Q
At what point do i choose my builders?
AThis can vary a lot, someone like you might already have a plan and design of what you would like built in place Or you might want to have professional expertise of a builder from the very start, which would be a very good idea for you, with new builds, there tends to be complications and important details that only a certified builders like Henry Brown & Co Ltd can spot from years of experience. This can essentially in the long run help you from keeping your build on time and within your budget. By letting the team at Lofroth builders ltd help you from the start, they will help you step by step till the completion of your project, you are guaranteed a smooth running build.
Q
Building consents and permits- what my role? How do they work?
AEvery high-spec new home and large renovation will require a building consent (depending on the project, it may also require a resource consent) from the Auckland Council because it involves:

Structural changes or additions
Electrical or plumbing modifications
New decks, retaining walls, fences or swimming pools
Land use

(You can find further information on building consent specifications on the Auckland Council website.) As far as lodging consents this is usually covered by your architect or designer as part of their proposal. However if this is not the case, we offer a full design, consent and build service meaning you won’t have to do a thing. Alternatively you can choose to take on the consent process yourself, where you will need to follow the 12 step process outlined by the council.

Q
What types of contracts are there?
A
  • Full Contract – A full contract involves a fixed price for your whole project and the building company will organise everything involved from contractors to the final building inspection.
  • Cost Plus – A cost plus contract includes the price of all materials plus the builder’s margin. Although this type of contract does not offer a fixed price, it allows you to take advantage of builder’s discounts on materials and trades as well as input new things as the project progresses. Under Cost Plus the building company will also organise everything from contractors to the final inspection.
  • Labour Only – This type of contract only covers the costs of the builder’s labour, meaning you have to arrange contractors, inspections, materials and everything else yourself. This process is very costly and time consuming unless you are able to hire an experienced project manager to take on the task of organising your project.
Q
Paying for the building project-How does it work?
APayment options depend on the type of contract you choose. With a full contract you only make payments to one company, with payments made either fortnightly or at set milestones. When you receive your contract from Lofroth builders we will provide you with a payment schedule and also a project schedule which will give you an overview of what to expect with your build and then we will provide you with a full contract with a agreed upon quote.
Q
What is benefit of choosing LBP?
AWork involving the building structure, weather tightness, and design or fire safety systems all require to be completed by a licensedbuilding practitioner. So the benefit is for you, as all of the critical work we will do either for your new build or renovation, you will be covered by our LBPlicense. Also the LBP license gives you the added assurance that Lofroth builders only employ experienced and experts in their field, as each of staff have their LBP license which guarantees your build to be done professionally.
Q
Do i get guarantee?
AYES! henrybrown will give you a 287 Point Quality Assurance Checklist so even the smallest details of home construction are checked, ensuring your home is built to the highest quality. We guarantee your project will finish on or before the agreed completion date or we pay you $100 for every day extra it takes. We will also give you a 12 month maintenance period guaranteed, with a guaranteed call back within 72 hours during the maintenance period if anything is wrong. All you have to do is pick up the phone and call us, one of our friendly office staff will get on to whatever you have an issue with, either by calling me directly or the project manager in charge of your build. Lastly we will give you an annual 20 point Building Warrant of Fitness check, with a written report for 5 years after your build, just to make sure you are totally satisfied with your home.
Q
Identify issues before they arise
A

It is important to seek expert advice that takes into account all the details of building and renovations, including topography and local by-laws.

Q
Stay abreast of Council rule changes
A

The Auckland City Council introduces new rules and regulations all the time. They may emphasise one thing this week, e.g. provision for parking, then new sewerage requirements the next. It can be overwhelming for the average homeowner to keep up. Also bear in mind, Council can come back on plans it has already passed, requiring that additional requirements are met. You can minimise hassles and stress by working with someone who is an expert in current requirements and process.

Q
Metric versus imperial measurement systems
A

Old villas and bungalows were built on the imperial system with hand-cut native timbers, often unique to each build, so it’s very difficult to match timber sizes and finishes. This applies to things like windows, skirting and balustrades. Your design and plans will need to account for these differences, to avoid unexpected issues or unmatched finishes.The good news is that Henry Brown & Co Ltd still has some of the old patterns and designs from having built so many villas and bungalows at the turn of the century, and excellent contacts and resources to source matching timbers. If we are able to source native that match up to your original villa or bungalow finishes, you may be able to retain some of the native wood.

For more information, an informal chat or a free consultation with a licensed builder or a Henry Brown & Co. Ltd quantity surveyor, get in touch with us on 0800 001 614 or email richard@henrybrown.co.nz

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