Please feel free to download our Designs and Floorplans Booklet which contains our latest designs.

All of our designs are built according to the Australian Standard AS 4299 (Adaptable Housing), ensuring that they can be adapted to meet the accessibility requirements of people with disabilities. 

If you require a purpose-designed residence we can work with an occupational therapist to ensure that you get the design that meets your needs. 

We have created a range of designs you can choose from or we can provide a custom design service to suit your needs. You are also able to work with our designer to create a custom design for your property for an investment of $3500. 

To provide full choice, range and inspiration for the designs of your projects, we also provide an inclusions and style guide, as well as a concierge service where one of our team can meet you at a retail supplier and work with you to select your inclusions. 

That doesn’t limit the items that can be included in your project:  if what you want is compliant with legislation, available and can be installed by our team, we will be happy to accommodate it.
QAID 35

As the CAD/Architect’s Design File is the intellectual property of Canberra Granny Flat Builders, and could be easily used by other builders. We will only provide PDFs of the design.
QAID 115

Our projects are built on site.  Our tradespeople are locally based, licensed, and build to the highest quality and ensure all our designs are compliant with ACT regulations.
QAID 98

All of our work requires a structural engineer to design the foundations and structural floor systems for your project.  In order to ensure that the project is structurally sound and safe, we cannot use existing slabs.
QAID 218

A secondary residence built with Canberra Granny Flat Builders can range in price from $140,000 - $333,000.  Our customer guarantees ensure that we stick to or under budget with every project.  Prices can vary further of course, depending on the inclusions you choose for your design.  Our designs can be viewed under our Design Gallery, along with indicative prices.
QAID 34

If your property has gas services connected to it, we are typically able to use the existing connection for your new project.  We may require additional investment to accomodate gas connections.  Gas connections are not offered as a standard inclusion as some properties do not have existing gas connections.
QAID 38

A Class 10 structure is a non-habitable building or structure. There are there subcategories of Class 10 structures: Class 10a, Class 10b, and Class 10c. 

• The examples of Class 10a structures are private garages, carports, sheds, decks, sunrooms, studios and workshops or the like.
• The examples of Class 10b structures are fences, antennae, retaining/free-standing walls, swimming pools or the like.
• The example of Class 10c structures is a private bushfire shelter.

They are generally exempt from needing development approval if they meet certain requirements (ACT). 
QAID 3

Yes, we manage every aspect of the build from design to completion.  We take all ownership and accountability from the beginning of the process until the end.
QAID 33

All of our projects are built onsite with our trade-partners who are locally based, licensed, and build to the highest quality. We ensure all our designs are compliant with ACT regulations.
QAID 37

If your property has gas services connected to it, we are typically able to use the existing connection for your new project.  We may require additional investment to accomodate gas connections.  Gas connections are not offered as a standard inclusion as some properties do not have existing gas connections.
QAID 38

Yes, we have display homes that we can provide for customers to inspect. Please visit our home page to find the dates, time and location
QAID 58

We do build extensions, you may find our extension designs on our Fixed Price Extensions page.
QAID 96

We do not offer these services. Our primary focus is building secondary residences and fixed price extensions.
QAID 100

Yes, we can and do.
QAID 101

Yes, but we would like these outlined and documented as soon as possible during the project. 
QAID 102

Because our designs are unique and based on previous customers projects we believe it is a clearer and more transparent to provide a fixed total price for each individual project.

Generally when discussing price per SQM (m2) only the components for the building walls, roofs, floors, doors and windows etc are included. Most commonly approvals, site works and often components such as window and floor coverings will not be included in a price per SQM (m2) so it is very important to question any one who provide this type of price about the details.

Canberra Granny Flat Builders have several options in regard to pricing projects for our customers. We have priced designs that have been created for our past customers with an average total turnkey project price based on building on an average property in the ACT. We can also create unique new designs or modify an existing concept design. When you have approved your design we provide a fixed price project proposal to complete the project.
QAID 109

Canberra Granny Flat Builders are proud to be able to work with a number of different types of customer, including:

• Real Estate Agents.
• Established Investors.
• Owner/Occupiers.
• Property Purchasers.
• Syndicate Buyers.

QAID 110

We do not convert existing structures into granny flats, as it is extremely difficult to plumb into the slab. It’s typically easier and more cost effective for us to knock down the existing structure and build a new addition, or to create an attachment to the garage which accommodates the plumbing.
QAID 131

The building price is the cost for the construction for the building and all the inclusions.

The total price for a project includes the building price as well as all planning costs and site works.
QAID 132

We do not build sheds as stand-alone projects, however they can be part of a larger project.
QAID 133

We don't incorporate solar panels into our designs, but we can help to manage the installation process with the solar company.
QAID 147

When windows are shaded and installed correctly, they should have no issues and no condensation problems.  We highly recommend double glazed windows.  They offer far superior insulation and don’t have the same issues with condensation that single glazed windows typically do.
QAID 150

No, as they actually cost more to install than most custom shower units, and tend to have slippery bases that function poorly.  A simple tile wall and fixed glass shower is typically a better idea.
QAID 151

Yes!
QAID 197

EER is short for Energy Efficient Rating, which is the current level of energy performance of a dwelling.

