Builder Reviews

3,910 thoughts on “Builder Reviews”

1. Choose trusted Miami home builders with expertise in luxury, modern, and sustainable home construction.

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2. Don’t go with Bennett Homes. They’re dishonest builders – yes they completed my house but they made so many mistakes, did not follow the plans or specifications given for at least three major areas in the house, also charged us for their mistakes, then had the audacity to gaslight me and tell me they’re worried I’m not enjoying the house because of a couple hundred dollars worth of mistakes (actually it’s at least 25k worth of mistakes if they were to fix it), and they refuse to fix it because they have blatantly lied and said I’ve verbally accepted the house (which I haven’t and I even raised some of the issues in writing with them), and that I settled on the house with known mistakes (only because I have in writing that they would rectify the mistakes which they have since refused to do).

   They’re a nightmare, it’s been such a pain dealing with them that I’m now preparing to take them to the disputes tribunal. The grief they’ve caused is bigger than you would think because of the hassle of chasing them. They literally try to be the biggest pain in the butt to deal with, in the hopes that by bullying you, that you’ll leave them alone and they get to keep “a couple hundred bucks” (actually 25+k).

   I’m not the only one either – https://www.waikatotimes.co.nz/nz-news/350277838/house-build-hell-couple-wait-four-year-unfinished-home

   I wish this couple had published this article earlier before I signed up with Bennett homes, so I could have stayed away. As it stands I’m sharing my experience so you can all avoid them too.

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3. Hi, everyone–

   I’ve been going through the posts here with interest (and some dread). We’re looking to build a passive house in Matamata. Live in Tauranga so looking at builders in the area. An architect has drawn up plans (reviewed by passive house consultants) which we’ll be seeing this week. At present we’re considering:

   1. eHaus Waikato
   2. Passive House Builders Tauranga
   3. Higgs Building Co. Cambridge

   Has anyone had any experience with any of these builders? Has anyone done a passive house?

   Would appreciate any info.

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4. Hi there, we were considering a ‘new build’ and I’ve read most of the comments here about avoiding new builds like the plague. Which after doing a bit research I’m inclined to agree. However, I did check out an independent builder company for a new build option (prior to seeing this site), who have been around since 2001. I did a quick checklist and yes the builder is registered on MBC and LBP, and had pretty good reviews etc. However, they were removed from the companies register in 2021 and then the directors incorporated a trust company at the same time. And as far as my research can tell and limited knowledge of this stuff, the directors are only directors/shareholders of trust companies now, and it doesn’t look like the removed company is ‘trading as’ under a different company. I don’t know if they were removed by the register for being non-compliant or if they amalgamated into this trustee company.
   Does that mean anything (dubious) or nothing to worry about at all as it’s common practice.
   Apologies in advance if this is dumbest question ever!

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   1. Hi Lisa, No question is a dumb question, when you’re planning to possibly put your life savings at risk, and almost certainly enter into a year or two of hassle and worry, even if you’re experienced in this kind of thing, and it goes as well as it ever can.
      I have no specific knowledge of why they would make this kind of change, but on the face of it I would suspect it’s got something to do with distancing themselves and their personal wealth from the business side, in case things go wrong. Which may or may not be a red flag.
      You kind of started out by implying that you had decided not to get involved in the undoubted risks of a new build, but then found yourself unable to resist the temptation of having a house built to your own requirements.
      So if you go that way, I’ll repeat something I’ve said before. Before starting anything that involves giving them an amount of money you can’t afford to lose, remember if things ever go wrong your only hope of real protection is ‘exactly’ what it says in the contract. So ask to see the form they use, get it checked by a lawyer (or maybe QS) who knows what to look for, and if the builder says he won’t make any changes your lawyer requires then walk away. Even a wonderful contract can still give problems, but a bad one is worse than useless. And BS verbal reassurances (don’t worry, we would never do that) from a sales person or even the builder themselves is useless, unless they’re prepared to put it in writing as part of the contract.

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      1. Thanks for the reply Chris and clarifying their potential reasoning, that makes alot of sense. Also, I just realised I was a bit contradictory in my post. Prior to seeing this review site, we had been actively looking into new builds with the usual BIG group builders like the GJ Gardners, Navigation etc.. even checking out show homes and lots. Going with a big well known franchise gave us a sense of security (huh!). Then I happened upon this site, and hopes of building our dream home evaporated pretty quickly after reading all the bad experiences people have had with these so called ‘safer option’ established and well known builders. But, as you so rightly pointed out, I still couldn’t resist checking out independent builders, so off I went down that rabbit hole which led me to posting a query here, about one of my findings.
         As for the contract side of things, we are not ones to sign anything willy-nilly and would never accept verbal assurances, nor sign anything without a lawyer to look over it. Like you said, if it’s not in writing, it don’t mean nothing and that’s the mantra we have always stuck with. We had a big double garage built with a well know garage brand builder years ago. Our initial meeting with the manager went well, he agreed to all the changes we wanted to their spec plans. We get the final drawings to sign off, and find they hadn’t put in enough trusses to account for the high wind zone (he hadn’t realised..wow), and the stud height of where our roller doors were to be installed was not the higher height we asked for. He verbally assured us this would be done, but we refused to sign off until they changed the plans to the specs we agreed to. He got all huffy about it, but we stood firm and we recieved the corrected plans. Then came to the build, and all went smoothly until…you guessed it, their builder built the stud height of the roller doors 5 inches lower. He was so used to putting up these garages, he just went with their usual specs. The manager comes to investigate, and bemoans how much work it would be to re-do and why can’t we just leave as is. Umm, cos that’s not we wanted! We then reminded him of the plans we signed off, their contractual obligations, and we refused to make the next progress payment until it was sorted. He huffed and puffed again but the contract was king! so he had no choice, and in the end, we got exactly what we asked for, a solid and well built garage. We did our due diligence prior and also checked out the building codes for our property, which is how we picked up the truss issue.
         Anyhoo..sorry to rave on, but this site and everyone’s experiences reminded me of what we dealt with when building a pretty basic double garage 17 years ago, so obviously building a new house is going to throw up a hundred times more potential issues to deal with!
         After reading all these post with some horrific outcomes for people, it’s a case of having to educate yourself on everything in building construction, don’t sign anything without due diligence and even then there are no guarantees, trust your instincts and be prepared to walk away. Thanks again for the insights and advice I’ve read from you in throughout this forum. Happy holidays!

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5. Hi we are building in Westport on the West Coast South Island. We are interested in transportable prefab homes and hoping someone could recommend a company/builder and or advise their experiences. Has anyone dealt with Home Supply Co NZ.

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6. Well if you’re looking for shoddy workmanship, a mismanaged project, total lack of ownership, significant delays, cost overruns and a build eventually having to be picked up by MB then look no further than John Ross Architectural Builders (Christchurch)! The word “Architectural” Builders is an illusional step too far and is more aligned with the Tui’s advert – Yeah Right!
   To say the stress of the past 3 years has been significant is an understatement and we’re not finished yet as with all the issues that need to be rectified via MB we will need to vacate the house whilst the repairs are carried out (Still waiting on final quote for repairs but have been advised it’s many hundreds of thousands $$$). My husband has been recently diagnosed with Alzheimer’s and the move into the house at the end of last year, (even though it wasn’t finished but we were desperate) caused him unbelievable anxiety and stress so to have to move again is heartbreaking, but appreciate we need to to get the house to an acceptable standard and get code compliance.
   You’d think by paying many millions $ to this builder (Jack/John Kelleher) and MB having to pick up the mess that JRB would go quietly into hibernation but alas, to add insult to significant injury, we received another invoice from JRB for $15K plus interest a couple of weeks ago and now he’s submitted a claim through the Disputes Tribunal since we refuse to pay him another cent.
   Just want this nightmare to end!

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   1. Hi

      That is so sad to read.

      Hopefully our MB will resolve this for you in a speedy timeframe and pleased you had this in place which is one positive I what appears to be an upsetting process.

      All the best during this difficult time

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   2. Hi JT, This sounds a truly tragic tale, and you have my sympathy. It seems you’re not asking for advice, so I won’t try to give any. But I notice your mention of MB, which I assume means the Master Builders Association, and another comment from a Peter Quinn which sounded as though he has some connection with MBA.
      Your mention of MBA picking up the build, and having to ‘pick up the mess’, seems to imply that they are doing something significant to help you. I think most people (me included) are under the impression that the MBA are (or were, maybe they’ve improved) rather useless, and the amounts they would (reluctantly) pay out minimal, compared to your ‘many millions’.
      So it would be really helpful if you could tell us exactly what the MBA have been able to do to help out.

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7. Hi everyone, we are ready to build our first home in Christchurch (Darfield/Rolleton area) and are looking for a builder. We are building something around the 65sqm mark and keeping it pretty simple (ie don’t want a super high spec house). Are there any builders out there that anyone can recommend? Thanks so much, Nick

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   1. Hi Nick – sorry for late reply – had some issues trying to reply whilst abroad. I’m a drafty and have worked with several builders (and built with some of them) over the years – the few that I have personally built with are Greenland Homes and Peter Ray Homes – both excellent and had no problems – I have worked also with DNA Homes and Que Homes and again both reputable builders – Andy and Don at DNA are great guys and very honest, same with Justin at Que. I have also heard good things about Peter Quinn, although haven’t personally had experience. You can of course always do your own plans with a drafty or architectural designer and then get prices from more than one builder – that’s sometimes a good way to go. Anyway I would have no hesitation building with any of the above-mentioned. Good luck!

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   2. To keep it blunt.I do NOT recommend Robertson building Christchurch.

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8. I am writing to seek advice and assistance regarding our driveway and vehicle crossing at our newly constructed property.

   Since moving in, last year, we have experienced significant issues with the driveway, which prevents our car from accessing the garage without scraping. The situation has worsened to the point where our car cannot even enter the driveway, making the garage unusable. We have raised these concerns multiple times with our builder, but they maintain that the driveway is in compliance with the building consent and Auckland Transport regulations.

   We are not engineers or architects and do not have the expertise to evaluate how the driveway was built; we only discovered its issues after use. We had raised concerns about the steepness many times before the concrete was poured, and as we relied on the builder’s expertise, we expected all aspects to be considered. The professionals we hired should have taken those concerns seriously and reassured that what they build is not only compliant on paper but also practical and safe for everyday use —to ensure that the design and construction meet functional and regulatory standards, including something as basic as being able to use your driveway.

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   1. Hi Asri,
      Sorry I can’t comment now whether AT have any regulations covering this kind of thing. Have you checked, rather than relying on what the builder says?
      But anyway clearly you’re right, that a driveway that prevents a car with ‘normal’ ground clearance from entering is not what you might call ‘fit for purpose’. But you seem to distinguish between the builder and other professionals you hired. So I assume this was not a design and build job, by only a builder, in which case he’d be responsible for this kind of mistake. But he may be right, that his job was just to follow the design/consent from your designer. So I assume you need to ask the designer why he/she designed it the way they did. You say ‘should have taken those concerns seriously’, as though they have gone away, and can no longer be held responsible. These people should have professional liability insurance, to cover them in case they get sued for making a mistake in a design.
      Of course there is also the possibility that the short distance, and large difference in level between house and road, make it impossible to design a driveway that can take your type of car. Perhaps you asked for the house to be close to the road for some reason. I guess the only solution then is to buy a car with more ground clearance.

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   2. Wow that’s annoying! There are rules around driveway gradients and changes in gradient (i.e. the “summit” where it goes into your garage or “sag”where it hits the street (or vice versa if your house is lower than the street) – in Auckland the gradient of the driveway must be 1 in 4 (20 percent) or less and the “summit” change must be less than 12.5 percent – you can find the information in the E27 Unitary Plan (pages 38 and 39 re the change in gradient and page 37 re driveay gradient) and it shows you in diagrams how the driveway must be formed if the change in gradient is more than 12.5. It says that each vehicle crossing application is checked against E27. I would be contacting the Council to see if you can see that the design of the crossing/driveway shows the gradient and if it was inspected and actually constructed to that design and also ask the designer/builder if they have the design of the driveway showing the gradients etc – if they have built it to the correct standard then in theory your car shouldn’t be scraping the ground (unless you have a substantially lowered car). I guess you’d have to prove that they didn’t build it to the correct E27 design (maybe a surveyor or engineer can help with levels and/or gradient??) and then ask them to correct it.

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9. BIG SHOUT OUT to say thanks a million to the Green Homes Auckland team, you are a cohesive team that works in unison and has communicated extremely well with me every step of the way. I can’t wait to move into my beautiful new home in Milldale, a month ahead of schedule too, love your work! 100% recommended.

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10. I have just read the comments about First Build from last year, i can’t believe that you can just take peoples money , go bankrupt and just walk away and leave people with nothing. Absolutely shameful that the directors have not been shamed and held responsible. I have heard they have been seen on holidays on the Gold coast and in Hawaii makes you wonder doesn’t it who’s money they are spending.

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    1. https://www.companyhub.nz/dirshrSearch.cfm?name=HOLMAN%2C+Richard+Mark

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    2. https://www.companyhub.nz/companyDetails.cfm?nzbn=9429042460183

       Rob Thomas and Mark Holman both career White Collar. They know their way around the complex web that is the business world of directorship and insolvency. It is a particular type of human that seeks out this career path.

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    3. No assets in their names. Limited liability building company. Perfect set up to siphon off deposits with high directors salaries.

       Use a local builder who only owns the sole trading business and look up their previous business interests online through Company Hub or similar to see if they are serial white collar business owners or actual builders with morals and integrity.

       It’s a loophole in the world of business in NZ as to how easy these types can setup, siphon and then dissolve companie. It’s legal and seen as entrepreneurial.

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       1. We are excited to welcome Mark from Pukeko Property Managers as the latest member of NZ Business Connect’s network. With over 14 years of experience in the industry, Pukeko Property Managers, founded by David Pearse, is a leader in professional and bespoke property management services across New Zealand. Mark has recently taken over the Tauranga franchise, bringing a wealth of expertise to existing property owners, new investors, and Iwi/Hapu.

          Pukeko Property Managers offers a unique owner-operated service. Mark personally manages each property, ensuring high accountability and a personalised touch. This structure of limited properties per franchise allows Mark to offer clients dedicated attention and a professional, tailored experience.

          Mark’s extensive background in building materials and construction equips him with valuable knowledge for property owners, especially those looking to buy, build, or maintain residential housing. His project management skills add another layer of value for investors interested in property development.

          Honesty and integrity are at the core of Mark’s approach, as he understands the significance of managing people’s homes and investments, ensuring that both owners and tenants feel secure and well-cared for. As a member of the Residential Property Managers Association (RPMA), Mark is committed to professionalism and ongoing development, staying up to date with industry standards to deliver the best service possible.

          With support from founder David Pearse, the first franchisee Vicky Harris, and the Pukeko Advisory Council, Mark is well-positioned to offer expert property management services, delivering peace of mind and long-term results for clients across Tauranga.

          Whether you’re looking for property management, to buy or build, or to explore investment opportunities, Mark from Pukeko Property Managers offers professionalism and bespoke service, making him the ideal partner for managing your assets.

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          1. Mark Holman leading the way in property management with his extensive knowledge of the property and building industry LOL

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11. Hi, Can anyone recommend an affordable quality transportable house building company. We have a section in Thames. At this stage, we are looking at Kiwi Designed Homes ( KDH) has anyone had any experience with them?
    Also, is it cheaper to go with one of these companies when you have to add on the transportation fees then if you went for a local Builder to build on site?
    I’d appreciate any honest replies, thank you.

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12. Another negative review for Eco-Smart Homes and Ritesh Mani. If you come across these names, run for the hills.

    There are 2x developments in Helensville that have not been fully completed through to CCC final stage. Blatent lies and hollow promises, no communication from Eco-Smart or their lawyers, Neilsons, either. Their project manager Spiro Kovac resigned end of 2023 and there are still empty homes without final inspection or any progress. Every home has issues, from major things like no water meters installed, water pumps failing, no master builder guarantee as per contract (Google Eco-Smart vs Jenhash), to less major things like no fences or landscaping, painting incomplete, no physical keys provided for door locks, no house alarm or security lights, shoddy workmanship and plenty of poor finishing. Plenty of unpaid bills and contractual breaches. CCC applications missing tens of producer statements, some being held hostage for lack of payment which is technically illegal – but it isn’t hard to empathise with the unpaid contractor in their scenario. We’re unfortunately all in the same sinking ship when it comes to Eco-Smart.

    Somehow, despite the challenges completing their paying customers homes, Eco-Smart have managed to fully finish their own lot builds which are now tenanted rentals. It’s not personal, just business – funny that.

    Take a walk down Kawariki Rd, Taupata Lane or Rongomai St in Helensville. You’ll meet a fantastic community of neighbours who are frustrated at brunting the cost of Eco-Smart’s slimy operations. You might even bump into an owner checking up on the lack of progress before they can move in or tenant their incomplete home. They are friendly, kind and trusting people – taken advantage of and left in the dark with unconsented and incomplete homes.

    Beware of Eco-Smart.
    Beware of Ritesh Mani.

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    1. Is that the same Ritesh Mani who has been declared bankrupt twice?

       After some painful lessons, always good to do due diligence on the company and its directors.

       Here’s a link to the insolvency register: https://app.insolvency.govt.nz/ui/public/estates/display-insolvency/851731

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       1. Yes, same Ritesh Mani. Neilsons Laywers have a 99% Trustee stake in Eco-Smart with Ritesh @ 1% stake. They know exactly what they’re doing.

          I can only hope that this review helps someone else for the future, while they’re doing their own due diligence.

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13. I am looking at kitset homes – at the moment, Supremehomes seem to have what I want – taking into account time to build, transports costs, finishes etc. Does anyone have any experience with this company?

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14. Hi!
    I wanted to inquire if you’re currently accepting new accounts/clients?
    For commercial/janitorial clients, we’ve developed an exclusive automated system that can get you 6-9 High-Quality Appointments every month, with no monthly retainer or paid ads.
    Can I send additional info?

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15. thanku for sharing

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16. A warning to anyone having repairs for large Insurance claims. Monitor all the time and report back to your Insurance company anything you are concerned about. It may take multiple assessments to get your concerns addressed but worth it to ensure the repairs are up to standard. I’m still getting my claim sorted, over 2 years now. Finally the Insurance company had the job assessed by an expert and job not to standard and explicit instructions not followed. Shortcuts were made and the Insurance company notified many times to get problems rectified prior to this last report. In defense of the Insurance company they have attempted to sort things out but it has been long and drawn out. A stressful 2 years. Now having another company coming to rectify the other builders mistakes. I recommend not signing off the claim until you are 100% satisfied or if offered a payout don’t accept. I was offered payouts and fortunately I didn’t. The problems found are major.

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    1. Hi Jennifer, Obviously on the face of it all good advice, and apart from the ‘insurance’ part applies to all building work. But it raises quite a few questions. Although a large claim, if it’s been 2 years presumably not connected to last year’s weather events, and was a claim on House insurance, not EQC.
       Are you prepared to say what kind of works were involved, and was it a complete rebuild, or just repairs?
       In my only experience with a largish claim (for house flooding from a burst pipe) the insurance company paid out a ‘full and final’ settlement, but then did not ask what we did with the money. Certainly not to the extent of getting anyone to assess the standard, or contacting the builder.
       Do you mean the insurance company had to approve the drawings and specification for the work? Did they choose/recommend the builder?
       The builder may have been rubbish, but certainly it seems you were lucky that the insurance company were more helpful than I would have expected. Maybe you should be recommending them.

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17. Hi, we’re looking at renovating our kitchen. It is a small kitchen with a ‘family room (based on plan description)’ right next to it which is not being used for that purpose so looking at utilising this space if possible (Family room is actually an area where is one entry point to the house and it also takes you to another 2 rooms plus bathroom – we call it hallway with lots of wasted space).
    So looking either for draftsman or possibly architect, someone who can think outside of the box…
    We are Wellington-based, in Horokiwi.

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    1. I had a friend who used a renovations company, I think it was Refresh renovations. I believe they arranged everything i.e. plans, permits, material and labour and she said that they were quick, honest and went above and beyond in a crisis. Of course there was a crisis. When they removed the front windows the house threatened to collapse so that had to be fixed. She was fortunate in that she had funding for a bathroom renovation as well, and it hadn’t started, so she did get to finish within budget just not within scope. It depends on many things the age of the house being one. I also wouldn’t take an off the cuff recommendation here without doing some thorough checking – which is difficult – no company is going to give you the phone number of an unhappy client.
       I would say that unless your budget is unlimited I would steer away from using a registered architect. This results in an odd situation where you sign one contract with the architect and a separate one with the builder. But the architect signs off the builders invoices. I won’t elaborate here about how badly that situation can go wrong except to say if the architect is NZRAB registered talk to a construction contracts lawyer at partner level before signing anything.

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18. Thinking of bulding a 5 bedroom house at Longbay by Stroud Homes Auckland North, I would very much appreciate if you could share your experience if you have build with Stroud Homes Auckland North before

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    1. All I can say is the Akl South one went broke not too long ago and was run by a total con who allegedly used clients funds for his own build among other less than above board behaviour. Leaving several clients with half (or less) finished homes. What this tells me is that their head office in Aus don’t have high standards with who they let own franchises here. Definitely look into how long the current franchise owners have had it, and if less than 10 years I’d avoid like the plague if it were me. Not worth the risk of a half finished home.

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    2. Hi Sajed, I agree with Paul’s comment. Try Ctrl F and enter Landmark in the box, scroll down to some similar questions/comments about them, then ask yourself why you are going with a franchise builder, (ie what will you get from it, other than the name), rather than an individual local firm. Because basically that’s all that most of them are.
       Then ask yourself why you’re planning to build (with all the almost inevitable hassle, and higher cost than you expected) when building costs are so high, and you can try to bargain on the price of one already built (plus knowing exactly what you’re getting for your money).

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    3. Yes we have, find someone else.

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19. Keith Hay Homes

    We built with KHH and have had problem after problem. Their communication is non existent. I’m happy to talk and prove my bad review of this company to anyone who is considering using them.
    We are in the Franklin area and more than happy to show anyone the problems and their rude email responses.

    I’m also looking for others who have have a bad experience with any Keith hay branch ,as I’m going to try and have stories told in the local paper .
    I don’t want others to go through what we have

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20. Hi we are based in the Franklin area, and are deciding over Landmark Homes to build with, has anyone had any experiences with them?

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    1. Haven’t heard too much about them but I’d check how long the current owners have held the franchise as lots of franchises going bust recently (eg Compass, Stroud). I recommend checking out some of the local builders and how long they have been in business as a good yardstick to make sure you don’t get caught out with a half finished home.

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    2. Hi Neesha, I totally agree with what Chris says. But would add, in case you’re not familiar with how the system works, that in most (all?) cases these franchise companies that appear to be large, nationwide operations, that trade on how many houses they’ve built etc, are in fact just a bunch of small builders, operating as such in their local areas. Often (usually?) the figurehead company will take no legal responsibility for errors or problems with the franchisee.
       So apart from checking the background and record of the franchisee I suggest you ask them, and Landmark, and get in writing, exactly what action or support you will get from LM if things go wrong, and how they vet their franchisees.
       Also don’t forget to ask the franchisee for a copy of their building contract before handing over any more money than you can afford to write off to experience, and get it checked out by someone who knows what to look for (not all solicitors do, although few will admit that). If the contract looks unfair to you, and they won’t change it, then walk away. Do not believe them when they say all their other clients accept it, so you’re being picky or unreasonable.
       No doubt you’ve seen articles which point out that it is now often less expensive to buy a finished house than build, and obviously a lot less hassle. Might be worth considering.

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    3. Second what Chris has said. There are quite a few local, Franklin based building companies to consider who aren’t franchises and I’d dare say have been around a lot longer so are definitely worth talking to. Friends of ours went with one based in Patty and their house quality-wise is head and shoulders above what I’ve seen in some I’ve seen on the open home circuit. What swayed them too was not having part of their build cost being a fat fee to head franchise.

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    4. Hi Neesha, we had a bad experience with landmark, another franchise, and head office did not help. Good advice in the 3 post responses. Find a good local builder.

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    5. Landmark homes Christchurch no good.

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    6. Hi Neesha
       We built with Landmark Canterbury which was one of the worst experiences of our lives.
       Despite contacting the Franchisor Landmark NZ on several occasions asking for their assistance, we ended up issuing legal proceedings against LMC.
       After a dispute which had been ongoing for almost 2 years, LMC settled the full amount claimed on the morning of the adjourned hearing.

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       1. Hi JE
          We are also considering our Legal options for Landmark homes Christchurch for the Lack of transparency through the build Plus all the defects big and small that are still pending 4 months later.
          Just about every aspect of the build was flawed.
          For example .
          Changing the plans after council consent and going to different suppliers behind our backs that weren’t what we sign off on etc.

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          1. Claims up to $30k can be made in the regular Disputes Tribunal (as opposed to the buildings disputes tribunal)
             The DT doesn’t deal with claims under building warranties so the claim should be made under the Consumer Guarantees Act (and breach of contract.)
             The cost is up to $180 depending on the value of your claim with virtually no right of appeal and no lawyers, hence no counter claim by the other party can be made for legal fees.
             If you decide to go this route, ensure you have all your evidence, follow the process and don’t be deterred.

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       2. Hi JE, Pleased to hear you finally won a dispute with your builder. But you mention contacting the franchisor regarding a problem with one of their franchisees, and (from what you don’t say) presumably getting very little help.
          This raises an interesting point, that I’ve commented on before. Most of these large building franchises seem to imply, in their ads etc, that they will somehow be ‘there for you’ if anything goes wrong on your build, or you have any problems with a franchisee.
          I generally assume, perhaps incorrectly, that in reality their contracts are carefully written to ensure they have no legal liability at all. But of course they could still assume some moral responsibility, or even wish to protect the good name of their franchise. So may try to help out in some way.
          In particular, recent ads on TV from ‘NZ’s largest home builder’ certainly seem to imply they would do more than just leave you entirely on your own if things go wrong.
          So I’m writing to see whether anyone has any experience with any franchisor taking any responsibility, or being of any use at all, when things go wrong on one of their franchisees contracts.
          And if anyone who operates either a franchise, or is a franchisee, would care to comment that would be great. But if none of them do actually comment, I guess we can draw our own conclusions.

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          1. We found the franchisors overall response to be ‘wanting’

             We reported Landmark to the Commerce Commissioner who investigate organizations if they get sufficient number of complaints.

             Complaints can also be made to the LBP under the updated LBP Code of Conduct 25th Oct 22 and worthwhile reading when trying to resolve a dispute.

             The only upside we see of using a Franchise is they are less likely to put themselves into liquidation during a dispute as a stand alone builder as they would lose their brand name.

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             1. Hi
                Have you tried Fairway Disputes being a free service as part of your Materbuild Guarantee

                If the relationship with your builder deteriorates, you may find yourself in a contractual dispute. While this can be stressful, you have a legal contract with each other that needs to be fulfilled.

                We offer a free disputes resolution service through an independent provider called Fair Way. They help resolve issues in areas such as communication, quality, payment, and design.

                Contact Fair Way:

                Phone: 0800 77 44 02
                Email: build-disputes@fairwayresolution.com
                Online: contact form

                Reply

                1. The resolution service isn’t legally binding and requires honesty and a genuine commitment in reaching a resolution.

                   If the builders actions so far haven’t alluded to this, it merely draws out an already stressful situation.

                   It would be interesting to hear from anyone that has used this free service as to the outcome.

                   Reply

             2. Hi JE, A few comments on what you and Peter Quinn have said.
                First thanks JE for at least responding. I find it a little frustrating to try to comment on what people ask or say, but very seldom get a useful or substantive response.
                For example, as far as I know no one has ever made it clear whether a franchisor has ever taken any moral (let alone legal) responsibility for misdeeds by or problems with their franchisees. And if they don’t, then it becomes a bit irrelevant whether they put themselves into liquidation. Why would they do that, if they have no financial penalty, no matter what their franchisees do?
                For reasons that puzzle me, franchisors often seem to carry on operating for years, despite many complaints about their franchisees in forums like this. Like Peter, I would expect them to ruin their brand by allowing rogue franchisees to operate, but it never seems to happen. Having said that, I’d be happy to be corrected if I’m wrong.
                Almost by definition any form of ‘mediation’ implies that both parties go into it expecting to give up/concede something. (In my experience most mediators simply hope and expect that both sides will be good guys, and agree to meet in the middle.) So if the builder starts with the idea that he has done nothing wrong, and does not expect to do or pay anything, then mediation must be a waste of time. The only way then is to hope you can force an arbitration, in which an arbitrator skilled in both law and building practice will look at all the facts,, listen to both sides, then dictate a binding decision. But that procedure has a cost, so the amount in dispute has to be enough to make it worthwhile.

                Reply

                1. From my understanding, the Fairways Resolution engages the Masterbuilders Representative from the area to inspect the issues and a report is compiled. The reps in Christchurch are excellent with strong building knowledge. Regardless if it is legally binding or not , it gives a technical base to work from rather than a homeowners perspective who generally are not technically adverse (no disrespect implied).
                   I dont know what the issues are here but do feel it is a good step forward and why The Masterbuilders offer this free service.

                   Reply

                   1. Hi Peter, Understood, although again a client knowing exactly what’s wrong, and even being convinced it’s the builder’s fault, doesn’t help too much if the builder doesn’t agree. And of course if he’s the reasonable kind of builder who admits his own faults, then most likely you don’t have a problem anyway.
                      Interesting, and nice to know, that MB are prepared to help in that way. Is it only if the builder involved is a MB? Do they charge, and if so how much? If they do I guess you could also employ a building surveyor.
                      Another topic I’ve never had an answer to. Has anyone ever got any money out of MB?

                      Reply

                      1. Hi

                         Thats is why it is important to engage an independant expert to assess and report.

                         Was a Masterbuild Guarantee part of your package?

                         Quinn Homes is a member of The Masterbuilders but my builder is not. If this is the same situation whereby the Franchise that you signed up with to construct your home is a Masterbuilder yet the actual builder that performed the works is not, there is no issues you engaging Fair Way resolutions.

                         There is no cost for this service.

                         Reply

                         1. Hi Peter, A bit puzzling. Are you a builder (Quinn Homes?) or a client? I’m surprised a franchisor can be a MB, but their franchisee not be a MB. That would be quite misleading for clients.
                            Our house was finished 7 years ago, but the builder (not a member of a franchise) was a MB. So we used a modified form of the then current MB contract. See my reply to JE.
                            Still no answer on whether anyone has ever got any money out of MB.

                            Reply

                      2. Hi Chris C

                         With the MB contract being heavily weighted in the builders favour and the high cost of seeking legal redress, it’s certainly prohibitive for most owners to seek redress and appears to embolden builders to behave the way they do.

                         The new LBP Code of Conduct 2022 which became effective in Oct 2023 appears to attempt to address that issue and is well worth a read for anyone who is having difficulty with their builders conduct.

                         The DT at a max cost of $180 is also a low cost method of recovering up to $30k from your builder under the Consumer Guarantees Act and is a simple process whereby you detail the claim, provide quotes/invoices along with any evidence. I mention this again because so many homeowners are under the illusion they must claim under the Buildings DT which is expensive.

                         I think it would be fair to say, that whilst homeowners may not be “technically adverse” you don’t have to be a meteorologist to understand that it’s raining.

                         Whilst all problems with the build should be notified to MB in accordance with the guarantee conditions, it’s questionable how independent a free service provided and paid for by MB using their own representatives is.

                         Depending on the issues at stake, for the homeowners peace of mind, better for the homeowners to obtain an Independent report.

                         Reply

                         1. Hi JE, See my reply to Peter Quinn. I’m a Civil Engineer, so I’ve used many types of construction/building contract. The principles are all similar.
                            We built 7-8 years ago, using the then current MB contract form. After talking to a few builders, I saw some who used the MB form, and some their own form. Without naming names, some franchise builders tried to suggest forms that were ludicrously biased in their favour. In one case even their so called project manager couldn’t explain how some clauses would work in practice (hence the BS about ‘don’t worry, we never actually impose that requirement’. My reply was, in that case delete the clause. No, the boss won’t let us change anything in the contract. At that point of course you say goodbye.)
                            Although the MB form is not wonderful, it’s by no means the worst. So we went with a builder who agreed to use a modified version. Although there are standard forms out there which are much better. The problem is that because they are so good, few if any builders want to use them.
                            By the way, ‘adverse’ has the meaning ‘harmful or unfavourable’. I think Peter meant to say ‘not well versed’, which means inexperienced or lacking knowledge. Feel free to call me pedantic, lots of people have in the past.

                            Reply

                            1. Hi Chris C
                               I appreciate Peter didn’t mean “technically adverse” but like you understood what he was trying to say hence the quotation marks in my response.
                               Being pedantic is just fine and absolutely necessary if in a dispute situation.

                            2. Hi

                               Thats correct in I was meant to say ‘not well versed’.

                               Its been along time since school

21. Has anybody used expanders nz ltd or purchased one of these units and had it installed how did it go. They stated they were based in Timaru but that is only where these units are off loaded. I get emails stating they have just sold more but when i have asked to see them as a finished product i get no reply’s. For what thye are offering the prices seem to good to be true.

    Reply

    1. Hi Andrew, I couldn’t see a company by that name on the Companies Register, but saw an associated company noted on the expanders website SGW Capital Limited, which was incorporated in August 2023 and has a single director and shareholder Shaddon Wong. Under Expander’s website, the ‘Meet the Team’, ‘About Us’ tab, there is a Shad W listed as marketing manager – the picture alongside is of a young man. Shaddon Wong is associated with six other companies that are now removed from the Companies Register – from a quick look some of these were set up and then disestablished after about a year. So, lots more questions before I’d commit money. Good luck

       Reply

    2. Any further advice on Expanders, now selling from Christchurch. Prices and visual homes look great but I have been warned, not built to NZ standards ?

       Reply

       1. If you look at their brochure, it was under FAQ’s, they stated that the “dwellings” can not be used as permanent dwellings. They claimed to have a base, even gave an address at the port in Timaru – no one knew anything about them. The adverts featured clearly photo shopped images claiming to be a newly located expandable in Timaru- as a added bonus you could get a home that can levitate itself.
          The containers have no verification with them that they comply with the NZ Building codes, you will have no third party verification that they will perform as a NZ built home would.
          Google the main/only share holders name and make your own judgement – do you think all the happy Google reports are genuine?

          Reply

22. What about roofers, just spent 26k on repairs and in the first heavy rain a serious leak. Roofing Taranaki Ltd recommended and designed all works but wouldn’t accept any responsibility. Even went to the roofing Assoc but Roofing Taranaki falsely claimed they advised a full re roof when they expressly told me it wasn’t necessary. I followed their advice and now have to get more work done and repair the water damage.
    My advice is don’t use Roofing Taranaki Ltd and I think trade associations are a waste of time for consumer remedies.

    Reply

    1. What does your contract say about remedies & disputes? Have you referred the matter to your insurers? Considered the disputes tribunal (for claims up to $30k)? Good luck

       Reply

    2. I feel you have further recourse to the LBP Board (LBP, Licenced Building Practioner) I think its the board. This is for technical issues only. Do not try to bring up contractual issues. The repairs under taken from the amount involved appear to be extensive and I’m reasonably confident should have been undertaken with an LBP roofing of some class or type.
       In my opinion irrespective of what they said about re-newing rather than repair, they should have not undertaken to do the repair if they were unable to do it properly. This is why I think you have a case and can take it to the LBP Board.

       Reply

       1. The LBP will also throw it out if it’s a fault in the materials, they’ll only entertain it if you can prove negligent building practices or they used the wrong materials to start with. In my experience you need a solid case, any doubts and they won’t act so get another roofer that you can trust (not one that just wants the job) or a forensic building specialist to write a report and submit it with your application. For $27k spending another $1k on a solid report could be worth it. And if you decide to take them to court the report can be used again.

          Reply

23. We’re looking at building a guest cottage on our property and have been looking at Nook Homes. In my research I’ve found an article in the National Business Review that doesn’t sound good but it’s hidden behind a paywall so I can’t actually read it! I’m wondering if anyone has experience of this company and their build quality. Thanks so much 🙂

    Reply

    1. Hi Lottie, You’re right NBR article implies some problem, but other reports seem OK. But bearing in mind issues with other modular/factory type builds I’d be very cautious about how much you pay up front before delivery, and look carefully at contract regarding who owns partially built unit (or materials purchased for it) still in factory, if company folds before you get delivery.

       Reply

    2. Hi Lottie
       I would strongly suggest that you read the NBR article – you may even be able to contact the author for further information.

       Reply

24. @ Chris C
    Thanks for your reply. Can’t see scope to reply there so posting separately. I am asking because I don’t know. Yes, I am the same person and have tried to put my recent posts together. I am trying to get a driveway quote; I was hoping that specific questions might get answers.
    By fine I meant 10 mm aggregate and another with about 30 mm aggregate which would show better. If you or anyone can give me an idea that would be great.

