Frequently Asked Questions
FAQ's
Our Frequently Asked Questions Answered Here
What is the difference between you and the large builders?
Personal service, attention to detail and true custom building. With J & S Contracting, the builder you talk to during the design and planning stages is the same builder who will be supervising the construction of your home. We deliberately limit the number of projects we are working on at any one time so that you can be assured that your project will be given the attention it deserves. Justin personally still works on and supervises each project we undertake and uses his experience to ensure your build is the best it can be. Rather than having a set of pre-drafted plans and making your site fit in with these, we build homes which suit your site, and we aren’t limited to common construction styles.
When is the best time to choose my builder?
When you are first setting out on your project journey! Instead of waiting until you
have your plans drawn and then starting to think about builders because you need a price, flip
the script. Do all your research at the beginning: recommendations, work they’ve done,
experience. Once you’ve narrowed it down a bit, meet with the builders to find out more about
their business and see if you get along – you’ll be spending time with them for many months. Are
they someone you could trust? Will they be able or willing to help you through the design and
pre-construction stages? Then when you’ve made your decision, you can enlist them to help
guide your project. (And if you see red flags during these preliminary stages it gives you the
chance to pull out before you’re in too deep). Flipping the script like this means you’ll have
another expert in your corner during the design stage; you’ll have help solving structural and
logistical challenges and help with having a design that actually fits your budget. Your chances
of a successful project are greatly increased!
Do we need to have plans drawn before we come to see you?
No! And in fact, it’s always more beneficial for you to begin working with us before
your plans are finalised, or even started. Our process includes working collaboratively with you
and your designer/ architect throughout the design and pre-construction phase; to add a
builder’s perspective into the discussions on structural, practical and cost issues, iron out
problems and help guide the project through to success. Check out the information in the Build
With Us>Pre-Construction Process section to find out more about this. So if you have not
started organising your plans yet, that’s great – we can help with these.
I’m already working with a designer/architect for my plans. Should I wait until they’re finished before getting in touch?
No! If you have started working with an architect or designer, the best result is
achieved when we also join your team to offer a builder’s perspective on the structural, practical,
and cost implications of the plans before they are complete. This is not about taking over your
architect’s job, but working with them – and you – by adding our knowledge into the project
planning process. Sometimes we find that by amending just a few points within the plans we
can greatly improve the structural simplicity of the design and/or save you thousands from your
budget. But this is best done before your plans are finalised.
I already have my plans drawn and now I just want a quote from a few builders. Can you give me one?
A “quote” can mean different things to different builders. Brief or detailed, clear or
meaningless, well-considered or guessed. It can be full of assumptions and changes that you
might or might not be told about. One builder might see a problem with the plans and fix it when
he does his quote; another might ignore it, or fix a different problem. It becomes very difficult for
you to work out if you are comparing apples and apples, or if someone snuck some oranges (or
rotten tomatoes) in there too. Over the years too often we’ve seen that the comparison gets so
confusing you end up just choosing on price and hoping for the best because it’s the only thing
that stands out. And too often, sadly, the plans you’ve fallen in love with are way over your
budget so the whole project falls over. So if this is your situation and you just want a quote, we
probably aren’t the right builder for you. We prefer to spend our limited time working with our clients who value our input through the design and pre-construction stages so we have a great
understanding of their project and of what they want. This way problems are ironed out in
advance, it’s been guided towards its budget, and we can develop an in-depth Proposal for
them that accounts for all the work to be done and how much it will cost.
How much does it cost to build per m2?
he cost of a new build depends so much on the building’s design, materials and on
which inclusions you would like as well as the slope and soil of the site and its access to
infrastructure such as water and sewer. The more “high value” rooms such as kitchens and
bathrooms in a home mean a higher cost, and verandahs/decks also need to be taken into
account. Each of our homes is costed individually so you pay no more than you need to.
What type of construction methods do you use?
Lots of them! We have built with brick veneer, full (double) brick, weather boards,
rendered brickwork and corrugated iron. We are happy to fit either iron or tiled roofs. We use
concrete slabs, suspended concrete decks and framed timber floors. The only things we won’t
use are those methods which we feel simply aren’t durable enough or up to standard. Unusual
designs or complicated roofs are not a problem as we have the skill set to complete anything.
Problem solving of complex construction issues is a specialty of ours.
What makes J & S Contracting homes better?
The quality of the home, the workmanship and the inclusions. As award winning
builders, when we select the materials to use we consider how they will last, how they will look
and how easy they will be for you to maintain. Often there is more than one way to build
something. Our tradesmen always choose the way which is the strongest and most stable, to
give the long-term finish you expect. Built-in quality pays you back in lower maintenance costs,
higher resale value as well as simply looking great for you to enjoy.
Does it cost more to have a quality built home?
Sometimes, but not always. Sometimes it costs a little more to have a home built well,
to use better-quality materials and to have the tradesmen take the time to complete the build
properly. This can be more than offset, though, by lower on-going maintenance costs and a
home which still looks good years down the track, giving you the option of a higher resale value.
Often we charge less for a specialised build than project/volume builders would for that same
build, as we are not limited to common methods and our tradesmen are skilled at specialised
building.
What inclusions do you allow for in your price?
As much as you want us to complete for you! All the normal things are always
included: electricity, sewer and gas (if required) connected and ready. Fly screens and/or
security screens, steps (if required) and any retaining walls needed. We can complete
driveways and fencing if required. Inside your home, you get to choose the fittings you would
like from anything our suppliers offer. A generous allowance for electrical outlets is included. We
allow for you to have quality fittings, not ones which will break a week after the warranty
finishes.
What should I allow for extra costs at the end?
If you do not change your mind on inclusions/design of the project during construction,
nothing! We know our customers would not appreciate being hit with an unexpected large bill at
the end for things which they always thought were included in the first place. So, we always try
to include into our original price everything you will need to move in. Anything which is not
included is clearly stated at the beginning, so you can budget with confidence.
How To Get Started
Get your project off to the best start by getting in touch with us. We’ll send you our
special questionnaire to help us get up to speed on your project, the ideas you have, and what
you’d like to achieve – so we can see how we can help you move forward.