There are a number of items that are used to insulate your project.

• Floor systems - Either underslab insulation may be sued or batts if a suspended floor system is included in the project
• Walls - Wall batts are used along with reflective wall wrap (Sarking)
• Ceiling - Ceiling batts are used, and depending on the roof coverings, anti-condensation insulation blanket under colorbond roofs.
• Windows - Double Glazing

A minimum EER of 6.0 is needed to be complaint with currently regulations in the ACT in 2023.
We have completed projects with 8 stars plus energy ratings and we can help increase the energy rating from a minimum of 6 stars if you wish.
QAID 202

Yes, a two storey design is possible. However, there are rules regarding the setbacks for an upper floor level: 6m for rear setbacks and side setbacks.

For more information regarding the setbacks for an upper floor level, please refer to the Table 5 Side and rear setbacks – large blocks in the Single Dwelling Residential Code

The topic will be covered in our face-to-face Planning Assessment Appointment.
QAID 204

Generally, yes.

There are additional factors to consider for designs that include high windows that are included in areas of a design that are higher than the ceiling if it is adjusted to be a flat ceiling.

These designs may also have a further reduction in the total project value with the removal of those windows.
QAID 209

No, All of our work requires a structural engineer to design the foundations and structural floor systems for your project.

This way we can provide structural guarantees and insurance for the project.
QAID 218

Yes. You can put in a kitchen after receiving the Certificate of Occupancy and Use for your detached addition.

Under the Planning and Development Regulation 2008, a dwelling can have at least 1 but not more than 2 kitchens. Your detached addition, as part of the main residence, can include one extra kitchen given there is only one kitchen in your main residence.

Please refer to Chapter 1.5, meaning of dwelling, of the Planning and Development Regulation 2008 for more information.
QAID 240
 

Secondary residences, commonly known as granny flats, is a dwelling in addition to the main residence. They 

• are self-contained residential dwellings that can be built on a residential block of land of 500sqm or larger. 
• are class 1A habitable structures, and can only be built in association with single dwelling housing. 
• can be detached or attached to the primary residence

The block can remain a single title property with a main residence and a secondary residence.
QAID 23

A secondary residence can have a minimum gross floor area (GFA) of 40sqm, up to a maximum of 90sqm.  In addition to the secondary residence itself it is possible to build additional structures, such as garages, carports, alfresco areas and carports which do not count towards the gross floor area of the secondary residence.  

Canberra Granny Flats generally build secondary residences which have one to four bedrooms, one to two bathrooms, one or more living spaces, a kitchen, and a laundry.  There are no statutory minimum or maximum numbers of rooms or types of rooms.
QAID 24

Under the current legislation, your rates and land tax will be unaffected by the construction of a secondary residence.

No. Providing separate title (including subdivision and unit titling) to a secondary residence is not permitted under the Unit Titles Act 2001. 

For more information, please refer to the Unit Titles Act 2001 https://www.legislation.act.gov.au/View/a/2001-16/current/PDF/2001-16.PDF and Element 4 Secondary Residence https://www.legislation.act.gov.au/ni/2008-27/Current.
QAID 9

A secondary residence can have a minimum gross floor area (GFA) of 40sqm (can be less when residents of the secondary residence sharing facilities such as storage or a laundry with the residents of the primary residence) , up to a maximum of 90sqm. 

In addition to the secondary residence itself it is possible to build additional structures, such as garages, carports, alfresco and deck areas which do not count towards the gross floor area of the secondary residence.  

Secondary residences have no statutory requirements on the minimum, maximum, or type of rooms that can be included within them.  

For more information,please refer to Element 4 of the Residential Zones Development Code.
QAID 24

A secondary residence can only be built on a minimum block size of 500sqm. This is considered as a large block under the Single Dwelling Housing Development Code. 
QAID 25

Secondary Residences are required to be designed to be easily adaptable to meet the needs of people who have disabilities or impaired mobility.  The requirements for adaptable housing are found in the Australian Standard AS 4299 (Adaptable Housing).  

Some of the requirements are as follow

• Wheelchair turning circles  1550mm in diameter in kitchen, one bathroom and one bedroom
• Accessible entry to be level (i.e. max. 1:40 slope) 
• Landing to enable wheelchair maneuverability
• Accessible entry door to have 850 mm min. clearance 

QAID 28

Secondary residences are considered class 1A buildings under the Building Code of Australia.
QAID 29

Under the current legislation, your rates and land tax will be unaffected by the construction of a secondary residence.
QAID 31

Proposal for secondary residence requires public notification under the merit track. There are two types of public notifications under the merit track; major notification, which requires a sign to be placed on a property, a notice placed on the planning directorate website and letters sent to adjoiing neighbours, who have 15 days to make a representation. Minor notification simply requires letters to be sent to adjoining neighbours, who have 10 days to make a represenation.

Under the Planning and Development ACT 2008, secondary residence falls under the major public notification process. 