    Many thanks

    Reply

25. If anybody is even considering Sentinel Homes in Nelson/Tasman or Marlborough, please reconsider before it is too late.
    The owners Anna and Ruary own both Sentinel’s Nelson, Tasman & Marlborough franchise as well as Ultraspec building systems.
    I paid my deposit nearly 3 years ago, and have only just had my build finished now. They have thrown price increase after price increase at me as well as changing works without even consulting me.
    We have failed council CCC inspection 3 times (for which they blame the inspector of course).
    My build is very poorly finished, as well as having many errors that were not on the plans or specs at all. Ultraspec has been known to only do insurance repairs, and they should keep it that way.
    Please please please take it from me, avoid this company at all costs.

    Reply

    1. I see most of the Ruary & Anna’s companies went into liquidation this week and Sentinel dropped them ages ago. fair to say the writing was on the wall for a long time with their poor company mismanagement.

       Reply

    2. Under the Ultraspec umbrella they unfortunately couldn’t even get insurance repairs right. Were now fighting with our insurance company to reimburse us for expenses incurred to rectify faulty workmanship and damages.

       Reply

26. Hi
    Have anyone recently built with classic builders rotorua? Planning to contact them.. any advice?

    Reply

27. Hi All, I’ve mentioned (can I say predicted?) this before, quite a few months ago, but a recent article in the NZ Herald seems to confirm, that we’ve finally reached the point where it does not pay to build your own house. Better value to buy one already built.
    Sure, there will be circumstances where you just have to live on a particular section, with a special location or view. Or you have lots of money, and can’t bear the thought of living in a place you did not design yourself.
    But for people on a tight budget, who just want a decent place to live, in a normal housing area, I suggest they should think very carefully about the risks of getting involved in the potential hassle, delay and cost overruns that a bespoke build often has.
    And as the building industry declines, and builders need to cut prices on stuff they’ve already built to get cash flow, it just increases the risk that they will fold in the middle of your build.
    Sorry to sound pessimistic, but this is the cyclical nature of the industry.

    Reply

28. Green Homes (greenhomes.co.nz) .are building for us currently, and so far so good. A professional approach. We’re half way through the build and making great progress. The team’s approach to attention to detail and planing has been awesome. It is important we can trust that things are moving ahead and that quality is good. Happy on all fronts right now. Can’t wait for the finished product.

    Reply

29. We have had the misfortune of living next door to a property bought and developed by BUILD FORM LTD.
    Amongst the constant loud music, foul language spoken at loud levels, our two cars were badly damaged by the detritus of sawdust, concrete dust and god knows what else.
    I politely asked him if he had public liability insurance, which he laughed at.
    Slippery as a snake, totally untrustworthy and incapable of being a decent human being.
    It cost me $2300 to get my car back to decent and $400 for the other car.

    Reply

30. Has any one had experience with JNJ builders in christchurch?

    Reply

    1. They don’t pay their bills so I would avoid them

       Reply

       1. Hi Carol, keen to know more, currenly doing a job for them, do you not think we will get paid?

          Reply

31. Hey everyone,
    I’m currently in the final stages of building my new home. The builder has just told us that they can’t install cold water pipework and cistern taps for bidet sprays, citing strict Council regulations.
    Initially, they mentioned it was an oversight from the designer’s end for not including the bidet sprays in the initial plans. Now, they’re expressing concerns about potential side effects related to the installation.
    Since the bidet sprays were originally specified in the building specification, I’m turning to this community for any advice or similar experiences. Has anyone else dealt with a similar situation? How did you go about it?
    I’m really hoping to find a workaround or alternative solution to make sure I get the functionality I’m looking for while still following the regulations.
    Thanks a ton in advance for any insights you can share. Your help means a lot!

    Reply

    1. On his last email, the builder told us that: The Council requirements are being strictly enforced and these taps do not comply with current regulations.

       Reply

       1. We had a bidet spray tap (hot and cold water) installed in Wellington in 2020. But it would have been consented in 2017 and it was included in the plans lodged with the council.
          Have the regs changed in this time? Is this something that can differ from council to council? Is it because it’s just a cold water tap? Or the type of tap itself? If you can get more information, you may be able to find a work around. I would contact the council directly and maybe even a plumber. But I would do this discretely because as you said your build is in the final stages. Builders often create difficulties in the final stages of the build, this is because they have realised by then that it’s going to be inconvenient for them to actually finish to the original agreed timeframe, cost or both.
          The reason I suggested making discreet enquiries is that if the work is otherwise going well, it’s best not to ruffle the builder’s feathers if you can avoid it. They can be an excitable lot and given to inventing variations, reasons something can’t be completed and/or was never included/costed in the first place when they feel under pressure in the final weeks or months.

          Reply

          1. Hi Jane, thank you for sharing your experience and insights. When an item is not included in the building plans, it may not have been part of the approved building consent. is that right? Does adding it to the building consent would be a huge additional cost and time consume?
             Thanks again for your input!

             Reply

             1. Hi Asri,
                The council should have been supplied with a full and detailed set of plans before they issued a building consent so if the item isn’t on the plans/specs then it may need to be added. Once, nearly 20 years ago as part of a renovation, I had the council amend a consent. From memory it cost about $1000 but I can’t remember how long it took or even why it was needed. I can remember though that the change was needed at the beginning of the job and it was a time and materials contract.

                Reply

    2. Hi Asri & Jane H, This question about some problem with installing bidet taps (the technical arguments are not clear to me, maybe someone can explain) seems to have been going on for a while. So I’m a bit puzzled as to why you don’t just ask the builder and/or designer to explain it clearly. I see no reason why a builder should object to that. Or you ask the same person in Council the builder spoke to.
       Regarding making ‘minor changes’ to consented building plans, you can try looking at:
       https://www.building.govt.nz/projects-and-consents/build-to-the-consent/making-changes-to-your-plans/minor-variations-guidance/examples-minor-variation-or-amended-building-consent/
       As it’s very difficult to advise on cost and time required to make changes, without knowing exactly what’s involved. So general questions to this blog are unlikely to get you the answers you need.

       Reply

32. We are looking to buy a turn key project in Rolleston with Green Homes. Have anyone bought from them? We would like to hear about your experience, if any issues, etc.

    Reply

33. Hi. We are looking at a new build in coastal Whangarei and have been talking to GJ Gardeners and Signature Homes. Has anybody built with either of these companies in recent years? How was your experience?

    Reply

    1. Hi Yvonne, Haven’t built with them, but I assume it’s not GJs or Signature who are actually building, but the franchisees for them in your area.
       So you need to find out who that is, and get feedback on them, history of owner(s), track record, references from other customers etc.
       I suspect that the franchisee will in effect be ‘independent’ of the main company. So it might be useful to check the contractual relationship between the franchisor and franchisee, and more important between the franchisor and you (probably none).
       So what vetting does the franchisor do of its franchisees, and what help can you expect if things go wrong, and the franchisee does things wrong, or fails to finish the build? If the answer is none, then what are you getting for the fee (obviously passed on to you, one way or another) the franchisee has paid the franchisor. Other than a famous name and some TV ads, with feel good statements like biggest, most trusted, most reliable etc etc.
       Good luck with your build.

       Reply

       1. Hi Chris, how does one check the franchisor-franchisee contract? Without alienating a potentially acceptanle builder..
          Thanks

          Reply

          1. Hi Sanjay, Of course they might not be willing to show you the actual document, but I see no reason why you cannot ask the franchisor head office in general terms how do they vet their franchisees (building experience and history of principals etc), and what responsibility they take for the financial soundness and competence of franchisee, and what they do in the event the franchisee has unacceptable performance of goes into liquidation.
             As I said before, I suspect they will either be unwilling to answer, or if they do it will be in very non-committal terms. Then you make up your mind what you’re getting in return for the well-known name on the letterhead. But at least forewarned is forearmed.
             If reasonable due diligence alienates a builder, then I would suggest he’s not potentially (or actually) acceptable anyway.
             I’ve said before, the building market could easily be entering a phase where, unlike it may have been before, builders need clients more than clients need builders. So if they push back against reasonable demands and questions find another one.
             Or maybe avoid the undoubted hassles of any build, and try to find a finished house you like.

             Reply

             1. Thanks to Chris-he’s a wonderful support for this forum. Just some addition to his comments regarding franchises, as rule the individual franchises are an independent, standalone business connected to the head franchises through a licence to use the brand but with no responsibility for failure back to head office if a franchise runs into problems. Needless to say, some franchisees are better businesspeople than others.

                As for the benefits, the common acceptance is a franchise gains access to the brand for marketing, plans the franchise holder has developed, and access to cheaper materials that help bring the cost of building down.

                Some very important things to do when going into a building contract include ensuring your contract is not written so as to favour the builder too much. Obviously fairness is important and there are some terrible clients too, but the Master Builders contract, for instance (hello GJs), is weighted towards the builder. Ensure you have good insurance, including third party builder insurance, so if your builder does go out of business you will be covered, make sure you have a Licensed Building Practitioner supervising your work, and make sure you get a copy of the Prescribed Checklist (this is mandatory for builders to give their clients and gives a checklist of specific informational builder needs to give you, including financial information.

                Read the http://www.buildibgguide.co.nz – there’s an abundance of excellent advice there.

                Reply

       2. Thanks for highlighting this Chris. As a non-franchise home builder who has been in business almost 20 years now, it’s incredibly frustrating losing builds to franchise builders who claim to have been operating for longer than us when in fact they’ve changed hands (usually through mismanagement and/or financial failure) multiple times, but prospective clients don’t do enough research to understand this or factor it in to their decision making process.

          Reply

    2. Hi Yvonne,
       We have built with GJ’s but not the Whangarei franchise. In summary, I would not trust GJ Gardners to build a dog kennel.

       Reply

       1. Hi Yvonne. Steer clear of Signature Homes.

          Reply

          1. Where did you build and with which franchise ?

             Reply

             1. Don’t build with a franchise builder. The head office “brand” gives you no more security than going with an independent who has longevity and slogs their guts out and knows what they’re doing

                Reply

                1. Hello everyone
                   I am building two adjoining houses behind my old cottage at the street end, on a large section. The build is almost over except for remedial work like hot water not coming through, a toilet cistern not filling up). I am looking for advice on the following:
                   My builder had the driveway included in the contract (as a ticked item in the Specifications document accompanying the contract). He also had Driveway as a PC sum in the contract.
                   1. Is that ok? I did not know then but now I think if it is included in the contract it should not be a PC sum. Am I correct?
                   Also, he now says the whole of the PC sum on the contract needs to be paid as he has spent more than that amount.
                   2. Is there any use asking him to show invoices for the driveway construction now because I wouldn’t know when they are obtained?
                   3. I had earthworks also as an item included/ticked in the Specifications document of the contract. It was also mentioned as a PC sum. Is that correct or was I wrong in signing the contract in this way?
                   4. I have paid for all the earthwork separately and it has amounted to more than twice the PC sum considered. Should I have paid for all the earthwork?
                   5. Also, now the builder is saying that he had contracted to build only the two houses at the rear. So should I be paying for the driveway for the front half of the section? Is this ever done?
                   I have paused paying some invoices and want the driveway charges sorted out as the others are more straightforward. After all this I will have the last 5% instalment invoice and all fees (LINZ, lawyers, 223, 224C, ccc and title and other fees) still to incur.

                   I am feeling a bit stuck with the builder payments. The two new houses have passed final inspection and I have got them insured in my/trust name and have got tenants in one and imminent in the other.
                   Would be grateful for any advice on the questions above.

                   Sanjay

                   Reply

                   1. Hi Sanjay,
                      This may be of more help to other readers but the time to get advice is before you sign a contract not near the end of a build. Without seeing your contract nobody here will be able to give you accurate advice and I’d go so far as to say you should take most of your advice from a good and experienced contract or construction lawyer.

                      However, the following link has a good short explanation for PC sums, which may help you or others to read: https://buildingtoday.co.nz/2009/08/01/potentially-confusing-pc-sums-discussed/

                      The only thing I’d add is that you mention having ‘paused’ paying some invoices. Unfortunately, in the eyes of a building tribunal adjudicator this may have put you in the wrong regardless of whether or not your contract was unfair or misleading. There is a clearly defined mechanism for not paying a builders claim called a payment schedule. Here is a another useful link, but again I’d seek professional advice: https://buildingdisputestribunal.co.nz/adjudication/guides-and-resources/the-payment-regime/

                      If its any consolation driveways are often an issue and if you have got to the point of having two habitable or nearly habitable houses that have passed inspections you have done better than a lot of people embarking on a build in New Zealand.

                      Reply

                      1. @Jane H, thanks, helpful tip and link.
                         I have only 5% last ‘stage payment’ to make from the Payment schedule.
                         Appreciate that anyone advising would need to see the contract. And I had shown it to two lawyers one of whom I had to keep asking questions for him to go beyond a cursory reading so I went to the other one. I didn’t find them commenting much on the finer details.

                         Wd you be able to say anything on some of my questions, ie,
                         – Should an item like Earthworks or Driveway be ticked as included in the contract (which should mean within the contract value) and be added as a PC sum too. If yes is that PC sum then only to cover costs of any upgrades I add after contracting?
                         – If the approved EPA plan shows a full driveway and the builder claims he is doing the driveway as per plan, can he then say he had contracted only for the two new houses behind the old one and so will pay for part of the driveway? It seems bizarre even to work out the parts of a driveway in this way.

                         Many thanks.

                         Sanjay

                         Reply

                         1. Hello Folk

                            Can anyone tell me the cost of laying a concrete driveway with exposed finish in Auckland today? I am looking for the finest aggregate finish and a better/mid-range aggregate finish.
                            There are sites which mention cost range but I don’t find dates of the sites last updated and, since I am overseas, difficult to talk to them although I will keep trying.

                            Appreciate any advice.

                            Reply

                            1. Hi Sanjay, I assume you’re the same Sanjay who asked about PC Sums etc. In which case you’re certainly making life/building even harder by trying to do it while overseas. And even more so when, with respect, you seem to have very limited knowledge of building contracts, and how these things work.
                               I can’t see why you can’t call concrete layers from overseas if you get the timing right, but you could always try emails, or presumably you have someone in NZ (your Project Manager?) to call them.
                               But when you mention a difference in cost between ‘finest’ and ‘average’ quality you’re entering a very difficult area. I doubt that many of them would offer such differences, but if they did how would you define and measure it? Or do you just think you’ll know it when you see it, and hope the builder will agree if you say it’s not up to standard? I’ve worked on Government construction jobs where all such things were defined in great detail. But the result was an overall Specification that was 50mm thick. And even then there were disputes.
                               I guess all concrete layers would say their work is perfectly fine for a driveway. Some would be telling the truth, some would not. Unfortunately when you’ve got 15-20 cubic metres of concrete driveway going off outside your house it’s too late to argue about it.
                               Best bet is to find someone who’s done a job you like on another house, and pay what you think is a fair price.

                   2. Hi Sanjay, Your answer re driveway concrete makes it more clear, but still not sure whether you think 10mm or 30mm aggregate to be better. Also lots of other factors like access, inclusions (colour, shell etc), subgrade, reinforcement, finish (brushed, exposed agg etc) could affect price. I think best to get concrete layer to visit site and quote. Or you’re likely to get unexpected costs cropping up when it’s too late to argue (like before).
                      Regarding one below, I agree with what Jane H said. You should have understood/sorted this out at Contract stage. I’ve written on this blog before suggesting the Contract is the first thing you should get sorted, before paying any money (or at least only minimal amounts, you can afford to write off to experience) for designs or anything.
                      If you enter ctrl+F you’ll get a search box. If you enter things like PC, Provisional etc you find I’ve explained before the difference, and how they’re supposed to work. But Jane H’s link explains it quite well, the confusion that often occurs and how they’re often used incorrectly. Usually PC (Prime Cost) Sum is an amount for something like an appliance, carpets etc which is sure to be required, and where Builder puts amount for one he intends to use. But you have the option of choosing something more or less expensive, and paying accordingly.
                      A Provisional Item is for something that may or may not be required (usually something like earthworks excavation or fill). Builder puts in (with your agreement) a reasonable guess at final cost. If not required you pay nothing. If required you pay what it costs. Whether you can demand invoices etc generally depends on the contract wording.
                      So regarding your driveway, obviously you needed one, and presumably the area required. So normally the whole thing could have been priced at contract stage. But possibly some builders have a contract where the basic spec includes for a certain area that should generally be enough, but not enough for your case, and possibly very standard type with brushed finish plain concrete or something. So he ticked driveway for part, then put in a PC Sum so you could choose (and pay for) whatever extra area and standard you wanted. Not a totally unreasonable way of doing it, as long as all concerned understand how it works.
                      Similarly a ticked item for quantity of Earthworks he normally included on all builds. Personally I would have made any extra earthworks a Provisional Item, if not certain it would be required. Because the amount of earthworks is something dictated by the design, ground levels and whether any unsuitable material etc has to be removed. So not something where you can ‘choose’ anything. It is what it is, and you have to pay for it.
                      Of course you would hope all prices charged are reasonable for what was done. But often difficult to dispute if you haven’t tied things down at the beginning.

                      Reply

                   3. Hi Sanjay. You’re not building with A1 Homes Wellington are you?

                      Reply

          2. Completely agree

             Reply

    3. Hello Yvonne,
       I’ve built twice with GJs – once in Auckland in 2010 and once in Waikato in 2016, so not really recently. Good quality build. Depends a lot on the franchise. Comms sometimes not great between the franchise management and tradies. You have to be really clear and check they understand what you want. A good choice if you don’t mind paying premium price for good service. I’ve gone a different route for my most recent build using independent professionals and savings heaps. I’ll get one building company to assemble a kitset from Imagine Kit homes this time and have the bulder project manage, do the inspection side of it and I’ll save more using kitset materials and a single contractor to take care of the build. I may even have an independent foundations company because savings can be had using alternative foundations that meet code and pass BC. Good luck!

       Reply

    4. Hi Yvonne, I’m in the final stages of building with GJ Gardners, and overall, it’s been a good experience. However, we’ve encountered a couple of issues. I’d prefer to wait and see how they handle them before providing a full review. I’ll keep you posted once everything’s sorted.

       Reply

    5. Hi Yvonne. Steer clear of Signature Homes.

       Reply

34. Hi everyone,

    We are going build in Tauranga and were wondering if anyone has any references on solid home builders that are not group builders but have an established long track record of good workmanship and a big enough team to handle the job?

    Any thoughts would be appreciated.

    Cheers,
    C

    Reply

35. Gary & Jane
    We are sadly one of the FirstBuild customers who have paid majority but no complete house. It seems from everything we have read we are unsecured creditors and at the bottom of the pile. Rob Thomas and Mark Holman have consistently lied and pulled the wool over everyone’s eyes and we get left with nothing and they walk away Scott free?? Seriously how is that right when loads of people have now got high mortgages and some no house at all. It doesn’t feel like we the consumer is being protected. The directors walk away and can go and start another company in a different name. This is so wrong and they should be made personally accountable. They have destroyed lives without any care whatsoever. Sorry but hope they rot in hell.

    Reply

36. Hi, has anyone had any recent experience with FirstBuild from Auckland? They claim to make modular homes. I am down by 100K and about to take legal action to get it back. Same old story as I have read in the comments above where the ‘builder’ promises the earth and then when things dont go as planned they just stop answering emails and taking calls.
    Does anyone have any info as to whether these guys are going under or have had similar experience where they do a runner with a large deposit?

    Reply

    1. Hi Joesols

       We are in a middle of a build with these guys!
       Have you got a contact number?
       Cheers

       Reply

       1. Firstbuild Homes was placed into liquidation 12 May 2023.

          CEO Rob Thomas sent an email out advising all customers his company has folded.

          We had given them over $500,000 and received little back. Our frames haven’t even arrived on site. Foundations are in and we are probably out of pocket $400,000.

          What the hell did Rob Thomas and (Richard) Mark Holman (the directors) do with our money? It certainly was not spent on our house we signed up for! We are incredibly angry, sad, disappointed, devastated.

          We can only hope they do not do this again.

          Reply

          1. Hi Sad Customers, I can certainly understand why you’re sad, angry etc. From mention of frames not arriving on site I assume this was a regular in-situ construction, rather than one of the factory type homes, that seem to have had so many problems.
             As such there are standard and legislative requirements for contracts over $30K. So for the assistance of others looking at their building contracts, it would be helpful to know how you ended up with a schedule of payments that required you to pay out so much, before the relevant sections of work were completed.
             I can see you might pay a 10% deposit up front, and then something for the completed foundations. Even for a $1M build that is unlikely to exceed $150K in total. So what was the rest of the payment for?
             Surely builders do not think their clients have become so desperate that they will pay the full cost of a build before work starts.

             Reply

             1. Bloody good question Chris, I hope there is a response so it can help others to avoid potential disasters like this. I think in the boom of 6-12 months ago builders were perhaps preying on clients on their “fear of missing out” and contracts were sketchy at best and weighted in favour of the builder. For these guys I hope not and they can get some sort of resolution.

                Reply

             2. We signed up to Firstbuild because it was to be built in their factory then trucked to our site.

                After foundations were laid we paid the as per the contract, as it was promised a fast turn around. Then Rob Thomas and Mark Holman started with the excuses for delays at the factory. Then they changed it to bases and frames in the factory and remainder to be built on site. If that had been the case from the outset the payment schedule would have been vastly different.

                Reply

                1. Ah, yes that makes more sense. I’ve recently read of a case where the houses were also built in a yard and then transported to site but when the company folded and all the almost paid up customers went to reclaim what they had paid for to date they were told by the insolvency company appointed to liquidate everything that they owned none of it until it was %100 paid for so they fell at the bottom of the list of people owed money to. It was taken to court and the customers lost. I don’t know if it was in their contracts or if that was standard practice (Chris might add some insight here) but that would be something people should definitely check when approaching modular builds such as these.

                   Reply

                   1. Hi Sad Customer & MJ, I’ve been involved with pre-cast type work (concrete walls, beams, facing panels), but had no dealings with any of these modular, podular etc etc factory-built house companies. On the face of it they seem like a very good idea. Should have better quality control, and less impact (delay, damage etc) from weather.
                      My impression, from TV programmes, is that they seem to be successful in Europe, even to the extent of being manufactured in one country (in the case I saw a huge, space age factory in Poland), and erected in another (the UK).
                      It seems a real shame that this kind of thing goes so badly wrong, so often, in NZ.
                      So I suspect no one is getting involved with them at the moment.
                      But to overcome this issue of nearly complete structures in the factory being taken over by liquidators, when a firm goes bust, is it not possible to have a contract that says everything that has been manufactured (or materials allocated to) a particular client, shall be the property of that client, provided payment has been made by the client for the work to completed. (Or at least that you own in proportion to the total cost that you have paid). Somewhat similar to the fact that I assume you would own any work completed on your own site, provided you’ve paid in accordance with the schedule of payments. Surely there must be some form of wording that gives you the right to go in and collect what you’ve paid for.
                      For example in this case I assume no one is disputing that Sad Customer owns the completed foundations on his/her site (or are they?).
                      Other precedents seem to be, I believe contractors may put in contracts that plant (ie machines) and equipment remains in their ownership while on your site, and items they have installed on your site do not belong to you until you have paid for them.
                      To paraphrase Phil & Kirsty’s TV programme, what are the three most important thing in building work, ‘The Contract, the Contract, the Contract.’
                      Not much use to those already suffering, but maybe food for thought to those still brave enough to venture into the shark filled waters of NZ construction.

                      Reply

          2. Firstbuild also did not pay their contractors, many since Jan, lots of people are owed money 🙁 with promises of invoices getting paid and no follow through.

             waiting on the public liquidation notice so that a claim can be filed to the liquidator.

             Reply

             1. Probaly not much chance of getting your money back from first build but i know they are going on a few holidays , i gather on other peoples money. Its not the first company he has owned that has gone bankrupt.

                Reply

    2. Did you get your $100K back from Firstbuild Homes before they went into voluntary liquidation?

       Reply

37. We’re in the process of choosing a design and build company to build in Warkworth. We’ve narrowed it down to Madison Park, Maddren and The House Company.

    A quick search on here returned a lot of positive comments about Maddren and no doubt they build beautiful homes. We’re just a little unsure about their footprint in Warkworth. Though they’re moving their office to Silverdale soon, they don’t seem to have many builds in the area that we’re looking to build. We wonder if they have good local tradies to call upon. Has anyone built with Maddren North of Auckland? What’s your experience?

    We learned Madison Park used to be a part of Stonewood. The name Stonewood doesn’t seem to have been associated with anything positive on here! Does anyone have experience working with Madison Park after their departure from Stonewood?

    Though we’re sure The House Company would do a fab job and they’re local to where we’ll be building, their upfront costs seem to be substantively higher compared to Maddren and Madison Park. Before signing the agreement and paying the deposit, the costs for design alone would be around $60K. Is this something we should expect?

    Reply

    1. Hi SG, I’ve had some dealings with Maddren and THB, around 2010/2013, but didn’t end up building with them. Maddren because we ended up selling the section before building anything, and The Home Builder because we also started to get the feeling they would end up quite expensive. But both seem to have had good reports on this blog, and I think you’re right THB would do a good job. Based on our overall cost for survey, investigations, reports etc, and getting to final structural design and drawings to submit to Council in 2015, I reckoned you would not get change from 5% of build cost. So $60K may not be such a bad deal. But if you pay that upfront, I suggest you make it clear that it’s all your property, so the builder or designer cannot claim copyright. Then if you fall out over the final price or Contract wording you can use it to shop around for another builder. No idea about Madison Park, but we dealt with Stonewood. Pulled out because they were not willing to amend what I felt was a very biased contract.
       However, I have to say that with the current state of the building industry, with sale prices going down, but it seems build costs still going up, I question whether this is the time to be starting a build.
       Even if you have experience in building it can be a terrible hassle, when things go reasonably well, and a disaster if they don’t.

       Reply

38. Any suggestions about choosing who to help us put a Transportable home in the backyard for my daughter?
    It’s a minefield out there for parents trying to make the right decision and not get ripped off. I’ve read different prices re: consents. We are in West Auckland.

    Reply

    1. Hi Tavake,

       The sector has taken a hit lately with some tiny home and transportable build companies going bust and leaving customers out of pocket and with no asset. My first suggestion would be to do robust due diligence on the companies you’re looking at: track record, financial strength, reputation, directors etc. The next 12 months will see more firms go under – it’s a tricky market out there.

       Beyond that, in no particular order:
       1. Have experienced lawyer review and advise on contract. Make sure the scope and proposal is clearly set out in the contract.
       2. Check progress regularly with visits to factory, take notes, take pictures. This can be difficult if they’re based far from you.
       3. Get a programme and hold them to it. Make sure contract includes a due date for completion.
       4. Have appropriate progress payments, allow for retentions and set the final payment sufficiently high to make it worth the while for the builder to finish the job.
       5. Check they have insurance and require them to provide evidence of insurance cover.
       6. Seek multiple quotes and compare. This can be tricky as they will all present them slightly differently. Ask questions, what is included/excluded.
       7. Find out who the LBPs are and who the subcontractors are – next time I’d include a clause requiring this info to be shared.
       8. Keep a diary of all interactions with the firm.

       All the best.

       Reply

    2. You might want to read some recent posts of homes being built off site (modular, transportable) by Firstbuild.

       Reply

    3. Hi, we had a company build us a small transportable building about 6 years back. They were amazing and now have a major manufacturing site in Manukau – Auckland. Same Managing Director. I would trust them 100%. Google TransBuild. The owner is Sam Paterson. Good luck

       Reply

    4. Have you touched base with Keith Hay Homes?

       Reply

39. The Ministry of Business, Innovation and Employment (MBIE) is seeking feedback on occupational regulation reforms in the building and construction sector. Typically, the various membership bodies, such as Certified builders, Master builders, the NZIA and NZRAB will put in a well written submission on these things and the absence of input from the public results in poor outcomes for customers. I’d encourage anyone who has had a bad experience with any of the list below and feels that better regulation would help to put in a submission.
    Submissions are due 06 April 2023
    The 4 occupational regulation regimes MBIE are seeking feedback on are:
    • Licensed Building Practitioners, including proposals for change regarding supervision and licensing, as well as seeking feedback on issues with competencies.
    • Plumbers, Gasfitters and Drainlayers and Electrical Workers including consulting on the scope of codes of ethics to help lift the quality of the work and promote public confidence.
    • Registered Architects, including a review of the current settings to determine if the regime is still fit for purpose.
    https://www.mbie.govt.nz/have-your-say/occupational-regulation-reforms-in-the-building-and-construction-sector/

    Reply

    1. Hi Jane, I agree. I have just completed a return. All good stuff, to hopefully improve the competencies of the poor guys who actually do the work.
       But unfortunately it does not tackle what I think are two of the main problems with NZ homes, built for private clients such as those who comment here.
       The first being the way many people are pressured into signing contracts which are blatantly biased in favour of the builder (eg have no contract period which the builder can be held to). No one should sign a Contract before at least reading one of the standard documents you can find on line (or in fact reading the documents used in Australia, which would work just as well here with only minor tweaks).
       The second of course is the number of builders who go out of business, when things get the slightest bit tough, or when they might be expected to put things right.
       For the latter I think NZ should consider something like the Australian NSW Home Builders Compensation Scheme. No personal experience of it, but my impression is it would save a lot of the grief (financial anyway) we read on this blog.

       Reply

       1. I would add the lack of consumer knowledge and the disinterest MBIE has consistently shown in changing this situation. Consumers are largely left to their own devices and only those doing their own searching will come to information that will help them prepare for their building project. As a result, they often abdicate responsibility to their designer/builder (because we *know* they always have the best interests of their clients to the fore).

          Reply

40. Sanders Manufacturing Limited (company no. 7694536) is in voluntary administration as of 22 February 2023. This is the company previously known as Podular Group Limited and has the same director (Charles Innes) and shareholders (Charles 5% and Ilan Gross 95%) as Podular Housing Systems Limited.

    https://app.companiesoffice.govt.nz/companies/app/ui/pages/companies/7694536/shareholdings

    Reply

    1. And now I see that today was the first meeting of creditors re Sanders Manufacturing Limited (I didn’t go, only just realised).

       This will be of interest to any Podular creditors that might have a claim against Sanders.

       https://gazette.govt.nz/notice/id/2023-aa784

       Reply

       1. what is the next step for people involved?

          Reply

       2. anyone else a victim of Charles Innes (Podular Homes), i have lost 140k (my entire savings and more) with absolutely no home!!

          Reply

          1. Hi Sleepless Nights – unfortunately there are quite a few people that have posted on here that Podular / Charles Innes has done the dirty on. If you do a word search for “Podular” or “Innes” you’ll find several posts.

             I hope he comes back to the country to face the music.

             Reply

41. Does anyone have any experience with Ashley Homes in Tauranga? Looking at using them for a new build.

    Reply

42. We bought a 6 year old house January 2021. The house is a 2-storey 3 bedroom & 2 bath. There are two skylights in the house; one in the common bathroon on the second floor and the other is in the kitchen. The house was built by Platinum Homes (PH) so we’re expecting it to be of good quality. Prior to moving, we did a bldg inspection and no leak was detected since there was no rain during that time. We moved to the house on 25th Feb 2021 and started to change the wall from wall papers to a white paint. Our painter noticed one of the ceiling cornice of one of the bedroom which shares a wall of the common bathroom and suspect that there could have been a leak from there. True enough, after living for a few months with new painted walls and carpet, with heavy rain, the house started to leak to the bedroom flowing inside the wall and wetting the new carpet. We have contacted PH about the issue since we’re aware of the implied house warranty. They fixed the issue and again it leaked. This time, the water flows to the common bathroom and it’s confirmed coming from the skylight. We again informed them and fixed it again. Fast forward to Dec 2022, while my husband and I were overseas for holiday, we asked our friend to look after our house. She notified us that there were water on the floor right underneath the kitchen skylight. When we get back here in NZ we did not notify PH immediately since we don’t have a photo evidence to show them until the rain last Friday. We have emailed again PH about the issue and they replied with a promising schedule for assessment. However, during the three days of rain, the ceiling had started to discolour and the paints peeling and bubbling. We tried to contact PH again to follow up and a different person responded to us. Telling us that the fault was outside of the scope of the bldg code and telling us that since the skylight did not leak for 8 years, the remedial should be covered by our insurance. This person who replied to us is the same person who responded to us when we just moved in and noticed that the external wall of the house had some cracks and also told us that it was not covered by them. We believed that Platinum Homes should be fixing this issue given that all the houses in the block (4 houses) have had skylight issues before and therefore the skylights was poorly installed. By the way, prior to moving to this house, it was rented out so I don’t expect the previous tenants to take care of the house like we do now (since we bought it).

    Reply

    1. Hi Myrna, Not sure whether you just wrote as a comment, or seeking advice. But anyway I sympathise with your situation. Just a couple of questions/comments:
       What’s the basic house construction and design? By that I mean, is it a fairly standard brick or weatherboard veneer, with a steel or tile pitched roof that has decent eaves and normal gutters, or is it in any way a ‘plaster home’, or with something like a flat roof or with ‘internal’ gutters? If the former your problems can probably be fixed without too much expense. If the latter it is likely to be much more expensive, and may even require major renovation.
       Of course different branches of the PH franchise may be more or less competent and reliable. But if you use CtrlF, and enter Platinum in the search box, I’m not sure you will still be so confident the house must be of good quality.
       Actually hearing they were still prepared to do anything on a second hand 6 (or is it 8?) year old house is a pleasant surprise. It seems many builders in NZ would not even be around that long. But of course, not surprisingly, they didn’t actually fix it, and now they don’t want to do anything.
       I know skylights can look nice when they’re new, but are difficult to clean or maintain, often a source of heat loss (ie more than a well insulated ceiling), and often leak after a few years of being blasted by NZ sun and rain. Personally I think they’re best avoided.
       Good luck with chasing PH, but I suspect you’ll end up trying to find a decent builder to fix all the problems.

       Reply

43. Hi
    Has anyone had experience with Bayside Designer Homes or Bayside Projects in Auckland?

    Reply

    1. Hi Steven, I’ve had experience Bayside Designer Homes. What information are you looking for?

       Reply

44. Great site – glad I stumbled across this and very timely. Very new in building journey in Auckland. Have some land with an old build that wanting to knock down and build new.
    Initial thoughts was that it is best to look into bigger well known Build Companies, but can see that there is much to consider…just because they are what we who are new to the building journey, would consider “reputable ” names, does not mean anything.
    Like I said early on in journey, and have approached GJ Gardinar, Signature and Versatile – gave them brief on what I am thinking along in terms of design. Have seen a couple of plans that they have sent through that I am considering (still need changes) and I am wanting to hear their estimated quotes…again from this site, I am learning this does not mean much at this stage and to keep researching and asking the questions….
    It would be great to hear who people would recommend as builders – where they have had good experiences recently, as the messages on this site to move with caution are loud and clear.

    Reply

45. Great site – glad I stumbled across this and very timely. Very new in building journey in Auckland. Have some land with an old build that wanting to knock down and build new.
    Initial thoughts was that it is best to look into bigger well known Build Companies, but can see that there is much to consider…just because they are what we who are new to the building journey, would consider “reputable ” names, does not mean anything.
    Like I said early on in journey, and have approached GJ Gardinar, Signature and Versatile – gave them brief on what I am thinking along in terms of design. Have seen a couple of plans that they have sent through that I am considering (still need changes) and I am wanting to hear their estimated quotes…again from this site, I am learning this does not mean much at this stage and to keep researching and asking the questions….
    It would be great to hear who people would recommend as builders – where they have had good experiences recently, as the messages on this site to move with caution are loud and clear.

    Reply

    1. Hi Luisa

       Contact Graeham from New Homes, he can help you, very experienced building consultant
       0210324635

       Reply

       1. Just a note here that ‘Channing’ is Graeham’s legal first name and Graeham is his middle name which he uses for his websites. I cannot speak to his knowledge or past successes, but I think his lack of transparency in his reply here is less than ideal.

          Reply

          1. Thanks Mark for clarification, yes I go by Graeham, appreciate you following up with me, regards my user name for your website this may have automated.

             Have a great day

             Reply

46. Hi there, has anyone built or had any dealings with A1 Homes in Whangamata? Would love to hear any feedback.

    Reply

    1. Hi Jenny,
       We are in a build with A1 currently. Did you proceed?

       Reply

    2. Yes – regrettably. Happy to share our experience if you reply below.

       Reply

47. We purchased a house and land package from Stonewood Homes Tauranga in December 2020, finally moving into the house September 2022. Initially the red carpet was rolled out, however after that it was nothing short of the most stressful period of our life.

