Category Archives: Inclusions

Electrifying

We’ve now been to all our appointments. Work has been crazy, so James had to fly solo for the electrical appointment yesterday. I’m glad he did though; I think he did a fantastic job whilst staying conscious of the ‘budget’.

First things first- the electrical fittings are supplied by Clipsal. From what James could gather, Clipsal don’t do any of the installation. They supply all the fittings but an electrician will do the actual installation.

Seeing as Clipsal are fairly expensive we decided to go with provisioning wherever possible. This means that for things like downlights they will provide everything we need except the downlight itself. We will need to buy our own and have it installed after hand over. Same with the outdoor lighting.

This helps keep the initial prices down a fair bit. For example, an 8W LED downlight supplied by Clipsal will cost about $200. Just the provisioning will cost about $60. Then we can watch out for sales and shop around to pick up some downlights later on.

Lots of things are included as standard:

  • 1 gas point
  • 2 smoke detectors
  • 2 fan-light-heaters in the bathrooms
  • 1 data socket
  • 2 phone sockets
  • 2 TV points
  • 2 power circuits
  • 2 single outdoor sockets
  • 20 double sockets indoors
  • 7 single sockets indoors
  • 1 cooker switch
  • 1 two way switch
  • 2 light circuits
  • 1 weather proof light
  • 18 batten holders

Of course, that’s the bare minimum.

We added:

  • 2 data sockets
  • 1 TV point
  • 2 double sockets outdoors
  • 5 double sockets indoors
  • 2 two way switches
  • provisioning for LED strip lights in the kitchen
  • provisioning for 8 downlights (for lighting dark spots in the kitchen and lighting bathroom mirrors)
  • provisioning for 7 weather proof outdoor lights

We could have easily added more- you really can get carried away here.

Until you see the total price.

The standard inclusions (all the things we don’t pay extra for) came up to $6242. The variations (things we’ve added in as extras) added up to $1729.

We put a $2000 provisional allowance into the tender before signing the contract so we came in under our ‘budget’, but it’s certainly crazy expensive. I’ve heard horror stories of people paying $11000 to have the whole house decked out in downlights and what not.

Here are some of the individual costs for items (subject to change):

Single power point, $50
Double power point, $55
Double weather proof power point, $101
Ceiling light point (bayonet including switch), $52
Weatherproof light point, $62
2 way switches, $40
Clipsal LED 8W downlight, $198
Exhaust fan, $150
3-in-1 bathroom light fan heater, $550
TV point, $80
Data point, $115
Phone point, $80

less thought

Kitchen, tiles and carpet

Often in life, when we face a weighty decision, we’re encouraged to ‘sleep on it’ because ‘things will look different in the morning.’

Well, that works for some things. For others, like your tile appointment, if you wake up horrified at what you thought was the right decision its going to cost you somewhere around $250 to change your mind. You’ve got to make up your mind and stick with it.

I hate making up my mind. I like to ponder, consider, forecast, imagine and extrapolate.

368---July-13---19,-2008,-decisions-decisions

Kitchen

We’ve put a lot of thought into the kitchen layout and already been through the seven stages of grief about it. Its not the best kitchen in the world but when you’ve got a limited budget and you’re stuck picking from corner lot floor plans there isn’t much choice. After denying and bargaining we’ve reached acceptance and hope.

The kitchen consult lady did offer to completely scrap it and do a custom job but out of fear that the credit card would melt right then and there we hurriedly said no.

I should start by explaining that Wisdom has two kitchen companies as the original one couldn’t keep up with the demand. The two are Timpelle and Knebel kitchens. We’ve been assigned to Knebel. We’ve heard great things about Timpelle, they do the majority of kitchen work for a large range of builders. All we’ve heard about Knebel is that their show room was crap.

Well, let me assure you that their brand new million dollar show room in Ingleburn certainly lived up to my expectations and I think its just as good if not better than Timpelle’s. I could have played in there all day. You should see the size of one of their drawer dishwashers. LOVE.

We sat down with the kitchen consult lady and she showed us the plans of our kitchen. This is the first time we’ve seen them.

I don’t have a copy to show you but here is what is standard:

  • one set of 4 cutlery drawers including cutlery tray
  • one set of pot drawers
  • soft close to drawers, but not cupboards
  • under bench cupboards everywhere else
  • overhead cupboards with plaster board bulkhead at the very top
  • cupboards above the fridge space with plaster board bulkhead at the very top
  • pantry doors to match other internal doors, not laminex to match the kitchen cabinetry

The lady was happy to not down what we want and provide an itemised quote in a couple of weeks time for us to say yes or no to.