Link for public notification: http://www.planning.act.gov.au/topics/design-and-build/lodging/public_notification
QAID 49

The application fees for development approvals are calculated in accordance with the Building Cost Guide.

For example, a project's value is $100,001 to $150,000, the base is $664.00 and 0.501% of the amount in excess of $100,000. The application fees for a project $100,001 to $150,000 will be 664+(150000-100000)*0.501%= $664+$250.5=$914.5. 

The application fees will be included in the proposal price.
QAID 50

Yes a secondary residence can have a common wall with primary residence as long as evidence provided showing the element from an unscreened element is not unreasonably impeded by external walls and the separation between blank walls achieves reasonable access for maintenance. An fire separation wall will also be installed to meet the criteria of Building Code of Australia. However, it is subject to ACTPLA to decide. 
QAID 97

It is up to you to have a second set of bins.  The bins can be supplied from Transport Canberra and City Services (TCCS).  The current price for a second set of bins is approximately $275 annually, and it has included the cost of collection.
QAID 135

No, it is not possible to build multiple secondary residence on the same block of land. This is a mandatory rule under the Residential Zones Development Code that only one secondary residence is allowed on the same block. 
QAID 127

A secondary residence requires a minimum separation between an unscreened element (such as deck, alfresco etc) and an external wall on the same block is 3m and the separation between external walls at the lower floor level on the same block is not less than 1m. 
However, they are merit based as long as the proposal achieves reasonal outlook from an unscreened element and reasonal access for maintenance.
Please refer to the Element 4 of the Residential Zones Development Code for more infomation.
QAID 189

Yes, it is possible. You can connect them with walkway,path etc.
QAID 190

No, one entry door is sufficient for a secondary residence, but you can also have more than one entrance.
QAID 192

According to the R13 and C13 of the Residential Zones Development Code, a secondary residence needs to comply with Australian Standard AS 4299 Adaptable Housing (Class C) or shown to be easily adaptable to suit the needs of people with disabilities. 
QAID 193

There are no restrictions on the number of bedrooms for a secondary residence as long as the requirements of plot ratio and gross floor area are met.
QAID 200

Icon Water:
 

To achieve separate metering for Water supply, one main meter would be required for the entire property. Subsequent meters for each premise will be distributed via the main meter. This allows you to measure usage for different dwellings on the same land. This process would involve seeking Hydraulic Engineer advice.

Jemena Gas/EvoEnergy:

This set up can be created. What is called a Path Valve will need to be installed on the block, which each meter would then connect to. This allows for three meters to be installed on the block, for existing residence and secondary residences.

EvoEnergy (Electricity):

Typically only one service can be provided to a block, but there are instances in which this can be changed. The new meter will need to be installed in the Primary Meter box if an additional meter is desired and approved. This may require a Service Mark, which is EvoEnergy giving permission to allow for a change in equipment on site. This will be identified by EvoEnergy in the approvals process.

CGFB is happy to aid in enquiries about attaching additional meters to projects.

QAID 222

Yes, you can change your existing home to a secondary residence and build a main home in the backyard, as long as your main home meets the rules and criteria of being a secondary residence under the Single Dwelling Housing Development Code and Element 4 of Residential Zones Development Codes, such as being adaptable, the GFA is less than 90sqm.
QAID 256

The basic requirements for building a secondary residence include

- Minimum block size:500sqm

- Maximum plot ratio: 50% including the main residence

- The dwelling size for a secondary residence:40sqm - 90sqm

The rear setback needs to be 3m. One side setback needs to be 1.5m and the other 3m.
However, since building a secondary residence will automatically trigger a development application, which means you don't have to meet all the setback rules as long as we provide evidence showing the proposal achieves reasonable separation between adjoining blocks and reasonable privacy for dwellings on adjoining blocks.

QAID 263

In most cases, building a secondary driveway is possible.  We will manage this process for you, including seeking approvals from Transport Canberra and City Services, and any affected utility companies.
QAID 90

 If you have read our guide to successfully managing secondary residences, then you would be aware of our recommendation to erect a compliant site fence if you are contemplating building a secondary where an existing tenancy exists. 

The general costs to erect a site fence separating the backyard are approximately $450-$550. This is a one-off cost, and the site fence can remain in place for up to 12 months.

Please arrange directly with Angelo Turcin from ACT Fence Hire on 0411 433 499 or email aturcin@ozemail.com.au. Please mention that you are working with Canberra Granny Flats so he can apply our pricing. 

Yes, customers are welcome to paint their own projects.
QAID 148

Yes, we manage every aspect of the build from design to completion.  Our Turnkey guarantee means we take all ownership and accountability from the beginning of the process until the end.
QAID 33

Yes, if a demolition is part of your project we are able to conduct them.  In the event that your demolition involves asbestos, we will also ensure that all necessary practices are followed.
QAID 129

We need approxiemtly 2.0m wide and 2.0 m high clearance to allow for our machinery to access the back of a property when building a secondary residence or studio. 
QAID 144

No, we have never had any issues with this.  
If this is a metal garage, we recommend that you sell the garage on gumtree or through similar means first, so that there will be less waste to deal with on-site.
The demolition cost will be quoted in the site scope report
QAID 149

In cases of where someone is seriously injured or in need of urgent medical help or when life or property is being threatened or in danger. 
Please Dial 000 Immediately.
QAID 243
 

We will have trades people working from Monday to Saturday from 7am to 6pm exclusing public holidays. This is in alignment with the Environment Protection Act.
QAID 234

Yes the use of the connection/link system means that there will be minimal impact on the existing home usually the connection process takes less than a week. During that process the home is sealed against the elements. 