    Ground was not broken until the end of August 2021, after numerous requests asking when the start date was. The questions were skirted around, with the owner telling us to basically stop complaining as the land had gained value. I guess he expected us to pitch a tent on site.

    After the work started, we soon realised that customer communication and care was not a value they held. There were times we’d hear nothing for a month then suddenly we’d get an invoice to pay within the week. We’d have to go back each time asking for an update and what work was completed or we wouldn’t be paying the invoice. Only then would we get an email back.

    We were told consistently that XYZ was happening, only to then drive by and see nothing was going on.

    Painting was a nightmare, with Stonewood using someone who couldn’t paint a straight line or do anything to best practice. This was after asking in May 2022 what was happening with the interior colours, as no one had asked. They even forgot to order in our wardrobe (that we paid the invoice for a year earlier), as they’d assumed we were doing it.

    After the second project manager left, no one told us. Despite emailing the project manager and CCing in the owner to no response for weeks. Only when I messaged his wife were we told he’d resigned.

    Going to head office was a waste of time. They glossed over complaints, despite me detailing that more than half of our emails were going unanswered and there was no communication. This was after an agreement being reached that we’d get an update every fortnight.

    Heck, even when we moved in, the front door didn’t work, and it was the wrong one! Come January 2023, I contacted the sub contractor and they came and fixed it that day. Still no knowledge of when the door we paid for is actually going to be installed. Several windows had scratches in them too, with dried paint left on windows throughout the house.

    I could keep going on about the issues, and have spreadsheets and emails documenting their failure. Our friends and family are surprised they can even run a business like this, and others in the industry were aghast with how we were treated by both Tauranga and Head Office when I did my due diligence to make sure I wasn’t having unrealistic expectations.

    Reading online our project was not an isolated incident, with several customers detailing delays, lack of communication, and more issues. I’ve now used this entire project as a written case study on what not to do with communication.

    If anyone is considering Stonewood, I’d recommend you don’t even engage with them or Google them. Getting married and my father dying in the same month through COVID was nowhere near as stressful as this build.

    Reply

    1. Common theme unfortunately. Sorry for your loss.

       If I recall properly Stonewood brand was purchased by the Chow Brothers some years back out of receivership and have some partnership with John Key or Max Key in property development.

       Was this a Kiwi operated Tauranga franchise?

       Think maybe we should begin to establish as a collective which mindsets are behind building horror stories so we are able to establish a baseline for consistency when vetting contractors, builders, group builders etc. Horror stories seem to have common themed mindsets and patterns through out this blog. ie ‘lack of communication’ ‘no response’ over promise & under delivered

       Reply

48. Does anyone have experience building with Three Dukes Homes Rotorua/Waikato? Would appreciate any input as I can’t find reviews anywhere.

    Reply

49. Hi everyone,

    We are looking to build a new house on a lifestyle block in bay of plenty. Couple of questions;

    1. Anyone had any experience building with Framohs homes? Or Versatile?
    2. Is it cheaper to go with big building companies or to get plans drawn up and take them to a builder?
    We have a strict budget and have been quoted “X” amount for a build we love, however, we have known a few people who have built houses recently who have ended up spending “$70k” more than what they originally got quoted, so just wanting to avoid that happening

    Reply

    1. Hi Sophia, I was hoping someone else might try answering this one, because from the wording I assume you have not built in NZ before, and probably do not have much experience of building and building contracts generally.
       To answer it properly would require a book (Mark, who runs this blog, can suggest some), and even then you might still get into trouble. But please make sure you do your ‘due diligence’ on this, because wrong choices can literally ruin your life.
       You can bring up a ‘search box’ on the blog using Ctrl F. Nothing I could see on Framoh. Versatile a few comments, some good, some not so good, but will depend on which branch of the franchise.
       ‘Big builder’ vs ‘Plans/smaller builder’ entirely depends on which big builder, which plans/smaller builder. Some might say former can handle everything for you, but many (of course not all) can be rip-off merchants who couldn’t organise the proverbial p..s up in a brewery. Latter can be better, assuming your plans are realistic, but again only if you choose the right one.
       I suggest you use the search box above, and put in words like franchise, contract, PC, Prime Cost, fixed price. Also ‘MJ’ (he has written a lot of sensible stuff), and my name, previously just ‘Chris’, and later ‘Chris C’, as I’ve also written on some of these topics before.
       Regarding going over a quote, please believe that most stuff you might be told about fixed price contracts will turn out to be untrue. Firstly because most contracts have ‘weasel’ clauses that allow builders to increase the price, secondly because construction is by its nature an uncertain game, and things just go wrong, but often because you will be tempted to make changes (variations) that will increase the cost.
       I’ve said before, that if you start a job with less than 10% of the original quote as ‘contingency’ money in the bank, then you are taking a risk you will run out of money before the job is finished. That’s just the reality of building.
       On that basis your friend, who ended up $70K over the quote, may not have done too badly if they got the house they wanted actually finished to a good standard. You only need to read this blog to find out many people would envy that outcome.

       Reply

    2. Hi Sophia, Perhaps I should have added to my reply yesterday (for you and anyone else planning to build), do you really think it’s a good idea at the moment?
       Surely with finished house prices coming down, but build costs still it seems going up, it might be better to consider trying to get a bargain on a finished house. My guess is there will soon be spec builders who will be eager to sell, and get money in the bank.
       At least you know exactly what you’re getting, and with a lot less risk (of course it’s never zero risk with buying property), and hassle than I mentioned in my previous reply.

       Reply

    3. Hi Sophia,
       Everything Chris C has said is correct. I would add that if spending an extra $70 k concerns you then you very simply should not attempt to build a house now or at any other time.
       In terms of cost over-runs its depends on what you consider a direct cost. If we add up costs to finish our house, extra engineers fees, extra council inspection fees, fees for lodging complaints with MBIE, and lawyers fees then we will have spent at least 30 percent more than what was on the bottom line of our supposedly fixed price contract.
       I’ve been lurking on this blog for a while now. I’m planning to write a cautionary note about using a registered architect once our complaint is finalised.

       Reply

       1. Hi Jane, Thanks for confirmation, as I think there are a lot of people in NZ (including some who write into this blog) who ‘dream walk’ into massive problems with builds, because they believe some of the builders’ blurb about how simple it will all be. Especially regarding cost.
          Of course I suppose there must be some people for whom it goes smoothly, and comes out on or not much above the price they expected. Based on this blog it would seem not many. But I suppose that kind of person just gets on with living in their lovely house, and generally doesn’t write in with complaints. Unfortunately it seems no one produces stats or reports on that kind of thing.
          Regarding your point about your build ending up at 30%+ over the original ‘fixed price’ quote, I should clarify that my 10% was just for the build itself, not for the fees you’ve mentioned, and definitely not legal fees. Also, I just meant 10% as a minimum contingency amount, before you even consider starting a build. Not that it would always be enough.

          Reply

50. Hi. I’m looking at building 40 sq metre sleepout on piles with bathroom early next year. Needs consent. Thinking of getting plans and specs etc done(LBP) and applying for consent myself. Then perhaps going on builderscrack for a qualified builder to works at an hourly rate. There might be , with economic downturn , builders looking for work. I did this in 90s and had a wonderful builder to guide me from buying materials to council inspections. Didn’t realise I was a project manager. The drawbacks as I see are dealing with the Auckland City Council, and coordinating drainlayer, plumber and electrician. Have had great tradesmen from BuildersCrack tho. This will be stressful. I’m old but pleasantly persistent.
    On the other hand do I go to a building firm for a quote and get stressed that the firm will remain solvent.? That’s my main concern. And quite possibly get stressed following up the usual things that can go wrong.
    Advice would be appreciated.
    Thanks so much
    Maxine

    Reply

    1. Hi Maxine
       How exciting!
       Sounds like you know what you’re doing with the plans etc. On two different projects, we found our draughts person to be excellent in helping pull all the info together for the consents. We might have filled out a few forms, but really they did the heavy lifting.

       Whether you go for a main contractor (who will probably draw in subbies) or for directly engaging the trades yourself, I imagine they each come with pros and cons. I’d give some thought to:
       – time – I would expect a main contractor would be able to start and finish more efficiently, than you seeking to coordinate multiple trades (unless that was your line of work)
       – risk – what do you do if the plumber and the sparky are at odds? At least if you have a main contractor, it’s their job to sort it out. If you do go with a main contractor, make it your business to know who the subbies are
       – price – I don’t think many will offer a fixed price right now. I would expect you’d get a better idea of true cost with a lead builder – but that might not be an issue for you.
       – next year might be tricky for a number of firms. However, it’s in your interest (and ours) that they are able to turn a profit. We want builders to still be around in 10+ years.

       Hope this helps – enjoy your project.

       Reply

51. Heartland Homes… possibly beware lol. Mostly positive google reviews with a couple of 1 stars, but if how a company treats industry workers is a concern or reflection of wider business ethics, I hit a huge red flag when they approached me with an offer.
    With 20 years experience in marketing my portfolio includes Versatile, G.J. and some big name architects on bespoke projects. After seemingly approving my project fee they say I’m “required” to complete a small project as a trial to “test quality”. Take a look at their janky website & considering where their marketing is at… this is absurd & beyond suspicious. Its not the industry norm, and about as unprofessional as it gets.
    I genuinely have no clue if they’re straight up scammers when it comes to hiring contractors, or if being a rural business they just have no clue how the real world works. Best case scenario its totally unethical & time wasting.

    Reply

52. Any comments in regard to Presidential Homes in Palmerston North?
    Variation Costs, Lack of Correspondence, Evolving changed delivery dates etc

    Reply

53. Hey, anyone has experience working with JnJ or Ultimate Builders in Christchurch? Can’t seem to find much reviews online. TIA!

    Reply

    1. Interested in knowing this as well. I assume “you get what you pay for applies”, but the JNJ adverts on trademe are always so tempting when they are 50k under similar houses from other builders.

       Reply

       1. Good old marketing, works like a pretty flower to a bee. They can say they’re half the price of any builder/franchise builder in NZ but their contract will have half a dozen clauses in it where they can extract money from you and if you sign it it will be legal theft too.

          Their sales team will hook you in and tell you everything you want to hear and they’ll be your best friends too! They’ll get you to spend a few grand for drawings or a few more for an engineer or architect and blatantly lie to your face by telling you that your dream home is within your budget. Absolutely!

          Sooner or later you might guess that something isn’t quite right, they’re not returning your calls with the speed they did before but you’re already financially invested and to walk away now you’ll lose maybe 5-7k so you stick with them and hope for the best. Here’s my deposit! Fingers crossed!

          Now you’re stuffed. They have a huge chunk of your money, they have no intention of delivering your home within the budget you have and you will be held to ransom till the bitter end no matter the cost. If you thought losing 5-7k was bad you’ll most likely end up going over budget by tens of thousands instead.

          It’s all in the contract. Get it in the first instance and instead of throwing money away on drawings and other stuff that’s not even needed at this stage, throw it at a lawyer who deals with renovations and new builds. Best money you’ll ever spend on a build I guarantee it.

          If the sales team won’t give you a contract or try to deflect or minimise the importance of it then bloody hell please walk away.

          I really should just cut and paste this instead of giving myself RSI. You too Chris C! You have far more patience than I do!

          P.S – I’m a woman who is not past 50 but has more insight into the building industry than I care to. Once you see a con you can’t un-see it unfortunately and I’ll never build again.

          Reply

          1. Hi MJ, I can tell your patience is wearing thin. Anyone who reads that should get the point! But the question is will they listen to you, or the snake oil salesperson in the show house?
             But anyway at least it’s nice to know what pronoun to use when referring to you.
             I’m a guy who’s well past 50, already retired from the construction industry fact. So I don’t mind typing away here occasionally.
             Although I do get a little irritated when we spend our time repeating the same warnings, but it seems not only do new people on the blog not bother to go back to previous stuff, but some of the ones you’re responding to don’t even acknowledge what you’ve written.

             Reply

             1. Sorry… were either of these posts about specific experiences with the builders mentioned? I have in fact already read all the general advice here and was looking for specific feedback on those specific builders. As stated my assumption is that they would be problematic, but I’m open to being proved wrong so I asked for feedback from people with actual experience with them.

                I though the point of this page was to give and solicit reviews about builders?

                Condescending rants about the inferiority of other people who dare to ask questions serve no useful purpose.

                Reply

                1. Every franchise is different as is every build with more builders and building companies popping up every day so if you’re looking for someone to tell you that the names you have mentioned are great or not so great you’ll be waiting a while.

                   What Chris C and I were trying to tell you is that if you do your own due diligence and perhaps start with the contract first you will weed out the less scrupulous ones early on saving you money and time.

                   But just like Chris C mentioned, no one really listens because it’s not what you want to hear.

                   Best of luck!

                   Reply

54. Would like to seek some advice here on what is the usual way which a buyer verify on each building stage completion before cash disbursement to the builder?

    The staged payment schedule I was given have around 8-9 stages of payment. It is costly to pay a valuer (costing around $500 each time) to verify before payment to the builder. We are not residing in the city we are building which makes it hard for us to verify. The builder said they can sign off to attest each stage of completion, coupled with photos and videos. The builder is a RMB and had been in business for 20 years.

    Would like to get some advice here on this.

    Reply

    1. Hi Veronica, I guess the usual ways are to make the effort to go to Site yourself, get someone you trust (and who knows what to look for) to do it, or employ an expert. 9 stages at $500 is only $4500, which must be a lot less than 1% of the contract sum, so perhaps not that much for peace of mind, and the opinion of an unbiased professional if you end up in a dispute. But the builder’s offer of photos and video sounds reasonable (and of course he’s going to ‘attest’ everything is fine, or he shouldn’t be sending you an invoice), so maybe a compromise would be comparing a valuer’s report with the photos for at least the major items from drainage (important to have a record/photos of anything that’s buried, in case you get problems with it later), and foundations up to closing in and windows. To see whether you think the builder is being straight with you, and doing a reasonable job. Bearing in mind a lot of detail and possible problems can be glossed over in photos. Maybe if you establish (and the valuer thinks) you can trust the builder, you could rely on only photos later. Bear in mind that for payment the contract probably only requires stages to be ‘substantially’ complete, not 100%.

       Reply

    2. I own a residential building company, happy to provide angles from builders point of view. You can appoint a clerk of works (someone local, could be a builder but doesnt have to be). you could ask for photos, AND inspection notices from council…if not passed, there could be a case for stage not being complete. It’s hard when you lose faith, but for eg, if it’s ‘Roof on’ stage, photos show the roof is on. Ask for a copy of the building consent including required inspections. And for inspection notices. You should also make time to view at critical stages, especially nearing completion. And, again, if you have lost faith in them, an independent/other builder to check their work. Important stages that have inspection, frame/trusses exterior cladding/joinery, preline (interior, includes plumbing), post line, finish. Ask for documentation from trades certifying their work; builder Record of works & PS3 of engineered work, engineer ps4, certification from electrician, plumber, drainlayer, tiler…all required for code and usually subcontracted by builder

       Reply

55. Hiya! We signed up with Navigation Homes Hawkes Bay. Lovely people but have noticed a few errors in the development of the scheme plan. A few other builders have expressed concerns about the number of PC sums in our quote. We are thinking of switching to Design Builders or Versatile. Does anyone have experience or recommendations are any of these 3 companies? Thanks so much!

    Reply

    1. Hi Marie, I can’t comment on the three builders you’ve named. But of course lots of builders will express ‘concern’ about ‘PC sums’ in another builder’s quote, especially if they assume you don’t really know what they are, or how they work. Their concern could partly be for you (because sometimes these are ways for builders to give a low quote, and then increase the contract sum later), and partly to scare you into going with another builder (ie them).
       First you need to make you really are looking at PC (Prime Cost) Sums, and not Provisional Sums or Items. I’ve tried explaining the difference before, so you could try CtrlF and searching. Also you could look at https://www.mbawa.com/prime-costs-and-provisional-sums/ which explains it very well.
       By definition Provisional Sums or Items are potentially more problematical (but sometimes useful and almost unavoidable in a contract), because they are for work (commonly things like foundations and earthworks) where the extent and difficulty cannot be accurately assessed before the work starts on Site. But you can reduce the risk, for example by getting fixed rates for provisional quantities (cost per hour/per cubic or linear metre etc).
       Generally true PC Sums should be less of a risk. Because they are a sum of money put in to supply a specific item. Examples would be an oven, carpets or even a whole kitchen. As long as you know the amount in the PC Sum, and the exact type of item you would get for that if you make no changes, then it gives you the chance to upgrade (or theoretically downgrade) and just pay the difference in cost between the PC Sum and the cost of your chosen item.
       Where it can lead to shocks later, is if you let a builder persuade you the PC Sum in the contract will get you something wonderful, without realising it won’t get even close to what you want/need in your new house. We return again to the need for due diligence, and checking out exactly what it says in the contract.

       Reply

    2. PC Sums are fine, if supported by quotes (PC quotes) or by quantified amounts eg 65m2 of concrete at xx/m2.

       Reply

    3. Yes, the couple are lovely but it will change when you start working with them. They will leave you into oblivion and not always transparent. They will not respond to your emails as they used to when you have not started with them. They chose what emails they will respond. That few errors you have noticed will multiply once you have started with them. They are just new to the industry. They started i think last 2019. You need to constantly follow them up and monitor the progress as they will forget what you have discussed during the early phase. Please do due diligence. All the best.

       Reply

56. I signed with Podular March 7 2022. They have $235,000.00 and have only some framing up with no consents through council as of today 30 October. Speaking with the Christchurch builder the newest director has withheld outgoing money for all builds for the last six weeks. Approx the time he has taken over shareholding. Charles is 5% holder. Ilan 95%. They refuse to give a refund and won’t build our houses. The builder are at home getting paid. The builder told me this. This will be on all depots nationwide I would say.
    Draining out our money to pay staff while stopping all builds (in Chch for sure) can only lead to receivership. The talk of an overseas buyer very possibly a smoke screen to keep the wolves from their door. Just another excuse. Won’t answer calls or emails. And if they do you get abused for demanding answers. Management not just clowns but thieves. Dishonest. Outright liars. I am on anti depressants soley because of Podular. My life savings are with them. No refund and no building. The builder has been asking for money to buy product for weeks and Ilan won’t release any. Money frozen. Could our money be in an overeseas bank account? Cause we are being ripped off blind. Gutted. Devastated.

    Reply

    1. So sorry to hear this. I worked for Podular for a while but have since left. There were numerous red flags for me from the outset. What is worse is that someone is still on their social media accounts attempting to lure in potential customers. They need to be stopped. Surely some media attention or something could help achieve this?

       Reply

       1. Hi, we are in a similar situation with Podular and have just been told that Charles has stepped away and Ilan Gross has stepped in as director. Having worked there, is this accurate or have they both been running it the whole time. Also the latest email I received is from Alex Turner, when I Googled him his name came up as Alex Innes, just wondering if that means he is related to Charles? Any help would be appreciated, I’m just trying to get an idea about how much I’m being lied to. Thanks

          Reply

          1. Hi Anon (and all the other people who are involved with Podular), Luckily I’m not, so please forgive me if I’m stepping in where I’m not required. But it seems it’s reached the stage where (as you suggested) you need a construction lawyer. But if the basic problem is similar for everyone, it makes no sense for each person to engage a different lawyer. So I’m a bit surprised no one has suggested joint action, and coming to an arrangement on sharing the cost.

             Reply

          2. I honestly couldn’t tell you anything as I believe we were being fed constant lies as employees also. I only worked in the factory so had very little to do with management but as far as I am aware Charles was head of operations and there were other business partners/investors but really who knows. The first red flag for me was that Podular were unable to hold trade accounts with major suppliers and all purchases had to be paid in advance, significantly slowing down operations. There were numerous weeks where we had literally nothing to do. I heard this was due to Charles having filed bankrupcy on more than one occasion though I cannot confirm this.

             Reply

             1. Charles has been personally bankrupt at least once according to the NZ insolvency register. Wish I’d known that 18 months ago.

                Reply

          3. Alexandra Innes – wife/partner of Charles. Don’t know if she also goes by Alex Turner.

             Reply

             1. Zoominfo has her listed as Alex Innes, same email as Alex Turner. Thanks for the help.

                Reply

          4. Alex is the QS for podular and not related to Charles in anyway. He’s been trying for months to correct the train wreck that Charles and co has led them into which based on comments still hasnt been fixed since i left many months ago as you cant do anything when the two company directors aka dumb and dumber have no clue how to run a construction company and cant even do the basics like ordering materials because companies refuse to work with them due not getting paid previously amongst other financial issues.

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             1. Hi B
                How long ago was it you worked there and noticed the problems? Just asking because I wonder if these guys have continued to trade whilst insolvent, which is illegal.

                Reply

                1. close to half a year or so ago. problems were noticeable from the start. Charles who was bankrupt previously from his time running the “installers group” calls himself an entrepreneur when hes closer to a used car salesman and Illan thinks he can run it like a software company (which is what he has his expertise in).

                   Reply

                2. Podular are still actively recruiting for marketers, I’ve been in the game for a while & as soon as I asked for a deposit never heard back lol.

                   Reply

                   1. Trading whilst insolvent. A criminal offence for a director I believe.

                      Reply

                      1. He was operating under Ten Four Ltd which is a company registered in 2020. Its still operating but I don’t know if there’s a way to check if that company is solvent or not (it almost certainly has no money lol), but AFAIK he can trade in another company while podular has tanked, as long as he’s not on the disqualified directors list.
                         New Zealand might be ranked the 4th easiest place in the world to do business but that’s a blessing and a curse.

                         Reply

          5. Alex Innes is the name of Charles’ wife.

             Reply

       2. Charles some how managed to win a contract with the Masterton District council to build for the skatepark there. It might take a local council being screwed over for the media to pay attention.

          Reply

          1. https://www.nzherald.co.nz/nz/physically-sick-family-paid-500000-for-modular-home-they-may-never-receive/RL6TKGAQHBCHJEXYRMUKMCI5WE/

             Fyi

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             1. Good to see Poduar have finally received some media attention. The two directors/owners are absolute muppets – Ilan Gross and Charles Innes. Charles I believe has buggered off to some tropical destination somewhere, meanwhile many clients are out of pocket of hundreds of thousands, and also staff are not being paid wages either. clearly being bankrupt once before, doesnt teach you anything.

                https://www.nzherald.co.nz/nz/physically-sick-family-paid-500000-for-modular-home-they-may-never-receive/RL6TKGAQHBCHJEXYRMUKMCI5WE/

                Reply

             2. For anyone who is a victim of Podular, especially if you have your build but it’s suffering from defects I would highly recommend a construction lawyer called Victoria Whitfield who is based in Cambridge. I’ve used her services before along with Noel Jellyman who is a forensic building specialist and my outcome was excellent. We suffered from a terrible build from Te Awamutu based company called “Shedit” who also have the companies “Houseit” and “FBR” and after two years of fighting the directors (Alan Hockly and Giles Bayley) myself and getting nowhere, Victoria had my case sorted within two months and it was the best decision I could have made. The longer you wait the more likely it is that Podular will go under so join forces and get the ball rolling! My deepest sympathies for you all though, this will not be easy.

                Reply

             3. “serious mismanagement”. Yeah thats sounds like something Ilan would say, trying to deflect blame and being clueless as usual. The “management” he’s talking about is him and his mate Charles.

                Reply

    2. This sounds awful and incredibly stressful. That is a significant sum to have paid in advance of reaching key milestones. Please take legal advice from a construction lawyer – Christchurch has some excellent firms – to see what your options are and how to navigate from here. If you haven’t already, do make a note of all interactions with Podular – a diary of engagement if you like. Clearly they have significant issues and are overselling and underdelivering.

       Reply

    3. We are also up to our necks with them. Would be interested to compare notes with you. citrusgello@gmail.com

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       1. Sorry to here this. I worked there but left a couple months ago – management are utter morons. The workers, like the on site crew, designers, factory crew etc are really nice, and trying to do their best but they are hindered by by humpty and dumpty running the show. I wouldnt trust those two to look after a 10 cent coin. They lie to staff and clients, they owe 10’s of thousands to subbies, consultants etc, even got booted out of chch factory due to not paying rent. deffinately going under. I feel so sorry for all the customers and staff who are getting screwed over

          Reply

    4. Sorry to here this. I worked there but left a couple months ago – management are utter morons. The workers, like the on site crew, designers, factory crew etc are really nice, and trying to do their best but they are hindered by by humpty and dumpty running the show. I wouldnt trust those two to look after a 10 cent coin. They lie to staff and clients, they owe 10’s of thousands to subbies, consultants etc, even got booted out of chch factory due to not paying rent. deffinately going under. I feel so sorry for all the customers and staff who are getting screwed over

       Reply

    5. This is the most accurate review I have ever read. I am in same situation with the same company. Charles lied and stole and now silence after so many promises. RUN PEOPLE – RUN!

       Reply

       1. I am in the same situation with Podular owing me n money for six months. So many lies & failed promises. Charles ignores emails, calls & texts.

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          1. Charles is a liar and a crook. And currently on holiday in Bali, receiving his director salary still. Our money, in their pockets.

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             1. I agree. They did it to me. I am a client. Charles is on holiday in Bali with his cowardly tail between his legs. Phone not answered and his email redirecting clients to other Podular employees. Avoiding the heat as the Podular Pandemic has escalated out of control. Weak and cowardly. I think he must have been neutured!

                Reply

                1. Charles is currently in Bali setting up another business with a partner based in Perth. Again, modular homes, he’s looking to manufacture over there. So, he’s onwards and upwards and leaving his shit behind. Is that even legal???

                   Reply

                   1. Do you know which company in Perth?

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                      1. private investor, hes funding it. Might be quite good for him to see the article in the Herald

                         Reply

                         1. Great idea

                            Reply

                            1. Facebook….
                               John Woodward , Studied at TAFE NSW, Lives in Perth

                      2. Facebook….
                         John Woodward , Studied at TAFE NSW, Lives in Perth

                         Reply

                      3. Facebook….
                         John Woodward , Studied at TAFE NSW, Lives in Perth

                         Reply

                   2. interesting to hear that – do you have any other details? he’s a bloody crook and needs to be stopped – you would think that being bankrupt before, and having several failed business over the years, you would take a hint and figure out that you have no business acumen. I dont know how the crook sleeps at night knowing he has screwed over dozens of people of millions

                      Reply

                      1. see above, private investor.

                         Reply

                      2. Facebook….
                         John Woodward , Studied at TAFE NSW, Lives in Perth

                         Reply

                         1. thanks. how did you find this out? i know who went to the media, and can confrim everything in the herald article is true. worst place ive worked at, and what was in the herald story is just scratching the surface

                            Reply

                         2. I would be very interested to know how you found this out. My wife and I were the ones featured in the NZ Herald article.

                            Reply

                            1. good on you for speaking out DP, I was hoping someone would when I heard someone had gone to the media(i know who went to media). I’ve heard it on good authority that Charles buggered off overseas several weeks ago, and staff havent been paid for several weeks either, and are all stressed out and frantically trying to find new jobs. and the claim from Ilan that he’s looking to sell to overseas investors is absolute B.S – who in their right mind would buy this business.

                               that herald story was just the tip of the iceberg based on what i know about them. its well in excess of $1 million that they owe people

                            2. It’s a fact. Don’t want to say how I know as I want to protect innocent peoples anonymity, but I do. I feel gutted for you both as well as all the others so wanted to put that out there. Charles is currently in the throes of setting it all up in Bali with John Woodward as investor. It needs to be stopped. Charles needs to face the music back here and not escape to another country with a trail of destruction and ruined lives behind him.

                            3. I worked for this company very briefly in August 2021 in a management capacity and QS i left after 4 weeks what a ness, i have files though and one is very recent cashflow as Charles is not that smart.

                   3. How do you know this?

                      Reply

                   4. Hi Watch Out
                      would you be willing to talk with David (whose email is provided) and myself? David has my details (client, LA) etc.

                      Reply

                      1. I am interested in hearing from anyone with inside knowledge of what went on in Podular. Especially interested from clients who signed up in the last three months, the more recent the better. Speaking up is the only way to stop this happening again.
                         david@pirotta.org

                         Reply

                      2. I don’t know anything more so not sure I could add anything more of relevance. I do know that Charles is still in Bali and will be at least for another few days. The Perth investor went to Bali and then Charles went to Perth. He has been looking at options to manufacture in Bali, modular homes I believe, maybe flat packed, potentially on wheels. Charles was always looking at other options alongside Podular. Did a lot of big talking. I could never work out if he believed all of his grandiose plans.

                         Reply

                         1. you are right watch out. when i worked there charles was always trying to come with some grand plan to use to scam more people. calls himself an entrepaneur – barely knows how to spell his own name – he would have to be the most full of shit person ive ever met

                            Reply

             2. As a former employer, I can confirm all of the previous comments. Charles is a crook, been bankrupt before and clearly has not learnt lessons from that. Ilan is so arrogant he thinks hes some sort of business genius when in reality he cant find his way out of a paper bag. They owe hundreds of thousands to people and even cant pay wages on time for weeks now. Most staff have left or in the process of leaving. If you put some heat on charles and ilan they just stick their head in the sand and you get silence from them. I knkw of several clients and staff that are starting legal proceedings with them.

                Reply

                1. I really believe that we should get together as a group and coordinate. Lawyer fees will become manageable and if we need to we can mobilize opinion through social media, lobbying local MPs etc.

                   Reply

                   1. We too signed a contract with Podular for a very simple build. It’s been a year since . Still not through council ! Fortunately we only paid for Council consent process and not first deposit. We have been getting the silent treatment too (many emails, phone calls and walk-ins to office). This prompted us to eventually find this website.

                      Reply

                   2. https://www.nzherald.co.nz/nz/physically-sick-family-paid-500000-for-modular-home-they-may-never-receive/RL6TKGAQHBCHJEXYRMUKMCI5WE/

                      Probably a good idea to get in touch with the reporter.

                      Reply

                   3. Hi is anyone organising a group? I’m a lawyer for some customers devastated to read the nz herald article today. They would love some information. They had no idea anything was amiss as have only just recently been introduced to Podular

                      Reply

                      1. what info do you need? i and a few others on here used to work for them, but left at various stages during this year once we all realised how corrupt charles and ilan are

                         Reply

                         1. Hi G. I am in the process of making a complaint to the companies register. Please contact me if you have useful information
                            david@pirotta.org

                            Reply

                            1. Hi DP, do u know if Sanders Sheds r being pulled down with Podular too? Apparently Charles had a stake in Sanders too?

                      2. Contact me by email from your practice email and I will be happy to discuss further.
                         david@pirotta.org

                         Reply

                      3. I don’t suppose you could advise the staff on what our standing is either ?
                         as a disgruntled employee I may have information that could help your case too

                         Reply

                         1. Alex, is that you?

                            Reply

                            1. no not alex (and to correct previous commetns alex turner is not charles wife he was the QS)
                               worked in the hamilton yard though
                               see theres a new stuff article this morning with another fuckload of lies from charles
                               lying prick

                         2. Hello disgruntled employee
                            Link here might help to understand your rights: https://www.employment.govt.nz/workplace-policies/workplace-change/insolvency-and-employment/

                            Anon

                            Reply

                            1. Well, clearly I’m not very good at posting discretely.

                         3. I have some second hand info re staff but I cannot claim that it is wholly accurate. Happy to discuss. PM me.

                            Reply

                         4. join the club discruntled. I had to threaten legal action a coupe weeks ago to get the wages i was owed when i left. finally got it last week, but its still only about 90% correct. im still owed some. be interesting to know what info you have, as ive been sharing quite a lot via email to some others in order to help with legal action and to the SFO
                            ganonnz22@gmail.com

                            P

                            Reply

                         5. What did he lie about in the article today?

                            Reply

                2. I’m a previous employee too. Charles changes his mind every five minutes. Hard to keep up. Don’t think he even remembers what he said the day before.

                   Reply

                3. They owe millions. Not just hundreds of thousands. I heard that one staff member says Charles’s father and grandfather have been bankrupt multiple times between them!?
                   So it appears to be a genetic defect.
                   I was told by an employee that Charles tried to resign as director before he left for Bali. As there is only one director you can’t resign unless another is instated. They wouldn’t accept his resignation. Thwarted from escaping his directorship during their demise. A Criminal and a Coward.

                   Reply

                   1. you are right client – the amount they owe in the herald article is a major underestimate, based on the few clients the media spoke to. it was 900k just from the 3 or 4 clients in the story, there are at least another 10 clients in same position, as well as sub trades like plumbers and sparkies, as well as geotech engineers, structural engineers……not to mention staff havent been paid for several weeks. I know who went to the media and know people that have worked there. i dont know about charles father or grandfathe, but charles has deffinately been bankrupt just a few years ago and has buggered off overseas. and the other owner Ilan Gross has also been liquedated once before.

                      Reply

                      1. yeah i know. i told the journalist that all clients are in the same boat as us and that they have stolen/lost millions in total. i don’t know why he didn’t deduce this. or listen to me. it is obvious. i don’t how we are going to build a house for us to live in. i am the single mum.

                         Reply

             3. Not a holiday, he’s setting up another pod housing company, manufacturing in Bali

                Reply

                1. The coincides with what he told me about a month ago (after I told him I had made contact with a reporter and ranting that “I’ve fucked myself” saying it multiple times ). That he had “other projects I want to get on with”. Bali and Woodward connection being it. Or one of his plans anyway.

                   Reply

                   1. interesting LA, I know someone who contacted a reporter to and its how the herald story over the weekend came about – i dont think its you though as the person i know hasnt been on this website. the herald story really underestimates the money they owe….its millions

                      Reply

                   2. So did he mean ‘he’s’ fucked himself or that you have? Someone needs to let John Woodward know by sending the article and this thread.

                      Reply

                      1. He said to me, that “I fucked myself”, said it several times. Because I said I hand made contact with a reporter. Which we didn’t pursue in the end. Didn’t need to. The reporter from the Herald was a complete surprise. And was given my name as well as others – from someone off the street. That is how I have come to have contact with some other clients.
                         There is certainly millions of dollars owing. Wonder what Woodwards (Perth) background holds? Feel free to contact me. D P has my details.

                         Reply

                      2. I’ve sent him both the NZ Herald article and this thread. Let’s hope he checks Messenger.

                         Reply

                         1. Good. Have you heard back?

                            Reply

                            1. No it doesn’t look like he’s seen it. If anyone has his details let me know.

                            2. Fyi, I messaged 20 of his friends..1 got back to me informed me that he knows.

                         2. excellent that John knows…and well done ‘s’ for messaging 20 of his friends. Legend.

                            Reply

    6. Hello is anyone coordinating claims from Podular customers? I am a lawyer for some customers who did not know anything was amiss until the herald article today. They would love to hear from others to look for a solution.

       Reply

       1. Fyi, I have heard from a contractor that worked at our place and is owed over a $100,000 that they have a deal in place to sell. I’m not sure how unless it gets them out of contracts. You might need to work fast if that’s a possibility.

          Reply

       2. Do you have an email, our situation is slightly different than most here, but I believe they have stuff on their yard that we have paid for.

          Reply

       3. hi lawyer, if you want a list of some clients, i can get it for you? i know the person that went to the media and they have some details of others – can even get you consultants and tradies details too
          ganonnz22@gmail.com

          Reply

       4. Contact me on david@pirotta.org from your practice address. Happy to discuss.

          Reply

       5. are you only interested in people signed with Podular housing systems ltd.?Problem is our emails and deposits were with different companies it seems. Ten four ltd ,sanders pemiercabins ,.sander group ltd,and podularhousing systems all seem to be the one outfit

          Reply

       6. if its an amount under 30.000 is it worth it , and if it was with podular group limited .?

          Reply

    7. Hi, we are in the same situation. We would be interested in joining forces if we can get a group together.
       Luiandeva@gmail.com

       Reply

    8. They have now gone into liquidation. Staff have taken everything that they personally own off site and most have received termination letters.

       Reply

       1. http://www.companiesoffice.govt.nz is now showing Podular Housing Systems Limited (8066719) as in liquidation and identifies the liquidators.

          The company Sanders Manufacturing Limited (7694536) formerly known as Podular Group Limited is not similarly identified. Are they too in liquidation, and the companies office website hasn’t been updated yet?

          Were build contracts in both names? Ours was.

          Reply

          1. Not sure on contracts as I wasn’t involved with them but from what i do know everything was handled with Charles since he was the one signing up clients and we were often getting news out of the blue of clients he had signed up and proposed deals he had made. Sanders was Charles side business and were not in liquidation at the time but its probably safe to assume they have also now also gone into liquidation as i was told there was talk of him wanting to move the Sanders business based in Rotorua into the same factory as the one in Hamilton. Not sure if that ever happened but i do know of people being made redundant out of the blue in Rotorua because of the proposed move.

