Gongville

We have been actively looking for somewhere to buy for a while now but have been so disappointed with the housing here. We have looked at anything in the area ranging from $300k to over $1m. New properties are over developed (no garden or outside space) and mainly poorly built, no insulation, no double glazing, older ones are a mishmash of extensions/add-ons which don't really work, with walls as thin as paper!!

Anyway so now we are considering that buying land and building our own house may be a better option. We would like to build something energy efficient.

For those of you who have done it would you recommend it for the non trade novice? and if so where do we start? where do you start finding house builders, architects, builders etc? Are there any publications you would recommend. Pitfalls to look out for?

I have started trawling the internet but its pretty daunting, I would really like some general what to look out for advice. Thanks

Buzzy--Bee

Hi, are you talking about literally building your own home or employing a builder to build your home for you?

If you are employing a builder then you will find that all the problems you mention above exist with new builds as well.

I built my own home without employing a builder and now lecture on the same.

One great website for both options is http://forum.homeone.com.au

BB

Gongville

No we aren't up to DIY so we will need to use an architect and builder.

Buzzy--Bee

Don't use an architect, use a draftsman.

employ a draftsman who specialises in energy efficient homes, and the same for a builder.

The project builders (the ones who build display homes you find in all the new estates) pay lip service only to energy efficient homes.

If you are building a really energy efficient home to a high standard expect to pay $1200 - $1500 per square metre (not including land).

BB

rozellem

Depending on where you live exactly, you might want to have a look at these people and what they offer. I am seriously considering it. They are up around Newcastle way.

http://www.timberlinehomes.com.au/Co...6-52AED995A21A

Gongville

Thank you Buzzy-Bee the website looks helpful.

Thanks also Rozellen I hadn't thought of kit homes, I wonder how energy efficient they are? I know there is a German company (Huff house? sp?) who make very energy efficient houses is there such a company here?

rozellem

I am a huge Huf haus fan. I have corresponded a bit with the company I mentioned, they are of course up to the current Aus standards and then some. You could always tweak the current specks to improve insulation. Finding land in Sydney is my biggest stumbling block, but besides that, I am very keen to go with them. I am sitting under a blanket in my federation semi as I type and it is 14C! Cant wait to buy a properly insulated house.

Buzzy--Bee

In a properly insulated house you will still be sitting under a blanket in 14 degrees.

The key to energy efficiency in Australia is thermal mass.

One of the reasons that UK houses stay warm overnight is because the internal walls are built of brick, which heats up during the day and releases heat gradually during the night.

Australian houses are normally built on frames with no internal brickwork, so they have limited thermal mass.

Double glazing and insulation will retain heat for a while, thermal mass actually continues to release heat within the house.

So build your internal walls with brick or concrete and on your external walls, put your bricks on the inside of the frame (do a search on "reverse brick veneer").

Both these practices go massively against the normal way of building houses in Australia, and very few builders have experience in them, except in WA where it is more common.

BB

koalakim

We had timber framed houses in the UK and they were as warm as toast, however, here we have noticed that the plasterboard isn't as thick and our houses in the UK had all the fluffy stuffing in the cavity whereas here they just have insulation sheeting (although I think they do that in the UK now?).

I think the problem here is the lack of decent double glazing and useless warm air heating instead of radiators. We had some double glazed units in one room and the gap is so tiny!

I would have loved to have had radiators but went over budget as it was. Our house has been pretty good and is well placed to catch the winter sun in the living areas when the sun is low but the alfresco keeps the heat out. Only problem being is the lack of sun in Mellie this last week since it turned cold!

We opted for a colourbond roof partly because of the design of the house but also with tin you get extra insulation. I still can't believe here that they lay tiles directly on the timber without any felt!

Good luck, we built with a builder and whilst (touch wood) we had no problems our neighbour has built with one of the biggies and has had no end of problems. She was supposed to have moved in last week but rejected the house on the poor finishing. Whoever you choose, keep an eye on them!

Buzzy--Bee

Most of the double glazing here is rubbish with air gaps of 6mm or less which are ineffective, however there is some decent stuff. We used Certainteed uPVC double glazing which is better quality than any double glazing in the UK but it does come at a price!

Some piccies of the windows attached...

BB

papilon

I get where you are coming from about thermal mass but it is not the be all and end all. Many countries, much colder than the UK use timber frame construction and have very warm houses, think USA, Canada and Scandinavia.
The big problem here with the new builds is even tho they are insulated in the wall space they pay little attention to detail and do not seal the gaps around the windows and doors and vents, plus the doors and windows they fit are usually not double glazed but the cheapest looking things you have ever seen.

Gongville

Thank you everyone, it looks as though it may be quite difficult to find a builder who will work to energy efficient standards. It amazes me that people here don't mind living in such cold drafty houses and pay a fortune to heat them!!

Buzzy--Bee

You don't have to live in a cold draughty house or pay a fortune to heat it, it's your choice.

Builders here prey on the fact that the majority of house buyers make purchasing decisions based on curtains, pictures and leather furniture rather than construction quality and energy efficiency.

Go to any display home village and you'll see what I mean.

BB

DeepSix

and for something completely different

http://www.breezepod.com/

Buzzy--Bee

Ooh I like the look of those.

But they seem to be limited to single storey which might limit their use in cities.

BB