Planning Stage


Choose Your New House or Building Site
When prospecting for a building site to build your new house or renovation. You will need assistance of architect, designer, draftsman engineer and or us.

Make sure you find all the boundary pegs and that they correspond
If you have any doubt get a surveyor to confirm the boundaries. Some sections will have all services (water, power and phone) right up to the boundary - others won't. Check out the proximity of services and the cost of getting them "on site".

Be mindful of access.
A long driveway or difficult access for machinery can make a huge different to the overall building cost.

Check for building covenants.
It is not uncommon for developers to place covenants on sections, which stipulate that the building must be completed within a specified time, or to a particular size or standard. Many other restrictions could apply.

Locate the property file at your local council.
If you are renovating an existing home this contains information on previous building work associated with your home.

What is a LIM?
A LIM (Land Information Memorandum) from the council provides important information about the property such as legal description, storm water and drainage, special land features i.e. flooding, erosion, conservation or heritage protections, any orders or notices about rates, government valuations and consents.

Will you need resource consent?
In most cases no. But to be sure, you should research the local district scheme that is available at the planning department of the relevant council. This will provide information on zoning, site restrictions, landscaping, car parking, access and any protected trees or neighbours' rights.

Does the section require surveying?
If the site isn't flat and there are no surveyed plans available you will need to get a surveyor to plot the land contours. If you are planning to build close to the boundary, the placement of foundations will need to be plotted by a registered surveyor and the height of the building in relation to the boundary will require confirmation. Height to boundary regulations are designed to ensure that a building will not cast shadows or adversely affect the daylight available to neighbouring properties.

Do you require soil tests?
If the section is steep or complex in nature, or you anticipate a reasonable amount of excavation or retaining, you may need to engage a geotechnical engineer to test for soil stability, soakage etc.

If you have decided to have your new home custom designed from scratch, you'll need a registered architect, architectural designer or draughts person.



Design & Plans


Have Your Designer, Draftsman, Architect And Engineer Design Your Plans
The architectural team will draw up your home plans to meet the regulations.

Surveyor
Have your property surveyed heights and boundary’s markers located.

Geotectech report
In some cases a soil report needs to be taken to establish how deep foundations are to placed

Review the Plans
You and the architect need to review the plans and details Note make sure your 100% with the design at this stage as it is easier to change things now rather than later, if you do not completely understand the plans or details ask them questions and make any changes if necessary. After discussion and revisions and when you are happy with the concept plans. Now it's time to prepare final plans and working drawings to submit to council.

Obtain Building consent
You or the architect applies for the necessary building permits and consents. And any adjustments to plans are made if needed. The permits, consents are issued the building consent is applied and obtained make sure you have arranged your finances and any loans from the bank. From then our building contract is signed a construction timetable established. And we begin the construction process.
Keep in mind communication with us is key to having your job run smooth, don’t be afraid to ask questions and talk to us regarding your project, as we are there to provide you with a service, and we want to maintain a good relationship throughout your project.



Construction Stages


From our experience in the building and construction process, we have made a simple list bellow to help you understand how the construction stages all come together. (Note this I s a guideline as every job is different and other factors or methods may need to be considered.)

Temporary services set up.
We will set up Temporary water, power site shed porta loo etc.

Profiles
Site set out boundaries, heights located profiles and building lines set up.

Land Clearing
The excavator uses heavy equipment to clear the land of trees, shrubbery, and brush and a metal driveway access is created to your building site.

Foundations
Excavators, diggers and other heavy equipment begin, the excavation involves preparing the area for the footings piles retaining and foundations. If necessary your soil engineer may also want to do some tests.

Foundations
The excavator will drill piles or dig footings. If necessary you may need your soil engineer to do tests on piles footings depths, Timber piles or reinforcing in footings & foundations are laid and inspected before pouring. In some cases you may also need your structural engineer to sight reinforcing before pouring concrete etc.

Block layer
Commencement of block laying takes place if there is to be a block feature wall we make sure all blocks are from the same batch as colours can vary. We recommend if you want a honed block finish to hone and seal blocks after, opposed to a pre finished honed block in which gauges & size can vary. This will also prevent any damage to blocks (honing or grinding blocks and sealing onsite at a later date ensures a better finish.)

Drain layer
Storm water, pipes, cess pits, tanks, soak holes, sewerage and drainage etc is trenched and piped out inspected and back filled.

Back-fill walls
Drainage is placed any waterproofing or tanking is installed to walls and is also inspected before back filled. Once excavations and foundations are completed things can happen pretty quickly.

House Floor Framing (timber.)
We frame the floor joists and apply flooring e.g. ply wood or particle board we suggest it is best to lay any T&G flooring at a later stage once the building has been closed in.

House Floor (Concrete.)
We will add hard fill and fines, compact, lay polythene or polystyrene if specified, reinforcing steel and mesh placed. Any services needed e.g. plumbing electrical underfloor heating etc placed and inspected before pouring the slab.