             Reply

          2. Jesus, and what about Charles new venture offshore in Bali?? Wonder where that stands?

             Reply

          3. sanders cabins website has been immobilised so I’d say same fate

             Reply

          4. i worked at podular. sanders was very much linked with podular not just same oweners/directors, but financially as well. Sander made money, podular didnt, but they were always shifting money around and taking money from sanders to prop up podular, so im guessing sanders will be a gonner too

             Reply

          5. I have paid out quite a sum of money ,but pulled out after reading reports from clients and staff .My contract was with sanders premier ,then when I requested acknowledgement of deposit that was from podulargroup.limited. Is there any chance of getting anything back .I pulled out rather than lose more or be kept in limbo.

             Reply

             1. Hi Kate
                Do have a look at the liquidators preliminary report (it’s available on companies office website) and if you believe that you are a creditor of the company make sure you complete the relevant form and let the liquidators know before the due date. Suggest you also brief your lawyer. Podular Group Limited is the former name of Sanders Manufacturing Limited. Not Podular Housing Systems Limited. It is all rather complicated – thus suggest speaking with your lawyer.

                Reply

          6. We are in the same boat with Sanders Manufacturing, we have paid a deposit for a shed back in September for delivery in January on a quote that had both Sanders and Podular in the letter head. Became suspicious of no progress and tried sending emails, they just bounced. Tried contracting the person we deal with via mobile. No answer and no response to voice message. So while the website might still be active, I suspect that it will be in liquidation soon.

             Is there anything that can be done to make sure these low life scum do not keep operating in NZ.

             Reply

             1. The showroom site on Dominion Road for Sanders Manufacturing Ltd has now largely been vacated – the remaining sheds gone, the astroturf lifted, the decking removed etc.

                If they’re not engaging with you, then you could try social media (Facebook – if that’s live). Keep it factual and polite. e.g. “Hi Sanders, we paid our deposit in X and expected delivery in Y. It’s now January, emails and phone calls are going unanswered – could you tell me what’s going on please. We’re having huge trouble contacting you and want reassurance that you’ll deliver by the due date of Z.

                Reply

             2. Sanders is/was part of Podular.
                You need to contact GERRY REA Partners, as they are the Liquidators.

                Reply

                1. Meanwhile if you look at Charles Innes FB profile you will see a pic of him in still in Bali

                   Reply

       2. yup, I drove past the auckland office this morning to see if anyone was still there, carpark was empty so i drove in, looked in the window and the place is cleared out. im ex staff, i left a couple months ago, but i knew people who were still there. they still owe staff money, not to mention the builds they havent completed and the clients they screwed over – myself and a couple others have been in touch with the serious fraud office and they seem quite interested.
          ganonnz22@gmail.com

          Reply

          1. We dropped into their Wairau office just over a week ago. Looked more scarce than I remember. A few tables/desks with monitors but no computers (Ethernet cables left dangling unattached). No staff there. However just before we left Matt emerged. He assured us that Sanders was all good and unaffected by the Podular scenario and tried to reassure us with the “new buyer” story. I guess Matt is just as bigger liar as Charles.

             Reply

             1. who is Matt?

                Reply

                1. From Sanders Sheds

                   Reply

       3. Do any ex employees know where the stuff from Wairau Rd ended up? I’m trying to locate the joinery that was stored at the office, thanks in advance.

          Reply

          1. has everyone seen the liquidators first report for podular that came out today? its on the companies office website and it paints a dire picture. a couple of things in the report that stick out for me are…..

             The liquidators have identified in excess of $2 million of deposits that have been paid by customers for which work has not yet started. the deposits were held in the companys general account and do not appear to have been spent for the purposes in which they were paid. this bank account was overdrawn at the commencement of liquidation and as a result there is no ability for customers to trace their deposits.

             and….

             the liquidators have concerns regarding the conduct of the management of the company and will conduct an investigation into the failure of the company.

             So in other words, they took 2 million from current customers, and spent it all, as their account is in overdraft. Considering they owe money to over 200 creditors, what did they do with the money taken from customers?
             and the liquidators comment on their concerns regarding the conduct of management just confirms my suspicions of these dodgy crooks and the crap i saw as a former employee. geeze I hope charels and ilan get taken down for this

             Reply

             1. https://i.stuff.co.nz/business/property/300754540/im-deeply-sorry-i-take-responsibility-director-of-tiny-home-company-gone-bust-is-former-bankrupt

                Anyone have an opinion on this?

                Reply

                1. Yeah its Charles talking out of his ass as usual. His line about seeking help and it all falling on deaf ears until too late is an example of how full of it shit he was to anyone who knows since he was the one with the deaf ears and had his finger in everything since he was the one signing up and pushing for more customer homes to be built while ignoring pleas by others for him to stay away from pricing and contracts all while giving out false promises that he would forget about once clients were signed up.

                   Reply

                   1. How close was Ilan to the day to day running, I see he was a director before Charles, with a 50/50 share split, which ended up 95/5 a little while ago.

                      Reply

                      1. Not as much as Charles but definitely had his input so he is nowhere close to being innocent in all this. His wife was the one deleting comments & blocking people on their social media pages for example.

                         Reply

                         1. That is interesting, any chance he’s part of the Bali set-up?

                            Reply

                            1. No, it’s Charles and John Woodward from Perth. Ilan is def not involved.

                   2. Lets not forget he was also setting up another pod housing company in Bali while all this was going under. Spun so much shit over there. The guy is a complete arsehole

                      Reply

                      1. Hey, do you have any other contacts or evidence other than Jonathan Woodward to confirm this, I’ve made some contact with him and he doesn’t seem concerned. Thanks

                         Reply

                         1. No sorry I dont. I have heard that he’s not concerned and I can”t work that one out. Surely reading the articles would raise some serious red flags. Is it legal for Charles to setup another company overseas like that with all that’s going on here?

                            Reply

                            1. https://www.nzherald.co.nz/business/podular-housing-systems-minority-shareholder-opposes-liquidators-appointment/HYNKK5MH3VGZZANBZ2NKPE5XQU/#:~:text=The%20minority%20shareholder%20of%20Podular,went%20ahead%20without%20his%20approval.

                               Sounds like someone is getting worried.

                            2. The Podular website is back up wtf

                            3. I’ve just lodged an online quote using the Podular website so I’ll let you know if I get any contact from them. I feel terrible for you all and these guys need to be made accountable for their deceitful actions and I’ll help any way I can. What a bunch of assholes! (sorry for the bad language Mark)

                         2. Hi Anon, yes it does sound like someone is getting worried. He tries to make it sound like he is wanting to change things for the better of the customers, yeah right. The reason will be all to do with him. Notice in the article he’s still in Bali., frantically trying to ensure the Bali venture goes ahead, Won’t be wanting to step back in this country.

                            Reply

                            1. Did anyone attend the creditors meeting and if so was there anything of interest that was discussed?

                2. Hi Anon
                   I spoke with Kelly the stuff reporter after that article angered me so much. She is going to do more articles. And wants people to contact her with information. She said she had dozens of calls following her article.
                   Nobody owes Charles installments as he claims, until Podulars obligations are met. Which they haven’t been. He is a compulsive liar. Phoned me from Bali about five days ago and said he was working on a solution and that he would make sure I would get our house. This is after liquidation is enacted. More lies. I asked him how he proposed to do that and he said “I don’t know”. Then tried to talk shit that none of us believe. His mouth is a sewer. Had the gumption to say “I am the only here to help you guys. Everyone else has run away. Ilan, Wallace Corporation, everyone involved. I’m doing the right thing and am the only one who hasn’t run away”. OMG He’s run away the furthest. To Bali. They refused to accept his resignation as Director. You can’t resign as director if there is only one and another has not been instated..This information was told to me be interim Manager John Prasad. Johnny also told me that money had been going to a number differect accounts and was difficult to trace. This was during Petra’s research in Podular. By the way. Alley, the front line lady on the phone and the one who told me “all the builds are running smoothly and on time” is Ilans partner. She glibly lied to me with no compuntion.

                   Reply

                   1. Wow, so the Bali set-up is going ahead.
                      Not surprising re Alley as B said she was the one in charge of the social media accounts and deleting posts, blocking people etc, indicating that Ilan was fully aware of the situation.

                      FYI, the Liquidators have not renewed the building insurance related to the contrcts with Podular, I’m waiting to get some feedback as to where that leaves us.

                      Reply

                      1. Wow, so the Bali set-up is going ahead.
                         Not surprising re Alley as B said she was the one in charge of the social media accounts and deleting posts, blocking people etc, indicating that Ilan was fully aware of the situation.

                         FYI, the Liquidators have not renewed the building insurance related to the contrcts with Podular, I’m waiting to get some feedback as to where that leaves us.

                         Hopefully the Serious Fraud Office, Ird and the Liquidators can track where the money went.

                         Reply

             2. Hi all
                The liquidator is already selling off stuff. See link to auction website here: https://auctions.allaboutauctions.co.nz/?fbclid=IwAR1ZQ7i34t8TY5gYhzOsS34_WFXxdRIhPAUkCWRUhvHAy8dZl3NJ3gLZ-Ss

                This looks to be from Hamilton / Waipa.

                Reply

                1. Some of the materials photographed for auction are labelled with client names / project names. You may wish to check out. More photos on the auction houses Facebook page than on the auction house’s web page.

                   #Podular #PodularLiquidation

                   Reply

             3. Ally is Ilan’s partner.

                Reply

57. Hi, wondering if someone can provide advice on if companies are allowed to provide quotes without providing a breakdown of the quote if requested? We have recently requested a variation to a build due to a problem in the plans and the price to fix the problem seems too high for the work required. I have asked for a breakdown in cost but have been refused. There doesn’t appear to be any transparency in the price and I feel forced into a corner to accept the quote as is.

    Thanks in advance for your advice

    Reply

    1. Hi, It will all depend on what is written in your contract. Majority of contracts used are heavily in favour of the builder so if you look over it and are still not sure I would seek advice from your lawyer as this may not be the only instance of a variation you come across especially if the problem stemmed from a design flaw in the plans and the change was not of your making.

       Reply

    2. Hi LM, A couple of extra comments in addition to what MJ has said. (Once again we’re talking about the importance of the Contract.) Might be worth checking, but I don’t think NZ consumer law or building regs say anything about obligations for providing a breakdown for quotes. My copy of the MB Contract 2011 just says changes to the Contract Price have to be agreed in writing. Of course a reasonable builder will provide some kind of breakdown, but it seems you can’t insist on it. If you really think it’s unreasonable, I guess you could go back to MJs previous advice about getting a QS or other expert to review it. But this may depend on how urgently the change is required, to keep the job moving (see ‘delays’ below).
       You’ve mentioned ‘a problem on the plans’, which I assume means the plans were produced by your own designer, and not the builder himself, which might change the situation.
       But at the risk of appearing to sympathise with the builder, I have to say that life can get very difficult for a builder when the Client asks for design variations during the build.
       The MB contract allows the builder to charge a 5% processing fee. But in some cases that may be nothing like enough to cover the actual hassle caused by the change. Even what appears to be a small amount of work can have a knock-on effect to the whole programme. It may take time to order materials, or delay a particular subbie who then goes off Site, and can’t immediately come back. Delays to the whole job generally justify a builder in charging overhead costs, including head office staff and rent. All these other costs may be more than the cost of the variation itself.
       Sometimes variations have to be ordered mid-build. But it’s another reminder that they should be avoided if possible. Starting with a set of plans, and thinking you can change them, or work out the problems as the build proceeds, usually costs far more than you expect.
       Especially if you have the bad luck to have gone with a builder who sees variations as an ideal way to increase his profit margin. There are even some cynical people who suggest that there are builders who know that most of their clients can’t resist the temptation to make a few changes.

       Reply

    3. Hi LM I’m having variations and cost overruns coming and they are not breaking down details. I’m not sure what the reason is for not being transparent, all I can think is that they are charging a ridiculous amount of margin and don’t want to disclose it.
       Although the contract specifies a %age margin there is really no way to tell. If they are reputable honest builders I would expect that they should fully transparent with a breakdown. Otherwise they are just lazy and overestimate the price hoping that it should cover the job.

       Reply

58. If anyone is looking to build with Ecosmart Homes, DO NOT DO IT. We were promised a 6 month turn around in 2020. Its now two years on and no house. They changed trades multiple times due to some walking off site as they werent paying the trades. They lied to use on completion stages saying a stage was complete and to pay them yet when we went out to visit the home to check as we were exited, we learn it is not complete at all. They have installed the wrong tiles, vanities and installed damaged things like doors that are broken. They installed upside down power points, all the light swtiches are crooked (yes easy fix but makes you wonder who they are using to do this!) We were luckily on a fixed price contract but they still emailed us a threat that if we didnt give them another 30k our build would be more delayed. Countless laywer fees and financial strain over the last two years paying mortgage and rent, now living in an awful home situation due to these people and there is still no end in site. they nearly never respond to emails calls or texts and when they do we get fake dates and told “trust the process, we are professionals” i know this isnt as bad as some people on here but i am at a loss and have no idea what to do about this situation

    Reply

    1. Horrible. Try South African tradesman as their expectations meet reality. I don’t bother with irrationally confident tradesman from learned experience.

       Reply

    2. Hi Danielle, Apologies if you think it’s too late to say this. But it may avoid others getting into the same situation. The NZ Building Regs (I believe from 2014) specify certain minimum requirements for contracts worth more than $30K. So I assume that’s just about every house build contract currently operating.
       Among other things they are required to state the expected start and completion dates, and how to deal with any delays (it says, for example, delays as a result of ‘force majeure’ events, which implies problems genuinely outside the builders control, not just because the builder has gone to sleep on the job). I assume if your Contract does not cover these, the builder is already in breach of the regulations.
       However, I admit these are slightly vague requirements, and open to some argument about interpretation. But they are enough to remind any decent lawyer, that they need to be expanded and made clear enough, to minimise any later disputes about interpretation. Either by using the lawyer’s own wording, or if they have any common sense, using one of the several quite adequate standard contract forms already available.
       So, judging by what you say, you should now be in a position to terminate this Contract, and if it were worded correctly send a bill, or deduct from any payments due, the value of Liquidated Damages which you have suffered (to cover rent etc).
       I guess from your mention of ‘lawyers fees’, you got a lawyer involved after problems started arising. So it might be worth asking about whether your Contract complies with the Building Regs, and if not what recourse you have on that.
       But if the same lawyer was involved in writing the Contract, and yet you’re still in this mess, if it were me I would get a new lawyer immediately. And get him/her to communicate with the builder. A letter from a lawyer often produces results that an email from you does not.
       Good luck.

       Reply

59. Seen a few people on here asking about Summit Homes Pokeno, as a first home buyer made the biggest mistake of my life trusting these guys buying a house and land package. They sell you the dream but only leave you with nightmares. Tell you in the beginning they pride themselves in communication and taking first home buyers through all the steps and making it stress free and it will be a 3 month build, all is well until you have signed on the dotted line and pay your deposit then they drop off the face of the earth, you are then left constantly chasing them for updates and being ignored, nonstop excuses, never even got close to any of the dates they set or even the revised dates or revised-revised dates, constantly losing admin staff. Lots of hidden clauses or extra costs that they don’t tell you about, can’t even read a plan had multiple items installed in the wrong places even though it’s there in black and white on the plan. Caught the sales team in multiple blatant lies If you try and voice your concerns or exercise your legal rights, you are met with bully tactics told you should be thankful because they have the right to put the build price up and haven’t yet and that you shouldn’t be complaining because of the market you have “made money” on your build even though your house isn’t built and you and your young family now have to spend another winter freezing living in your parents’ garage. Multiple reports of same stories in this subdivision and we are the lucky ones that actually have a completed home, some still waiting for their “3-month build” to even START over a year after the contract completion date, meanwhile they are advertising other new subdivisions for sale and selling new builds promising buyers houses within months when they can’t even complete the ones for people waiting that they have already sold years ago. And now that we are finally in, we are constantly chasing warranties for low quality cheap faulty fittings and appliances that were included in their package. We tried to contact Master build multiple times but basically a waste of time. I’m not usually one to write negative reviews as I figure everyone has their off days, but this has been a 2-year+ constant drain on my relationship and family life and hopefully this can save a future young first home buyer some heartache because I sure wish someone had warned me about these guys beforehand.

    Reply

    1. We have had the same sort of problems with ecosmart homes as this out in glenbrook. two years and still no home ready. all the homes around the area are going up sooo fast and countless have been finished since we started in 2020. they told us the same thing “we got a good price” “those houses costed more” “youve made money” it actually blows my mind how common companies are treating their clients like this! its disgusting. Im sorry that you are going through this! so hard to know what to do. we are now looking at seeing if our lawyer can get us out of the final instalment and ccc and we take over the build completely because there is no end in site!

       Reply

       1. Hi Danielle,

          Sorry to hear of your build, it seems that some in the building industry are really taking the piss at the moment because of the demand but you only need to read the newspaper to find some companies are already folding because they over stretched themselves in the boom and won’t be able to make ends meet in the lull and that tale is as old as time.

          If you want to extricate yourselves from your current builders and get your lawyer to draft a proposal for taking over the build yourselves to the CCC might I recommend that you employ a building forensic specialist first? They will go over your build with a fine tooth comb and find every issue that is either not to the plans, not to the current building code and anything that is of poor workmanship or poor quality materials and they will give you a detailed and very easy to understand report about exactly what needs finishing and to a decent standard to CCC.

          Once you have that report your lawyer will be better equipped to make demands. If you want a monetary figure to go with that you can easily submit the report to a quantity surveyor who will give you up to date figures on materials and labour for each issue the building specialist highlights. You’re probably thinking it’ll cost too much and you may be right, our building specialist and quantity surveyor cost us just under $4k in total and that was as of March this year. But they identified $89k’s worth of issues that needed rectifying when we had only managed to identify $45k, we had no idea there was a problem until it was pointed out to us so money very well spent we think. And yes, we got every penny of it too.

          These reports also carry a lot of weight in the legal system so if it turns out that this is direction you may be headed (I sincerely hope not but you never know) then almost all of your due diligence would have already been done. Our building forensic specialist was Noel Jellyman and he is based in Hamilton and nothing escapes is eye, he is a marvel and knows his stuff and he can recommend a quantity surveyor too if that is what you want to do. You can always run this all by your lawyer but we will never regret doing this first or we would have sold ourselves short by over $40k.

          We’ve been exactly where you are now and we wasted three years trying to get $45k refunded to remediate/finish work so we could get a CCC, but when we employed the right people to help it took only 3 months and we got twice the amount. As I said , run it past your lawyer and I hope it all works well for you going forwar, please let us know how you get on.

          Reply

       2. Hi Danielle, Since both are about problems with Ecosmart, I assume it was you that wrote twice on 8/10/22.
          When I responded on 9/10/22 I was looking more at the ‘poor progress/delayed completion’ aspect, as I think this is a very common problem on this blog. Which I think would be much less of a problem (although of course never zero), if people were more insistent on decent Contract conditions regarding completion date (ie contract period), provisions for time extension when reasonably justified, and ideally the Liquidated Damages a builder should pay you if he fails to complete on time.
          Having said that, I must praise MJ’s excellent suggestions on a process for dealing with the other aspect, which is faulty or unsatisfactory workmanship. When our job went wrong (ie builder went into liquidation) I did not need to do this, as the builder had almost welcomed me visiting the Site, and discussing the work. So workmanship up to that time was actually very good.
          But MJ has explained (obviously from bitter experience), in a very clear way, the advantages of getting experts involved, and recording everything.
          It’s a great idea to do this, as soon as you start having this kind of problem. But based on the cost he mentions, I would say that for people who are not experienced in building it would be worth considering getting this kind of expertise on board from day one. Even $10K would be cheap, if it reduces the risk of problems occurring in the first place. This is why, on large Government projects, the Client (eg NZTA) has almost as many people on Site checking progress and workmanship, as the Contractor has supervising the construction. A lot better to make sure things are done right, than try to put them right later. (Not always successful of course, but that’s life in the construction game.)
          Of course, making sure that the Contract allows these people to have adequate Site access. (While making clear, it’s not to give instructions to people working on Site, but just to observe what’s going on, on your behalf.) If the builder resists this, it probably means you should be cautious about dealing with him.

          Reply

       3. I forgot to mention , do not rely on your local council to find instances of poor workmanship and faulty building products they are only contracted to find faults with the building code and issues of non compliance with your consented building plans, and even in this they very well could miss something but you will never be able to make them liable if they do so channel your anger at the building company and this will save you a lot of money and stress.

          Reply

       4. Hi
          Ecosmart homes’ director has a bit of a history. I think it’s the same as NZfirst homes. We nearly signed up for one of their builds in Helensville. Check out the stories from 2020.

          Reply

60. Hi all, I was wondering if anyone has any experience with any of these builders in the Pukekohe/Paerata area. (looking for good and/or bad comments if any). They all seem reasonable to deal with and are local (however they are Masterbuilders so I’m guessing they use the dreaded contract)
    -Austin Builders
    -Kanda Homes
    -Stroud Homes
    -Precision Homes
    -Mark Price builders
    Thanks
    Samule

    Reply

    1. I would go for Precision builders from that list.

       Some of whom you mentioned are big borrowers ready to go bust.

       Reply

       1. Precision homes

          Reply

    2. Hi Precision is the way to go, their workmanship is outstanding and they do not have bad debts or unhappy clients. Stroud homes stay far away from they treat their clients terribly and have unpaid contractors all around Franklin, wont be long until they are gone.

       Reply

       1. Have a look at DW Homes as well. Friends of ours built in the Patumahoe Hill subdivision with another and after walking through the last 3 DW Homes in there are really wishing they’d built with them. Just a higher standard their homes.

          Reply

       2. Stroud homes pukekohe have gone under, now into liquidation.
          We pulled out about a year ago just before signing up with them…..things didnt seem right, sooo glad we went with our gut feeling.
          We ended up going to Highmark Homes, franklin for our build, best decision ever ! Completition due in approx mid may, no price increases, no hidden costs and no delays, we’re dealing directly with the builders and contractors….such an awesome team to deal with.

          Reply

    3. Steer clear of Kanda Homes and Stroud (I believe Stroud is already in liquidation)

       Reply

       1. Hi Ash,

          Could you please elaborate with your comment on Kanda Homes, did you build with them or are you a sub contractor for them. We saw them at the home show and were looking for reviews, they seem to have their own builder rather than hiring subcontractors which is a plus. They also seem to be finishing builds according to their social media page.

          cheers

          Jeremy

          Reply

    4. Hi Samule,
       I would also steer clear of Kanda homes in Pukekohe (owned by Rich Abbott), they are well known among the local sub trades to be extremely disorganized and reluctant to pay bills – often disputing work much later, months after the job. The disorganization leads to delays and extra costs to pass on. They have done quite a few jobs for their staffs friends and family which provide some good reviews but please do your due diligence if you are a new client.
       Their sales, marketing and social media posts are very good but make sure you look past that and talk to past customers about their experiences and if you can- talk to tradesmen that have worked for them. The Pukekohe/Paerata town is small and word/reputation spreads around the trades.
       good luck

       Reply

61. Hi all,
    We are looking to build on our 10 acre block just outside of Maungaturoto, Kaipara. Its good to see that there are no negative comments about the local builders on this blog, BUT there are no positive ones either! …
    Has anyone experience of using any of the INDEPENDENT builders around the Maungaturoto, Mangawhai or the Waipu areas?
    Thanks…

    Reply

62. Another note on Thermawise – not great, I’m afraid. Someone else has contacted me regarding major issues with them and I’ve just done a google search and came up with comments here – https://www.finda.co.nz/business/listing/4qd1jr/thermawise-homes/
    Which are also appalling. I strongly recommend against using them.

    Reply

63. Hi All,

    Thanks to advice from some of you, I’ve requested to see the build contract of a builder whom we had shortlisted for a land and home package. The builder is a registered master builder and they had given me the RMB residential building contract (PBC1-2018 new build).

    May I know if this contract is fair for both parties? Any clauses in particular I should be paying attention to?

    I would also like to seek some advice on new build whilst residing in another city. We are looking to build in Christchurch but residing in another city until the house is ready. For staged payments, what are the due diligence we should take since we are unable to physically monitor the progress.

    Reply

    1. Hi Alice,

       Stay well clear of the RMB contract it is weighted so heavily in favour of the builder it really should be banned from use. Do not get sucked in by The Master Builders org, they are paid for by subscriptions from the builder and it is to them that they will back every time there is a dispute. In all my years reading this blog I have never seen one thing positive about a resolution in favour of the home owner against the builder by MB. Chris C has a very good contract which he will point you in the direction of, take it away Chris…….

       Reply

       1. Thanks MJ.

          I would imagined a builder who is a RMB has more ‘assurance’ than one who is not a member of any established builder associations with no guarantees? Appreciate some insights as this is our first time building.

          For builder who are RMB, I presume they will be inclined to use the RMB contract? If one were to stay clear of that contract, what options would the purchaser have? The builder we are discussing said they are willing to take up clause which pass rising cost to purchaser to fulfil the fixed price contract though.

          Reply

          1. Hi Alice,

             If this is your first time building I strongly suggest you see a lawyer that specialises in construction contracts so he can go over the RMB contract with you and he may well have a contract that’s more balanced that you could use.

             You might not want to spend the money doing this but this blog is full to the brim of people who didn’t spend the money doing due diligence and it ended up costing them tens of thousands of dollars, and in some cases hundreds, and a lifetime of stress with a poor quality product as a result.

             If the builder then does not want to take on board any changes your lawyer suggests then walk away. Housing franchises have very good sales people so best not listen to them until you have the contract sorted.

             Reply

    2. Hi Alice, More pressure from MJ! I’m not familiar with the MB 2018 form. But assuming it’s similar to the 2011 form we used in 2015 then I agree with MJ that it likely has a number of problems. I say ‘used’ because we did in fact go ahead using most of the form, but in the days when some MBs were prepared to discuss changes (or perhaps I just got lucky). So we agreed on enough changes to keep me happy, while letting them feel they were still using their own form.
       I agree with MJ there are much better forms out there. Unfortunately it seems these days it’s not easy to persuade builders to use them. As I said recently, that could all change by next year, when in my view a lot of builders will be begging for work to avoid going out of business. (We can all dream)
       To avoid repeating a lot of stuff said here before, you may have to try CtrlF and search words like contract, NZ Standard, PC Sum, Provisional, mortgage, and perhaps do the boring stuff of reading Mark Grahams building guide, and scanning through this very lengthy blog.
       Due diligence on stage payments is difficult if you’re not around. First establish to what extent the builder will give you (or your agent) access to even check. Apparently some of the crazy ones don’t. Avoid the ones who make the slightest difficulty. I suppose maybe if you’ve really established trust with the builder you could rely on his word plus photos. Failing that I suppose you need to employ someone who knows what they’re looking for.
       Good luck.

       Reply

64. Finish what you started Podular! An ongoing saga with a very late build, with the latest chapter being around CCC, assurances that it had been applied for, discovering that it hadn’t and that there were many inspections outstanding and incomplete documentation and evidence. They’ve stalled at providing paperwork, they’ve assured us they would submit outstanding documentation for CCC yesterday … and here we are, with another slipped date.

    Note – their website shows four factory locations. I understand the two in Rotorua have been vacated (one last year, the other earlier this year) in favour of Hamilton. I’ve suggested they update their website so as not to mislead people.

    Note – companies office shows recent changes to shareholding with Charles Innes transferring a significant stake to a new person (they would appear to have a history of doing business with each other). What this means in terms of day to day running and viability I don’t know. One hopes they can start to manage their affairs better.

    #Podular #PodularReviews #PodularBuilderReviews

    Reply

    1. Podular have vacated their Christchurch “factory “ now too. Now on a small 800 metre gravel yard at 17 Freight Drive Rolleston- site still has area for lease on gate so maybe week to week arrangement for Podular?? Let’s know progress – have family member signed up with them and they too are having slipped dates…

       Reply

       1. I’m sorry to hear that J Gordon, but not surprised. In hindsight we’d do things differently and without knowing how far along your family member is I’d suggest:
          – take every opportunity / make opportunities to inspect;
          – ask direct questions. Who are the PBLs? If you can, meet them and establish a rapport.
          – maintain positive and frequent dialogue
          – insist on evidence as you go along to include the PS3s, PS4s etc.
          – talk with the subbies if you know who they are (if not, try and find out)
          – contact Council directly to see if their records match what the builder is telling you
          – check contract for when transfer of title occurs (e.g. on payment? on delivery?)
          – consider security e.g. PPSR, if in their yard clearly marked ‘property of x’. If a company goes into receivership, it will be helpful if you can clearly establish title to identifiable product on their yard
          – concerns about solvency? Be very careful before paying more. A lawyer should be able to provide more guidance
          – get a copy of the packs sent to Council(s) and the consented plans. Double check them.
          – check the contract for payment terms
          – if haven’t already, get advice from lawyer to better understand terms of contract and the Construction Contracts Act
          – ask for copies of the insurance certificates of currency

          Sorry – that turned out to be more of a note to myself (if ever we’re brave enough to do a new build again). As for our build:
          – one of the team is supposedly collating the docs for CCC. Still hasn’t been applied for;
          – I’ve asked for a copy of docs to support the CCC application – not a single one has been sent through;
          – they assured me that the unpaid subcontractors were on last week’s Friday pay run. I don’t know about the others, but at least one has advised me that they are still waiting to receive payment.

          Reply

          1. I’ve just seen on Facebook a post from another disgruntled Podular customer.

             Reply

             1. Hi Veronica, yes these are just the facts I posted and have already been removed from Podular website and I have been blocked:

                Podular can you tell me what is going on? Our contract was for a unit to be delivered complete on our section within 13
                weeks of starting, which means the unit should have been completed in September last year. The unit was delivered
                incomplete and with substantial defects on 11 January 2022, 4 months late. It has now been more than a year since the
                unit should have been completed, and we have not heard back from you since June, despite our lawyers also reaching out.
                You subcontracted our builder to fix the issues with the unit after it was delivered, but he tells us that you have not paid
                him for any of the work he has done since before 1 June this year. Our builder tells us he has contacted the other
                engineers you subcontracted, who say they are also waiting for their invoices to be paid. Rotorua-Lakes Council has also
                confirmed that it is waiting for payment before it will issue Code Compliance Certification. Per our contract, you should
                have obtained Code Compliance more than a year ago.
                We are unable to obtain Code Compliance from Rotorua-Lakes and Auckland Councils. Auckland is waiting on Rotorua-
                Lakes to issue Code Compliance before it will even consider an application. We are becoming incredibly frustrated at the
                lack of progress, and lack of communication with us. The main stumbling block appears to be your failure to pay invoices
                as they fall due.
                As you have been ignoring our emails, and our lawyers, we are publicly reaching out to see what is happening with our
                unit. Are you going to complete it, or are we going to have to finish your job ourselves?

                Reply

                1. I have been chasing Podular for four months for agreed refund on failed Podular build. Finally received a email reply from Charles 2 days ago with an “”I’ll make contact with you next week with an update”
                   So, still no payment & from my terrible customer experience with Podular “next week” translate to will do nothing.
                   I too, have had my posts on Podular FB site deleted & am blocked too.
                   I tried many times to resolve this privately with Charles Innes, Ally & Janice, Podular never responded to any of more than a dozen emails, and voicemails.

                   Reply

                   1. Sorry to mention this but I would start doing a routine check on the companies register for these guys. It might be prudent to get in first if they look like they’re going down and it may give you some indication as to how hard you’ll need to fight to get your money back.

                      Reply

                   2. I know Janice no longer works there so that’s a dead email. Try Charles Innes other company, Sanders Sheds as a point of contact. At least they answer the phone

                      Reply

                2. I’m out of pocket nearly 1/4 of a million. Have spoken with chch depot builder. Christchurch yard closed. Truck and trailer not registered since september. Builder has has no money for materials for nearly two months. Podular/Ilan won’t pass over my money for windows order or roofing iron order. Or anything. Same with all builds. Builders are still getting paid while off work at home. like all the office staff in Auckland. Driving the company into the ground.
                   Since Ilan became 95% shareholder a couple of months or so ago he has withheld all funds for our builds. He says they are trying to sell to an overseas company. This has been confirmed to me by both Charles and Ilan . It hasn’t happened. Lies? smokescreen. Money going overseas?!! who knows. Can’t trust anything they say. Ilans letter to clients stating his investment would help speed our builds. The reality is he has frozen funds and abandoned our builds. No updates as promised. No infomation.
                   So no funds going out for about 2 months yet they are still giving out quotes to interested parties. Check out Director Charles Innes (now minority shareholder at 5%) face book site to recruit buyers. Website still operating with estimates.
                   They moved chch build site recently as they had to vacate previous site due to upaid rent. Likely the same with Rotorua. It was not to speed up conscent process as claimed to clients in chch. Or to consilidate in Hamiltion I don’t believe.
                   The directors have a history of insolvency and bankruptcy. Check out online details for them. No communication. No build. I have no money refunded, none going into build or no home.
                   Don’t sign up whatever you do. They lie glibly. As do the sales staff. Alley telling me all the builds are running smoothly when I questioned her. Hadleigh to say all building supplies are locked down when I signed up. This fact denied by the chch builder. OMG. How can these workers support them. Ph 0210522002 .

                   Reply

                3. I’m out of pocket loads thanks Podular. Have spoken with chch depot builder. Christchurch yard closed. Truck and trailer not registered since september. Builder has has no money for materials for nearly two months. Podular/Ilan won’t pass over my money for windows order or roofing iron order. Or anything. Same with all builds. Builders are still getting paid while off work at home. like all the office staff in Auckland. Driving the company into the ground.
                   Since Ilan became 95% shareholder a couple of months or so ago he has withheld all funds for our builds. He says they are trying to sell to an overseas company. This has been confirmed to me by both Charles and Ilan . It hasn’t happened. Lies? smokescreen. Money going overseas?!! who knows. Can’t trust anything they say. Ilans letter to clients stating his investment would help speed our builds. The reality is he has frozen funds and abandoned our builds. No updates as promised. No infomation.
                   So no funds going out for about 2 months yet they are still giving out quotes to interested parties. Check out Director Charles Innes (now minority shareholder at 5%) face book site to recruit buyers. Website still operating with estimates.
                   They moved chch build site recently as they had to vacate previous site due to upaid rent. Likely the same with Rotorua. It was not to speed up conscent process as claimed to clients in chch. Or to consilidate in Hamiltion I don’t believe.
                   The directors have a history of insolvency and bankruptcy. Check out online details for them. No communication. No build. I have no money refunded, none going into build or no home.
                   Don’t sign up whatever you do. They lie glibly. As do the sales staff. Alley telling me all the builds are running smoothly when I questioned her. Hadleigh to say all building supplies are locked down when I signed up. This fact denied by the chch builder. OMG. How can these workers support them. Ph 0210522002 .

                   Reply

             2. I would avoid Podular at all costs. They leave a trail of unpaid invoices, screw around clients and staff are leaving in droves. Management are clowns, fairly sure its on its way to going under

                Reply

       2. I would avoid Podular at all costs. They leave a trail of unpaid invoices, screw around clients and staff are leaving in droves. Management are clowns, fairly sure its on its way to going under

          Reply

          1. Hi Gary, did you work for these guys?

             Reply

             1. Hi David, yes. leaving was the best decision. worst company to ever work for. Management have no idea how to run a business, invoices go unpaid for months and then sub-trades and other external contractors put their services on hold, which delays builds/consenting etc, constant lies to staff, lies to clients, the lower level workers are good but its all negatively impacted by the higher up’s

                Reply

                1. Yes, that is the impression I am getting. We still don’t have a house on our site. A building does exist in ChCh but no idea when or if we will get it finished and on site. None of the deadlines they have set have been honoured so far. I fear they will be bankrupt before we get anything.

                   Reply

                2. Next step is to get legal advice and sue for breach of contract. 13 weeks is well and truly breached.

                   Reply

                   1. sadly it seems there are a number of people in your situation

                      Reply

                      1. I’d be interested to hear more if you have more information and are willing to talk about it. PM me 02102614278

                         Reply

                         1. Yea, happy to share more, people need to know to avoid these guys. I know of trades that have been trying to get paid for well over 3-4 months. Customers still not getting ccc a year after house being built. I understand they got booted out of the chch factory due to not paying rent. Basically running week to week it seems

                            Reply

                            1. Give me a call whenever you’re able. Cheers.

                            2. I worked for Podular as well in their Christchurch factory. Something felt immediately off from the day I started. Can confirm unpaid subcontractors, staff redundancies, corner cutting, company run by a bunch of clowns. Chch factory now closed as far as I am aware. I would say they are almost certainly going under.

    2. Hamilton factory at Airport appears abandoned today unless everyone has the day off

       Reply

65. Does anybody have experience/ comments with Benchmark Homes in Christchurch? Was trying to look through using CTRL+F but didn’t find much information relating to them.

    Few questions for new builds:

    1. Common pitfalls to look out for in a new build contract. I see that PC sum is something builders can use to add on cost. Any other glaring clauses one should pay attention to?

