In this post, we will cover some of the items that may be overlooked by both purchasers and developers when buying a subdivided block.
Is the project buying the block of land, building a house and providing the finishing touches on it feasible?
One very important item that you should include in your offer and acceptance of any rear strata or subdivided block is to have the offer subject to a feasibility costing
Central Avenue homes can have a house designed and costed including all provisional sums to see if the project is financially viable in a relatively short period of time, this is probably one of the most important clauses to add to your offer, especially if the block is small, has limited access for vehicles, has different levels across the block and what, if any additional items may be required that you hadn’t thought about adding to your calculations to finish your project.
Sometimes retaining or brick build ups can be quite costly, especially if the cost has not been taken into account
Some of things that may need to be added to your building costs that potential buyers don’t take into account are:-
BAL (Bushfire attack level)
2 houses in the same street may have a different BAL, and unfortunately, some of the things required to meet the level can be costly, eg, the assessment itself if one has not been done already,
Ember proof flumes to the roof
Ember proof Weepholes to the brickwork
Ember proof seals to the garage door (some doors are not able to be selected due to a BAL rating)
Ember proof flyscreens and glazing to windows
The assessment and upgrade of items to achieve the level that the block requires.
Most shires may require a planning or development approval for rear strata or subdivided blocks, it might be prudent to contact the shire and enquire if the block is going to require planning or DA approval before applying for a building permit, and a good suggestion would be to have them put their response in writing.
has the block had new fencing installed, or will old fencing need to be replaced?
Some shires now require not only that storm water is included in the building permit, but may require a hydraulic engineering report to ensure that the correct calculations for the storm water disposal has been met.
Geo technical report
Some shires require that a Geo technical report is provided along with the hydraulic engineering calculations to establish the type of soil the block.
Has the gas been run, with some services, the trade, be it electrician or plumber is able to run the lines, or conduits, however with the gas run, Atco, or the gas providers do not subcontract out the gas run, and if it hasn’t been done to a rear strata lot, there may be additional costs to run the line.
sand ladders or limestone drive for access during construction, tiger lines, for overhead power lines, removal of excess soil, possible retaining or brick build ups.
Some lots that have been subdivided can have a sewer easement as part of the block, and you may be able to have piling alongside the line to be able to use the area, however, some areas may not be able to be piled and the easement is a wasted an unusable part of the block of land.
These items can become costly, especially if they haven’t been taken into account when purchasing your block of land and that amount can eat away the amount that you want to put towards the building and finishing off of the home.