The minimal width required for access for machinery, delivery of materials, waste management is 2 meter width and 2 meter in height for manoeuvrability. The exact requirements will be dependant on your project on whether if it contains heavy components such as Bricks, Tiles, Structural steel and large spans of timber. It will also be dependant on factors of your site such as distance and slopes.

QAID 607

Yes.  When you get to the state of committing to a project with us, we are happy to provide the details of previous clients who have agreed to be contacted.  You can also watch their videos online under the “Customer Stories” section of our website.
QAID 130

This is not our speciality, and therefore we don’t provide a total solution when it comes to landscaping.
Decks, pergolas and paths leading and surrounding the project can be designed and completed with our team. However, traditional landscaping is not our strength.
We will, however, work with whoever you select to ensure that have access and all detailed plans to ensure successful completion.
We are working three or four locally based quality providers to develop projects with detailed fixed-price proposals.
QAID 235

The standard driveway width at the property boundary is 3 metres and the maximum width at the property boundary is 5.5 metres.  The standard driveway width at the kerb line is 5 metres and the maximum width at the kerb line is 5.5m.
QAID 105

Below are the criteria in regard to public safety when creating a new secondary driveway.

- Vehicles or pedestrians will not slip in wet or frosty conditions 

- Clear view of traffic on road when exiting driveway

- Maximum gradient 17% 

- Slip resistant surface 

- Maximum 1 in10 skew

- Minimum 6m from the intersection tangent point

For more information regarting textures and materials see website https://www.tccs.act.gov.au/__data/assets/pdf_file/0008/396890/05_Driveways_Edition_1_Revision_1.pdf

QAID 114

Car parking spaces can be located on the front zone given any part of a driveway in tandem with another car parking space that is located behind the front building line.
QAID 251

Yes. You may construct a second driveway with TCCS ( Transport Canberra and City Services) approval.

The minimum requirements for a secondary driveway that must be met are as follows

• A minimum of 3 metres clear of small and new trees
• 1.2 metres clear of sumps and other services
• 1.5 metres clear of transformers, mini pillars and street lights
• 6 metres clear of Tangent Point (TP) or corner block
• On a site with a proposed uphill grade less than 17%
• On a site with a proposed downhill grade less than 12%
• At a right angle to the kerb line (max 1:10 deviation
• All concrete is to be Grade 32 (32 Mpa)
• Driveways are NOT to be constructed using 'exposed aggregate
• Footpaths are to take precedence over the driveway and are to remain continuous
• You must also ensure that you are not making any alterations to a nominated heritage site

Besides, building a secondary driveway all utility and services are not in place when the driveway is being designed. If a secondary driveway is built without checking, future costs will be on the lessee expenses if services need to be relocated or alterated.
QAID 81
 

Documentation needed for a new driveway application includes

• Site Plan: Site plan containing the new secondary residence and the driveway proposal (consistent with the Driveway requirements). If there are no on site building works and only a new driveway proposal then only show new driveway proposal on site plan. 
• Landscape Management and Protection Plan (LMPP): LMPP must show the protection and management of the Territory's assets on the verge during construction, when a development is being undertaken. These assets typically include trees, grass, footpaths, kerb and gutter, street lighting, stormwater sumps etc (every site will have various assets, if any). 
• Dilapidation Report: This would have been created during the DA stage, otherwise it is imperative that a dilapidation report is created before submitting a driveway form. 

These documentation is necessary for a driveway proposal to be assessed by Access Canberra. The following link is the form page where is further describes the requirements for submitting for a new driveway proposal. 

https://form.act.gov.au/smartforms/landing.htm?formCode=1050
QAID 83

At least two parking spaces are needed for existing residences depending on the number of bedrooms and at least one additional parking spaces are required for a secondary residence depending on the number of bedrooms. Besides at least one parking space is roofed covered.
QAID 108

You will need to provide a proof of funds (such as bank statements) or proof of finance from the banks.
QAID 136

We do not build outside of the ACT at this moment, our focus is to ensure all our projects within the ACT are completed in a world class manner. 
However, we are exploring to expand our business in NSW.
QAID 176

While it is preferable for all parties to be present and sign the agreement, it is not legally essential. 
In the instance that a relevant party to the agreement is unable to attend and sign the contract, a suitable way around this is to include an amendment into the contract noting the present party as a primary contact point, and the missing party as a secondary contact point, and for all final decisions to be approved by both parties.

An alternative solution is to have the missing party included into the agreement as a guarantor. This is a more complicated process than including an amendment in the agreement such as the aforementioned, and in most instances, such an amendment would be sufficient. 