    2. What is a reasonable cost now to build psm in Christchurch?

    3. For land and build (staged payment, not turnkey), does sunset clause apply?

    4. Any idea what is the typical number of homes builders like Greenland/ Orange/ Benchmark would build in a year?

    Reply

    1. Hi Kelly,

       Hopefully Chris will weigh in here with regards to contracts but if you are planning to build in this current climate I would strongly suggest the very first thing you do would be to get some advice from a lawyer that specifically works with construction contracts.

       If the contract is biased and the building company won’t negotiate or change any terms then that is your biggest red flag to walk away especially if they use the good old “ we don’t need to remove that clause as we have never had to use it” speech. Don’t get hoodwinked by the sales team, that is their job and they will be very good at it but you can save yourself a lot of wasted time by asking for a copy of their standard contact quite possibly at the first meeting.

       You will see the ones that are most likely not above board the second you ask for this. If you get any resistance and plausible explanations as to why they can’t (or won’t) supply you with this then I would walk away. Unfortunately you will probably walk away from dozens of building companies before you actually find one who is happy to go over a contract with you and if this happens you should take it to a good lawyer. If the contract is lacking in any way then it makes no difference wether they supply a good finished product or not, your build could be the one exception to the rule and you won’t have any power to change it.

       If you find one that will work with you to create a contract that is fair for all then I would do more due diligence like asking for address of previous builds and to see if any of the owners are willing to chat with you. I don’t think you will find an accurate price for square meter to build as again, this will all hinge on your contract. Beware the building company that says it can build for a fixed price or for an amount that seems to good to be true because it will be. Contract. Start here.

       Good, thorough due diligence will take time so don’t rush it or you’ll miss something, this is the biggest investment you will ever make in your lifetime so be calm and practical and think with your head not your heart, that will come later.

       Reply

    2. Hi Kelly, I agree with everything MJ has said.
       I don’t know the current cost of building in Christchurch, but as MJ said it entirely depends on the Contract/standard of build. But I can add that, whatever you start out thinking it will be, the final cost will probably be higher. So if you don’t start out with at least 10% more you could find yourself in trouble at the end. As you can see, even from major Governments projects, they almost always go over budget, despite having Contracts and Specifications that weigh kilos, written by professionals. Not because they are all idiots. It’s just the uncertain nature of construction work.
       The possible pitfalls in a Contract are many and varied. MJ’s suggestion of a good lawyer is correct. But so that you know what questions to ask, I suggest you look at Mark Grahams building guide, the NZ Standard contract form and use Ctrl F on words like contract, franchise, PC, Provisional, PC Sum, Provisional Sum (as I’ve tried to explain before, there’s a difference). The NZ Building Regulations specify minimum requirements for contracts over $30K.
       ‘Sunset clauses’ are a complicated subject, and can mean different things to different people. Sometimes good for you the Client, sometimes very bad. On 20/10/20 MJ wrote a useful piece about the dark side. I’ve written a couple of times. Again try Ctrl F
       Due diligence is time consuming, hard work, and can be confusing, but very worthwhile. It may even put you off building altogether, which could end up being a good thing.
       I guess some people find the right builder, and have a good experience building their own home. But it seems many (especially those with no building experience) don’t, and if it goes wrong it can literally ruin your life.

       Reply

    3. Hi Kelly, Just realised MJ’s piece on the possible dangers of ‘sunset clauses’ (although I don’t think he actually used that phrase) was on 25/10/20. Try Ctrl F, and enter, ‘Someone who dealt with’

       Reply

    4. You can ask for invoices related to Pc sums usually. Master builders contract says if you ask for more data and invoices on PC sums the company has to provide them.

       Reply

       1. Thanks all for the reply. Much appreciated.

          Any good construction lawyers in Christchurch for recommendation please?

          Reply

66. There’s a few comments about Stonewood Tauranga that are all true. Strongly recommend you don’t use them. Great sales, poor performance. There Google reviews say poor communication, terrible customer service, mismanaged projects and the lot which we experienced weekly. Your just a pile of money to the owner. We spent weeks chasing for even simple responses, and they constantly missed there own deadlines. Frankly we would never build a house again after our experience.

    If you go with them, be prepared for the most frustrating experience of your life.

    Reply

    1. Hi Dal, Thanks for giving your advice. I would add (if I need to, for anyone who would still consider using SW), that I had some dealings with one of their other branches about 6 years ago. In the end I did not build with them, because we could not agree over the Contract wording.
       At that time I found the Contract to be very unfavourable to the Client, in a way that I felt would be almost bound to lead to significant extra costs. As I recall, it seemed they could claim extra for delays (by Council etc) that they knew were sure to occur, by putting time periods they knew were unrealistically short.
       When I put this to someone who claimed to be a Project Manager, he didn’t really seem to understand his own Contract. When I asked for an example of how the clause would operate he couldn’t explain, but fell back on the old line, ‘Don’t worry, we never actually use that clause.’
       But of course the Boss refused to change or delete a single line in the Contract.
       To be clear, they may have a different Contract form now, and a more reasonable Boss. But use caution, and as with every builder make sure you are happy with the Contract, before handing over any money you can’t afford to write off to gaining experience.

       Reply

67. Hi there, be interested to hear from anyone else who may have built with Sentinel Waikato, we still have outstanding defects and they are now refusing to rectify, e.g. mismatched door handles, mismatched ensuite taps, low grade decking timber – requested Premium and they’ve installed Merchant quality, poor quality concrete laid for driveway.

    Reply

    1. Hi Hugo, Sorry to hear about your problems. It never ceases to amaze how builders can try to get away with this kind of thing. No matter how well you write your Contract, most people would not think to actually spell out that door handles or taps should match each other. But I suppose, if you don’t, the builder can argue that as long as they function then he has met the requirements.
       Maybe not much help to you now. But on this blog before I seem to recall that someone suggested that, during the Contract preparation stage, it is a good idea to include photos or model details of pretty much everything that comes to mind, especially electrical and plumbing items, or maybe you can refer directly to items in a show house. All substitutions to be approved by the Client. Of course you then have to be reasonable, because sometimes things go out of production, or you may be offered something nicer. But it reduces the chance for silly games.
       On the Sentinel website it gives the names of the nice looking couple that operate Sentinel Waikato.
       They say ‘When looking for a builder in…the wider Waikato region, you want peace of mind that you’ve got plenty of experience and proven results. And that’s exactly what … , owners of Sentinel Homes Waikato offer to every customer. … we help anyone looking to build their dream home in the Waikato make it happen.’ Surely people who build ‘dream homes’ could find a way to help you.
       Also, have you tried approaching Sentinel Homes HQ to see whether they can help. Surely it cannot possibly be a case where the franchise holder takes a cut of your money, for fancy ads and an illusion of a large reputable organisation, but does nothing in return?

       Reply

    2. Hi Hugo we thinking of going to Sentinel for our build in Waikato. Did you get problems sorted.

       Reply

68. Does anyone have any experience with GJ Gardner North Canterbury? Thank you

    Reply

69. Hi we are looking at building a new home in Napier. We have built before with a near miss as the building company went under just as we moved into our home.
    That was dodging a bullet for sure!!!
    We are considering Design Build and Landmark Homes in Hawkes Bay… can anyone share their experiences please.

    Reply

70. Have your builders/building companies passed on all the price increase to you? Is it fair for the clients to pay for it all?

    Reply

    1. Yes, and yes. The products/materials/labour is going in YOUR home so who else would pay for it? It’s in our contract that price increases would be passed on to us, so we don’t expect them to build our home at a loss. It’s not like the builder controls supplier prices and I’m sure they don’t enjoy having to do it. If you feel you shouldn’t then perhaps buying an existing home would’ve been better suited.

       Reply

    2. Regardless if it is fair or not it will be in your contract. Even companies that offer a “fixed price” contract will have a clause in there that negates this in certain circumstances, and there will be a few circumstances listed I assure you.

       When people stop believing the salesman and question the contract from the get go (with a bloody good lawyer) then they might get a realistic idea of what they are in for. Once you sign that’s it, there is no getting off the roller coaster now.

       Search in here for Chris C who often comments about contracts, it’s gold.

       Reply

    3. Yes but they also have to credit you if something comes in cheaper even on a fixed price.

       Reply

71. Just a warning to everybody, Podular are likely on the way out and we would recommend you do not do business with them.

    They owe our business lots of money and from our experience they cant organise a piss up in a brewery.

    Reply

    1. Hi Mike, sorry to hear that. How do subbies & suppliers protect themselves against this sort of thing? I ask as a client who pays my bills and expects the builder to do the same.

       Reply

       1. Hi Ann, Speaking from personal experience I think the answer to this is they can’t entirely. A lot of the time (especially for subbies) it seems to work on a system of trust. Meaning that if they have experience with a builder, and trust him, then they usually expect to do the work (which may also include supplying their materials), and not get paid until later. Sometimes quite a lot later.
          So if a section of work designated in the Contract as justifying payment has been completed, then the Client may get an invoice and pay for it, before the subbies have been paid. It pays to listen for any hint from the subbies they are not being paid by the time they expect, and are chasing the builder for payment, as this is usually the first sign a builder may go under.
          Our first hints were from a specialist type directional drilling guy that we put the builder in touch with, who therefore contacted me to say his payment from the builder was overdue. Later the kitchen maker, who I often contacted directly about design details, also complained he wasn’t being paid on other jobs. In both cases lots of excuses from the builder about ‘computer banking problems’ and ‘misunderstandings’. But of course basically they were running out of liquidity to pay. Classic small builder. They can build houses OK (so you hope anyway) but can’t manage cash flow.
          Of course you could start phoning all the subbies and asking questions. But as I said above, it often works on trust. So by undermining that you may cause them to doubt, and stop working, or ask for money up front. Most builders don’t have the cash for that, so if you’d kept quiet they might have muddled through, but you bring about the very thing you fear.
          Ours collapsed about 6 months later, but when the job was 95% finished. Leaving several subbies owed money, some quite large amounts, but mainly for work on other jobs not ours. And we still had money in hand from work not yet carried out. So didn’t lose too much, and most subbies were quite helpful in finishing off.
          Stuff to learn from this: Keep your ear to the ground regarding any none/late payment of subbies, but be cautious about spreading it around. Make sure you’ve only paid for work that’s been done. Keep in touch, and on good terms, with subbies. You may need their help later.
          With current interest rate rises, and fall in property values, I think we’re soon going to see a lot more of this kind of problem. So anyone planning to build should be very careful.

          Reply

    2. Hi Mike are you able to contact me re Podular? Have family member just signed up with Chch branch and I am concerned about the company’s position given they have now vacated their Hornby “factory” site – jill.gordon.nz@gmail.com

       Reply

       1. I would avoid Podular at all costs. They leave a trail of unpaid invoices, screw around clients and staff are leaving in droves. Management are clowns, fairly sure its on its way to going under

          Reply

       2. Avoid at all costs jill, deffinately going under. Do ctrl f and search podular for other comments/info

          Reply

72. Hi, anyone has built or is currently building with Build 7 Christchurch? Any comments about this company? I’ve seen a few negative reviews about Build 7 Auckland, but how about Build 7 Christchurch?

    Thanks

    Reply

    1. Stay as far away as you can from Build 7.
       We are crying in despair now.

       Reply

       1. We’re building with them right now as well. The whole process is quite dreadful after we signed the contract. Because this is our first time build, we’re not sure if it’s because we chose the wrong company or due to this particular pandemic caused environment, that’s why I’m here asking anyone’s experience with Build 7. Have you been asked to pay ridiculously high variations during the build? Thanks

          Reply

       2. Dazed, had you been dealing with Build 7 Akl or Chch? If Auckland, I’d like to hear what you went through.

          Reply

       3. Dazed, had you been dealing with Build 7 Akl or Chch? If Auckland, I’d like to hear what you went through.

          Reply

73. Can anyone advise about building with Alena Homes in Hamilton – any reviews/comments would be very helpful.

    Reply

    1. Hi Glenys,

       I have used tradesmen who have worked for Alena homes and they all say the same thing which is that they don’t take on more work than they can handle so their builds run smoothly, they have very high standards and their work is immaculate but this comes with a price tag which is to be expected.

       This is only from a tradies perspective, as a client I couldn’t say but it is rare for tradies to have a good opinion as we normally only hear the negative stuff.

       Reply

       1. Thank you for your quick response to my question re Alena Homes. It’s nice to get very positive comments about Alena homes tradies, very important information to know.
          Much appreciated.

          Reply

74. The team at Maddren homes were very easy to deal with and delivered a wonderful home on completion.

    Reply

75. We are building with a big brand company. The foundations not your normal slab as its 200+ m2 and at one end the slab will be 1m off he ground. The foundations also include Poly Rock in part of the higher end.
    My question is about supervision of the site by the build company.
    We have a point of contact for this part of the build – a slab manger. Earthworks are done, hard fill in the centre of the foundations and where the foundations built up there’s a trench with a concrete base and all the reinforcing rods up. The block layers have done their bit. So that’s the 3rd tradie company to do wok so far.

    My point is: all the above has happened without the Slab Manager ever setting foot on the site over 6-8 weeks. Who is ensuring what’s done at each stage is (1 ) in the right place, (2) to a good trade standard?

    Is this normal build practice? Is it due to a shortage of Supervisors? or should the foundations be being checked by the slab manager at stages during the work so far. Perhaps whats happened is fine?

    Note: the consulting engineers have been on site and failed the earthworks (soil related, not quality of work related) and remedial works carried out.

    Is our experience with the Slab Manger typical?

    Cheers

    Reply

    1. Hi Fred, By ‘Poly Rock’ I assume you mean blocks of polystyrene under the concrete slab, in place of soil or crushed stone etc. Used quite commonly here, even on major civil contracts. No problem in principle.
       Regarding whether your ‘Slab Manager’ never appearing on Site is typical I don’t know, but it sounds a bit odd. I assume you must be watching the Site constantly enough to know he/she never slips round for a quick look on the way home. If you’re sure on that, and he/she’s your ‘point of contact’ why not give him/her a call, or call the company. If I were building I’d expect some kind of contact and feedback on progress from the builder, at least every week or two.
       Before doing that I suggest you check at what stages the work is supposed to be inspected and signed off by Council. From you reference to the engineer looking at, and requiring remedial work, on the earthworks obviously someone is keeping some kind of eye on things.
       But bear in mind that up now it’s possible that most of the work done (other than the earthworks you mentioned) is not ‘covered’ work, by which I mean it has not been covered by other work, so it can no longer be inspected. Perhaps the Slab Manager and Council will appear just in time to check stuff that’s about to be covered up.

       Reply

       1. Hi Chris,
          My reference to Poly Rock is a specialised lightweight fill used instead of hard fill for heights above 600mm fill height. This was specifically required by the engineers and isn’t the white polystyrene blocks used as part of the slab.
          In terms of the project manager for this stage not being on site, we know this because he has tle me that he’s not been on site. Strangely the day I questioned who was keeping an eye on the various trades and the quality of their work, he phoned my the next morning from the site!!!!

          Reply

76. We are looking at building a house with GJ Gardner or A1homes in West Auckland.
    Does anyone has experience with these builders in that area?
    Thanks

    Reply

    1. Hello Yen,
       Please avoid A1 Homes at all cost. Their master builder contract will spoil your life. I’m happy to share my story and how they have ruined our life for last 3 years. No date yet. I’m building a house in wellington. There business model is less quote, get customer signin and take master builder contract as a shield to keep increasing the price. They will charge you more, change your product and they will delivery your house in 3 years.. Be aware.
       Let me know if you need more info, I have more to share.

       Reply

       1. Hi Bhawesh, I am in a similar situation with the same company, is there some way we can discuss this offline and compare notes?
          Thanks
          LM

          Reply

          1. Any luck with Yen? We are in the same situation.

             Reply

          2. Sorry. I missed this comment. Please reach out to bhawesh.sengg@gmail.com.
             Yeah, We are still going through the same trauma.

             Reply

77. Hey team,
    We are looking at a modular build of 65sqm and wanting to know if anyone has built with Podular, Transbuild or Versatile? Also what are some of the main things to consider when drafting a contract?
    Thanks

    Reply

    1. Hi Rachel, It would be unusual if a builder lets you ‘draft’ a contract entirely to your own liking, but I guess more unlikely things sometimes happen. More likely they will want you to use a contract form supplied by them. And if you’ve followed this blog for long you’ll know that many (most?) of them will be reluctant to change anything much.
       But anyway I suggest you start by hitting Ctrl F and putting things like ‘contract’, ‘PS’ and ‘Provisional Sum’ in the search box. When you look through the many entries that come up, it may lead you to other words to search for.
       Also check the Building Regulations for the minimum requirements for contracts over $30K, and the NZ Standard form of building contract.
       Consult an experienced lawyer, or maybe QS, if you have no experience with drafting building contracts. It can be very expensive and stressful if you get it wrong.
       I would advise you don’t give a builder any money, or at least no significant amount (ie more than you can afford to write off to the cost of buying experience), until you’re satisfied with the contract wording. Many builders will try to persuade you it’s something that can be sorted out later.
       But if you do pay money for things like concept drawings, or site surveys or investigations etc, make sure that you have a share of the copyright, and can use the information if you pull out and go with another builder.

       Reply

       1. Thank you! Will start researching. Really appreciate this blog, its the only place I have been able to source any review, which is bizarre when you consider any other industry.

          Reply

          1. Hi Rachel, My suggestion would be to first download a copy of the NZ Standards Residential Building Contract NZS3902:2004, to see what a reasonable contract should contain, and compare it (plus the ones recommended by Mark) with what you have been given by the builder. If nothing else, it will put you in a better position to ask your lawyer and/or the builder about the differences, and why they prefer one or the other. Be prepared that even some lawyers seem to sympathise with builders on issues like time/date for completion. But bear in mind that many of the people on this blog with problems are talking about lack of progress on their build. Unfortunately they often have limited options, because their contract has no end date, and no requirement for the builder to compensate them for their losses (what’s called Liquidated Damages), no matter how long the build takes. One of the stranger aspects of the MB 2011 form was that it had a clause for ‘Extension of Time’ for completion (which is perfectly reasonable in itself), but the contract had no date/time for completion. Which made the EoT clause a bit unnecessary.
             I see Dave Grant has said he would be prepared to ‘consider’ using one of these alternative contract forms to the MB form, but hasn’t yet studied them. I hope that after he has looked through them (a 15 minute job for each, for anyone who has experience with contracts) he will be in a better position to say whether he would actually be prepared to use any of them, with or without amendment.

             Reply

    2. Hi Rachel
       At FirstBuild we build modular houses. We use the standard MasterBuilders contract, with a few minor amendments to account for the modular housing build methods. Other than that, any contract should contain all the usual terms and conditions. There shouldn’t be any need to have a different contract than the industry standard ones.
       Thanks Dave

       Reply

       1. Hi Rachel
          I’m sure Dave is genuine in his belief that the Master Builder’s contract will be sufficient but have a ctrl-F search for Master Builders and you’ll see there are issues. There are alternative contacts out there. We recommend the one from http://www.HOBANZ.org.nz or http://www.buildingdisputestribunal.co.nz.
          Cheers

          Reply

          1. Hi Mark/Rachel, It will be interesting to see whether Dave Grant of FirstBuild replies, to say whether he would consider using either of your suggested contract forms.

             Reply

             1. Hi Chris C
                Yes, I haven’t read them, but wouldn’t rule out using either of them
                Dave

                Reply

    3. Hi Rachel,
       We had a 7.2 x 3m cabin built by Transbuild 6 years back. We dealt directly with the manager Sam and this was in the days when they were a small company based on a farm in Clevedon.
       Amazing experience & very flexible. We’d highly recommend Transbuild.

       Reply

78. Hello, I am hoping someone can help me with some advice

    I entered a build contract in Feb 2021 with a national franchise to build a simple two storey home. To date progress has been excruciatingly slow, for a long time I gave them the benefit of the doubt as the previous home on the section needed to be demolished and this relied on external contractors but now that the build is on them and they are continually failing to meet any deadlines and make promises of work timeline that aren’t met. A concrete slab was finally laid March this year and to date they haven’t yet managed to complete the wall framing almost 3 months later. I drive past other builds regularly and see must faster progress.

    The speed of the build is causing me financial and emotional stress but the project manager and franchise owner don’t care and believe the speed of the build is reasonable and have heavily blamed covid. They have taken all access to timelines off me and when I ask for updated timelines and expected handover date either my e-mail is ignored, they tell me that timelines are just for booking contractors or give vague approximations of a handover date.

    The whole situation has left me feeling completely powerless and often in tears. I don’t want to name and shame the business yet but I wouldn’t want anyone to sign a build contract with them and have to go through what I am. They have all the power in this situation and can take as long as they want to build the house. I understand covid has caused material/trade problems but the delays I am seeing seem completely unreasonable. Is there anything I can do?

    Thanks

    Reply

    1. Try searching the company name or builders name. I have had a similar experience before Covid, it turned out that there were about a dozen people in the same situation, all willing to talk

       Reply

    2. Hi LM, I suppose what you can do at this stage entirely depends on exactly what it says in your Contract, about progress and completion. Which is why I have said on this blog (many times) that the first thing you need to look at is the builders proposed Contract. And personally I would never sign a Contract that does not have a completion date. As I have said to builders, think of a pessimistic date, then add 3 months if that makes you feel better. But I’m not signing a Contract that potentially could go on forever.
       I’d suggest the first step is to compare your Contract with the minimum requirements set out in the NZ building regulations for Contracts for work over $30K. One of those is a requirement for it to contain ‘the expected completion date of the building work’, and a dispute resolution process. If you’re using something like the MB contract form, it probably contains at least some wording like ‘proceed to carry out the Works with all reasonable diligence’, and the various reasons a builder can use to justify extensions to the completion date. Under some of these provisions the builder can be in default of the Contract, and if he does not remedy the default you may be able to terminate the Contract.
       Even if you cannot get access to the Site itself, or the builders programmes, your can visit outside the Site as often as possible, and keep a detailed diary of progress, takes lots of photos of progress (or lack of), and things like the weather, especially rain that may genuinely affect progress. Possibly comparison, and photos of progress, on similar work on nearby Sites would be helpful. You are looking for evidence that he’s not proceeding with due diligence. A bit subjective of course, but at some stage it probably becomes undeniable.
       If you’re prepared to spend money it may help to have someone like a QS to do the above, and provide independent professional advice on whether progress is reasonable. I suspect that a letter from a lawyer with building contracts experience, possibly threatening initiation of the disputes process, may get more response than an email from you.
       A difficult situation. But I hope that at least gives you something to do, so you feel more empowered.

       Reply

    3. I am also going thru a similar problem, but name and shame is the strategy i took . Next is going media all out. I want my builder to get out if my property. They threatened me with legal action, if they take legal action the onus is on them to prove they are on the right tract. You can approach Master Builder but of no use. What you can do is to approach fairgo or go legal way.

       Reply

79. It was a nightmare building with Build 7. We had a contract with Build 7 to build our house three years ago. However, the project manager Dean Lister managed the project badly. It had lots of delay and eventually Dean didn’t want to come back and finish the build. Dean was also very bad in communciations, he hardly responsed my email and phone call. If you think about building a house with them, I am happy to let you know my experience. And make sure to avoid Dean Lister.

    Reply

    1. Watzmann, would very much like to hear your experience with Build 7 and DL. We’re in a similar situation now.

       Reply

       1. I’m quite keen for feedback on Build7 as well. Considering them in the South Island and not sure whether the Auckland issues apply or not?

          Reply

       2. I’m quite keen for feedback on Build7 as well. Considering them in the South Island and not sure whether the Auckland issues apply or not?

          Reply

80. GJ Gardner’s asking for final payment up front on signing contract???
    Has anyone experienced GJ Gardner’s asking for the 10% finial completion payment the day the contract is signed. Apparently it is held in some special account which they can access but the buyer cannot. This is all despite the master builders contract saying the 10% is to be paid at completion? Its all so that if there’s a dispute at handover time they have the cash and the buyer has no bargaining power to get things fixed if there’s any issues.
    Anyone heard about this??

    Reply

    1. Hi Fred, Never heard of this before. I assume (or anyway sincerely hope) you haven’t signed anything yet. This is a good example of why it’s best to look at, and agree the terms of, the contract before giving a builder any money. Or at least only some nominal amount you’re prepared to give up if you don’t go ahead.
       I believe funds are sometimes held, by someone like your solicitor, so the builder has an assurance you have the money to pay, as parts of the work are completed. Which I suppose would imply that you can’t remove money from it, or it would be pointless setting up such an arrangement. But certainly not an account he can just dip into when he feels like it, even if there’s a dispute over whether the work is satisfactorily completed. The rules for when the money can be handed over would need to be very clear.
       I suppose an arrangement like the above would not contradict what it says in the MB contract about payment on completion.

       Reply

81. Hi Guys
    Can someone has experience with Penny Homes, Takanini.
    Please share your experience. It would be great help.

    Reply

82. ==== JONSEY CONSTRUCTION LIQUIDATION =====
    Sorry to everyone else who has been impacted by Ben Jones and the Jonsey construction liquidation. I’ve been shocked to find a trail of non-payment of sub-trades and claims we have paid for materials that were never ordered. It will be interested to see what else comes out over the coming weeks.

    Reply

83. Can anybody offer any comments on Presidential Homes in Palmerston North please?

    Reply

84. Hi people
    i am looking at building in Canterbury area. i have been driving around looking for the most common builders and have come up with 5; Orange Homes, Signature homes, Trident Homes, Faye Homes and DP Homes. They all have plans that with little twicks can meet our requirements. our selection of builder will be based on cost, quality and reputation.
    Can anyone recommend any of these based on past dealings or experience
    Thanks
    David

    Reply

    1. Hey David, from personal experience in Canterbury (I’m a drafty) I would recommend Greenland Homes, Peter Ray Homes, DNA Structures (disclaimer I work for DNA) – have built with these and are all very good, honest builders with good product. I have also heard good things about Quinn Homes and have also had friends who have built with True Form Builders, Orange Homes and Que Homes with good results.

       Reply

85. Kia ora! I can highly recommend MD Building Otago Ltd in Dunedin. They did my kitchen and bathroom alteration and were excellent to deal with. Prompt and clear communication, listened to what I wanted, skilled builders and great at problem-solving on the spot, good at site management and organising all the subbies, honest and trustworthy, did what they said they were going to do. Would have appreciated clearer advice about getting the final CCC. https://www.mdbuilding.co.nz/

    Reply

86. Kia ora, just wondering if anyone has had any recent experience with Signature in the greater Wellington area?

    Reply

87. PODULAR Has anyone had a building built by Podular? Podularmodularbuildings.co.nz ?? I think.
    I have paid a deposit and they haven’t even engaged a surveryor yet? They keep making excuses. It’s only been two and a half weeks. When I called they hadn’t even tried to engage a surveryor. Last info was that they were waiting to hear back. It’s been a week. I can’t find any reviews of their work. They post plenty of their own advertising but no reviews. They are not registered with Master Builders by the looks?! Can anyone give me any information? I feel sick that I may have been ripped off.

    Reply

    1. Hi Louise
       How are things progressing.
       I’d love to hear more as I am building with them as well and we are just starting.
       Hope things have sorted out

       Reply

    2. Yes. Very frustrating process. Many changes of personnel. Have now taken delivery on site. Finish pending. Very late.

       Reply

    3. Just a further update on Podular. They’re more than a year late, the build is still not complete and mistakes have been made at every stage. Progress is slow, but is being made.

       Reply

       1. how are things going now? Love to hear what you think.

          Reply

       2. I’d love to hear more about what mistakes were made and how the final progress/completion has gone :).

          Reply

    4. Have you heard anything yet? Just following up on this post as we were also thinking of engaging with Podular.

       Reply

       1. Amy, it would be nice to tell you that the build has been completed and we are enjoying living in it. But that would be a lie. Problems include design, sign-off, process management, continuity of labour, programme, communication, document management. On FB a few weeks ago a subcontractor posted that they had not been paid – I don’t know if that is typical. The comment has disappeared, along with the review function. Progress is at a snail’s pace. Have you looked at Elevate or Nook? Note the absence of real case studies and client attestations with Podular – I think silence here is interesting. They are good at artistic impressions.

          Reply

88. Hi All, I’d just like to draw your attention to an article in the NZ Herald today (17/3/22), page A7, concerning a legal dispute between some house owners’ and the Nelson franchise of G J Gardner Homes (LSK Builders Ltd). The dispute is obviously long standing and complex, and I have no comment on who is in the right.
    The point of interest is that it appears the builder has used a clause in the Contract to ‘register a mortgage over the title to the property’. I may be wrong, but I suspect the Contract may be the Master Builders one, which contains a clause like this.
    This issue has been discussed before in this blog. I’m not a lawyer, but in my opinion common sense should tell anyone about to build who is presented with a Contract containing a clause like this that they should ask for it to be deleted.

    Reply

89. Also, may you please recommend a good construction lawyer?

    Many thanks

    Reply

90. Hi everyone,

    We are looking at subdividing and building one single house in Rotorua. Can anyone recommend a reliable builder (group builder or otherwise) to help us with this? It is important for us that the builder is good quality, fair, communicates well, is realistic with the costs upfront and will not rely on variations, has a good collaborative attitude and lastly can keep to the timelines. We will need a fixed price contract due to finance requirements. I am keen to hear your experiences. We are open to use builders from nearby areas.

    Reply

    1. Just wanted to add that we have done a lot of upfront investigations to minimize the amount of surprises down the track so hopefully this should assist with having a more detailed price schedule.

       Reply

    2. Hi S-Novice!
       Stephen here from Classic Builders Lakes District (Rotorua & Taupo).
       I would be more than happy to help you.
       We can assist you with all aspects of sub-dividing, then building a new dwelling on the new Lot.
       We are local and ready to go!

       Reply

       1. Hi Stephen,
          Thanks for the offer. May I have your contact details?

          Reply

91. Anyone else building with A1 homes Lower Hutt? Such a nightmare.
    They don’t have people to work at site and keep saying covid if we ask. Abode is building 4-5 houses in my street and they were quick to deliver and some of the people moved in. Council approved mine in 2021 Jan, but A1 mentioned they need 4-6 weeks to enter details on their app-co-construct. From the day work started (April mid) I am having nightmare.

    Its took 2 months to fix gib ( after Gib becoming available), now its third week of Gib stopping. God only knows when they will handover the key.

    They wont provide site visit saying covid…

    Its a trap from A1…. I will update here when my work gets complete … STAY AWAY FROM A. They made me even pay for work that was included in the contract and quote saying they forgot to include cost and otherwise they will stop work. It was more threatening.

    I need to take them to tribunal once the work is complete.

    Reply

    1. Hi BH

       I’m keen to hear how your progress is going with A1 Lower Hutt? What stage of your build are you at and have they given you an estimated completion date?

       Thanks 🙂

       Reply

       1. Hello LM,

          I still dont have a completion date. We had couple of meetings and showed some progress, but they the progress is terribly slow. I am really scared about their financial position well.

          Painting was completed in April, then again repainting saying painting quality not ok.. the elctrical work is fast, but yet to fix the shower, vanity etc. Every week the project manager says the work is progressing well .. but nothing moves. They were supposed to handover to me in June 30 as per the commitment provided by them, no saying we never gave such date. Yes, I have some plumbing fittings + vanities + carpet, but they does one a small piece of work every week and sends the update. Now they are saying will complete by June 8th and will be sent for CCC. I put a google review last week, they are threatening me with legal action, but I am not going to bow down. I am going to take them to the media as well as commerce commission. They are building house faster for few individuals and slowing down others. what I dont understand is the criteria for this discrimination. I am collecting all the details so that it will help atleast others. I can see another guys work near mine, same A1, and he too in a worse state.

          I am asking them to give me a walk thru – answer is “no”
          I am asking them to provide access to curtain person – answer is “no”
          I am asking them to provide access to build the fence that is about 6 mts from the build, answer is “no”

          Now I wonder who is the property owner, me or A1. Such arrogant people.

          Reply

          1. Hi HB

             Is there a way we can talk off line about your issues?

             Cheers
             LM

             Reply

       2. Hi LM, are you looking to build with A Homes Lowerhutt? or you in progress already?

          Reply

    2. Hi BH, Regarding your point about another builder (Abode) completing houses faster than A1, from the fact you mention Abode is building 4-5 houses in the same street I wonder whether they are just ‘spec’ builds, to be put on the market after completion, rather than individual designs for a particular clients, like yours.
       Generally ‘spec’ builds go much faster, as the builder has probably built the same or similar designs before, can pre-order materials etc, has already gone through a learning curve, if he’s building more than one at the same time can get subbies to quickly move from one to the next, and has no hassle with clients changing the design. I know of builders who will only do ‘spec’ builds, for exactly the last reason. I’m surprised more don’t do it.
       Maybe none of this applies in your case, and of course it’s no reason for some of the problems you seem to be having with A1.
       Anyway, I hope yours is finished now.

       Reply

       1. Hi Chris,
          Mine is yet to complete. They are making my life miserable. Same with other couple of p[eople. But they have prioritized and delivered house for few people. So I am collecting the info now to sue A1. They are just nightmare.

          I am hearing about the plumber fitting the shower and vanities for the last 1 month and still not complete. Abode – it is individual designs. If you come to Churton park area, you can see every site going up and workers at site except A1 ( 2 builds me and my neighbors). People in my street are saying my house is a eyesore. How painful that is. Time to goto media. If they arenot going to handover the house in next couple of weeks, I am going to media as well as all legal options.

          Reply

          1. Hey HB, any update – we are in a certain type of hell with A1 Lower Hutt – the delay tactics, the total failure to communicate, the rampant nepotism and all kinds of rudeness from their hierarchy. We had built with a different A1 franchise a few years earlier with no issues, this is awful and only the SLAB is down. The abrasive and unpleasant emails from them when they do arrive make me so sorry I darkened their door!!! I wondered if they were still solvent as they take your money and nothing happens…

             Reply

92. Hi everyone,
    We are wanting to build a house and the best quote we have got from builders is from Trident homes. Has anyone had any dealings with them that can share their experience? We are in the Canterbury region.
    Thanks,
    Mel

    Reply

    1. Hi Mel
       When you say “best quote’ do you mean ‘best’ or ‘cheapest’? Because cheapest is not necessarily best. Make sure all your quotes are covering the same costs in the same way and if you’re not familiar with building, get someone who is to review. Good luck!
       And don’t forget to check this out – http://www.buildingguide.co.nz

       Reply

       1. Hi Mark,
          Thank you so much for your response. And yes, I meant the cheapest so far and it looks like it’s covering everything we want for the house. But your comment is an eye opener, will take a look at the link. Many thanks,

          Mel

          Reply

          1. If you read through the posts below, you’ll see an assortment of issues that come up, but a major one is that quotes can mask costs. Most important is to keep any changes you make during the building – so after initial plans and quotes and consents – are kept to a minimum, because this is where price gouging can be a thing.

             Reply

93. Hi,
    We are in the process of signing a building contract with Sentinel Homes Northshore to build a five-bedroom house at Long Bay. We would very much appreciate it if anyone who has previously built with Sentinel Homes Northshore is able to share their experience here, please.

    Reply

    1. Hi Sajed
       If you do a ctrl-F on this page and put in Sentinal, you’ll see the assorted comments. I think for the most part they get good reviews. Good luck with your build and make sure you check out http://www.buildingguide.co.nz.

       Reply

94. Is there anyone who may have been in the same situation as we have just found ourselves in. We have a claim sitting with master builders and have just found out the builder has put his company in liquidation. Our claim is being handled by MBS lawyers and the builder had unti the end of next week to remedy the defects. Where to from here for us now? Does MBA have to step up and fix the defects or pay us out? This whole thing has been extremely stressful and expensive for us over the last 5 years.

    Reply

    1. Hi Jeanie, I would be very interested to hear how this goes, and whether you ever get any money from the MBA. Many people seem to suggest you won’t, but it seems difficult (but not impossible) to believe that if they never, ever pay out in any circumstances people would keep buying the Guarantees. Triumph of hope over reality? I’ve asked before on this blog whether anyone ever got paid, but received no response. Perhaps MBA itself can enlighten us, or you can ask them in general terms how many claims for a total of how much they paid out in, say, the last 5 years. Surely it can’t be zero.
       But regarding my actual experience, I can say our MBA builder went into liquidation when our house was almost complete. Initially the Liquidators treated all the unfinished builds as ‘assets’, and tried to in effect to sell them on to a new MBA builder, so they could make any remaining profit by finishing the jobs. At first that looked good, because the new builders I spoke to said they would take on our job exactly as though they were the original builder. But I was told the Liquidators got greedy, and asked for too much for the transfers. Finally I was given permission by MBA to find my own builder. Because I wanted to use a non-MBA builder, the MBA agreed (based on photos) to maintain the Guarantee for the work done up to the Liquidation.
       Luckily for us the house really was fully closed in and very close to completion (just about inhabitable), so I could get insurance, and we had not overpaid the builder, so had our remaining funds left to finish off without being much out of pocket.
       But where it gets more complicated (and everything about this kind of situation can get very complicated), I had to scurry round and try to contact all the subbies with part finished work, to persuade them to finish off. Not easy if some if them haven’t been paid by the builder for the work done up to then. But necessary I felt, because how do you persuade an electrician or plumber etc to give you the Producer Statements etc you need to get the CCC, if they haven’t done 100% of the work? And I assume no one else can give you Statements for work they haven’t done.
       Long story short, make sure you know who all your subbies are, how to contact them, and keep on good terms with them. Because you may need their help if the builder falls over.