Here is what we requested quotes for:

  • a second set of pot drawers so there would be one set either side of the oven
  • soft close to the cupboard doors
  • a microwave space, 600 wide with a drawer under it (in our kitchen we had trouble squeezing this in. We had to put it in a spot where it created a void space in one of the corners. We decided that was an ok trade off- otherwise we would have to have the microwave on top of the bench and our bench space is pretty small to start with.)
  • put a cupboard door on the other side of the bench, under the ‘breakfast bar’, to access the void space in the other corner
  • pull out plastic double bin to go in the kitchen sink cupboard
  • increase bench top thickness from 20 mm to 40 mm
  • add an extra 10 cm of stone bench top on one side of the bench to lengthen the overhang of the ‘breakfast bar’ (note that caesarstone will only allow you to have an overhang of 30 cm maximum or else it won’t be covered under warranty)
  • extend overhead cupboard doors up to the ceiling, removing the bulkhead
  • extend over fridge cupboard doors up to the ceiling, removing the bulkhead. Change dimensions of the cupboards above the fridge to create a taller fridge space (note that the standard fridge space height was 1800 mm. Take the model number of all your appliances with you so you can give them to the kitchen company so they can make sure everything will fit. Fridges especially have all different shapes and sizes.)

We’ll make sure we’re sitting down when we get that quote back.

Our entire appointment lasted a mere 37 minutes. The lady we had was lovely, very accommodating. I do think she missed a great opportunity to sell us stuff though. I expected her to try and sell us amazing kitchen storage solutions but the only thing she suggested was a bin.

Tiles and carpet

For tile and carpet you head over to Di Lorenzo. They have a showroom at Bella Vista and we’ve been there about 3 times before to peruse the collection. The first time we went we did a lap, got overwhelmed and walked straight back out. They have some fabulous tiles in there, I want them all.

The standard range is less exciting.

Our tile lady was great. The best word I could use to describe her is efficient.

We started with the main floor tile. There is an ok range with greys, browns and creams mostly. You absolutely need to take your colour swatches with you when you go.

Our tile was essentially selected to match the kitchen cupboards. And that is how we ended up with my worst fears- grey.

I very adamantly did not want grey anywhere inside the house. However, when you’re face to face with the tile range and everything else starts looking “too pink, too green, too cream, too downright ghastly” you end up considering all your options. And so we ended up with a large mid-grey tile (450 x 450 mm) with only a small ripple pattern through it. It will look great with the kitchen and dark window frames. And the white walls will really brighten it. I hope it turns out ok.

That’s one thing the colour consult lady was absolutely spot on about- that white wall colour we chose (China Doll) looks fantastic next to pretty much anything,

But I’m a bit worried that the kitchen splash back colour will look awful now so I’m going to see if there are any other options.

The laundry tile will be the same as the main floor tile but there will be a charge to lay it because it’s a bigger tile than the standard wet area tiles. Behind the laundry sink there will be a white gloss tile.

For bathroom tiles we selected the wall tile first. We went with a white gloss tile that blends in with the wall colour. Its 200 x 600 mm in size. As standard they will only tile the floor, a skirting tile, around and above the bath and behind the shower. If you want all the walls tiled you’ll be paying extra. The floor tile is called ‘mocha’ (200 x 200 mm). Its a shade darker than the vanity. It was not in the standard range- $10 more per square metre. I took a photo but it turned out bad so you’ll have to use your imagination.

For the feature tile we chose a glass ‘mosaic’ tile in a colour that’s also called mocha but looks completely different from the floor tile. As standard, the tile is laid in one vertical line from the floor to the top of the tiles, through the niche. We thought the decorative tile would be used to tile the whole niche space but its not.

We asked for a quote to use the decorative tile in a strip between the vanity and the mirror as a kind of “splash back”. Who knows how much that’s going to cost.

We got carried away and upgraded the floor wastes. This one is standard:

standard floor waste

This one is expensive. They cut a piece of your tile to put in the middle. $38 each and we needed 6. Oh dear.

upgrade floor waste

Carpet

This is the point at which we lost it.

We have no idea about carpet. I guess I should have researched more. The tile lady was so efficient that we we expected the same from the carpet lady. No such luck, she was fairly useless. She couldn’t tell us much apart from reading the back of the carpets.

