather has not affected access to the site.
Do you provide all of the appliances?
We are flexible so we can supply them or you can supply them and we will install them.
How often do I need to visit the site during the build?
That is completely up to you. We are happy to keep you up to date via phone and email if you are interstate or unable to visit the site for any reason.
Will someone be able to assist me with colour choices?
Karen Manley will help you to co ordinate all the colours, tiles and other finishes in your home.
Can I select items outside of the supplier list?
Yes - We customise your inclusions to suit your needs and if that means sourcing a particular type of cladding, appliance or fixture for example then we are happy to accommodate you.
Will I get to meet the other contractors such as the Electrician, Plumber etc?
Yes you will. We encourage our clients to work closely with the electrician in particular to achieve the optimal electrical lay out for your lifestyle.
Will you landscape the yard as well?
Yes. We can include, driveways, paths, retaining walls, swimming pools, fencing, turf and landscaping.
What type of guarantees or warranties will I have?
We provide a 12-month maintenance warranty, which covers all those settling issues that may arise, and a 6.5-year structural warranty.
Who will perform the final walkthrough of my home?
Rex will walk through your home with you before the house is handed over to ensure that everything is to your satisfaction.
When does the ‘contract’ officially end?
The contract officially ends at hand over with the exception of the building warranty period.