       Reply

       1. Hi Chris, thanks for your comments. Our situation is quite complex. We have been living in our home for 5 years and it has COC but our complaint was made with MBS before the builder completed the build. The builder had said all along he would fix the defects highlighted by Maynard Mark’s 18 months ago. We knew the builder was never going to remedy them. His membership with MBA was ” ceased ” 6 months ago . Now that the builder has decided to put the company into liquidation we are not sure whether MBA will come to the party and honour their guarantee?

          Reply

          1. Hi Jeannie, So I guess only the first paragraph of my last reply would apply to you. Hopefully the rest of it might be of some use to others reading this.
             But regarding your latest question, in my opinion the fact that the builder has recently gone into liquidation should be irrelevant to whether the Guarantee is valid, as long as it was taken out correctly, and paid for, before the build started. Surely one of the main points is to give you at least some cover (although possibly nothing like enough), in exactly this kind of situation.
             You’ve asked whether MBA will honour their Guarantee, but I assume that your first step was to ask MBA themselves. As I recall there was a lady there who was quite helpful, and would answer phone calls and emails.
             Anyway, my request to you and others reading this is, please let us know whether you ever get any money from MBA.

             Reply

95. Hi, I firstly want to say thanks for this site and all the comments and tips. I have done due diligence on local builders, found an architect that works with a few of them who provided concept/pricing drawings and now have received a few quotes from builders. I picked one I am happy to work with. Now just reviewing the Masterbuilders contract (Residential Building Contract RBC1 – 2018 (NEW BUILD)). It looks very one sided as mentioned on the site. However I also realise that 9 of 10 builders I talked to also use the same “standard” contract, in this current market how successful have people been in negotiating a modification to clauses, and what clauses in particular have you succeeded in changing without the builder or builders lawyer refusing. I personally think clause 123-127 (mortgage clause) is quite unfair.
    I’m also curious what is reasonable for a builders margin, is 20% taking the mickey, i read a comment that 15% is considered max, however in this market is it still the case?

    Any help, comments or referrals towards a lawyer that is very familiar with this contract is appreciated.

    Thanks
    Simon

    Reply

    1. Hey Simon welcome to the club!

       In response to your contracts questions, Chris is the man and he’ll respond and help like he always does he has mentioned a good contract to use often so if he doesn’t reply have a scroll through some of the comments and your bound to come across it.

       As for mark ups, at the moment our builder is getting about three emails a week either saying his building product he ordered has to be sourced so not sure when it will arrive or even if it will arrive and if by some miracle it does the cost has gone up since you first placed the order. Logistics issues world wide I’m told.

       So,I would also be questioning the builders you’ve interviewed asking them how they are dealing with the product shortage. The honest ones will tell you what the build climate is like at the moment so be wary of the ones who are all sunshine and roses is my advice.

       Chris will weigh in soon,

       Best of luck and let us know how you go!

       Reply

       1. Thanks MJ,

          I have read though NZS3902 and see how much more balanced it is, but from all the builders I spoke to they are set on using the masterbuilder contract. The one we are dealing with is honest enough to say that there is no such thing as a fixed price contract in this market. Also mentioned that the contracts usually contradict a fixed price – and after reading the MB contract I would have to agree.

          I asked about price rises and he said that they are ordering many of the items well ahead of time and also mentioned that payments may need to be made much earlier. i.e. cladding or other products ordered 3-4 months ahead to ensure prices stay as per contract. My concern is that I may be asked to make progress payments before progress is actually made. I don’t know how much to believe this but was hoping that others on this blog could chime in and explain what they are experiencing. Obviously price rises are out of the builders control but I would hope that their margins account for these rises. but then again the media give the impression that the price rises are extremely rapid….. what’s a consumer to do.

          cheers

          Simon

          Reply

          1. Hi Simon, No pressure from MJ then. But to you and also him (again assuming he’s male), it’s true I’ve put a bit of time into commenting on some previous queries, but to be honest in some cases have not even received an acknowledgement back.
             I’m happy to put a bit more time into some comments on yours, but they would be based on my experience with a build around 2015/16, using RMB RBC1-2011, which it appears from your comment about the Mortgage clause numbers may be different to the 2018 form. Which, by the way, if similar to the 2011 form I would most definitely like to see removed. Especially as it can be initiated just over a failure to pay on a ‘due date’, when you might justifiably be withholding payment because work is unsatisfactory/unfinished. Even worse, it seems simply by signing the contract you are giving the RMB power of attorney to initiate action. By all means ask a lawyer, but I think that would border on crazy. You have to trust the builder not to screw you, and he has to trust you to pay. But anyway there are other ways to ensure he gets his money if it’s reasonably due. Our RMB agreed to delete it, but times were perhaps different in 2015.
             But before going further, I’d be grateful if you can let me know whether you think my comments would be relevant to your situation.

             Reply

          2. Hi Simon, As a follow up, what I should have asked is whether you think there’s any point in commenting further, if the builder has already made it clear he’s not prepared to make any changes at all to the contract, even to the Mortgage clauses?

             Reply

             1. Hi Chris,

                Thanks for replying back, I have read previous posts that mention this clause, yes in 2018 that mortgage clause is 123.
                I will be noting down all the clauses that I think are quite unfair and firstly discuss with the builder as to why I believe they are unfair. He did say that some clauses he could alter but may need to discuss with his own lawyer if it came to it.

                Clause 123) re mortgage is definitely one of them.
                Clause 92) about substitution should require 1-2 quotes before the builder just picking something
                Clause 98 and 101) regarding starting time seems a little vague and unfair.
                Clause 6) where I need to give 24hours notice that I’m coming to see the house and only come if the builder allows.

                Changes to these clauses I feel I can explain, however with regards to builders margins I’m at a loss, I don’t know the industry nor the current market. Any opinions on reasonable margins or what others have had in their contracts?

                Does anyone have a good lawyer that they can recommend. I tried googling and came across Atticus legal in Hamilton that has written an article on the topic of this contract.

                thanks

                Simon

                Reply

                1. Yes Chris, your comments would be relevant and very much appreciated.

                   Reply

                   1. Hi Simon, Apologies that I don’t have time to go through the RMB 2018 form to compare it in detail with the 2011 form that my builder used. So these comments are in general terms, based on the clauses I found enough of a problem to get changed. (Given the chance I would have tried to change several more, or even the whole thing, but at some point I guess you have to compromise, or the builder might get fed up and walk away.) There may be other problems with the 2018 form I’m not aware of, or I suppose by some miracle some clauses may have been improved.

                      Contract refers to ‘the Works’, but was a bit vague on what that included, so I set it out in detail.
                      In case of differences, you need to decide whether plans or Specification take precedence. I changed it to Spec, as it seems in most NZ contracts this is what details what you’re actually going to get.
                      I specified RMB responsible for setting out, and correcting errors at his own cost. I’ve heard of builders asking the client (Owner) to pay.
                      Make clear that if utilities etc have been damaged by builder’s negligence or omission he’s responsible for cost of remedial work. 2011 implies client is responsible, even if he has told builder where they are (crazy).
                      Make clear who’s responsible for obtaining CCC. To my mind logically it should be the builder.
                      Make clear that the builder is responsible for all work by sub-contractors, as though its the builder’s own work, and subbies should not further sub-let.
                      Client should not have to indemnify the builder against damage due to subsidence/earth slip etc, if the subsidence was due to the builder’s own negligence or omission. Eg failing to provide drains or covers during heavy rain.
                      I also put in a time for Practical Completion (noting there’s a clause for extensions of time), with Liquidated Damages to be paid for failure to complete on time. Most builders hate this, but it’s standard practice in large construction contracts. Because in my view if you don’t have it the contract can become endless.
                      I put in a clause to limit cost fluctuations.
                      I think it’s now normal for the defects liability period to now be at least 12 months.
                      A reminder to check out the requirements in: https://www.building.govt.nz/projects-and-consents/why-contracts-are-valuable/contracts-for-your-building-project/

                      Good luck

                      Reply

                2. Hi Simon,
                   Matt Taylor and his associate Liz Hill are excellent specialists in construction law. I have worked with them for the last 7 years. Highly recommend.

                   Reply

                   1. Hi Simon, Useful info from Chris. In my experience some lawyers think they know about building contracts, but in fact they don’t know much, or even worse actually seem to have a bias towards avoiding stuff in a contract which builders might not like.
                      In my view builders should be professionals who can take care of themselves. It’s the clients who need protection.
                      But even in the worst case scenario that a builder thinks a contract provision might potentially cause him to lose money on a job (which is all that really matters), he is free to up his prices to give him a cushion.
                      Then (provided all the builders are pricing on the same contract) the clients can decide whether they’re willing to pay extra to have a ‘fairer’ contract.
                      As I’ve said previously, before you sign the the contract everything is up for negotiation.
                      If anyone consults these lawyers who’ve been recommended, I’d be interested to know their views on some of those more contentious clauses in the RMB form. This will indicate which side they’re favouring.

                      Reply

                      1. Hi Chris and Chris C, thanks so much for the information.
                         @Chris C. these issues with the 2018 contract are still there, I think there is more definition in the on “the works” and allows the parties to specify if the specs or plans take precedence.
                         The correcting errors issue still mentions that the owner is responsible even if the builder or his contractor makes an error which is unfair as it allows incompetence and lack of responsibility.
                         The owner is still responsible for obtaining CCC and building consent provided its explicitly stated.
                         I had a brief chat to 3 different solicitors (not the one you suggested yet), as well as a colleague at work that I recently found out is building now – who also had their lawyer look over the contract. Their comments are that the contracts are very unfair both the master builders and the certified builders, however right now all their clients are finding it almost impossible to negotiate clauses as the builders just move to the next client. They advise to first speak to the builder prior to seeking legal advice to see if the builder is open to negotiating as most are not and find it incredibly easy to find work everywhere.
                         So, I think it’s the builder’s market and unfortunately the consumer for the lack of a better word is screwed contract and price wise. So, its all more a matter of trust and hoping the gut feel you get when talking to the building company as well as their clients’ testimonials.
                         However, the small ray of hope I got from one solicitor is that the mortgage threat and power of attorney clause is actually a lot more difficult to do and is rare that they have seen such power exercised.

                         One more comment about margins on variations, is the margin on the builders cost price or is the margin on the retail price? There is a clause saying that the owner can request an invoice but I’m aware that trade prices can be up to 70% discount on some items so its interesting to know if in a legal sense can the builder charge margin on top of a price that they have not actually spent.

                         Simon

                         Reply

                         1. Hi Simon, Thanks for response. It was someone else who suggested a solicitor, but anyway interesting but depressing comments from them, and good advice, although it then puts you (and others) in a difficult position. Build now while it seems builders can do what they like, or wait. Building is a very cyclical industry, and I might turn down quite quickly, and then they’ll be going bust or begging for business. But not everyone is prepared to wait.
                            So maybe part of the test for ‘trusting your gut’ is to try a conversation about the mortgage clause, builder being responsible for his own blunders etc, to see whether the builder actually thinks they’re fine, or admits they’re unfair, but tries some argument like ‘of course we never actually implement them that way’. If the former you know you’re in trouble if any disputes come up later (he will try to defend the indefensible), and walk away! If the latter, then ask if he’s at least prepared to confirm that in an email, so he (or his staff) can’t deny it later. Surely no reasonable builder would refuse that.
                            In my experience getting a CCC yourself is illogical and very troublesome. The builder is in a much better position to get all the paperwork (Producer statements from subbies etc). In my view they cannot claim a house is properly finished and ready for occupation until you have a CCC, and it’s not impossible, but I think more difficult to insure, if you don’t have one. I would check with a lawyer on that, but personally I’d consider it extra money well spent to get the builder to deal with it.
                            I think we paid about 15% margin on variations, but an on-line check indicated 20% is quite normal. I can’t see how they can justify it being on more than they actually paid for materials or work done by others. Some theoretical retail price seems quite illogical, but I guess it all depends on what it says in the contract. If it doesn’t say, then again ask them to put it in writing before you sign the contract.

                            Reply

                            1. Morning Chris.
                               Thank you for this site. So impressed.
                               We are thinking of building with Onyx Homes in Christchurch.
                               We have a section in North Canterbury. Any feed back would be appreciated or other recommendations of a reliable company.
                               Thank you everyone
                               Bonny Mac

                            2. Hi Yvonne (or is it Bonny?), Thanks should go to Mark Graham, who edits the Site. But I agree it can be useful, if people take the time (or use Ctrl F) to search for what they want.
                               Your message made me look again at my reply to Simon. A bit scary to see it was only in Feb this year when I said building is a very cyclical industry. With the increases in mortgage rates, and resulting drop in prices, I guess the line of original land price plus build cost, against selling price will soon (if it hasn’t already) cross. So spec builders especially will start to go out of business. I suspect by next year the ones that are left will be far more willing to negotiate over contract terms.

96. I’m also aware of a number of projects where owners have had nightmare experiences with Baillie Construction (BCL) Palmerston North, and I am aware they are still having nightmares in resolving multiple issues as I write this. I’m aware they have been using a “special” build contract that gives them a huge amount of control over delays, cost overruns, and withholding of information for compliance until the contractural demands are meet. Interesting I couldn’t find as registered under Master Builders or Certified Builders…
    Broken promises, sub contractors not getting paid on time, not doing what they say they will do, confrontational communication…….One person I spoke to who is a supplier said….”I hope somebody can stop them doing it to other people”.

    Reply

    1. Hi JC

       I am also an ex-client of Baillie Construction (BCL) Palmerston North. We had very similar bad experiences with them. I’ve also met 7 other extremely disgruntled ex-clients of BCL. I have contact details for approx. 15 ex-clients in total and I know of many suppliers and subcontractors that have struggled and sometimes never received payment for work completed/goods provided. Based on my research, they have been operating like this since approx. 2015 and are still doing so right now in the Manawatu area. They are very untrustworthy people and I would advise anyone in the construction industry to stay clear of them.

       Reply

       1. Hi there, I’d be very interested in your story about BCL, I’m headed to the disputes tribunal against them. I also have a list of clients who have had similar nightmare contracts with BCL illepu@msn.com

          Reply

       2. Claro, aquí tienes una versión en inglés:

          Hi,

          I see that your situation is very similar to mine. I’m currently building a house with BLC (Lee Baillie), and we’ve gone through countless unfulfilled promises. It’s always the same story: something will be ready in two weeks, and then nothing happens.

          I’m wondering if you did anything that resolved your issue and if you could share your experience. It would be incredibly valuable and might help me get out of this nightmare. I’ve tried everything I can think of to get him to complete my house, but nothing has worked so far.

          Thanks in advance!

          Reply

       3. Hi,

          I see that your situation is very similar to mine. I’m currently building a house with BLC (Lee Baillie), and we’ve gone through countless unfulfilled promises. It’s always the same story: something will be ready in two weeks, and then nothing happens.

          I’m wondering if you did anything that resolved your issue and if you could share your experience. It would be incredibly valuable and might help me get out of this nightmare. I’ve tried everything I can think of to get him to complete my house, but nothing has worked so far.

          Thanks in advance!

          Reply

97. Hi Guys,

    We are looking to do a renovation of an untouched weatherboard 1950s bungalow we recently bought in Auckland and have a couple of questions below.

    For context, the reno will involve knocking down a few internal walls, enclosing laundry porch area, insulation, re-wiring, re-plumbing, new kitchen, new bathroom, new en-suite, painting, floors

    1) Given this is a decent reno, should we get a quantity surveyor to itemise and cost vs. a detailed estimate from a trusted builder?

    2) Would anyone recommend a central auckland builder or company for a fairly straight-forward reno such as this?

    Cheers,

    Mike

    Reply

    1. Hi Mike
       My personal recommendation is http://www.ctlconstruction.co.nz. They’re not the cheapest but their work is excellent.
       A decent building company will use a QS anyway but doesn’t hurt to get another costing done.

       So long as you have a detailed list of the work to be done and a detailed list of materials specified you should get an accurate idea of costs, however renovations have a way of going south once the gib comes off and you can see what’s behind the walls, so make sure you allow for contingencies. A friend ended up with a $50k drainlaying bill for reasons that they were not originally anticipating, so these things can hit you from elsewhere, too. Good Luck! And Don’t Make Changes halfway through.

       Reply

98. Ceiling Gib size???
    Hi everyone, we were about to sign our contract with a group builder when we read that all ceiling gib will be 10mm. I thought that it needed to be 13mm, but an internet search suggests 13mm is best practice but not a requirement.
    *Any experience using 10mm on ceilings and did it sag after a few years?
    **Any advice?
    Thanks

    Reply

    1. My last two new homes had 10mm Gib on ceilings and we didn’t experience any sag after 5 years (sold after 5 years)

       Reply

       1. Hi John
          Will be fine if the ceiling battens were installed at a maximum of 450mm centres rather than the 600mm requirement with 13mm gibboard

          Reply

       2. John, Thanks for your feedback

          Reply

99. We used Maddren Homes for our build in Milldale, Auckland. They were a bit more expensive that the other building companies we contacted but the quality of the work is excellent. The whole process was really good and we are very happy with our new house (we moved in about six months ago). They have good trades people and they accepted all our changes with no problems. We would recommend Maddren Homes for your new build in Auckland north/west.

    Reply

100. Anyone else here own a Russell Properties Home (Churton Park – Grenada) and find the after sales service sub-par? The pre-build service is really great but it seems once you’ve brought and moved in, they just don’t have the same interest.
     Occasionally minor things need attention or repair but replies to emails can take weeks, you send another email & that is never replied to and they just don’t seem to have any urgency to reply or repair.
     Interested to hear if your experience is similar and what, if anything you have done to get quicker responses.

     Reply

101. Hi there,

     We are looking to build with GJ Gardner North Shore Auckland and was wondering if anyone has built with them recently what was your experience like?

     Thank you

     Reply

     1. Hi Chris,

        We worked with the South Canterbury branch a few years back. We are very happy with the home now, but found it a stressful process. I know each branch/franchise is different, but if I tell you a few of the things that caught us out, I hope it will help.

        Firstly, double check your plans … maybe triple check. You can say you want something, and the agent can draw it up, but it has to go to the head office to be redrawn by their architect. We found that the dimensions we had for windows and doors changed from our original drawing which caused a lot of distress and anxiety on our part. We had a french doors that were too large and protruded beyond the edge of the house, but that was not obvious in the drawing plus window sizes changed which could have compromised fitting in furniture. Our house had also been moved from where we asked it to be place. Fortunately I picked that up when we were signing the contract.

        Challenge the subcontractors when they say, “This is what you will be getting.” Make sure it is what you want. I remember having a dreadful time with our cabinetry consultant. She was extremely tall and I am under 5ft. She kept telling me I couldn’t have what I wanted in my kitchen or pantry because it wouldn’t fit. The head office architect had changed the dimensions of the drawing and this was not realised until I took it up with the agent and he rectified the situation. Even then she would change the size of drawers and cupboards. I ended up drawing the plan myself and now have what I wanted in the first place.

        We were offered the cheapest option and believe me the cheapest does not always wear or work the best. We upgraded most, but I do regret not going for a better bench-top and a built in laundry tub. They are definitely things I want to upgrade soon.

        Don’t be too quick to sign the dotted line. Don’t be dissuaded from employing a lawyer to look over the contract . Those two are basic I know, but the pressure is put on you to do so.

        My husband and I had many sleepless nights during our build and sometimes I hated going to look at the house. It seemed every time we went in there was something unexpected. He spoke to the franchise holder a couple of times, who listened intently, but at the time I am not sure he understood the gravity of the situation. I must admit that when the house was near completion, some of the problems were addressed. Had they not, we would have been very unhappy customers.

        Hope this helps

        Reply

        1. Hi Polly, A very useful and comprehensive reply. A reminder (if anyone who reads this blog needs it) that having a house built can be a very stressful process, especially for anyone who has no experience of interpreting plans etc. And this was with a franchise who’s TV ads seem to imply that it will all be extremely simple and smooth (along the lines of ‘dream it, and it will be yours’). But anyone who has not built before should be aware it is seldom like that, and you have to be constantly on your toes.
           The stuff you mention about the head office’s so called ‘architects’ changing things, not just in a way you didn’t want, but in a way that didn’t even work properly, is appalling. They sound more like poorly trained engineering designers to me. Which is probably why they didn’t want you to meet them face to face, and it was all second hand through the ‘agent’ (which I assume means salesman). Relocating the house within the Site is (almost) unbelievable, and requires a serious level of incompetence, unless of course they came back and convinced you why it would work better. Unless I was already contractually or financially locked in, I think I would have pulled out at that stage.
           Your advice about getting a lawyer to check over the contract is absolutely right and, as I’ve said before several times, this should be one of the first things you do, before committing any money or much time to a builder. In this case did your lawyer ask for any changes to the contract, and was the builder willing to make them? Because it seems some franchise builders have a ‘standard’ contract they are not willing to amend. Which is why they prefer you don’t see it, until you’re financially and emotionally committed to employing them.
           Anyway, you haven’t complained about cost, so I assume the overall price wasn’t too much more than you were expecting, and you felt it was reasonable for the final product.

           Reply

           1. Hi Chris,
              I must admit we did not do everything we should have. I left most of it to my husband and because other family members told us they had a good experience with GJ’s, we did not worry too much….”BIG MISTAKE.” We had the same salesman/agent that they had and so we trusted. My first inkling that there was something not right was when we were being pushed to sign the contract. My husband is usually so cautious, but I really think he got caught up in the moment. I was holding back on signing saying I wanted to look it over, but it felt almost threatening and I was trying to read everything at breakneck speed. It’s hard to explain. We had already bought the land, so yes the window to sign was getting smaller and we were contractually and financially locked in as you described. I thought it all very unprofessional. To be fair, the salesman does not work for them anymore so read into that what you will. I am sure GJ’s are not usually like that. Well I wouldn’t think they are.

              I have photos of some of their errors here if you are interested, but would rather contact you privately. Is there a way I can do that without putting up my email.

              As I said, we are now reasonably happy with the house, but it could have gone better. Some of the sub-contractors were a bit…”how-ya-goin,” but as we all know in Christchurch, a good bit of paintwork covers a multitude of sins. Nevertheless the house is pretty, weather tight and the waffle foundation means we will stay on the level. Now that is a real plus in earthquake country.

              Reply

              1. Hi Polly, Thanks for offering to send photos, but having worked in the construction industry for most of my career (civil, not building) I’ve seen enough mistakes made by contractors to last a lifetime.
                 To be fair, construction is not an easy game. Almost every job and day involves different one-off designs and requirements, carried out by a whole range of tradespeople, some more skilled/experienced than others, in different weather conditions, dealing with clients who can be very vague and indecisive etc. It’s not like a production line, that can be refined until errors are very rare.
                 So mistakes and misunderstandings will inevitably occur. What matters is whether they get picked up, how they are handled, and most importantly who is responsible for paying to put them right.
                 This is why a clear set of drawings, a comprehensive spec, and a clear and fair contract are so important. Relying on the assumption that everyone knows what they’re doing, and will act in what you think is a ‘reasonable’ manner, can sometimes work out OK, but is very risky.
                 So to anyone in the position you seemed to find yourself in, under pressure to immediately sign a contract, which I assume from what you now say you were seeing for the first time, I have only one piece of advice. Tell the builder this is not how it’s supposed to work, and that you need time to take the contract and other documents away, read them properly, and get legal advice. If they don’t like that they’re probably the wrong builder for you.
                 I now understand why you didn’t mention what advice your lawyer gave. You didn’t use one.
                 Anyway I’m pleased to hear you ended up with a house you’re happy with. Many others are not so lucky.

                 Reply

                 1. Hi Chris,

                    Yep, we sure dropped the ball when it came to getting legal advice. I actually didn’t realise we would be pressured to sign there and then and was surprised my husband agreed. I was afraid WWIII would erupt if I went against him. I agree there are sometimes misunderstandings, but do watch what the contractors are doing. Fixes are not always perfect when the quality of workmanship is lacking. I am not convinced that some of our contractors were well trained. It can be really frustrating staring at a mistake when the person beside you denies there is a problem. You begin to think you are going mad. It is not till friends come around and say, “Oh My God that is bad,” do you dare broach the subject again with the franchise owner. It was well over a year, maybe two, before the problem was rectified. Fortunately we put all our complaints in writing. We also saw the same problem appeared on other builds after ours. One neighbour was left to fix the problem himself. I am not trying to besmirch GJ’s reputation as I think this is something that could happen with any building company. All I am saying is, be more cautious than we were and when there is a problem, put it in writing and stand your ground.

                    Reply

102. We are building a lifestyle property in Southland and looking at Trident Homes. Has anyone used them? or we will possibly go with an independent builder, but unsure who to use.
     We have also looked at Jennian and Versatile but they haven’t been as good to deal with.

     Reply

103. This is a warning to advise against using a builder named Campbell Grant Senior & his partner Ricky Pene who run an operation called Thermawise. They are a nightmare to work with, do not cooperate with the local authority, do not pay their tradesmen, do shoddy work, etc. We paid them for a house but were left with an empty shell, shoddy joinery work, no kitchen, no bathroom, no accessible shower, no plumbing, no electrical work, an unfinished concrete floor. The local authority could not issue a code of compliance due to the inspectors finding multiple errors, not following plans, not applying for amendments and therefore we were left in the lurch. We paid for an independent inspection to show to the builder, which also decried their shoddy workmanship. No cooperation, no arbitration, no nothing from the builder.

     Reply

     1. I’m not sure who Marie is. She is obviously hiding her identity, as in the approximately 70 houses we have built over the last few years, I’m certain we’ve never done one for anyone called Marie. I believe I know who she is. This lady cancelled our build contract when we advised her we were coming back on site after the first Covid lockdown. We didn’t contest the cancellation as by this time the build was substantially complete apart from minor finishing work. The contract had already drawn out prior to lockdown, as this lady had very strong views on what she wanted in the build, but real difficulty in conveying it in a way the made any sense. We were quite happy not to have to continue to deal with her. I was accused of failing to communicate with her over a several weeks, but when I checked my records I found 105 emails over that period. We agreed to the contract bbeing terminated provided we were paid the balance owing to us. To date this hasn’t happened.
        None of th eoutrageous claims she makes are true. This person appears to be mentally unbalanced. She verbally attacked a subcontractor on site, in a way that in my more than 50 years in the industry I have never witnessed before.

        Reply

        1. I made contact with Grant following his response here. I contacted Marie, asking for proof of her experience. She pointed me to an LBP Complaints Board handling of multiple complaints against Grant (not hers), including suspension of his licence for nine months (here: https://www.toolbox.ewrb.govt.nz/assets/lbp/documents/complaints/complaint-cb24082-2019-substantive.pdf).

           His LBP listing showing an additional fine is here https://lbp.ewr.govt.nz/PublicRegister/View.aspx?lc=LIC005&r=Manawatu-Wanganui&search=1&p=5&lbpid=BP112492

           She has also expanded on details that lead me to believe many of the issues she raised in her first post are likely true, and additional issues with tradespeople not listed here, and I’m confident they’re true as well.

           Reply

           1. Hi Mark
              Glad to hear that the evidence presented to you has convinced you that the information is true, factual and as well as a private nightmare ! Along with the independent builders report that concurs with the local authority building inspectors reasons for failing much of his work. The problems shared by the subcontractors just about covers our problem with C G senior & R Penne of Thermawise/BPM Contracts Ltd of Levin. If they had stuck to the contract then none of this would have been so painful, but as they will not follow the LBP Handbook nor the LBP guidelines for members to follow then it’s up to them if they will now come to the arbitration table and pay us what they owe us. Following legal advice there will be no reply directly to the builder.

              Reply

              1. Hi Marie,

                 Don’t you love it when the builder in question or the franchise company get on this page and try to discredit you to save their reputation only to be found that everything that was said about them was true!

                 Hah!

                 Go Mark!

                 What’s worse for Thermawise is that there is no coming back from this, in Grant Seniors haste to discredit you he has only proven he is the one that’s not to be trusted. Very bad for their image.

                 I get it that not everyone on here are legitimate when posting a negative or even positive review and hats off to Mark for checking, that must be time consuming so thank you Mark 🙂 it’s nice to know you’re looking out for us.

                 Seriously though, I had a good look at their website and their Facebook page and a couple of things stood out for me that may be an “alarm bell” but you can decide. The lack of contact detail is a worry, there is no address for their office even though they state it’s open from 8 to 5 Monday to Friday, no personal photos of any of the Seniors or their crew and many of the positive comments for their FB page seem to be family members?

                 It’s very much like they don’t really want to be found but feel free to fill in an automated contact detail form and send it off and they can find you (unless you’re an unpaid subbie or creditor perhaps?) I don’t know about you but I like full transparency with someone who is potentially building the most expensive thing I’ll ever own but I do have trust issues, others may not.

                 When looking through their photos, especially on their FB page, their attention to detail on their clearly finished work looks very poor to me. Admittedly most of the photos are of unfinished builds but even some of the foundation slabs look terrible, and I was quite sure that external gas cylinders fitted to exterior of a build had to be a decent distance from an opening window? Correct me if I’m wrong please?

                 I’m not a builder but we’ve done a few now and we have an awesome team who really go out of their way to explain the smallest things to me and I really wish people who are building for the first time had a team like mine but sadly, after being on this website for a few years now and seeing the anguish and heartbreak from many on here it seems I may be a minority.

                 The only advice I can really give is keep asking questions! And then ask some more! Paper trails people! Keep everything recorded and saved in an orderly fashion so you can use it to cover your butt at a later stage if need be. Talk to past clients in person and go and physically view the finished build and last but by no means least, get a bloody good lawyer that knows his stuff.

                 It may be a small amount of justice that was served here but I’m smiling none the less.

                 Thanks Marie

                 Reply

                 1. Hi MJ, when you say you have done a few projects do you mean with SIP’s ? Thanks for your support, it’s appreciated. We had a good laugh when C G Senior objected to the use of a middle name when he is doing exactly the same, especially as it’s hard to find Grant Senior but easy to find Campbell Grant Senior online. We had not noticed that there were no photos of C G Senior, but I do take your point. We have been informed by some of those unfortunate tradesmen (ie for payment) that there was something of interest online & they sent a link. His partner (Mr Pene) is in the press occasionally, especially ‘Stuff’ and see Thermawise have received Government funding for training in their ‘building method’ – we can only hope it’s not a sign on things to come.Unfortunately he is now an angry man who can’t see what’s self evident to the untrained eye, never mind the trained eye. After a Master Builders (MB) report was produced to show him his errors, then he was even walked around by the MB & a lawyer he seems to think it’s a matter of opinion. It’s short sighted of him but what else can be done ? The MB report concurred with the local authority report, which was a fail – so no CCC until we can have all the errors corrected. We had not noticed that there were no photos of C G Senior, so we do take your point. We had been informed by some of those tradesmen (who had to wait for payment) that there was something of interest online & they sent a link. His partner (Mr Pene) is in the press occasionally, especially ‘Stuff’ & I see Thermawise have received Government funding for training in their ‘building method’ – we can only hope it’s not a sign on things to come. They do use an address but it’s C G Senior’s home address, but point taken and the trust issue is now on red alert !

                    Reply

                    1. Got to agree with Marie. Time to complain to the LBP as not happy with the extension, job or the builder and now in legal tangle over money.

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                       1. Hi Shannon, me too on the legal tangle over money – but at least it means that there is a lawyer involved, or should I say yet another lawyer – this one is the third – I think ! I have also been in contact with the LBP who have told me (on many occasions, also relayed to Mr Senior) me that this demand is against their handbook rules as an LBP cannot make a final claim until a CCC is issued by the local authority, as well as a walk thru to assess ‘discrepancies’, neither has occurred therefore no claim can be made.

                          We have been forwarded his trade me listing by some of his ‘subbies’ as he is trying to sell his house, pity it’s built with dodgy materials, Horowhenua DC, quote : “the walls are plastered asbestos, a later addition is timber and asbestos and the roofing is urethane”, so he might find it a bit difficult to sell.

                          Reply

                 2. In relation to your question re clearances from twin 45 kg LPG cylinders, its 150 mm to an openable window. Check out this link: https://www.manfeildauto.co.nz/wp-content/uploads/2016/10/Handy-info-bottle-clearance-distances-pdf.pdf

                    Reply

           2. Hi Mark

              I see both Campbell grant Senior and his son Nicholas Campbell Senior (of Thermawise and BPM Contracts) are at it again with at least 2 prosecutions underway. They have to go, if this goes on there will just be more leaky houses, my roof hasn’t been touched and it leaks like a sieve, mould patches, etc. What a load of cowboys.

              Reply

           3. Hello again Mark, thanks for your support and advice over my personal nightmare dealing with Campbell Grant Senior (of BPM Contracts Ltd trading as Thermawise Homes Ltd, etc) who left me with a leaky home, no kitchen, no bathroom and wet room shower. It’s been a battle with the LBP as they lost my initial complaint forms – lost in the post apparently ! You will be happy to know that there is to be a formal BPB hearing in June in Palmerston North, unfortunately my partner passed away in September so I will be fighting this alone.

              Reply

              1. Hi Marie,

                 I’m so sorry for your loss especially in these circumstances, I have recently been through the disputes tribunal and had the builder in question have his license suspended until he retrained within a very strict timeframe, pay costs and have a permanent strike against his license

                 The tribunal could have been harsher but I found out that my ruling was pretty severe, the tribunal don’t like to be too harsh seeing as it was they who issued the license and the ruling is timely reminder that somewhere along the line perhaps they stuffed up too. Although they will never admit it.

                 I had a great support team that consisted of other builders and a brilliant lawyer who gave me fantastic advice and when the LBP hearing was complete, I used the ruling to help prosecute and was successful.

                 If you want or need any advice I would be happy to talk, the LBP are not really your friend sadly but I had clever tricks up my sleeve and I would love to pass them on.

                 Email me if you would like I’m more than happy chat.

                 mmjenkins@zoho.com

                 Reply

                 1. Hi Marie
                    I’m so very sorry to hear your sad news regarding your partner. Notwithstanding that it comes to us all, it’s still a bastard when it happens to you and never worse than when you’re in the middle of a fight like this.

                    I am pleased that I was able to help in some small way and wish you the very best in the upcoming hearing.

                    And you are correct – our Licensing regime serves the needs of the housebuilding community poorly.

                    Reply

              2. Hi Marie
                 I’m so very sorry to hear your sad news regarding your partner. Notwithstanding that it comes to us all, it’s still a bastard when it happens to you and never worse than when you’re in the middle of a fight like this.

                 I am pleased that I was able to help in some small way and wish you the very best in the upcoming hearing.

                 And you are correct – our Licensing regime serves the needs of the housebuilding community poorly.

                 Reply

104. Hi Dan, I know your post was a long time ago but I was just wondering how you got on? We are looking at builders in KeriKeri and Absolute is one we are considering.
     Thanks
     AM

     Reply

105. Hi
     I have a 690sqm site to develop in Auckland, I am looking at Sentinel and ZYJ, any comments?
     Thank you
     Nash

     Reply

     1. Hi Nash, Click ctrlF, and put Sentinel in search box. Lots of comments. But can’t see anything for ZYJ. Weird name for a builder!

        Reply

     2. Hi Nash
        We are looking at doing a small development on our site on the North Shore. Reached out to various companies that seemed to have mostly good reviews. Sentinel were the only ones who came back promptly. (some never did, some asked a question or two and then never contacted again) We have moved through the planning stage and are headed for resource consent. Communication has been great, excellent listening from a very good architect has got us to plans we are really pleased with and now we have transitioned smoothly to dealing with the subdivision team. So far no complaints and very happy to be dealing with some very open efficient communicators.

        Reply

106. Has anyone had any experience with Frontline Earthmoving and Drainage or BCG Civil?
     I have search this site (ctrl F) and found no mention of either.

     Reply

     1. This may be a bit late, but we used BCG for a small earthworks job in Waterview, AKL 2 years ago. Excellent all round. Highly recommend.

        Reply

107. Very disappointed and frustrated with MDL ( Metzger Builers). Built with them several years ago. They came across as very nice at first, but didn’t care about the big costly problems caused by faulty installation of different parts of the house. They offer the Master Build Guarantee, but it is of no use. Unable to post any google reviews to warn others as this feature has been removed when you google their name.