 For more information on this, contact Christie Burt on 02 6285 7302.
QAID 196

This is a total cost and is incorporated in our Fixed Price Guarantee for a customers project. 
Site Works items and components include;

• Site preperation including excavation for underground service, footings and foundations
• Safety including site fencing for the duration of the project
• Waste management which is the removal of all building waste and packaging from the site
• The delivery of all items including loading/unloading

QAID 205

This is a total cost and is incorporated in our Fixed Price Guarantee for a customers project. 

The following items and components are provided and included in the "Preparation and Planning' 

• Appointment of a dedicated Planning Approvals Manager to manage and take total responsibility for the planning approvals process 
• Approvals of Project Plans and Documents - Site-specific plans required for development and building approvals including the Survey Detail Plan, Site Plan, Floor Plans, Elevations and Sections.
• All government related development Approval Application, Fees and Charges
• All building Approval Application, Fees and Charges
• Building Energy Report
• Structural Engineer Reports 
• Survey and Site Setout
• Public Liability Insurance
• Comprehensive Home Warranty Insurance

QAID 206

EER is short for Energy Efficient Rating, which is the current level of energy performance of a dwelling.

There are a number of items that are used to insulate your project.

• Floor systems - Either underslab insulation may be sued or batts if a suspended floor system is included in the project
• Walls - Wall batts are used along with reflective wall wrap (Sarking)
• Ceiling - Ceiling batts are used, and depending on the roof coverings, anti-condensation insulation blanket under colorbond roofs.
• Windows - Double Glazing

A minimum EER of 6.0 to be complaint with currently regulations in the ACT in 2018.
We have completed projects with 8 stars plus energy ratings and we can help increase the energy rating from a minimum of 6 stars if you wish.
QAID 202

CGFB provides a complimentary planning assessment for your property which includes an aerial site inspection and comprehensive planning assessment report.

If you would like to obtain a planning assessment to help you make a decision on a prospective property purchase, we can provide this for you at an investment of $300. If you are considering multiple properties, we can offer a bundle of 5 planning assessments for an investment of $900.

If you purchase the assessed property & proceed to enter into a design agreement with Canberra Granny Flat Builders, the full investment will be refunded to you.
QAID 213

In the project proposal present to our customer, we provide an infographic that explains the milestone events and the percentage payments that are linked to those stages in the project.

When we complete those stages and milestones, we will invoice you. Most of the percentage payments are between 10-15%, and we believe that these smaller incremental payments protect the consumer. 
To find the online infographic, please go to the following link:

https://www.canberragrannyflatbuilders.com.au/discover-how/progress-of-payments 
QAID 230

Modification designs usually take between 8-12weeks, and unique custom designs usually take between 10-16 weeks. These timelines are based on the availability of the customer to meet and provide feedback. 

QAID: 344

Most projects take approx 20-21 weeks to complete from start to finish. Our longest timeframe to complete a project would be 24 weeks.

To ensure that we keep this commitment we provide a time guarantee for our projects to provide certainty and a safeguard.

On average the planning process takes 10-12 weeks of this timeframe.
QAID 231

No, not that we are aware of and we would encourage potential customers to contact Phone: 13 22 81 - Access Canberra to verify.

We have had minor disputes with customers; however, we try and resolve those before they manifest into major issues.

We believe that if the project is fully documented and we record our communications in writing by using systems like our; Project Question and Answer and weekly update letter we can resolve issues before they become significant issues.
QAID 223

Yes. As the Lessee’(s) of the property you have the option to appoint a certifier of your choice. 
QAID 239

Yes, you can. There are no restrictions in Australia that prevents you from having multiple phone and data lines on the same block.
QAID 241

The Site Scope Report is a detailed report prepared by the design and operations teams in unison. The report is used to educate customers about the ideal postion of the project and impact of other serivces. 

The report is also used to calculate the potenial and possible other costs that maybe required in addition to the Fixed Prices advertised for our designs. The Site Specific Calculator is created using this report and the latest agreed values. 

These addtional costs may include:

1. Site excavation costs
2. Cost to move services
3. Demolition costs
4. Services upgrades
5. Tree removal
6. Connection of services 

QAID 253

We accept payments from EFT and Cheques and card*.
Our policy is that invoices up to $2000 can be paid on line by card. 

Invoices above this amount are paid by EFT. 
However if customers are happy to meet the cost of the transaction by credit card, there is not transactional limit.
QAID 254

Our expertise is in building extensions and secondary residences within ACT, we will be expanding towards NSW and further in the future.
QAID 281

Project variations and amendments for the projects are contemplated in the HIA Agreement. A project variation will be provided and sent to you and your preferred financial institution to have it included as part of the loan.
QAID 305

A polished concrete floor is typically a higher value inclusion than an average floor tile, bamboo flooring or carpet options.