The standard range includes about 6 colours of a 50/50 wool blend carpet that has a 5 year warranty and isn’t suitable for stairs. It had no stain blocker.  It also included about 12 or so colours of a 100% nylon carpet and about 12 colours of a carpet made from recycled bottles. Neither were suitable for stairs and I think they had a 7 year warranty at best.

So, we ended up with an upgrade. We picked a 100% nylon carpet with a 15 year warranty that was good for stairs and hard use and had a 15 year stain blocker on it. We have no idea if this is a good carpet or not but it seemed like an ok mid range carpet. Its a kind of grey colour as well, just a shade or two darker than the floor tiles. It has a geometric pattern on it. Its costing us an extra $13 per square metre (its from the $40 per square metre range and the allowance is $27).

We also upgraded the underlay. The standard is a 3 mm underlay. Totally not worth it. So, we upgraded to a 10 mm over concrete slab areas downstairs (extra $8 per square metre) and a 5 mm underlay upstairs and on the stairs (extra $5 per square metre).

I’ll let you know what the damage is when we get the quote.

All the essentials

While we wait for the plans to be drawn I’m going through my lists and checking them twice. We’ll only get one “free” shot at changes to the plans after they’re drawn, so I’m trying to make sure we’ve thought of everything. This list is doomed to fail because “everything” will definitely have changed by the time the house is built and hindsight kicks in! But, here we go anyway. First, let’s cover what we get as standard.

At the moment, Wisdom Homes has two “collections” of house plans. There is the Smart Collection and the Prestige Collection. The Smart Collection has the more affordable base prices and generally includes smaller houses suited to lot frontages between 10 and 13.5m. The exception is the Cornerstone 26 which, as the name suggests, is designed to suit a corner block with 15m frontages. There is a brochure for each house plan and on the back of that is a list of the standard inclusions. Plus, with the Smart Collection you’ll receive the Smart Essentials Package of inclusions that are provided at no extra charge. When I say no extra charge I mean you’re paying for it somewhere, they just aren’t going to point out where. Similarly, the Prestige Collection has a Prestige Essentials Package, which is slightly plusher.

In case you’re curious, here is a merged list of the standard inclusions and the smart essentials that we will receive with the Cornerstone 26, as at the time we requested the tender (18 May 2013). A fair few of the items are being advertised as smart essential upgrades but they were already included in the standard inclusions list. I’ve put an asterisk (*) next to the ones that really were an upgrade of sorts. I’ve left out the daggy ones like “contemporary kitchen design” – you know, opposed to a design from 1852.

As well as these, we also signed up for two promotional upgrades: a fully ducted air conditioner for $5,990 (valued at $14,990) and a free roof upgrade to either Colorbond or the Bristile Prestige range flat profile shingle roof tiles (we went for the roof tiles but have umed and ahhed about this since).

Termite protection

  • termite treatment system to BCA requirements
  • Blue Hyne T2 termite resistant timber frames *
  • Reticulated termite treatment system to the perimeter of the home *

Bricks

  • extensive brick selection from builders ‘Inclusive’ range
  • brickwork above garage doors *
  • off white mortar to brickwork *

Floor coverings

  • ceramic tiles to the entry, foyer, kitchen, dining and leisure room from the builder’s standard range tile allowance (25$/m2) (I had to ask if they missed out bathroom tiles on purpose- apparently they do actually include those!)
  • 50/50 wool blend carpet to remainder of the home (excluding wet areas)

Concrete

  • class ‘M’ concrete slab
  • concrete to front porch including ceramic tiles over ($25/m2 tile allowance)

Roof

  • Bristile flat profile ‘Classic’ range roof tiles in lieu of traditional range roof tiles *
  • 22.5 degree roof pitch *
  • 450 mm wide eaves including eaves soffit lining
  • Colorbond fascia and gutter *
  • fire retardant sarking to underside of roof tiles *
  • upgrade of ceiling insulation to R3.5 (from R3.0) *
  • whirlybird roof ventilator for better cooling and efficiency *
  • Colorbond fascia and gutter

Garage

  • plasterboard lined interior to garage *
  • single skin brickwork
  • auto garage door opener including 2 x transmitter units and wall switch *
  • sectional overhead Colorbond garage door *

Windows

  • aluminium sliding windows throughout
  • keyed window and external door locks throughout *

Other exterior items

  • 3 x exterior garden taps *
  • Trend aluminium stacker door to outdoor leisure area *
  • upgrade of wall insulation to R2.0 (from R1.5) *
  • decorative slimline corrugated steel above ground 3000 litre rain water tank in lieu of plastic *