     Reply

108. Hi
     I am trying to get a handle on the price of building my house now. With construction prices rising, mainly for timber, I wanted to understand the proportion of timber cost in the house. It is a brick and fiber cement board cladding house. Any idea please post. Thanks

     Sanjay

     Reply

109. We are in the process of purchasing a section in Coatesville, Rodney, Auckland, and are keen for peoples experience with local building companies. We’re looking into G J Gardener, Sentinal and Golden Homes at the moment.

     Reply

110. So you want to find a reputable builder.

     GOOD LUCK!!!!

     The residential sector is one of if not the greatest scams currently. They will lock you in with promises and words and take a pocket full of your money. Because you are afraid to lose that deposit you will continue with the process because you feel obligated and well they have your money. Listen to your gut and walk away from that $5K plus. They are sales men, the more they sell you the more you want it because we all want the best but are rarely able to afford it. Manage your expectations.

     The system is not designed to deliver on time, within budget, or to a high standard. You are extremely lucky if you tick one of these boxes. If you are successful, please let us know. What we all need to consider is many of todays building contractors were those once employed builders who were responsible for building many of the leaky homes. Those homes leaked because the designated fasteners were “too dear” and replaced by fasteners not fit for purpose combined with a “we’ll give it a go attitude.” It was not a skills shortage, it was an expectation to “get it done” issue. If you think that’s changed, book yourself mental health services three years ahead of time as there is currently a waiting list of 2 years for mental health services and generally takes a year end to end to build your house. Don’t forget inflation, supply chain issues, and building contractors charging higher prices for labour but still baying apprentices $20 an hour to build your house when they charge you $70 plus hourly to $120(“labour shortage”) for that $20 apprentice the government ends up covering with their apprenticeship programme that pays an employer $300 or so a week to develop and train the apprentice.

     A failure to manage expectations, a race to the bottom, and a non-litigious society holds builders/contractors to very little, if any to account. Your best protection is protecting you from yourself. Your second best protection is to hire a lawyer who’s ‘specialty’ is construction law and third you may want to hire your own project manager. It cost $$$, but home building budgets are being blown out on average of $100K. And that is not an accident. It is by design. They work on commission.

     The odds are stacked against home owners because we are very trusting, we don’t like to make a fuss and complain, we don’t know contract law, we don’t know the process, builders will stack the odds in their favor, and the government stacks the construction disputes process against home owners.

     Residential building companies know this and they capitalise on this. It all comes down to the wording in the contract and eventually enforcement as they attempt to use substituted material in Covid times and cheap labour. Most of us are not qualified to interpret building contracts, and a large number of “professionals” are not either. Maybe take up religion and pray as well.

     Reply

     1. iCowboy,
        I presume you are just referring to the group building companies. In that case I pretty much agree with all your comments.
        That doesn’t mean you can’t find a good builder. There are some excellent builders out there. I have met some brilliant craftsmen builders who have built structures which put a smile on my face every time I look at them. Unfortunately they a rarity.
        The combination of removing resource consenting and low trade standards means that our cities are going to become more and more like shanty towns as time goes on.
        I find the bleak outlook for the housing stock in NZ quite distressing and upsetting.

        Reply

        1. Chris,
           I concur.

           Rarity they are. Brilliant craftsman builders.

           Unfortunately, I have only come across “builders,” with the exception of a brilliant craftsman carpenter who’s interior finishings on boats were immaculate. Sadly he passed from an industry related illness due to poor health and safety regulations he believed he contracted as a young apprentice expected to “get it done” and unknown to him, removed contaminated material with suspected asbestos without any form of PPE.

           And yes. I am referring to the group building companies for the most part.

           What many on this forum have to take into account is NZ a nation of managers and project managers who subcontract work to builders. All the responsibility and liability now falls on builders and tradies. Inspectors responsible for signing off on restricted building work has had their concerns as well signing off on restricted building they shouldn’t.

           If you are planning to build, you may want to research the employee turnover rate of a group building company or building contractor on trademe, seek, or some other job hire platform. It will give you an indication of how overstretched they are. When contractors outside of Auckland and Wellington start to offer $40 plus an hour, they are desperate for staff and have overextended their resources. I suggest not to go with them, especially if they are advertising now. Contractors and recruitment agencies throw in individuals who have never worked together. Projects and your home build will suffer. You want to find a construction crew that has worked together for at least 4 to 5 home builds.

           Reply

           1. For further research of a group building company, builder, contractor, tradie, etc. you can google search ONECheck which gives you further detail of a business or builder. The information provided will give you an indication if the business is registered, a LLC, Sole Trader, address of operation, phone number(some), and email address. It will also provide you with information regarding shares in the business. You can further research this info on social media to see, etc. You’re doing the same research HR or a recruitment agency would perform when vetting a prospective employee.

              For those of you who are able to read between the lines, the information provided in ONECheck should give you an indication of what and who you are dealing with. Sole Traders generally don’t have the financial backing to account for muck ups and neither will most contractors that operate paycheck to paycheck.

              A business can have flash vehicles, doesn’t mean they do flash work.

              Reply

        2. Hi Chris,
           would you be able to recommend a good builder on the north shore, Auckland? Thank you.

           Reply

     2. I wish we’d known about this before we started “building” our first home with Navigation Homes. The build is yet to begin and we’ve been constantly rushed through with promises of being able to make changes later only to be told that we should have made the changes at an earlier stage because now we’ll have to pay extra. They seem very uninterested in helping to get you your dream home and would much rather you just go with what’s easiest for them.

        We were also told they weren’t sure of the dimensions of our land but it would definitely be quite narrow and therefore we designed our house to suit only to find out later that we had ten metres spare out the sides of the house. When we realised we were met with attitude and annoyance that we had the audacity to want to consider changing the plan. The idea was then quickly shut down with the fact that if we wanted to change the plan we would pay more for the same floor size due to market price increases.

        I was very trusting of them as I believed that knowing we were first home buyers they would help guide us but that has been far from the case. This has put me off ever wanting to build again in future.

        Reply

        1. Hi Sam,
           This is classic. You would one of thousands of people in this country who have a similar experience to share. My advice – use an independent builder who is prepared (and has the capability) to manage the project through. Avoid group building companies at all cost!

           Reply

        2. Hope you dont mind. I am interested which Navigation Homes you are building with? Thanks.

           Reply

        3. If it’s Navigation Homes Christchurch, I would stay well clear. The owner of that is a nasty piece of work. Known for being a bully, abusive and threatening.

           Reply

111. MH Builders Waikato

     So today I learnt that the wardrobe frame built by MD Builders almost 2 years ago is not square by 11 millimeters!! My doors will not close flush.

     The whole project with them was micky mouse. They lined the walls before their electrician came to wire, used the wrong trim and now I find this. I am so glad I chose not to go with them for our big reno. I highly recommend NOT USING MH Builders.

     However JCC uD did do our reno and they were amazing.If you want a good job done by quality cleaver builders go with them !!

     Reply

112. Any advise on using Ashcroft homes to develop a property in Auckland? I have heard many good comments but has anyone had a bad experience?
     we are not developers but want to develop this property so that we can make use of the tax benefit with new builds. we are complete novices.

     Reply

     1. Plenty of previous comments – Ctrl F
        In summary:
        Ashcroft cheap low quality.
        Good development option if it is just about the numbers and not concerned about quality.
        Frustrating for onlookers like me who see the landscape littered with low quality housing stock.

        Reply

113. Has anyone used Compass homes Kapiti?

     Looking at building a rural home with them.

     Reply

114. We are looking to get a new house built in South Canterbury and maybe using Versatile Homes.
     Has anyone got any recommendations or other comments.
     Any input would be appreciated.

     Reply

     1. Hi Rob,
        We are on search for a builder to build our first home in Rolleston. So far the top 3 in our list are . Peter Ray Homes, Build by design and Green land homes. Their pricing and specification are better than bigger companies. Worth having a chat.

        Reply

115. We finally managed to secure a section in Rolleston Christchurch. Looking for builder recommendations. It is our first home so don’t really know what are we walking in to yet.

     We have a meeting with Signature Homes this weekend .What are some of the important points we should discuss with the builder to avoid a surprise. We want to stick to our budget.

     If you built in Christchurch recently please share your experience. Any recommendations will be apricated

     Reply

     1. Hey Kumar – congrats on the section. Builders in Chch that I would recommend through personal experience are: Greenland Homes, Peter Ray Homes, DNA Structures Ltd (I work for DNA – they are really good guys). I have also heard Peter Quinn is good and also friends have built with Que Homes (Justin McDonald) and Kevler Homes and been pleased. Good luck with your build.

        Reply

     2. Congratulations on the section!
        I built in Selwyn a couple of years ago with Build By Design and would happily use them again. Definitely recommend talking to them.

        Reply

116. 3c Homes (West Auckland) – anyone have any experience with this business?

     Reply

117. We are about to build in South Auckland. Our franchise builder has asked for an extra 30k to make our contract fixed price (remove pc sums for earthworks and material escalation clauses). Is this normal in the current climate or are we being held to ransom?

     Reply

     1. James, that’s one of the dodgiest things I’ve ever heard and I’ve been subscribed to this blog for years! That’s like your builder is saying ‘cough up 30k and I won’t abuse the pc sums, if you don’t I can’t guarantee that I wont’

        Chris will weigh in on this and he’s the contract expert but PC sums can actually have a fairly close estimation put on them, and if the guys you’re building with won’t give you this figure (effectively making it a fixed price) I would run a mile in the opposite direction.

        I know that there really isn’t any such thing as a fixed price, but with a good contract looked over by a good construction lawyer and with very close observation by you (eg, don’t let them make any changes during your build without written consent by you) this can be achieved.

        Contract! Good, specialised lawyer! Might cost you a few $$ beforehand but can save you tens of thousands later on. Not to mention what it saves you in stress, you can’t put a price on that and if they won’t agree to any changes in the contract your lawyer advises then again, run in the opposite direction.

        Their request for $30k to alter the pc sums clause in their contract is a huge alarm bell and if it were me I wouldn’t even waste my time or money taking this to a lawyer, I’d get out.

        Please let us know how you get on? I’d love to hear what reasoning your builder gives for this?

        Reply

     2. Hi James, Usually I agree with pretty much everything that MJ says. For once I have to say I can see why he would have some concerns, but I don’t entirely agree with everything he’s said.
        First I’d just nitpick a bit on the use of the term PC sum. If you click ctrl F and search PC (ie Prime Cost) and Provisional (Sum), I’ve said before what I think is the difference. Typically for things like earthworks, I believe it should be Provisional Sum (or Quantity), which means a dollar amount allowed for something when the final quantity is hard to calculate at the time you sign the Contract.
        Everything I say here is on the assumptions that:
        a) you are dealing with a reasonably honest builder, so you can consider this offer at face value,
        b) you have checked out the Contract in other respects, and you’re happy with it,
        c) there are no ‘weasel words’, through which the builder can make adjustments to the final price (or at least not for the items you believe you’ve ‘paid’ to fix),
        d) you’re not the kind of Client who likes to vary lots of stuff during the build, laying yourself open to the re-negotiation of the price.
        All construction contracts are basically about the allocation of risk. When builder’s are in competition for jobs, they are often pushed to reduce the price to get work. So it can be a risky business, with quite low margins. If Clients want a fixed price the builder has to guess at what materials, labour and subbies will cost, often many months in advance. So the more they can reduce the risk, by having parts of the work paid according to their actual costs + a profit margin, the easier it is to stay in business. The question is how much are you prepared to pay the builder to take on the risk of price increases, so you don’t have to?
        On a number of occasions I’ve said to a builder or consultant give me a fixed price for a job, and if that means you have to charge a bit extra to cover your risk that’s OK. Just tell me the price, and let me decide whether to accept it. And I’ve found it usually works to my benefit (or at least peace of mind) in the end.
        So I’m not quite as horrified as MJ is with the builder’s offer. To me it’s just a reasonable suggestion, which you can accept if you think it’s worthwhile. I would hope that there’s no suggestion the builder will abuse the Prov Sums if you don’t accept. Although if they’re just a sum of money, with no quantities or rates attached, that’s always a possibility. I mean if you don’t know what the original sum was for, then how do you know if a revised sum is fair?
        I have no idea what you expect the final build price to be, the value of the Provisional Sums, or the expected cost and quantity of the earthworks. So I don’t know what percentage of the Contract $30K is. But I assume it can’t be more than about 5%. So I guess the questions you need to ask yourself are, in a worst case scenario:
        a) How much extra might the earthworks cost? That will depend on the type of foundations, how much site investigation you’ve done, the time of year and the weather, and of course how much the earthworks subbie charges when the works are carried out. Sometimes, as MJ says, that can be reasonably easy to assess. But sometimes it isn’t. Which is why Prov Sums are used.
        b) How much might the price of materials go up over the course of the build? Has the builder already based his price on assuming some increase, or just taken present day prices, knowing he can charge you for any increases? How will you feel if/when that happens? Can you perhaps agree on a maximum % increase, so you are kind of sharing the risk?
        c) If the builder had never offered you this option, and had just quoted you a ‘fixed price’ that already included the $30K, would you have accepted it?
        I hope that’s some help with your decision.

        Reply

        1. Yes, as usual Chris you are the level headed one and I just react first and think later so sorry James if I alarmed you but I suppose the whole thing hinges on your contract as it stands now.

           The last build I did I got several different quotes from builders and building companies and one thing that I remember was that each had it’s own version and variations as to what constitutes a PC. Some were more confident at setting prices on certain things while others were not but not one of them was the same and the only thing that was similar, which our lawyer always found (bless him) was that the wording was vague which was intentional for many of these outfits. We asked for changes to the wording, 99% of these quotes said No, we never make changes to our standard contracts and we walked away. Simple.

           So if your contract has clear definitions of what they consider to be a PC then as Chris pointed out, it’s probably not a bad way to go especially given the state of building materials and transit delays etc at the moment. The issue I had (and again I apologise for not making this clearer and sounding all doomsdayish) is that this offer has only been presented to you now and by the sounds of it you are well on your way to putting in your first pile? Please correct me if I’m wrong.

           I see an awful lot of people become over-invested either financially or emotionally in their build before the due diligence is done, only for the terms to change at the last minute and they feel they have no choice but to say yes and keep going because they would lose too much to say no and I don’t want this amended clause to be like that for you. As Chris has said numerous times, to walk away from $5k’s worth of drawings etc because the contract is sub-par could possibly save you $50k down the line.

           Get your lawyer to look over it, even be the devils advocate and argue it’s pros and cons with you. I know at the end of the day $30k is a drop in the ocean compared to what you’ll eventually part with but that’s all your landscaping, fencing and perhaps decking funds so take the time to think it through. Don’t let them rush you. If they put pressure on you to accept before you can do some sums then maybe it is a little hinky?

           Let us know how you get on?

           Reply

        2. Yes, as usual Chris you are the level headed one and I just react first and think later so sorry James if I alarmed you but I suppose the whole thing hinges on your contract as it stands now.

           The last build I did I got several different quotes from builders and building companies and one thing that I remember was that each had it’s own version and variations as to what constitutes a PC. Some were more confident at setting prices on certain things while others were not but not one of them was the same and the only thing that was similar, which our lawyer always found (bless him) was that the wording was vague which was intentional for many of these outfits. We asked for changes to the wording, 99% of these quotes said No, we never make changes to our standard contracts and we walked away. Simple.

           So if your contract has clear definitions of what they consider to be a PC then as Chris pointed out, it’s probably not a bad way to go especially given the state of building materials and transit delays etc at the moment. The issue I had (and again I apologise for not making this clearer and sounding all doomsdayish) is that this offer has only been presented to you now and by the sounds of it you are well on your way to putting in your first pile? Please correct me if I’m wrong.

           I see an awful lot of people become over-invested either financially or emotionally in their build before the due diligence is done, only for the terms to change at the last minute and they feel they have no choice but to say yes and keep going because they would lose too much to say no and I don’t want this amended clause to be like that for you. As Chris has said numerous times, to walk away from $5k’s worth of drawings etc because the contract is sub-par could possibly save you $50k down the line.

           Get your lawyer to look over it, even be the devils advocate and argue it’s pros and cons with you. I know at the end of the day $30k is a drop in the ocean compared to what you’ll eventually part with but that’s all your landscaping, fencing and perhaps decking funds so take the time to think it through. Don’t let them rush you. If they put pressure on you to accept before you can do some sums then maybe it is a little hinky?

           Let us know how you get on? I’d be interested to see if this offer is popping up a little more frequently now due to the current climate?

           Reply

     3. I hope you pulled out of the deal mate. You are better off having PC sums anyways as you can ask for any invoices or data related to PC sums to make sure they are correct.

        Reply

        1. Hi Shane, I guess yours is a response to James Chapman’s post on Sept 19, 2021 (not 2022). MJ and I both made some comments at the time (try hitting Ctrl F, and putting ‘Hi James, Usually I agree’ in the search box. It will bring up my reply, and MJ’s are close by).
           Unfortunately I don’t think we ever got a response from James, so no idea whether he ever took the deal, or how it turned out. But for others considering something similar, I suggest they look at my reply mentioned above.
           I realise your reply was sent in good faith, to try to help out. But as I said in my reply, it’s much more complex than just a straightforward accept or reject. It could be a mistake, or it could turn out to be a very good deal, but as the old saying goes ‘The devil is in the detail.’.
           Also, be cautious about assuming it is automatic that you can ask for information and a breakdown on the final cost of Provisional Sum items. As with everything else, it depends what it says in the Contract. Several people have written to this blog, unhappy because their builder won’t give them that kind of information.
           As I’ve said elsewhere, Prime Cost (PC) items are different, and not generally intended to be used for things like earthworks.

           Reply

           1. Ahh Chris, holding this blog together I see! You really should write a book for first time home builders in NZ, I’d buy it and I’m sure others would too. The right kind of advice is not readily available nor can it be trusted so I think it’s a bloody good idea 🙂 you don’t stand to gain anything by giving your advice which is why I think it could be a best seller and I’ve heard we all have at least one book in us all so maybe this is yours?

              Reply

              1. Hi MJ, Thanks again for the kind words. But I think the man for that job is Mark Graham, who edits this blog. At one stage he contacted me, and said he intended to write one. He asked whether I was interested in giving comments on his draft. If he ever goes ahead I would suggest he also contacts you. Although I think there are probably books/guides already available.
                 One of the problems being that I suspect the people who most need to read up on the subject are the ones least likely to. A recent comment said something about not being an expert on building, so why should he have to understand this kind of stuff. It would be nice if that were true. Unless of course you have a stack of money to employ people like architects and QSs you trust to take care of things, and a further stack of money to pay whatever the final bill comes to.
                 You and Anne Jones made some valid comments about ‘fixed price’ and extra payments on 25/8/22. She was a bit blunt, but wisely said something like, if you don’t understand or like how the building system works, perhaps you should just buy a finished house. And when I’ve read some of the rather naive questions on this blog I’ve often felt like saying something similar.

                 Reply

                 1. Hey Chris and thanks, and hello MJMy website – http://www.buildingguide.co.nz – is still up and running, though in need of some updating, but the basic information is still good and relevant. Unfortunately it wasn’t supported enough by the industry, so when I had my Vespa accident I closed down that old business and it’s been ticking over since. Might be doing something with it, though, so stay tuned…

                    Reply

118. Sentinel homes.
     We are looking at building a house in the west/north Sentinel franchise area. I’ve had a search through the comments and there are a few questions, but not many answers about them!
     I’d love to hear from any of you who have had history with them.
     Thanks!

     Reply

     1. Hey Riley – did you uncover any info or further down the track with Sentinel. Any feedback?

        Reply

        1. Hi Joe,
           I’ve not uncovered any more info about them. They have definitely been very helpful in the early stages.

           Reply

     2. Hi Riley,
        We have moved seamlessly through the planning stage and into subdivision area and RC with Sentinel. As yet, nothing at all has been amiss and their open communication has been great, planning stage has gone without a hitch

        Reply

        1. Thanks Clare, I hope the rest of your build goes as well as the start!

           Reply

119. Seen one comment on Platinum Homes, Northland. Know issues with the Wellington franchise. Does anyone have experience of Northland franchise to share? Anyone building with them currently? Is there a more reputable company to build in Bay of Islands?

     Reply

120. We are planning a new build in Tauranga with Golden Homes aka Steel Frame Constructions.
     We own the land. The build contract has not been signed, and we are not in an urgent rush.
     What attracted us was their flexibility to change the plans to meet our specific requirements. The sales rep has been great and very accommodating, but their build contract is incredibly one sided. They even have a cap of $130,000 on their warranty liability which is a red flag to me.
     I have read every negative (and the odd positive) comment about Golden Homes, but not much relating to Golden Homes Tauranga.
     I would love to hear of any recent experiences and any advice on contract changes that make it fairer for the client.

     Reply

     1. Hi Mark, Good to hear you’ve used the Ctrl F function to check for comments on GH. You could use it to also search for words like ‘contract’ and ‘franchise’. But a bit worrying to hear that despite most of the comments being negative you still hope that somehow the one in Tauranga will be different to the others. You could of course be right, but I guess that depends on whether or not the negative comments related to things that would probably apply to all builders under the same franchise. Personally I would not be too impressed just with the fact that they’re willing to change their plans. In fact I’d be amazed if they didn’t, especially if you still haven’t signed a contract. Why would they not? After all you’re going to pay for whatever plan you settle on. And many builders might like the kind of Client who carries on changing the plans after the contract has been signed. More excuses to charge for variations and delays.
        Difficult to give advice on how to make the contract fairer, without knowing what Form they use, and what it says. But the fact that you already said it’s incredibly one-sided is a huge red flag. And you haven’t said whether they’re even open to the idea of making changes.
        Regarding the point about a cap on their warranty liability, I think you should check whether general consumer law even allows this, because I don’t recall seeing or hearing any mention of it before. And frankly I would find it quite worrying that they even try it on.

        Reply

        1. Hi Chris, thanks for your prompt reply. I am happy to send you a copy of the Golden Homes contract if you are interested. There is also an addendum to the contract which includes a number of extra safe guards for them, such as;

           Excluded from the Completion and Defects Warranty are the following:
           1(a) Any consequential damage or loss or costs of whatsoever nature, whether arising through the negligence of any party or otherwise, including (but not limited to) loss or damage to any part of The Work, payment of rent and the cost of alternative accommodation and travelling expenses where such damage, costs or loss are as a consequence of non-completion, defective work or materials.

           5. The maximum liability of the Builder in respect of all claims under the Warranties shall be limited in aggregate to the sum of NZD$130,000 including GST or the Contract Price in accordance with the Building Contract, whichever is the lesser.

           Based on my research, strangely the supplier/builder CAN contract out of NZ law (FTA and CGA) IF there is an agreement in writing and the supplier and purchaser agree to it.
           https://uk.practicallaw.thomsonreuters.com/w-012-5937?transitionType=Default&contextData=(sc.Default)&firstPage=true#co_anchor_Ic78abd643ae211ebbea4f0dc9fb69570

           In addition to this, there is no cancellation clause for the client to cancel for any reason.

           We are discussing these points now, and they have been open some small amendments so far, but these may end up being a show stopper.

           We have added a lot of extras including higher spec PC items, tiling, driveway, bathrooms, kitchen, scullery, electrical and there is a $70K cost for earthworks.

           Our total $/m2 is just under $3000

           I have no experience with other builders/contracts to judge if these clauses are particularly harsh or normal and whether the total cost is reasonable.

           Any advice welcome.

           Reply

           1. Hi Mark, Quite a lot to digest there. Probably not worth you sending me the whole contract, because it seems you’ve already got enough to raise several red flags, so me raising more won’t solve the basic problems. And I suspect reading it would spoil my day. But I congratulate you on being wise enough to look critically at the contract before handing over any money, or signing anything. It seems a lot of people get so tied up in the plans and cost, that the contract becomes a kind of afterthought.
              First, as a disclaimer, I must say that I am (or was) a civil engineer by profession. So I have quite a lot of experience of managing, and to some extent writing, construction contracts. So I have a good idea of what I expect to see, and don’t want to see, in building contracts. But I’m not a lawyer, and I think it may have reached a stage where you would be wise to consult one before signing anything.
              Having said that, before you do I have a few comments on what you’ve said so far, more or less starting from the bottom of what you wrote and working up:
              If you want to get an idea of what a reasonable contract looks like you could check out NZ Standard 3902:2004, or the NZ Institute Of Architects Small Works Contract. There are others available if you want to do more research. When you consult a lawyer these might help with what questions you need to ask.
              The last (and frankly the only) house we built in NZ was in Auckland in 2015/16, but from that experience, from various comments I’ve seen, and experience of a friend currently getting quotes, I’d say $3K/m2, for a reasonably conventional design (ie not very architectural), but with all the stuff you mention included, sounds about right. But I’m sure someone will come on here, and claim to have done it for half the price!
              A building contract with no provision for the Client to cancel for any reason sounds unbelievable, and I’m not even sure it’s valid in law. Of course they can try it on to see whether anyone falls for it.
              I didn’t read through the whole of that link you gave, but in it under Sources Of Law, CGA, I spotted ‘Parties cannot contract out of the CGA, unless they are both in trade, where they agree in writing to contract out, and it is fair and reasonable to do so.’ I assume you’re not ‘in trade’, so I can’t see how it can be fair and reasonable for you to give up all your rights under law. I suggest you also check Consumer Protection for Building Work, implied warranties under the Building Act, and minimum/implied contract requirements for building work over $30K.
              Why on earth would any client want to agree to the clause about the builder’s maximum liability being $130K? Obviously problems with a seriously defective building could easily cost more than that. Again, I suspect it’s not even legal in a residential contract.
              Similarly with the weird (and I suspect written by a builder himself) clause about negligence etc. They might get away with this in a commercial contract, but I think not in private residential construction. Possibly they can try to exclude some of the stuff about rent, accommodation and travelling expenses. But if you have a clause (which I assume you don’t) about payment to you of Liquidated Damages/per day for delayed completion, then things like rent for alternative accommodation might be one of the things taken into account in assessing that.
              Obviously some quite interesting technical and legal questions raised here. Maybe we’ll get lucky, and a construction lawyer will comment (free of charge of course).

              Reply

              1. Hi All,
                 I have mentioned this before but will say again. When getting contracts reviewed by a layer it is critical that a specialist construction lawyer be used. Using a generalist legal firm is a complete waste of time in my experience. I used a generalist to review my extremely one sided Signature Homes contract and they told me it was all good. A couple of years later when trying to dig myself out of a massive hole I engaged a specialist (Matt Taylor in Auckland). He was extremely helpful in helping me to navigate my way back to a reasonable settlement. Very happy to recommend Matt and team.

                 Reply

                 1. Hi Mark, I totally agree with Chris on this. I’ve said something similar before myself, but I guess I should have said it again. Most lawyers here claim to understand construction contracts, but when I consulted a couple I found that not all do. Fortunately I knew enough to realise that, which is why I suggested you look at the Forms I mentioned, so you can ask more informed questions.
                    Perhaps not necessary if you consult the lawyer Chris has mentioned. Although of course, in the nature of things, the very builders who have a poor contract to start with are the ones who are generally most reluctant to change it. So even though your lawyer suggests all sorts of wonderful changes, you’ve wasted your money if the builder just rejects them all. (One of the franchise builders I had discussions with said the owner of the franchise does not allow them to alter their contract.)
                    So perhaps you could ‘test the water’, by trying to assess the extent to which the builder is willing to make any changes at all, before spending money on legal fees.
                    For example try asking whether they’re open to using a completely different contract (eg like NZS), or maybe just try lifting a ‘Cancellation by Client’ type clause from one of those contract forms I mentioned (or even the Master Build contract), and ask him why he doesn’t have a clause like that.
                    Good luck.

                    Reply

           2. Hi Mark
              I hope you get on OK with GH Tauranga – I have to say that GH are extremely reluctant in my experience (built with them up in Auckland and down in SI) to amend anything in their contracts – was pretty much told “like it or leave it” when I asked to make changes based on what my solicitor said and they were only minor not very important things. Also note comments regarding Golden Homes “Guarantee” which at the time I built was extremely limited and is underwritten by pretty much the same company. They may have changed this I don’t know. I had a horrible experience with Chch GH franchise but understand they have now changed hands and have heard good things about the new people. What I would suggest is to try to find people who have built with GH Tauranga and guage their experience both with the quality of the build and cost overruns etc. 🙂

              Reply

     2. I have seen one of the GH contracts…the front loading is a shocker….I don’t a lot of their clauses. Wouldn’t use the contract in a month of Sundays. Have seen quite a few different contracts over the past three years and most are rubbish for the Client. People getting hurt with the franchise contracts now and as mentioned most standard lawyers don’t understand them (e.g. for the MB they don’t strike out clause 17).

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121. G J Gardner homes. Much is being advertised as the most trusted home builder. However, we bought a 2013 G J Gardner built home two years ago and have been finding numerous workmanship faults AND design faults. Rats and mice had gotten into the roof space over the years, and although the previous owner had set traps there was quite a lot of chewed up air conditioning ducting. After trapping mice myself, I finally found that the chimney surround had not been sealed off at the bottom. Easy climb for any rodent. Once sealed off, no more mice. The cabinet around the fridge space with a cupboard over the top had ONE SCREW holding it in. One slinding closet door was extremely difficult to adjust because of a hump in the foundation. The walk up to the front door was too steep and friends with walking problems found it very difficult to step up through the front door. Even my fit flexible self wa in trouble from the foot angle on the entry way to skid forward, so the current solution is a very big, slid resistant matt. The driveway entrance to the main road was unnecessarily steep such that most standard cars scrape their noses. Trucks have a hard time draggin their back ends. The slope could easily have been less with proper thought to the extensive driveway area above the entrance. There aren’t any outlets in the bathrooms (bad advice to the owner). The door from the garage to the inside of the house is very poorly oriented and a constant irritant trying negotiate. Bathroom light fixtures had to be changed as poor design and nearly impossible to service. All in all a very poor job.

     Reply

     1. Hey Derek,

        I work as part of the Head Office team for GJ’s. Sorry to hear about your issues concerning your build. While not a very common occurrence, it is always disappointing to receive a communication from a client of one of our franchisees where expectations have not been met.
        Could we ask that you email us via headoffice@gjgardner.co.nz so we can gain a better understanding of your situation with a view to resolving with our local franchise?
        Thank you.

        Reply

        1. Hi Derek

           Don’t bother emailing the GJs head office. They don’t want to know you when you have problems. Remember trusted is based on the Readers Digest not people who have built with them!

           Reply

           1. Hi Goo, On the face of it I thought Caley’s response to Derek was very reasonable, especially since he was talking about a house that’s 8 years old, and was 6 years old when he bought. Also most of the design faults he mentioned clearly were not bad enough to put him off buying it.
              To me it is a serious concern that it’s my impression from this blog that most franchise HQs don’t seem to take much action or responsibility regarding actions/omissions of their franchisees, so it’s a pity to discourage one who seems prepared to.
              Surely a more constructive approach would be to first report yourself on why you said what you did about GJs, and secondly hope that Derek takes up GJs offer, and then reports how it goes.
              For the record I have no connection whatsoever with GJs, and don’t even know anyone who has actually built with them (other than the people who swear by them on TV most nights!)

              Reply

              1. Search me on the blog. We built through GJs and had dealings with the head office. My comment was based on personal experience.

                 Reply

                 1. Hi Goo, I did not mean to imply in any way that your comment on GJs was incorrect, or not based on your actual experience. I would certainly be happy to refer back to your previous comments if I could. Unfortunately when you enter your name in the CtrlF search box it also throws up every instance of the word ‘good’, of which there are hundreds, more than I have the patience to look at. Similarly if you enter ‘gj’.
                    Are you able to suggest something else which I could enter, such as the month (and preferably also date) you wrote, eg ‘october 6’.

                    Reply

122. I would like to know if anyone has had a Master Builders claim with a builder who is no longer a member of Master Builders . We have defects that have not been finished by the builder,. When I contacted MB I was told his (the builder) Membership is ceased. I am concerned the builder will not finish the defects but MB told me he still has an obligation. Does anyone else has had the same happen to them?

     Reply

     1. Hi Jeannie,

        We have had issues with a builder who did have a current and valid Master Build membership at the time and we found Masterbuild absolutely useless in helping us to arrange remedial work for huge defects with our build that were not only built to the plans but we’re structurally dangerous too. The council failed his work on almost every inspection and it failed epically on the COC yet Masterbuild not only ignored our build and our very obvious concerns and actually backed the builder 100% when it came to litigation! Citing faulty products, transit damage and even that we had intentionally damaged our own build to discredit the builder!

        I hate to say it but these days if a builder is aligned with Masterbuild, most people would walk the other way. Masterbuild is a subscription service paid for by the builder. Masterbuild therefore works for the builder and not you. If you go through this blog you will find hundreds of posts with stories very similar to mine and my advice to you is save yourself the stress, don’t try and use Masterbuild for any help or advice at all and go straight to a building and construction lawyer while your defects are still new and obvious. It’ll be harder for the builder to argue anything the quicker all your issues are documented, and a good building and construction lawyer will have their own team of experts to assess what remedial work needs doing.

        Sorry to be so brutal but the sooner Masterbuild goes the way of the Dodo, the sooner innocents folks such as yourselves will stop being fed the lies that Masterbuild is there for your security and peace of mind. It may have been an upstanding institution once, but not anymore and I really can’t see it trading on it’s good name for too much longer either. The best builders we’ve used since most definitely do not subscribe to MB and that says a lot.

        Reply

     2. Hi Jeannie, As usual MJ makes a lot of sense, and his suggestions are probably the way to go.
        I’m not a lawyer, but I would have thought that whether your builder is currently a MB member is not relevant. What should matter is whether he was at the time the MB Guarantee was taken out, and whether the Guarantee was properly arranged and paid for. That’s why I’ve suggested in the past that all clients should check with MB at the start whether they actually have a guarantee in place.
        Having said that, of course I don’t know whether in that case MB would owe you any money if the builder defaults in some way, or more important whether they would pay it out.
        I would be interested to hear whether anyone reading this has ever received any money from MB, or even has a good word to say about them.

        Reply

        1. Chris! We could solve the problems of the entire world I’m sure!

           Yes, I would Love to hear one good deed about Masterbuild from anyone on this blog!

           Anyone?…….

           Is it me Chris or is all I hear an echo?……

           🙂

           Reply

           1. Thanks MJ and Chris C for your comments . We have already spent thousands of dollars to the Lawyer. Just hoping there is someone who has had similar experiences as us. When I asked MB if it was them or the builder who “ceased” the membership they said they could not comment! I presume it would be MB as the builder has other complaints made against him. We made the claim with MB nearly four years ago so it is not a recent disput .We need to put this place on the market asap but can’t until the defects are finished.

              Reply

     3. And I forgot to add that a building and construction lawyer can use all the expert reports and put together a sound case for the LBPB as well which you will need if you do intend to take his licence to task.

        Sadly the LBPB do have a reputation for being a little on the limp side with regards to reprimanding shoddy cowboy builders but it can be done (we have done it very successfully) and sometimes with the double threat of legal representation and a complaint to the LBPB it may be just enough for your builder to see sense.

        I hope you don’t need to use any of these avenues and he shows up first thing tomorrow morning with an apology and a full team at the ready to fix his mistakes.

        Good luck and let us know How you get on.

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     4. Hi Jeannie,
        You’re not in Nelson area are you.
        Our experience briefly: we hired builder (Atlas Building Services) and paid deposit on job early June on the basis of their being a Master Builder . They were kicked out of Master Builders June 21st. We told Builder services no longer required subsequently . Now we can’t get our money back off Builder due to his level of debt. Complained to Master Builders on the basis that Atlas were members of Master Builders at time of hiring and payment of deposit. They are no help.

        Reply

        1. Hi David, we are in the North Island. When we were not getting anywhere with Master Builders I sent an email to MB CEO David Kelly explaining we were not getting anywhere he referred our email to Ms Kirsty Forman who we dealt with for many months. Still not getting very far. Our complaint was then sent to Fairways for mediation. The builder pulled out of all negotiations. As a last resort and great expense we engaged a lawyer which helped us through this stressful time. To date the builder has not completed the defects required by MB legal team. We have now been told by MB the builders membership has ceased. Where to from here for us is anyone’s guess?