Wall Framing
We will then build exterior walls and fix bracing hardware. This can visually happen very quickly but does tend to slow down when frames are straightened, braced, plumbed and fixings are installed. Note in some cases we may need scaffolding.

Roof Framing
We now frame the roof and add bracing and uplift fixtures. Fascia boards and soffits may also be added at this stage or once the building wrap is on. Note in some cases we may need scaffolding and a roofer’s handrail.

Framing Inspection.
Framing, roof and bracing/hold downs fixings are inspected.

Building Wraps
Now we wrap the building in building paper add flashings, sill tapes and if required in plans we will add a cavity batten system to prevent any moisture problems the cavity acts as a buffer zone between cladding and framing and allows air to circulate between to prevent any moisture build up.

Roofing
Roofing will be installed.

Window and Exterior Door Installation
We now install your windows and exterior doors. In some cases installation of exterior windows and doors may happen after pre clad inspection (bellow.) (Some cases depending on the availability by the manufacturer and other factors or specifications e.g. sill flashings to go over cladding or cladding to be fixed up to the top head window/door height as we need to allow for head flashings for windows and doors etc may be done once wrap pre clad inspection has been partially passed up to window and door head height.) Note the inspector may need to come back a second time to finalise wrap pre clad inspection.

Wrap pre cladding inspection
An inspector will now inspect the wraps/cavity (pre clad stage.)

Water proofing (outside.)
Any waterproofing or membranes e.g. for decks or roof need to be installed and inspected. The waterproofer will provide a producer statement for their work. Any tiles, decking etc can be laid after this has been completed.

Cladding
We can now start cladding the exterior of the house.

Spouting and down pipes
Are installed note this can be done later but is bet to do if scaffold is up not painting exterior can also be done at this stage.

Ceiling battens internal doors and other framing fixings inside Is completed.

Services
All plumbing, electrical, phone, data, alarms, monitors, heating, ducting and any other fixings etc is piped, wired, framed out and shower or bath bases installed awaiting lining and fit off.

Insulation
The insulation is installed in walls, ceiling and under floor etc.

Pre line inspection
A inspector will conduct a moisture test on framing check bracing elements plumbing etc before passing for the lining stage.

Lining
Lining ceiling and walls inside and screwing bracing sheets off.

Post line inspection
An inspector will check all spacing’s, bracing and fixings of lining.

Finishing lines
We will install finishing lines e.g. skirting, architraves and scocia or any other detailing needed this can also be done after gib stopping and if there is T&G flooring yet to be installed.

Gib stopping (plastering.)
Gib stoppers will plaster any gib board ceilings or walls to your preferred level of finish. Joints are taped and plastered and two coats of plaster are applied the plaster needs time to dry in between coats and a final skim coat can be applied for a high level finish if requested.

Water proofing (inside.)
Any waterproofing inside e.g. bathroom is installed and inspected the water proofer will provide a producer statement for their work any tiles etc can be laid after this has been completed.

Flooring Installation
There are many popular flooring styles to choose from. Having a variety of finished floor styles is very common with flooring. styles including t&g laminate, t&g hardwood and tile flooring Note if you decide on any carpet it should be installed last once everything is finished.

Painting
Painters will seal walls and trim and paint in your preferred colour. Note; we suggest using samples before you make your final decision on the colour as a lot of the time colours can look a little different once painted in a large area, light can also make a difference.

Floor sanding
Any floor sanding and polyurethane and stain should be done now but can be left last if needed depending on the schedule.

Cabinets and joinery
Kitchen and any other pre-finished joinery can be installed at this stage.

Finish Plumbing
Any plumbing needs to be fitted off e.g. sink, bath fixtures, showers, tubs, and toilets etc.

Finish Electrical
The electrician completes fitting off electrical work at this time including installing the outlets, switches, lights fixtures we also have any sub trades involved complete fit off e.g. heating, data hubs, alarms, monitors etc.

Painting (Outside.)
Painting can be finished out side if not already completed.

Final Concrete Work
The driveway and final concrete work including sidewalks and mowing strips etc should be finished.

Deck
If not priority or has needed to be complete beforehand Deck construction now takes place. Note be carful in choosing decking as some hard woods bleed e.g. kwela can bleed a dark red colour when wet and stain the house or drive way note; we also suggest staying away from plastic decking as it gets very hot to walk on in summer and expands and contracts quite dramatically. We do also suggest screwing decking as this prevents any cupping of timber or nails popping up in summer.

Landscaping
The landscaper’s plant any shrubs, trees and grass etc.

All is complete and we will do our final checks provide the necessary producer statements and have the final building inspection to achieve code of compliance. Using Goodwin construction on your project will help you achieve a top quality job that will stand the test of time for years to come, giving you and your family peace of mind.


Contact Us


Please contact us with any queries you may have by phone: 021 983 529 by email haris@goodwinconstruction.co.nz or by filling in the form below.
We look forward to hearing from you.