The value of materials is relatively low, but the process to polish concrete floor is labour intensive.
QAID 152
 

The pricing of both these benchtop do not differ significantly, we advise the choice to be based on the aesthetics of the project.
QAID 154

We can, but it is typically more cost-effective to buy interior furniture separately.
QIAD 155

No. you can't see the samples of exterior materials at the moment.
We are in the process of creating a wall of where all the meterials can be viewed.
QAID 159

According to the Plumbing Regulations in Australia, hot water storage systems for residential buildings must be heated to a minimum temperature of 60° Celsius to kill any bacteria living in the water, and a maximum temperature of 50° Celsius to come out of the hot taps used for bathing purposes. 

However, in early childhood centres, schools, nursing homes or similar facilities,  there have a mandated hot water delivery temperature limit of 45° Celsius. We need to decide what we believe the best temperature is to be safe for all occupants.
QAID 173

According to AS 4299- 1995 Adaptable Housing,  a combined shower/bathtub is not desirable. However, you can certainly add a shower over a bathtub.
QAID 191

Yes that can be done. We will ensure that the piping is done such that the conversion from a bath to shower can be carried out in the future.
QAID 195

Normally a 2000L water tank is sufficient. However, some projects may require larger tanks of 3000L or 5000L.
QAID 215

In any building project, many individual items make the end project. It is our objective to enable our customers to have control over as many of those items as practically possible.

To enable our customers to choose the items or inclusions that they want we designate a value for the component — an example of this $50 per sqm for tiles.

If the project has 60sqm of tiles allocated then the total value assigned is $3000. If the customer selects tiles that cost $30 per sqm, then the total price is $1800, and hence there is a total saving of $1200.

The customer then decides to upgrade to a Granite benchtop the total cost of which is $1500. The total price for their project increases $300 as they use the $1200 saved in tiles to offset the $1500 invested in the benchtop.

As it relates to the HIA Agreement that we enter into we refer to items that have allowances as "Prime Cost Items". To make it very simple and clear we refer to these items as allowances. The final proposal we agree on will have your Project Proposal attached the HIA to provide clarity and surety for you the customer.
QAID 227

Normally about four weeks after the customer has signed the HIA agreement is signed, and the planning approvals are underway.

Our ambition is that our customers can have as much control over the selection of the inclusions and items as practically possible.

Some customers wish to have a very passive involvement in the inclusions process while other customers want to have total oversight. Whatever your approach we have the systems and process to ensure we manage your preference.

To achieve this objective, we allocate an inclusion co-ordinator who is responsible for coordinating all your selections free of charge.
QAID 228

As it relates to the HIA Agreement that we enter into we refer to items that have allowances as "Prime Cost Items". To make it very simple and clear we refer to these items as allowances. The final proposal we agree on will have your Project Proposal attached the HIA to provide clarity you as the customer.

For those that are not in a design process or entering into an agreement, our design booklet has the range of options that can be selected from and the option which also allows the customer to choose their own item.
QAID 229

Customers can essentially choose to upgrade the majority of items in their project.

The items that are regularly upgraded by customers are;

• Internal and external doors
• Floor coverings
• Window coverings

In terms of researching the best price and then organise the item the majority of customers will utilise the free services of thier inclusions co-ordinator
QAID 237

Yes we can change options after the HIA agreement, we have a change control procedure and we recommend you contact us immediately.
We will inform you of the price adjustment accordingly should there be any.
QAID 238

An inclusion is a component that does not have a agreed value, but is included in a project without an affect on the total price.
An example would be that colorbond roofing may be included in a project, and the total price for a customer will not change unless there is a change to the use of the colorbond roofing.
QAID 249

A double metal garage can be demolished for approximately $3,500 to $4,500.

A single metal garage can be demolished for approximately $2,000 to $3,000.

A double garage that is brick, can be demolished for approximately $4,500 to $6,000.

A single garage that is brick, can be demolished for approximately $3,500 to $5,000.

A double garage that has a concrete slab that needs to be demolished, can be removed for approximately $1,200 and $1,800

A single garage that has a concrete slab that needs to be demolished, can be removed for approximately $600 and $1,100

This will be provided to you with our site scope report.

The main factors we will need to consider to finalise a price are:

• Access to the garage for machinery, labour and waste removal. Steep, hard to access garages, may require additional time and resources
• Existing power and services connections
• The ability to recycle any of the materials used in the existing garage
• The exact materials used in the existing garage
• The possible removal of asbestos

QAID 180

We will present you the demolition cost of the pathways and driveways with out site scope report

The main factors we will need to consider to finalise a price are:

• Access to the garage for machinery, labour and waste removal. Steep, hard to access garages, may require additional time and resources
• Existing services connections that may be in the driveway or path. Some may have water mains utility box, stormwater, or sewer access
• The ability to recycle any of the materials used in the existing garage.

 QAID 183

The price  is$75 per USB power point upgrade.

There are cheaper versions available, but they are most often very low quality and can potentially damage devices due to the transformer not being reliable and of a low quality

The power points them selves are also very poor quality and will not last like a quality product will.

We will supply Clipsal or HPM power points and switches that meet australian standards and last the test of time. In the past 5 years we have not had a single case of a power point or light switch being faulty.
QAID 216

The initial deposit serves both to formalise the agreement and cover the initial works required to commence the planning approvals and inclusions processes.

