What comes first, the block of land or the home design? Why not have a chat to our New Home Sales Consultant. We are happy to discuss your family’s needs and likes and work with you to find a home design that is suitable as well as provide advice on a suitable block of land. When looking for land, remember that gently sloping or flat blocks are more economical to build on. If you already have a block of land we will work with you to get the best home design to suit your family’s needs and likes. Once you have confirmed these basics, browsed our website and shortlisted houses that meet your requirements, it’s time to visit our display home. Our new homes consultant can take you through everything you need to consider when planning a home that’s just right for you and your family. Once you have decided on your perfect block we can come out and visit your site, make some recommendations as to siting your home and be able to provide any other suggestions or highlight any areas of concern.
Rainbow’s standard plans can be modified to suit your needs or we can build to your own plans. We will provide a preliminary floor plan design from our in house design software which will enable you to visualise your brand new home. Once you have decided on the plan that’s right for you, our Sales Consultant will prepare a preliminary estimate with detailed specification which is valid for 21 days.
Once you are happy with the preliminary set of plans and have accepted the estimate your Sales Consultant will arrange the detailed contour survey to be completed. This contour survey will provide the detail required to complete your development application plan set. It lets our drafting team know how much site fall you have on your block and therefore provide correct elevation drawings along with exact dimensions to boundaries and other points of interest
If required for your design and site location, we will then arrange for your plans to be submitted to the relevant council to seek planning approval (sometimes referred to as development approval). Not all homes are required to have this step completed. Your housing consultant can advise if this is required. Please keep in mind however, that there are many, many variables in planning schemes. The same house could be built on 2 different lots, with one requiring a planning permit and the other not.
A soil test is required for all new home developments. The specialised engineer will visit your site and take a sample of the soil in the area of the house build and the surrounding site. From this sample, the engineer is able to determine the capacity of the soil for your new home. The structural engineer will then use this detail to specify the type of foundation required for your new home.
Other Specialised Reports
A waste water management report is conducted in areas where no sewerage system exists for the new home to connect to. Therefore an onsite waste water system must be installed. Typically these are either a septic tank with trenches or an aerated waste water system with sprinklers or sub-surface irrigation. The specialised soil engineer will determine the most suitable system based on the soil type.
A bushfire report may also be required depending on the site location. Typically if your home is within 100m of 1 hectare or larger of vegetation then a bushfire assessment is required. With the implementation of the new planning schemes across the state, some councils have implemented overlay maps which can indicate if the site is in a bushfire prone area.
Rainbow will arrange all of the reports above as necessary on your behalf using our own dedicated contract specialists.
Now that we have received all the relevant specialist reports, we are then able to send the architectural drawings to our engineer. Our engineer will assess the plans, and design the foundations and bracing details to ensure your home meets and exceeds all relevant standards. This step is an extremely important one as it ensures your new home will last the test of time.
With all of the plans, engineering documentation and product selections completed we are now able to finalise all costs associated with your new home. We can send the plans off to our relevant suppliers covering key components such as windows, doors, roofing materials etc. Once we have all of these back we can then finalise your price.
As we now have all costs for your home build completed, we are then able to provide to you our final presentation. This document will detail the inclusions in your home in a detailed specification. We will provide to you our commitment to you as well as your final price.
Once you are happy with our offer (and we are sure you will be) we will then arrange for our HIA Fixed Price Contract to be drawn up. This contract details the payments required throughout the build process, provides warranty details and many other details that provide satisfaction and peace of mind to both you as the home owner and us as the builder. If required we will also provide an additional copy for your lending institution.
The construction of your new home can commence once we have finalised the necessary documentation, approvals and details of your inclusion selections. You will be invited to meet our Building Foreman who will be another point of contact during the construction process of your new home. Behind the scenes, our Purchasing Team will begin ordering and fabricating all the necessary materials to ensure we start on time. Once the build meets particular milestones or “stages”, Rainbow will send a progress claim invoice directly to you for payment. Most homes have a total of 6 milestones or stages (including the Deposit Stage) that require payment of varying amounts based on the amount of work completed to date. These are broken down as follows:
|Lock Up Stage||25%|
|Practical Completion Stage||15%|
Along the way independent building inspections are completed with a certificate provided to you at handover.
At this point we will also load your project details into our client communication portal called Co-Construct. Once logged in you can check your inclusion selections, post questions, check finance balance and even approve variations. We also use Co-Construct to project manage the build and to keep you up to date with the progress of your new home. This is the best tool to communicate as all trades, builders, contractors and yourself can all see the same information. This significantly reduces the chance of errors and lost questions!
As your new home nears completion, we will invite you to take a walk-through of the house. Here you can ask our Building Foreman about any questions you may have. To make the handover transition as smooth as possible, your Building Foreman can upon request provide you with any manuals that tells you about how to care for your new home including the appliances, fixtures and floor coverings.
When all works are completed you will be invited to attend a final walk through inspection with your Sales Consultant and Building Foreman. Together you will inspect your new home and discuss any items which need to be addressed before you move in. It is important to know that upon receiving the final Practical Completion invoice and Occupancy Permit, and you are happy with your home, all remaining outstanding balances are to be paid in full prior to handing over the keys. In addition to a the Occupancy Permit and a 7 year structural warranty, Rainbow also offer a three month (90 day) Maintenance Period to give you further peace of mind. So if you find any small issues with your new home when you first move in you can relax knowing that these will be attended to as part of the Maintenance Period.
And its time to crack open the bubbly!
This information is general in nature and may vary from job to job, site conditions, total price and any other unforeseen circumstances.