WA - West Leederville 6007, 3 unit development

Update - all issues identified with lower slab and lower brickwork were rectified.
Last Friday the upper slab was poured...zero issues this time

 

Progress update - upper brickwork/framing/roof cover completed and inspected. Inspection results were relatively good, only some minor quality issues.

I made a bad assumption that anticon (or similar) would be included under the colourbond roofing as standard, checked the contract and nothing there. Reason I made the error of assuming was my previous two builds (one with a very cheap volume builder) both included anticon and roof batts as standard, neither contract mentioned the anticon.

Should I be concerned? The roof will have R4.0 batts. It just looks so odd to me having the sheets screwed directly onto the wood battens.

 

Image attached.

 

Thats Gold. Great thread @Skuttles

 

i would always insist on anticon, it really does make a significant difference. not sure how much it would cost to remove the sheets and put it on but now would be the time to do it cos scaffolding etc all there.

if youre using the builder i think you are this will not be the first "surprise"{\

 

could consider using a product like foilboard instead, might cost more /sqm than anticon but does not need roof sheet removal. good product.

 

Totally agree @sanj , having anticon is a no brainer for me, if I knew it wasn't considered standard I would have ticked it as an option/upgrade.
Will check out foilboard type products. I guess whirlybrids are another option I could do post handover.

 

Ultimately one main appeal of anticon is to minimise heat getting into roofspace in the first place so that batts themselves dont end up hot and struggle and foilboard will do this

Its pretty high rated and light and easy to install so id definitely consider it. Whirly
Birds or eave vents should be used anyway to also help with winter condensation but i wouldnt consider it to be sufficient in place of insulation

 

I like anticon. Do you have the copy of your BERS assessment? If it was stipulated in there then you have a right to it.

 

Has been a long time since my last update, but to be honest most of the progress has been standard construction issues and milestones. Most all my energy throughout the build though has gone into trying to keep the builder focused on delivering the project. My dealings with the builder over the last 6-9 months has been a journey to say the least, it was almost like they were trying to tick off a list of every bad builder stereotype that exists!

But the three units are now completed (barring a few small remaining items) and are available for rent, plan has always been to hold them long term. I was going to put some photos up but looking through my phone I realise I dont really have any presentable ones, just plenty of unfinished items, gaps and faults that were to be fixed. The units aren't too hard to find online.

End values are obviously not the same as when I started the project due to falling values across WA, estimates received back are down approximately 10%. This, along with an increase of approximately 10% in construction & holding costs from my initial estimates has impacted the final figures of the project. All in I would be looking at an approx. 7.5% return if I was to sell, not including tax. Note that this return is over a 2.5 year period.

So while that figure clearly doesn’t match my intentions going in, I am pleased at achieving at least some potential return given the recent WA market conditions, it could easily have gone into negative territory.

Overall I’m satisfied with the final product and still think the location will be a desirable one in the long term. During the project I have learnt a lot, plus have aged a lot, but am definitely now much wiser in the process. Even though I didn’t have to contribute much cash upfront into the project, being ‘handcuffed’ into making those large interest payments each month for over two years was trying at times (we were under resi finance). And while this project hasn’t immediately catapulted me onto my next one, will continue to keep looking for the next opportunity, probably will be in a position to pull the trigger again in another 12 months time.

 

Good work skuttles. Failure is to give up so we are glad you kept pushing on. Those lessons learnt are invaulable and should make you more prepared and more resiliant for the next development.

 

Patience, persistence, practicality and project management. The 4 Ps of developing. Along with partially thinning hair, premature aging, pitiful bank balances and the power of optimism.
Congrats on reaching the end. I hope they rent out easily and you can take a breather for a little while.