Whilst some builders request large percentages in their initial deposits, we will never require a deposit larger then $10,000. This usually equates to be around 5% the total project value.

At CGFB and FPE, we will not request invoices for work that has not been completed, so that you always have security and certainty regarding your investment.

The Planning Approvals Submitted project payment is to ensure that the work required to completing the required planning approvals is covered, including government fees and charges, certifier and engineer fees, and insurances.

This stage, when combined with the deposit, comprises 10% of the total project value.

Structural floor system is complete with services to floor level

Wall and roof frames are complete and braced

The building is lockable and watertight. Windows, wall cladding, roof coverings, eaves and external doors are installed. 

Interior doors and trims are complete. Excludes joinery cabinets

Interior and exterior painting is complete

Project walk through has been conducted and owners have signed off on their satisfaction with the project. 

No. An extension and addition is still considered as your principal place of residence if you are living in the main house. If you rent your main residence out, you will need to pay for your land tax.
QAID 223

The secondary residence will become the Principal Home that can be the exempt assets. When an age pensioner rents out a property to anyone other than a member of the immediate family, it will be counted in the assets test and its value will be based on the market value. The rental income from the primary residence will also be included in the income test.

For more information, please refer to https://www.humanservices.gov.au/individuals/services/centrelink/age-pension/how-much-you-can-get/assets-test/assets.
QAID 212

No there are no additional property taxes or levies. The method at which land tax and rates are calculated doesn't change either.

QAID 31

Yes. You are liable to pay land tax on the total liveable area that is rented.

For example, if the primary home to the front is 100sqm and the secondary residence is 50sqm then the combined SQM is 150. In this example, the applicable land tax is $3000. 

The total rented area is 50sqm or a 1/3 of the combined floor area.

Therefore the applicable land tax is 1/3 of $3000 or $1000. 

This information is contained within the Land Tax Act 2004.

QAID 44

No your property is not liable for land tax. This means you can build a secondary residence in your backyard and then rent on Airbnb directly to short-term stayers and it will not trigger a land tax event.

QAID 264

The initial design meeting is held at your residence (if possible) with our Client Service Manager and/or Designs Manager and our Customer Designer.  Our Scribe will also be present but online. We aim to determine specifically what you would like to create. Using the Planning Assessment Report as a reference, we work with you to resolve the best positioning and orientation of your new project. We consider factors such as solar orientation, planning requirements and interaction with the existing residence. In this initial meeting, we may also use several existing concept designs or reference plans as a starting point for a conceptual floorplan. Over the following weeks, we will meet with you in our office or via MS Teams video conference to refine and review the floor plan, snapshot, and elevations, until you are entirely happy with the layout and design that we have created.

QAID 343

The primary reason is that we specialise in the design and building of Secondary Residences and Fixed Priced Extensions. We are prepared to invest our resources and funds into the design process, as we know that if we achieve the right design, the approval and building process will be far more efficient and the cost of the build will be reduced, whilst maintaining the primary objectives of the client. When we started the business, we would refer customers to third party designers, which ultimately resulted in convoluted and expensive designs. Therefore, we made the decision to invest in our own design and planning teams.

QAID 345

We are more than happy to accommodate your needs and changes to deliver your preferred design. If the changes are reasonable, we won't apply any additional fees. If you require substantial changes, an entirely different design, and/or we haven't commenced planning approvals or Inclusions plans, then we will reach an agreement on the costs associated to achieve your desired changes. This is based on an hourly rate of $120 inc GST.

QAID 346

There will need to be a mutual agreement before our plans can be provided to alternative builders. We subsidise over 50% of the direct costs incurred during the design process, so if you choose to take our design to an alternate builder we will apply a cost-recovery fee. The recovery fee is set at a flat rate of $6,600 for a modification design and $10,000 for custom design.

QAID 347

We provide a Planning Assessment Report which takes into account the relevant planning legislation,utility/easement access, building codes and Australian standards. This is considered while the design is being created with consultation from our planning approvals team to ensure that your secondary residence is sited in the optimal way to reduce complications.

QAID 348

Payment is not required to commence the process. We will send you an invoice within 60 days of the completion and return of this agreement. You can pay via eftpos or cheque.

QAID 351

If you advise us to cancel the agreement and we have not held an initial meeting, then we will apply a recovery fee of $300 for the building file searches, etc. If you decide to cancel after our first meeting, then we will invoice all associated fees.

QAID 352

If you would like to build quickly, we suggest being as prepared as possible for the initial design meeting. This is due to the design phase being the only aspect in the overall process that we have some control over regarding the length of time required. Therefore, the best option is firstly to figure out exactly what you require in the design (in terms of bedrooms, living space, etc.). Once you have figured out your needs and wish list, it is a good idea to go through our designs on the website to decide if you would like a modification or custom design. You should also consider where in your backyard you would like to site the building and why. Finally, you should think about materials for the external cladding of the building, as this will be helpful for us to know in the initial design meeting.