Ceilings/cornice

  • 2440mm high ceilings throughout with 90mm cove cornice
  • decorative “tempo” cornices to ground floor living areas, master suite and ensuite *
  • decorative half splayed 90mm high skirting boards and 67mm wide architraves *

Electrical

  • general power points throughout room as per electrical diagram
  • direct wired smoke detectors with battery backup as per plans
  • rangehood exhaust fan to kitchen (externally ducted)
  • combination fan-light-heater to bathroom and ensuite
  • exhaust fan to fully enclosed WC (no window)
  • standard bayonet type lighting throughout
  • security alarm system including LCD code pad *
  • slimline Clipsal double power points and switches throughout *
  • 2 x television points to your preferred location *
  • 2 x telephone points to your preferred location *

Natural gas

  • natural gas provision to cooktop and hot water system
  • gas bayonet point to living area *

Hot water

  • gas hot water unit (no controllers)
  • 5 star rated gas instantaneous hot water system *
  • recess box for gas instantaneous hot water system *

Doors and door furniture

  • Hume VERV range 820 x 2040mm front door (in lieu of 4 panel with glazed sidelights, paint finish) *
  • Gainsborough tri-lock lever entrance set to front door *
  • fully glazed laundry door with timber surround, paint finish
  • standard lock set to laundry
  • flush panel hollow core internal dors, paint finish
  • designer Gainsbourough Lianna internal door lever handles *
  • bar handles to kitchen pantry, linen and robe doors in lieu of knobs *
  • door stops to internal access doors
  • keyed lock to external sliding doors

Kitchen and kitchen appliances

  • Essastone benchtop to kitchen (20mm thick – standard range) in lieu of laminated benchtop *
  • decorative glass splashback to kitchen (in lieu of standard tiles) *
  • laminated overhead kitchen cupboards to both sides of rangehood including bulkhead over *
  • Blanco double bowl stainless steel sink (Model BTIPO8S) *
  • laminated overhead cupboard above fridge space *
  • set of pot drawers *
  • designer Caroma Quatro mixer tap to kitchen sink *
  • laminated doors and end panels including squareform
  • white melamine lined interior
  • designer metal handles from an extensive builders collection
  • melamine timbergrain shelving to pantry (in lieu of standard wire shelving) *
  • Blanco 900mm stainless steel freestanding cooker (Model FD9045WX) *
  • Blanco feature 900mm wide stainless steel rangehood (MODEl BRCE90X) *
  • Blanco stainless steel dishwasher (Model DWF6XP) *

Bathroom

  • semi-frameless shower screens to showers *
  • designer vitreous china toilet suites with square style cistern and soft close seats *
  • stylish counter mounted or semi recessed vanity basins (subject to design) *
  • designer floating vanity units with laminated squareform tops
  • decorative tiled shower niches to all shower recesses *
  • polished edge frameless mirrors to bathroom and ensuites
  • stylish Caroma Quatro mizer tap sets to all vanity basins *
  • Caroma Quarto bath and shower mixer sets to all bathrooms *
  • Caroma Quatro handheld shower and rail kits to all shower recesses *
  • feature towel rails and accessories to bathrooms and ensuite
  • Stylus Newbury bath *
  • chrome fore wastes to wet areas *
  • chrome push plugs to vanity basins *
  • 3 in 1 fan light heater to bathrooms
  • tiling to bath area and shower recess from builders standard range
  • skirting tiles to bathroom, ensuite and WC from builders standard range
  • floor tiles to bathroom, ensuite and WC from builders standard range

Landry

  • 45 litre stainless steel laundry tub with white metal cabinet (freestanding)
  • mixer tap *
  • hot and cold washing machine taps with screw hose fittings
  • skirting tiles to laundry from builders standard range
  • floor tiles to laundry from builders standard range

other internal features

  • ventilated wire type shelving systems to linen and robes
  • Taubmans three coat paint system to walls throughout in lieu of two coat system * (one colour only to walls, doors, skirting boards and architraves)
  • flat acrylic paint to all ceilings in ceiling white only
  • gloss enamel paint to interior timber and doors
  • acrylic finish to exterior timber and metal work
  • down pipes, meter box and infills painted to blend with brickwork
  • designer stair upgrade to stainless steel bar balusters and squared handrail * (in lieu of decorative iron with timber handrail)

All the standard site costs, fees, approvals, scaffolding, cleaning, insurance and warranty are also included.

Batteries? Probably not.