FAQ

A Bushfire Attack Level (BAL) is a way of measuring the severity of a building’s potential exposure to ember attack, radiant heat, and direct flame contact.

There are six BAL’s that form part of the Australian Standard for construction of buildings in bushfire prone areas:

• BAL-LOW (no additional construction requirements)
• BAL-12.5
• BAL-19
• BAL-29
• BAL-40
• BAL-FZ (Flame Zone)

Most properties in metropolitan Melbourne are classified as BAL-LOW, and no additional construction requirements would be necessary.

Towards the outskirts of the city and in regional areas, designated bushfire areas are common, and the minimum BAL is 12.5.

Bushfire Management Overlays (BMO’s) are established in more hazardous bushfire areas by local councils. The construction of a building in a BMO area requires a planning permit and often have high Bushfire Attack Levels.

A Covenant is a restriction on the land that is registered on the certificate of title. A covenant remains associated with the land indefinitely unless removed by the land owner. Covenants are common and most date back to when large tracks of land were subdivided and sold off. Common covenant restrictions include preventing quarrying/excavating/mining the land, restricting the materials and colours used to construct buildings on the land and restricting the number of dwellings allowed on the land.

A Covenant that restricts the number of dwellings can prove difficult for people intending to build a granny flat (Dependant Persons Unit). Whether or not a covenant restricts the construction of a DPU comes down to the way that particular document is written. If purchasing property people should always check the certificate of title for covenants and if they exist do their research into what it means.

Often large established trees exist when building DPU’s in client’s backyards. These trees can either be in the owners garden, in which case they can usually be removed or managed appropriately but often they are in a neighbours garden, ruling out removing the tree.

If a tree cannot be removed when it is in close proximity to a proposed unit much deeper footings will need to be installed. Depending on the soil classification the footings may need to be designed by a structural engineer.

An easement is a specified party’s right to use a defined part of another person’s land without owning it. Easements usually protect the rights of utility suppliers to enter the land to maintain their assets.

Easements are a common issue when building in client’s backyards. Most easements contain one or more assets such as sewer mains, storm water mains etc. Some easements do not contain any assets and some assets run through land without being designated by an easement.

Client’s often want to build over an easement. This is usually achievable if the easement is does not contain any assets. An application needs to be lodged with the appropriate authority to build over the easement which attracts a small fee and takes a couple of weeks.

However if the easement contains one or more assets the likelihood of an application to build over being approved reduces dramatically. We would recommend trying to position the unit away from the easement particularly if there is ample space.

DPU’s generally do not require planning permits. 

A planning permit is a legal document that allows a certain use and/or development on land. It normally contains a written document with conditions that must be met, and a set of plans. Most applications for a planning permit will be made to the local council, but some are made to the Minister for Planning.

Instances that would trigger the need for a planning permit are special planning overlays associated with your property.
Some of the main overlays that trigger the requirement of a planning permit include:

·         Bushfire Management Overlay (BMO)

·         Land Subject to Inundation Overlay

·         Environmental Significance Overlay

·         Green Wedge Zone

·         Rural Zone

·         Vegetation Protection Overlay

While this list is not definitive, it gives one an idea of some of the primary reasons where a planning permit might be
required.

A planning permit application can be a time-consuming process. Depending on the complexity of the application, it can take anywhere from 3-9 months.

A planning permit should not be confused with a building permit.

It is important for our clients to understand that a DPU is not connected to services independent of the existing house.

All services are connected to existing water and electrical meters as well as drainage of the home (much like building a shed or pool house).

This means that clients will not receive separate bills for each dwelling. The units can however be fitted with check meters that give an indication of much water and power the occupant has used.

A soil test report is a report based on a series of soil samples taken from your block of land.

By testing the soil in various locations it enables our engineers to classify your soil type and provide the appropriate footing system for your home.

Improving energy efficiency of buildings is one of the measures taken by the Australian Government to address global warming issues. 

As a result, on 1st May 2011 the Building Commission introduced regulations for all new dwellings (including dependent persons units), to conform to a 6-star energy rating. This means you will enjoy a better quality, more comfortable, environmentally sound home that is more efficient, offering more value on your power bills while reducing your impact on the environment.

Standard 6-star inclusions are ‘R’ rated particle board flooring, R2-5 insulation to walls, R4 insulation to ceiling, perimeter baseboards, and double-glazed awning windows (except wet areas).