QAID 353

In this early stage, the site map is created using satellite mapping imagery to determine the location of existing structures, as well as ACTMapi property detail information to determine boundaries. During the planning approvals phase an electronic contour and detail survey will be completed to provide a highly accurate plan and detail of buildings, structures, landscaping, trees and other features on your property. If you have recently had a contour and detail survey completed, we can use this during the initial design stage, but we will need you to arrange with your Surveyor to potentially have the survey updated to capture mandatory requirements.  Alternatively, we can provide a contour and detail survey after agreeing on a price to complete one. On average Certified Surveyor fees range from $1,100 to $2,400 depending on the complexity of your block.

QAID 354

If you are intending to build a Class 1 structure, such as a granny flat or secondary residence then you will require development approval. If you are intending to build a studio or home office that is un-inhabitable, we can take your design straight to a Building Certifier, providing that your proposal meets all of the rules in both the Single Dwelling Housing Development Code and the Residential Zones Development Code. With a fixed price extension, if the structure does not impede on the boundary setbacks or solar/building envelopes, and meets the ACT Government mandatory criteria, then you can go straight to the Building Certifier.

QAID 355

Yes, in order for CGFB to create your Design Brief, we need to conduct the Building File Search and obtain Contours and Details survey of your block. In signing this Agreement, you are authorising CGFB to act on your behalf.

QAID 358

This is undertaken by our operations and design teams. This report details all the potential additional work that may need to be undertaken. Specifically: Removal trees and vegetation Demolition of any existing structures Additional earthworks and excavation Additional infrastructure potentially mandated by utility and service providers This report will indicate all and any site-specific works that may be required. This report is required for us to provide a fixed price agreement.

QAID 360

Please contact our office at: Info@cgfb.com.au or call 1300 979 658 and will be provide you with assistance and/or advice.

QAID 361

No, we understand the demand for travelling interstate or overseas.  However, as face-to-face is critical for our initial meetings, we utilise technologies like 'Zoom' and ‘MS Teams’ online conferencing tools. As long as you have an internet connection, we can meet with you.

QAID 363

A floor plan and basic exteriors are insufficient data to go through our detailed pricing workflow process. The pricing process requires significant effort from our Quality Assurance Team to ensure all details are correct and accurate. Therefore, we are unable to provide an estimate or quote until all the details are finalised and you have signed off on the design.

QAID 364

We understand emergencies pop-up. However, we will allocate at least two and generally three people per meeting. The time cost is a minimum of $250 in staff time. If we schedule and the appointment is cancelled within 24 hours, we reserve the right to apply a late cancellation fee and a design fee.

QAID 391    

We want you to have the perfect design, however ongoing revisions after we commence the inclusions and planning approvals stages result in time delays and financial costs. Window, door, cupboard and kitchen layout changes can be easily managed in the inclusions process without time delays or design costs.  When changes to the structural footprint of the design are required, this can have significant impacts on the planning rules and the costs to construct. It may seem straightforward to: move a wall 500mm to the west add 1 meter to the design change the position of the laundry However, these changes need to be redrawn and may trigger changes to the engineering plans and implications regarding planning approvals. We would prefer that your design is perfect, but please note that there will be associated costs and time delays if we need to take on changes as outlined above. Any of the structural changes, e.g. move walls, add a meter to the design, relocate laundry, etc., will take 2-4 weeks in design and estimating. This is the only way to recalibrate and adjust our fixed price guarantee and ensure we will meet planning regulations and codes. The associated fees to engage our architects and planning team equates to approximately $120per hour inclusive of GST. If you decide that you want to initiate design changes that require structural changes, we will provide a simple time estimate of total hours. Then enter into a project variation to the original agreement.

QAID 489

Yes, we can use pre-existing contours and detailed survey provided they are completed by a certified Surveyor, and it is in a CAD format (.dwg). However, we may ask you to reengage your surveyor to complete contours and detailed survey, as determined by the ACT Planning requirements for approval.

QAID 574

Ideally no older than 12 months. If they are older than 12 months, they are likely to be rejected by the Planning Department and/or the Certifier in the DA and BA stages. The changes to the Single Dwelling Housing Code were brought into effect on the 1 September 2022 by the ACT Government.

QAID 586

If you design with CGFB and FPE and don't proceed with construction, then we will need to apply the fee for the Contours Survey. This is typically between $1,100 and $1200 Inc. GST. You cannot build in the ACT without a current (<12mths) contours survey.

QAID 587

Yes. If you have a preferred land surveyor service provider, you can engage them directly to complete your block’s contours and detailed survey. Please note that we will need the CAD electronic file and PDF version within three weeks of engaging the Designs Teams. Therefore, we recommend you engage them as soon as you've signed our Design Agreement.

QAID 588

If you choose to build with us within 60 days of your project proposal date, as outlined in the proposal document we send, we will absorb the design agreement fee. You will not have to pay the $3500 design fee, however, you will still be responsible for the $1100 site survey.

QAID 942

Create your unique design for an investment of $3500 inc GST. If you have a legal site survey we will require the PDF and the DWG file. If not then we will require a site survey at a cost of $1100 inc GST for the mandatory. If you choose to build with us within 60 days of your project proposal date, as outlined in the proposal document we send, we will absorb the design agreement fee of $3500.

QAID 943