Buying The Right Section To Develop
(This quick word alone could save you thousands in building costs)
Despite all the advice, plan designs, dreams and aspirations, the section is going to determine more about the type and dimensions of you new home than any other single factor.
IF YOU CONSIDER THE FOLLOWING POINTS BEFORE PURCHASING A SECTION SIGNIFICANT SAVINGS ARE AVAILABLE TO THE EDUCATED BUYER:
- SITE CONTOURS
It is infinitely more expensive to build on a sloping section than on a flat site, the greater the slope, the greater the cost. A sloping section more often than not, will require extensive and expensive excavation which will not be required on a flat site.
A steep site will require retaining walls, which in turn, may require expenses by way of engineering design work, and (perhaps) a Resource Consent from the Local Authority.
A steep sloping site will require that the dwelling will need to comprise two, or more levels (or a single level over a basement at the very least). The cost of constructing a single level dwelling is significantly less expensive than building a split level or multi-level home of equivalent area.
- GEOTECH PROPERTIES
The geology of your site is the key factor in determining your projects below ground foundation costs, a geotechnical report is an analysis of the soil structure on which you project is to be built. Engineer’s reports commenting on topsoil depths, expansiveness and bearing capacity of soils and the suitability for the intended construction will have significant impact on site works costs. Beware, flat sites with poor soils or large topsoil depths will add costs by way of extensive excavations or fully piled foundation systems.
If you are building on a new subdivision, there is likely to be an underlying subdivision geotechnical report. Obtain this from the developer at time of purchasing your site. Some older subdivisions do have them as well, so you may want to check with your local council if the developer is unable to be contacted. Note; often sub divisional geo reports will not give enough information to provide cost forecasts for your site and always a site specific report will be required before construction starts.
- SITE SPECIFIC INFORMATION
Certificate of Title, Deposited Plan for the sub-division and as-built plans showing the points for public services and or any other encumbrances on the sites such as public drains and easements. These are all usually obtainable from the local authority
Are the connections for electricity, telephone, water supply, sewage and stormwater relatively close to the intended building site; Generally additional costs are on a per meter basis however other considerations which can add significant cost is the need for stormwater mitigation (generally via way of detention/retention systems and possibly rain gardens also.
Local authority fees, network growth charges, development contributions and resource consent planning constraints will also have an affect on your budget.