The standard inclusions for Granny Flats are:

• Building Permit, soil test report and 6 star assessment (excluding planning permit fees if applicable)
• Gable roof design with raked ceiling to living areas
• Colorbond roof, gutters and downpipes
• High span timber subfloor with particle board flooring
• Low maintenance James Hardie Primeline Chamferboard cladding, or Colorbond cladding (design specific)
• Double glazed aluminium windows with insect screens
• Sliding glass entry door and screen door or solid entry door as per design
• Plasterboard wall and ceiling linings
• External and internal painting throughout with gloss enamel to internal trim
• Full laminate kitchen, stainless steel sink, electric cook top, and electric under bench oven with slide out rangehood. All appliances in stainless steel finish.
• Fully tiled shower with preformed base and pivot door as per plan
• Vanity cabinet as per design, dual flush toilet, laundry tub and tap sets as per design
• Vanity mirror, double towel rail, toilet roll holder 
• Full height sliding robes with shelves and hanging rail
• Heat pump system (supplied loose for installation with connection of services)
• Electrical installation provides for a generous number of power points, LEDs and a nominal allowance for light fittings and smoke alarm
• Quality laminate/tiles to kitchen and wet area floors
• Quality carpet on underlay to living and bedrooms

The standard inclusions for Transportable Homes are:

• Building Permit, soil test report and 6 star assessment (excluding planning permit fees if applicable)
• Gable or Skillion roof design (dependent on design) with raked ceiling to living areas
• Colorbond roof, gutters and downpipes
• Galvanised steel chassis with particle board flooring
• Low maintenance James Hardie Primeline Chamferboard cladding, or Colorbond cladding (design specific) 
• Double glazed aluminium windows with insect screens
• Sliding glass entry door and screen door or solid entry door as per design
• Plasterboard wall and ceiling linings with 55mm coved cornice
• External and internal painting throughout with gloss enamel to internal trim (3 coat system)
• Full laminate kitchen, stainless steel sink, electric cook top, and electric under bench oven with slide out rangehood. All appliances in stainless steel finish.
• Fully tiled shower with preformed base and pivot door as per plan
• Full width vanity mirror, double towel rail to bathrooms, toilet roll holder and privacy lock to W/C
• Full height sliding robes with shelves and hanging rail
• Heat pump system (supplied loose for installation with connection of services)
• Electrical installation provides for a generous number of power points, LEDs and a nominal allowance for light fittings and smoke alarm.
• 6 star energy rated comfort includes; “R” rated particle board flooring, insulation to walls (R2.5 and ceilings (R5), double glazed windows throughout, self closing exhaust fan, weatherseals to all external doors/windows and 6 star energy report
• Built on site within 60kms of Dandenong, otherwise all units are built to be easily transported after construction

All buildings will require a building permit. Todd Devine Homes will take care of this for you.

At Todd Devine Homes we can check and advise if you require a planning permit. Alternatively, the planning department of your local council can give you advice.

Yes, Todd Devine Homes is more than happy to take care of the planning process. However a planning application fee will be payable. This fee is required upfront and is non-refundable, however a partial credit will be applied to the total contract price should you proceed with Todd Devine Homes.

A planning permit application can be a time consuming process. Depending on the complexity of the application it can take anywhere from 3 – 6 months. Each council is unique, so timelines can vary greatly from one to another.

Septic Tank Systems are designed to treat, then recycle or dispose of:

• Greywater, which comes from showers, baths, hand basins, washing machines, laundry troughs and kitchens
• Blackwater, which is toilet waste
• Sewage, which is combined greywater and blackwater

Most rural and acreage properties do not have reticulated sewerage available, so in this case, you will require a septic treatment system.

A soakage pit is an excavation filled with crushed rock that stormwater from your roof is discharged into. The stormwater will gradually disperse through the rock and into the ground.

Only large properties with no stormwater mains are appropriate for soakage pits.

Once the contract, working drawings and specifications have been signed and handed over to our supervisor, construction usually takes between 16 – 18 weeks.

Once the contract, working drawings and specifications have been signed and handed over to our supervisor, construction usually takes between 18 – 20 weeks.

A variation is an agreed change to the contract documentation, for example the drawings, specification or quote. Most variations attract a fee.

A double glazed window is a window where two panes are sealed within a frame to trap air or other gas between the glass. This has a significant positive impact on the energy efficiency of the home or building.

A screw pile is a steel pipe with a steel helix that is ‘drilled’ into the ground with an excavator. When the pile has reached a specified torque rating the pile is capable of bearing the weight of the structure.

The standard ceiling height is 2400mm.

The standard payment terms are:

• Deposit:        5%
• Base:            10%
• Frame:          15% 
• Lock-up:       40%
• Fixing:           25%
• Completion: 5%

Todd Devine Homes are happy to look at any designs that you may have created. If these designs prove to be feasible, we will happily build your dream home for you. Any custom designs, or changes to our standard designs may attract a drafting and estimating fee.

As long as you have had your home built as a transportable, you will be able to relocate the home.

All Granny Flats (Dependent Person’s Units) are built as transportable, even if they are constructed onsite.

Our homes achieve a minimum 6 star energy rating. They also use plantation pine framing which is one of the most sustainable building products on the market.

Years of experience in the industry as well as trusted partnerships with our transport companies.

However, if damage does occur during transport, Todd Devine Homes will ensure all damage is rectified before handover.

The connection of services are not included in the costs for Granny Flats or Transportable Homes, however it is something we take care of for you – this will be included in your initial estimate as a provisional fee.

Our homes come with the standard 6 year Home Warranty which covers the structure only. Appliances and other fittings are covered by the individual manufacturer’s warranty.

We will be able to build a Granny Flat (DPU) on most properties. Call us with your site address and we can advise you.