           Reply

        2. Hi David (and Jeannie again), my sympathy to both of you, and David you must take the record between paying a deposit and then being shafted by a builder. In fact so quickly that it could be worth investigating whether there might actually be some kind of fraud involved (eg taking further payments from clients, when you are well aware that you cannot carry out the work, or pay the money back).
           Previously I’ve mentioned about checking with MB whether someone has actually applied and paid for your guarantee, and it’s in place (it doesn’t come automatically, just because the builder is a MB member). One other reason for it not being in place (which happened to me) is that the builder has not paid his annual membership fee, which I suspect is the reason he was kicked out in this case. Although in fact after I chased him he did pay, and then I got my guarantee paperwork.
           Just a few thoughts that might help other people, even if they don’t help you:
           This case suggests to me that clients who plan to use a MB should ask MB to confirm his membership status before handing over any money.
           As I’ve said before, if the builder was a MB member, and a guarantee was in place, then I cannot see what excuse MB would have for not honouring it. For them to say they’re not involved because the builder’s membership has lapsed is just plain ridiculous. The whole point of the guarantee is to cover you against that type of situation.
           If you look on-line it says the MB Guarantee is for the following amounts:
           Loss of Deposit: Up to $50,000 or 10% of your contract price (whichever is less).
           Non-Completion: Up to $500,000 or 20% of your contract price (whichever is less).
           So if MB cannot get the builder to complete the work, or refund your money, then I can see no reason why they would not be liable for the amount you are out of pocket, up to those amounts.
           But of course we then come back to the question of whether MB ever pay out anything, under any circumstances. So far no response from anyone on that.

           Reply

           1. Hi

              Good comments Chris

              One other thing I can add to your comments is that as a member of the Master Builders, you are not permitted to start onsite without the paperwork in place with the Masterbuilders so agree with your comments.

              If the builder has lost his membership after the agreement was lodged and the fees have been paid and accepted by the Masterbuilders (which also has to be done at time of lodging), I would of thought they have an obligation

              Reply

123. We recently built with Maddren Homes, and I cannot fault them. Having built with previous companies in the past, they exceeded my expectations. If you are looking for a higher end build, complete transparency throughout your build, honesty and fabulous communication, then they are the company to use. Awesome team from start to finish.

     Reply

124. Hi,
     I am looking to build a home but am unsure where to start.
     Is it easier and more cost-effective to go with a company like GJ or Mike Greer or pay an architect and go to the market.
     How do I know if they are competitive?
     I am time-poor and need to stick to my budget.
     How can I guarantee this will not morph once I sign a contract.?

     Reply

     1. It will morph if you don’t read and understand the contract before signing. Watch out for PC (prime cost) and PS (provisional sums). If you don’t know what these are find out. They are generally a licence to print money, but not for your pocket.

        Reply

     2. Hi Maree
        So – start here – http://www.buildingguide.co.nz
        If you’re happy with a standard timber clad, iron roof house, the group home builders will likely be your cheapest route, but as you’ll see from comments below, it can be hard to find a good one. A lot can depend on your region. Some franchisors are better than others, some main companies better than others. Because of the cost of building a house, doing your homework is important.
        That means talking to people about their experiences with builders. Builders are required to give you the ‘Prescribed Checklist’ (http://www.buildingguide.co.nz/resources-regulations/consumer-protection/) which sets out common understandings on the project and some of their background financial viability. Make sure you have good insurance that covers the build itself, but also the risk of your builder going under and not being able to complete the project. Make sure you have a good contract – don’t take the Master Builders one. The http://www.buildingdisputestribunal.co.nz and http://www.hobanz.org.nz both have excellent alternatives.

        An architect will cost a bit more upfront, but can build your home for your budget – be firm on this and cut back to fit where necessary as your dreams and budget will often be at odds. Don’t make changes, so make sure your plans are well thought through. Architects can also act as a project manager, although consider paying to get a project manager to help you – a good one will take a world of stress out of your life.

        The project can be very exciting and rewarding but if you get the wrong people, absolutely destroying, so do your homework. You’ll find additional challenges as a woman, as many builders and tradies are still chauvinistic.

        The planning is a wonderful time as your dreams take shape. The initial build is fast and thrilling, then everything seems to slow down. The final rush is very stressful as you are forced into making decisions on materials and fixtures and unforeseen changes.

        The day you move in will hopefully be the best day of your life. Remember, there are people who can help, especially here.

        Reply

     3. Hi Maree, I totally agree with everything that Mark has said. As usual he has many wise comments, and if you very inexperienced in building, or just want to minimise hassle, then getting an Architect or Project Manager involved could be money well spent. But I would just like to add a couple of comments. I assume if an Architect engages a builder on your behalf, and then supervises the Contract, he/she would probably use one of the NZ Institute Of Architects Standard Conditions Of Contract. This means you would give the Architect quite strong powers to act on your behalf in making decisions over things like quality of work, payments, variations, time extensions etc. It would also mean the Architect has the right to inspect the Works, and give instructions to the Contractor (Builder). But if you engage a Project Manager you need to think about exactly how much of these kinds of power you want to give him/her, and most importantly make sure the Contract reflects what you’ve decided. A good builder might welcome this, as a second opinion and advice on whether things are going smoothly, or could perhaps be improved. But many builders (especially the less competent or trustworthy ones) will actually hate the idea that someone who knows what they’re doing can nose around at any time, and point out their defects. So they will try to limit the PM’s access to the Site, or be quick to point out the limits of his/her powers under the Contract.
        Also bear in mind that an Architect’s job is not just to chase up the Builder, but also chase up you, if decisions you need to make are required urgently, to avoid delaying the Work. For Builders the old saying ‘time is money’ is absolutely true. So if you are the one delaying a Builder while you think about what you want, you must expect to pay for it.
        Regarding Nigel’s comments, I’ve written about these before. Try pressing Ctrl-F and putting PC or PS in the Search Box. I agree you need to be very cautious with these. But provided you know how and when to use them they can have a useful place in a Contract, for things which are either impossible to know exactly, or you don’t want to decide on, when you sign the Contract. The main thing is that they are worded in a way that does not just allow the Builder to charge whatever he likes.

        Reply

125. hi there

     I am looking at a new build too and wanting to know names of reputable builders in the Upper Hutt, Lower Hutt Wellington region

     Reply

126. hi there

     I am looking at a new build too and wanting to know names of reputable builders in the Upper Hutt, Lower Hutt Wellington region

     Reply

127. Hi guys we built with Ashcroft Homes (Auck) Limited – We built ‘The Langstone Plus’ in Beachlands. The build started in May 2019 and completed by November. It was a great process, from start to finish we had open communication and we were included from the get go. Ashcroft are an amazing company with staff who are committed to what they do.

     Reply

     1. Hi all
        I’ve gone back to both June and Ashcroft Homes and I’m confident June is genuine. It really does seem there’s a good client experience here.

        Reply

128. We are looking to build in the rural Hastings area in Hawkes Bay. Would welcome any reviews of builders/building companies (good or bad).

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     1. Dundeal Building do a great job. Really pleased with our house in Hastings.

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129. Hi, Any recommendations for a draftsman/architect in Hamilton? Given crazy house prices we are not contemplating an extension that would also include an attic office space. Just want to chat with someone about our ideas and a ball park of the costs.

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130. Can you recommend a builder in Whangapora, wanting to do major renovations to 1980s brick home .

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131. Hi All, My wife and I have started our journey to build a house and have purchased a section Ramarama area in Auckland (Franklin).

     Could someone please suggest some local builders or building companies that we could begin approaching that they recommend?

     I have taken a month but have read each and every single post that was written and learnt a great deal. I have read all of NZS3902-2004 as well as a full master builders contract. I am well and truly shocked at the stark difference between the contracts. I also feel for all the people that have run into issues with their build and builders, I really appreciate that everyone has been able to share their story so others can learn and know what to look out for.

     It seems every building company I approach wants to use the master builders contract, and also is not prepared to give me a decent estimate of prices without PC/PS they just base it on m2 data and don’t want to take the time to investigate pricing without a payment.

     I have obtained a geotech report and a site survey/topo/contour plot to assist with pricing I have also detailed a comprehensive list of our requirements including the spec of Gib, framing, insulation, windows, cladding, etc and a rough house plan.

     We are interested in building a very energy efficient well insulated house, but struggle to find builders that have any concept of what thermal bridging or differences between vapor and air barriers are. Is this expertise more something that an architect deals with rather than builders?

     Jay

     Reply

     1. It genuinely blows my mind how many people think building companies should invest their time and money into their project without any financial commitment while they “shop around”. If building companies did this for every Tom, Dick and Harry who walked through the door they would go broke. Plain and simple. How about people start showing some respect for the time and cost to run a small business in this country and don’t try and get everything for nothing. If you wouldn’t go to work each day without being paid, don’t expect builders too.

        Reply

        1. I completely understand your comment Sarah but unfortunately for every good builder/building company there are a dozen bad ones which then taints everyone with a bad name and MB and LPB don’t help your image one bit.

           Good for you if you are an honest and hard working business owner, your work will speak for itself so nothing on this website should affect you one bit, but thanks for the insight.

           Reply

        2. Fully agree. Builders build, architectural designers and architects design. Don’t go to a builder to design your house. Pay your money to a designer to do the full house plans and spec. By the way designers also don’t do something for nothing. Maybe you’ll get a half hour to an hour max. free consultation.
           Of course you do get “builders who are a one stop shop. Most commonly building franchises and there are plenty of them. You’ll get drawings and a price for a fee and if you decide not to proceed you can’t use their drawings even if you’ve paid.
           I feel sorry for the majority of people who ask for recommendations on this and that on this website. Just fortunate that I have a technical interest in a lot of engineering matters including building and consider myself an amateur architectural designer. I have the time available to do this which many people don’t and am prepared to pay when I need more specialist than myself for building design input.
           There is a Chris ….. who helps many people out on this website. I’m surprised he’s not exasperated by certain requests.

           Reply

           1. Hi Nigel, Not sure if I’m the ‘Chris’ you’re referring to (there’s more than one, which is why I use ‘Chris C’). But if you are, the answer is I respond to stuff because I have the time, and like you also feel sorry for some of the people who write in. Because I can see they are in danger of being ripped off.
              I agree with most of what you wrote, and I’m sure you’re aware of the following.
              But for others benefit I would mention, as I have before, that before you sign anything or pay anything, everything is up for negotiation. And that includes what drawings/design you have paid for. If you pay anything for stuff like concept drawings make sure that you get an agreement that you will at least share ownership/copyright of the product. Because if you don’t then most likely the designer or SI company will put something on all their documents that the copyright belongs to them. Of course you have to be reasonable. If the drawings are just minor changes to a builder’s ‘standard’ book of designs, so you haven’t paid much for the changes, maybe you haven’t paid for any copyright. But if the whole thing is a new design, and you’ve paid the going rate, then why shouldn’t it also belong to you?
              Having said that, the kind of ‘drawings’ most franchise builders use as the basis for a price estimate seem to be just floor plans, and elevations (if you’re lucky).
              So you don’t need to make many tweaks (I’ve been told only about 10%) for it to become your ‘original’ design. Problem solved.

              Reply

        3. Fair comment. But building companies should respect consumers, too. I just went through a four month “process” with a design and build company. They gave a house/land package estimate and, based on that, deposit was paid. They suggested getting a “custom build” and I agreed, based on their assurance that the final price would come within the budget I gave them. They advertise that they work to budget, so I understood the onus was on them to get pretty close. After four months tweaking plans, the house/land came in $200,000 over budget (over 20%), with possibly more to pay. So I chose to walk, mainly because I had lost all trust at that stage based on how they operated.
           A complete waste of time.

           Reply

           1. Learned a bitter sweat lesson signing a contract with a reputable franchisee based on a Concept Design. You think the price provided will be very close to the fixed cost price once working drawings and Building Consent is issued. This is never the case and the fixed build price is massively overpriced when compared to the contracted price based on the Concept Design. Once you commit to a contract and you are suckered in, you then see the deception of these ‘pack of thieves.’
              Unscrupulous companies like these, are a disgrace to the Building Industry. In my case, this particular building company is virtually destroyed. All employees have left and it is only a question of time when they lose their franchise. Never underestimate the ‘Law of Karma.’

              Reply

              1. “Law of Karma”- I like that. Luckily I did not sign a contract but walked away once I realised they had no intention of coming close to the estimate. Four months wasted and dream squashed. I only lost the deposit which I am being forced to go to Tribunal for (matter of principal). Unfortunately there is a gap in the law as I can only claim back the deposit while this dishonest bunch still have the house/land and can just try again for a sucker who will just pay it. There is no real penalty to dissuade this kind of behaviour? I am not the first person they have done this to. Sad also that I thought they were going to be ethical as they claim to be “green” (Green Homes NZ, Auckland). Nope!

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           2. HM….sorry about that hey, but took interest in reading your comment becoz me and my wife we are in exactly the same predicament. We paid quite some money for the plans about $8k with a very reputable (we thought it was) building company, after being referred to by a friend. We visited their showhomes & we were impressed mostly my wife.
              For the past 3-4 months, we they have been tweaking and working on the plan, after giving us an initial quote which was very reasonable & competitive, we were over the moon about it…and of course with the promise that even if things change becoz of covid affected pricing, the final quote would still be within our budget. Then it came, $152 000.00 over budget. The only thing that we had changed during the tweaking of the plan was adding a balcony, this we were sure as promised would not blow us out of budget. The foundations were doubled, but even then it was only an extra $30k on foundations. Now we still cracking our heads what to do next. Going through the small print details of the quotes, we have even realized they altered & changed some of the things without our consent. I have kind of lost trust in all building companies to be honest, they all seem to be cut from the same cloth!! All my mates who have built houses have similar stories to tell….,really what is wrong with building companies..????
              We have currently scheduled a meeting with the consultant for the building company.

              Reply

              1. Would you be able to tell me what area you are in . This sounds familiar to what happened to us.

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                 1. Jeannie, I have realized most building companies are the same, there might be good guys out there, but the honest ones are hard to come by. I am somewhere in Auckland.

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                    1. Doesn’t sound as though it is the same “shark” that ripped us off. We are south of Whangarei and north of Auckland.

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                       1. Hi Jeannie we are about to sign a contract with a franchisee in whangarei. Lawyer looking over contract this week. Increasingly worried that costs will spiral and timeline lengthen. Anxious to avoid a shark

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                          1. Good luck with your decision making. We did not use a franchise, we used a building company.

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              2. Hi there
                 I read your post and comments about how deceptive the Building Companies are. I have had a similar experience and it was a costly and painful one. You think you are signing up with a reputable company, that prides itself with honesty and integrity, but in reality, they are not. In my case, the contracted price which was based on a concept design changed dramatically. The Building Company refused to provide a detailed breakdown on the price variation and sighted that this information was ‘Trade Secrets.’

                 I then had hired a Quantity Surveyor to independently price the Contract and the results were absolutely alarming. QS found the Building Company substantially underpriced the build to lock you into a Build Contract and once you sign up, they then rectify the under-pricing with a substantial increase to the build price.
                 The disappointing thing is that Building Companies can do this because the Contract is based on Provisional Sums and Provisional Costs.
                 I could go on, but this company is already paying a big price for its dishonesty and lack of integrity. All the staff including the sales reps have left and there is lots of talk within the local community about how incompetent this company is. This company is an embarrassment to the Franchise. It is only a question of time when this Company complete folds. The Law of Karma!!

                 Reply

           3. Hi there, this is the same concern I have. Is there any way around this?
              I too need a custom build to fit the site but concerned I will sign up to something then find the design will blow the budget.

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           4. Good decision to walk away at that point. “Custom” built would have only meant a tweak to one of their current floor plans.

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132. Review for new build in Rotorua (a bit late but better than never)
     I project managed my parents’ house build in the Lynmore area in 2015 and the builder John Stevens was amazing. I live in Wellington so had to manage remotely. John called me every few days and had great, direct and honest communication. Project was on time and relatively on budget. There was a massive issue with the house plans being too low leading to the lake views being impacted. John acted fast, spoke to the architect (not in house) and put options on the table with estimates. He did this many times when there were issues that inevitably happen during a build. He’s a straight talking no nonsense builder, which is why we trusted him. Downright good kiwi bloke.

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133. Hi there, wondering if anyone can recommend a builder round Blenheim? Or who to avoid!
     Thanks,
     Katrina

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134. Hi
     My building consent is in the works for city fringe Auckland build. Can anyone suggest a good but reasonably priced lawyer to look through the contract with the builder? I am using a small growing builder who seems to be thought of well by earlier clients and at least one large kitchen designer firm when I discussed kitchen specs – sorry I’d rather mention names a bit later.
     Many thanks
     Sanjay

     Reply

     1. Hi Sanjay, From what you say I assume the builder has already shown you a draft copy of the contract. It would help if you mentioned whether this is one of the ‘standard’ forms, such as Master Builders, Certified Builders, various franchise builders who have their own versions etc, or just one this particular builder has had produced for himself. That might give some indication of just how bad it’s likely to be.
        I used a reasonably competent solicitor to vet a contract once, but after spending my career looking at civil engineering contracts I still found it easier to look at it myself.
        My suggestion would be to first download a copy of the NZ Standards Residential Building Contract NZS3902:2004, to see what a reasonable contract should contain, and compare it with what you have been given by the builder. If nothing else it will put you in a better position to ask the lawyer and/or the builder about the differences, and why they prefer one or the other.

        Reply

        1. Hi Chris
           Thanks for this. I will look through the NZ Standards contract for sure. The builder gave me a standard master builder contract over a year ago but everything got delayed with the resource consent and then the pandemic, etc., so we will be doing the contract process again now. I will compare before finding a lawyer. Thanks.
           Sanjay

           Reply

           1. Hi Sanjay, I had the house we’re now living in built, based on the then MB contract, in 2015/16. Not sure whether it has since been modified. But at that time it definitely required some modifications to make it acceptable to me. So part of the reason we used the builder we did was because he was very open to making the changes I wanted (not all builders are).
              If you have time I’d be interested to hear what your lawyer says about the MB and NZS forms, because some lawyers who claim a knowledge of building contracts don’t actually have much. Unless the MB form has been modified a lot since 2016 (which I doubt), in my view if he/she thinks it’s fine as it stands they are not giving you good advice. I would hope they suggest some changes, but some I’ve found try to sell you their own form, in the hope the builder will accept it.
              This whole issue of contracts is a kind of Catch 22. If you have a nice, honest, competent builder, who is not out to rip you off, and who you can discuss and agree things with in a reasonable way, then the contract can become almost irrelevant. But if things start to go wrong (as they so often do on any construction contract), then the only thing you have to fall back on is exactly what it says in the contract. Nothing more. So when you’re writing the contract you can hope for the best, but you must plan for the worst.
              It appears that house building in NZ can be a bit of a minefield for the inexperienced and the unlucky, so the more competent advisers you can get on your side the better. Good luck.

              Reply

           2. Hi Sanjay, Sorry to follow up so quickly, but I just re-read my last entry, and something I said was perhaps not entirely true. I said you can only rely on what’s in the contract, and nothing more. I suppose I should have said that there are requirements in the Building Regs for what is required to be in any contract for work over $30K. But if the contract omits some of those requirements then I believe there are things that are ‘deemed to included’. Also you are covered by some aspects of consumer law. So I think you really need to look at the Building Regs and consumer law when you’re drafting the contract, to get the full picture

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              1. Hi Chris: I have noted to compare with the NZS3902 form. Good to know about the ‘Deemed to be included’ clause. Thanks. Just now I am about to bung in the building consent application to the Council and expect to look at the builder’s contract in about a month. I will then take up your kind offer and bounce off critical issues on the contract if I may, Chris.

                 Would you have an idea how much the engineering design for two standard 3-bed houses should cost? Welcome any feedback from anyone else too. Many thanks.

                 Sanjay

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                 1. Just to add that the two 3-bed houses are attached with a standard firewall between the two garages. Any idea of the cost for structural engineering feeding into the architect’s building Consent drawings will help. Thanks.
                    Sanjay

                    Reply

                    1. Hi Sanjay, Happy to comment if it helps.
                       To answer both your questions regarding architects/engineers fees, I guess it would depend a lot on where you live, the type of firm you approach, how ‘qualified’ people are (actual architects, or architectural designers etc), and how ‘architectural’ the design is. I think generally an architect/architectural designer would do the majority of the design, and co-ordinate Consent submissions etc. But get advice/input from a structural engineer on things like beams/lintels/foundations etc, and maybe special bits of framing such as in high wind zones.
                       At the time I built it (about 5 years ago) seemed you would be lucky to get all the above input for much less than about 5% of the build cost, or maybe $40-50K. But then maybe I grossly overpaid, because I’ve seen people on this blog claiming that a friendly designer they know did the whole thing for a great deal less.
                       And of course don’t forget that if you make any variations during the build it may involve more architect/engineer fees, and there may also be engineer fees if he/she needs to do site inspections during construction.
                       As Sarah (presumably from a small building company) has just kindly pointed out, nobody can work for nothing.

                       Reply

              2. Building contracts need an addendum attached to them, being a shortened version of the specification.
                 This will encourage dialogue between the Client and Builder.
                 Dialogue between the two will build trust and confidence.
                 The client needs to be walked through and made to understand the
                 Build process. This process also needs to be in a written form.
                 All documents produced by the builder should be signed.
                 Clients need to look at their prospective builder, and ask can this builder produce ways to mitigate problems during the build, if they can’t, don’t proceed.

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                 1. Hi Gary, I agree with all you say in principle (and in an ideal world), but all of this implies you have a builder who is decent, honest, competent, and reasonable to deal with (provided of course you are also reasonable). And as I’ve said before, in that case you hardly need a contract (although that does not mean you shouldn’t have one, because even the best builder can turn awkward if he starts losing money).
                    I’m not sure what you mean by a shortened version of spec. In NZ building contracts it seems the spec can be the most important thing, as it states what exactly you’re getting for your money. So of course the full spec needs to be part of the contract. And of course everything important needs to be signed.
                    I think there are several documents publicly available outlining the basic build process, although anyone planning a build who does not already understand that is inviting trouble in my view.
                    Regarding your last sentence, this sounds great. But on a typical build the potential problems are so many and varied it would be hard to deal with them all. The good, honest builders might try, but I guess would ask exactly what problems you have in mind. The less honest ones would say we never have any problems, or give you BS answers (Q: What will you do if you fall behind programme? A: What’s a programme? LOL. Throw in more resources!) And less experienced clients won’t know the difference.

                    Reply

                    1. Chris C, you are the best voice on this blog. Please don’t go anywhere as everything you say is reasonable, understandable and well written and I learn something new from every single one of your posts even several years later!

                       Thank you, your input does not go unnoticed 🙂

                       P.s – the reason I’ve been quiet for a while is that I am mid litigation with a dodgy building company but when it’s over (if it’s ever truly over) I will be back with a gusto to share my experiences with anyone who wants to hear it. It’s amazing that court proceedings and a great lawyer (whom I shall be referring to everyone) gives you the most brutal crash course in the building industry. I’m glad I have the knowledge now but sad I had to learn this the hard way.

                       In my next life I shall ask for the gift of hindsight.

                       MJ

                       Reply

                       1. Hi MJ, I think you’re being too kind, but coming from someone who has written some extremely useful stuff on this blog himself (I apologise if that should be ‘herself’) I really appreciate it. You’ve made my day.
                          I look forward to hearing about your litigation in due course.

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135. Hi folks, first time potential home builder here, retirement home. Does anyone have any feedback on using Genius Modular homes, or any of the other modular home builders (who service Sth Island, looking to build in Dn) in NZ?
     Many thanks Chris in Tauranga

     Reply

136. I am looking for recommendations for a builder for a new build in Porirua.
     Has anyone has used Urban Homes and how did the whole process go
     Thanks

     Reply

     1. A nightmare

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137. Does anyone have any experience building with Advance Build? We are considering using them in Awanui, Northland.
     Thanks.
     JC

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138. Has anyone had any good experience with builders in Wellington / Porirua. Was looking at navigation homes.

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139. Hi. We are planning to build a kit home.
     Can anyone recommend the best kit home companies in Northland or best to avoid?
     Which builders do you recommend in Keri Keri area?
     Thanks. JC

     Reply

     1. Hi – I’m just wondering if you found out much about builders in Keri Keri? We are in the beginning stages of looking for building up there on our land. If you have any suggestions, I would love to hear.

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140. I am trying to find reviews for Altes Homes out of Auckland/Kumeu area.
     Any comments and experiences with this builder?

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141. Hi folks, I am wanting to demolish my house on a cross lease property I own and build a new house. I found this site very informative and thanks to everybody for posting valuable comments . I am now very wary of getting my house build through Franchisee builders like GJ Gardner or A1 Homes as they are mostly pretty much the same in terms of cost overruns, time overruns etc . I am planning now to employ a town planner cum architect to do my resource consents , house design and then building consents . Then have a local builder build the house. Can some one kindly suggest whether this is a good move or are we stuck with these franchisee companies to do the builds

     Reply

     1. Spot on Sunny. what you are planning to do is exactly what I would recommend. Obviously still ensure you do your research on the local builder:
        – View 3-4 recent projects they have completed.
        – Ensure they are in good shape financially.
        – Do they communicate well.

        Reply

        1. Thanks Chris. Has anyone heard of CJ Saunders Carpentry Ltd. They do new builds and renovations . The owner seems to be a nice person and works based on word of mouth enquiries and references to take on new build projects.

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           1. Carl built 2 houses for us, highly recommended.

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     2. See my new comment about our problems with a G. J. Gardner home. The more they spend on offices and advertising, the less I would trust any buider. Why? that money has to come from cutting corners. Find a keen up and coming local who has a track record but is in the growing their reputation mode, is my advice. I did a triple subdivision in Papakura 20 years ago, built a house in Canterbury, but that was sadly at a beach which we had to leave for safety.

        Reply

     3. I am using a planning/architectural/project management company and I believe a lot of the staff are incompetent and the director is very dishonest. They charge for work that i have already paid for under the written contract I have with them and when I don’t pay they refuse to do any more work. On a simple minor dwelling project we started in 2019 i still dont have building consent. (This is the tip of the iceberg with all the problems I have had with them on this project and another much larger project) I have now engaged a lawyer to get out of my contracts with them as I am sick of dealing with them.
        I would love to hear if you went with a townplanner/architect and how that worked for you?

        Reply

142. My advise to anyone looking to build a new home is stay well clear of any housing franchises & in particular… stay clear of A1 Homes Northland.
     If you want your foundations built with sub-standard materials i.e. a lower grade of steel to what is on engineers documents put into your slab (55 Tuturu View, Ruakaka) then be sure to pay these guys a visit.
     If you want $30k worth of (hush money) knocked off your bill due to the walls in your house being so far out of plumb & square that your kitchen installer takes 10 times longer than expected to scribe the joinery to the shape of the walls (69 Royden Drive Kokopu)… this is the place to see (yes, that builder is STILL building houses for them).
     If you’re having troubles with your spouse during the build process… the general manager is now married to an ex-client that he developed relations with during the build process (4 Sea Dune Place, Ruakaka).
     The sales people have extremely limited product knowledge… they give a great sales pitch but anyone who knows their products will be shocked at what they hear.
     60% of staff there are very busy with their own spec. builds being done through the company… you will not necessarily be priority number one, although they will of course tell you as much.
     The project managers are more concerned with having a good time cruising around in the same vehicle chatting rather than each individually doing their best to make things happen for you.

     You have a big decision to make with potentially the biggest purchase you are ever going to make, read the fine print, ask questions – get answers & above all run with a company that has & values integrity over profit… it is possible to run a successful business with both.

     Happy home builder hunting & good luck with your new build.

     J

     Reply

     1. Hi Jock
        You need to be careful about your accusations here. Everything must be verifiable and I’d suggest removing anything that doesn’t relate specifically to the building company’s operations.

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143. Heads up on a documentary screening this Wednesday evening on Prime TV on ongoing problems with the building of apartment buildings. It’s been put together by the Home Owners and Buyers Association who did a similar documentary about ten years ago on Leaky Homes. More information here… https://www.rnz.co.nz/national/programmes/sunday/audio/2018791074/we-need-a-building-ministry-doco-reveals-high-rise-horrors

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144. Hi, Have you built recently? We are looking to build in Whangarei, and wondering if you could recommend a building company. Thankyou

     Reply

     1. Built a few years ago with Fowler Homes. No hassles, and on budget. They have a good rep up here.

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145. Help get me out of this before its too late!! I recently signed up with Latitude, paid 5k had plans sorted, soil tests done. The muck around and incorrect pricing is red flag central couldnt be more red flags if it tried, I cant keep ignoring this but due to errors from them constantly i have not signed main contract! was hoping it was finished months ago but still haven’t signed the dam thing to start!! When I query anything i am met with rudeness and frankly I don’t like the owner and didn’t from day one when he showed up with no options and said what plan do you want? didn’t go through the best options , nothing but I thought ok maybe he’s good at his job and just not a people person. I haven’t signed anything further as the tacked on prices for goodness knows what are really putting me off and I cant get a reasonable answer when i ask. The initial 5k states its for the plans and soil testing. What can I do – ask for my plans or will another builder not be able to use these? ask for my soil test results? to give to another builder? there was extra surveying that needed to be done due to “issues with my damp section” will i be charged extra for this? Help please so I don’t end up more stressed than I already am and i haven’t even signed a contract to start! Im worried i have just wasted 5k for nothing.

     Reply

     1. Hi Robyn,
        I totally understand your mindset at the moment as I was in the same place many years ago when I spent 5-10k on designs etc with Signature Homes Auckland North Shore. I have relived this pivotal moment in time many times over. With the benefit of hindsite I should not have ignored the red flags and listened to my intuition. At the time 5k seems like a lot of money to potentially waste but it is a drop in ocean compared to the potential stress, cost blowout, unsatisfactory quality etc etc which you could be in for.
        If you have this many red flags this early on in the process then my advise is to walk away. In saying that you still may be able to extract some good value out of the sunk cost if you stay clam and play your cards right. What is in your contract with regards to ownership of plans and test results should you not proceed?

        Reply

        1. Can you tell me what problems you had with signature homes Chris? I am about to build with them .

           Reply

           1. Hi Sara,
              Really sorry I am a month late in replying. I really hope for your sake it is not to late.
              I have posted a number of times on this site regarding my experience with Signature Homes Auck North Shore. I hope you searched the site and have seen those comments.
              I could write a book on all the problems I had with this franchise. It would be easier to write about the positives as there is only one. I met a couple of good tradesmen who I became friends with and they helped me ultimately fix up the dogs breakfast of a house which Signature handed over to me. Neither of these guys worked for Signature after my project. If you are a good tradesman then you generally don’t work for the franchises as they pay poorly and force you to rush through your work in order to make any money. I will bullet points some of the major issues with this franchise for you to be aware of:
              1. Dishonest at every level in the organisation.
              2. Project mangers who take short cuts and hide problems in order to meet imposed time frames.
              3. Rip you off through high PC sums etc and ultimately cost you way over budget.
              4. poor communication – have to chase numerous times for an update.
              5. Slow progress. Took two years to build a simple house.

              I hope this helps. Chris.

              Reply

        2. For future, in this situation ask the company to produce a preliminary contract, which can state all your requirements prior to signing the main building contract.
           Certified Builders have this within their broad form contracts.

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           1. Hi Gary, I may be wrong , but I assume this is a response to Robyn’s entry on 8/4/21, regarding spending money on preliminary designs, soil testing, survey etc, and then querying who has ownership of the copyright/results if you decide not to proceed with that builder.
              As I’ve said before, in my view before you sign anything or hand over any money everything is up for negotiation. So I agree that clients should think about all this kind of thing, including what they expect to get in the way of design (plans based on actual survey and soil conditions, or assuming flat site/average soil, just floor plans or including elevations with window details etc) before they hand over any money, and make their requirements clear.
              But if the amount involved is just a few $K maybe an exchange of emails is enough to confirm it. I mean, if for that amount you still don’t trust the builder to play fair, then it may indicate you’ve chosen the wrong builder.
              Not sure what you mean about CB’s form. It seems that’s just for final contract, once you’ve decided to proceed with build.

              Reply

     2. Hi Robyn, I totally agree with what my namesake, Chris, replied to you. I’ve also chosen to walk away from various kinds of property and building deals, which has cost quite a lot of money. Sometimes you just have to put it down to the price of gaining experience, and avoid the same problems in future. I’ve said many times on this blog to never give a builder a cent for anything until you’ve checked out his contract, and made sure it’s not too biased in his favour. Also I’ve mentioned that if you pay anything for stuff like concept drawings (or in this case site investigation) make sure that you get an agreement that you will at least share ownership/copyright of the product. Because if you don’t then most likely the designer or SI company will put something on all their documents that the copyright belongs to them. In this case I assume you didn’t check anything like that out beforehand. But it might still be worth contacting the designer/SI company to see who owns the information, and how they feel about giving you permission to use it. Sometimes a polite request works wonders. Failing that I assume you can recall the basic concept layout, and get someone else to re-draw it. As I understand it you don’t have to make many changes before it becomes ‘your’ design. Good luck.

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     3. Which latitude, we had issues as well.

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     4. Hi Robyn
        I’m considering Latitude at the moment. Can you please advise which branch you’re referring to?
        Thank you kindly

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146. Has anybody had any recent experience with Signature Homes Christchurch South?

     Reply

     1. Yes. Don’t

        Reply

        1. Be more specific

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147. Hi There,
     We have the pen poised, about ready to sign a S&P Agreement on a property development with EasyBuild, I think they use different names for their developments, but the houses are EasyBuild Construction. Has anyone had dealings with them and happy to provide feedback with any Gotcha’s? These are for investment properties so will be used purely has rentals. It all seems fairly simple, ie. all inclusive costs for full build etc, so I’m just wanting to ensure we haven’t overlooked anything.

     Thanks in advance.
     Mel

     Reply

     1. Did you read every clause in the contract and understand exceptions, cop outs, delivery dates and associated qualifications, deposit amount and payment schedule amongst a few. If not go back to square 1. If it was like my experience with one of the large building franchises and requesting a copy of the contract from the salesman, he said it was about 55 pages. I replied I’d read all 55 odd pages. That’s the last i heard from them. By the bye builders and developers have the whip hand. Good luck with trying to change anything that favours them.

        Reply

148. Hi,
     We are considering building with Trident Homes or Orange Homes on a lifestyle block near Rolleston in Canterbury. Has anyone had any experiences with these companies?
     Thanks

     Reply

     1. Hi Anna,
        How did you get on finding a builder?

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149. Homes by Maxim or Maxim Homes.

     Great at the start but disappointed about the follow up service once signed up. Over promises and under delivers. No follow up service at all.

     Would not highly recommend as there are better builders in the Canterbury region way better and economical than them.

     Reply

     1. We had the exact same problem with Homes By Maxim, appalling service. Our house was painted the wrong colour and they didn’t want to know. Constantly ignored calls and emails. Stare clear of this company.

        Reply

        1. Just so everyone is aware – Maxim Homes have apparently gone under yesterday – if you are currently building with them please seek advice from Master Builders immediately – they have been organising other builders to take over contracts.

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           1. Hi Sally, Thanks for the information. On this topic of builders ‘going under’, as you put it, I assume you mean going into liquidation. Which I believe means Liquidators will be brought in to wind up the company, and sell off the assets etc, to try to pay off any creditors (but themselves first of course!). Part of those ‘assets’ are jobs which are progress, which in theory another builder can take over to make money on.
              We had the same experience a few years ago, and as our builder was a Master Builder I suppose they were theoretically liable for paying out on the MB Guarantee. Which means they had an interest in trying to get another builder in to finish the jobs. So it appears the Liquidators let MB have first crack at finding new builders. I had some discussions with both the proposed new builders, and what they were offering me initially sounded quite reasonable. But in the end neither of them took over, apparently because the Liquidators wanted too much money from them for the privilege of taking the jobs! In the end I was ‘permitted’ by MB to find my own builder to finish the job. Which turned out fine in the end, albeit with a few months delayed completion.
              But here’s the interesting part, and the caution. A few months later one of the builders offered up by MB himself went out of business. If he’d taken over our job we’d have been in a very complicated mess.
              So even though a builder is proposed (recommended?) by MB, you should still check him out and do due diligence. It seems in the NZ building business there are very few you can fully trust to do a proper job.

              Reply

              1. Yep all true – its a bit of a mess really. I’m not building with them, I only know because one of their clients has approached our firm to take over their build – so will be interesting to see if any issues come up with the liquidator…….

                 Reply

                 1. Hi Sally, In that case it will be interesting to see whether, first, MB agree to let the Client employ you. Maybe they will have no objection, if you are also a MB. But if you’re not the Client may need to try to get MB to at least agree that their Guarantee (for whatever it’s worth) covers those parts of the build already completed. In our case the house itself was more or less finished, and we did not continue the build with a MB, so based on lots of record photos the MB organisation agreed to cover it.
                    The second issue will be whether the Liquidators want money from you to allow you to take over the job. Which I guess will depend on whether they think there’s money in the job for you, ie still a profit to be made from the outstanding work. Also possibly money still owed by the Client for work completed. Although builders who know they’re about to go under usually try to get all that in, plus more if they can, so they go under ‘owing’ rather than ‘owed’.
                    Since you’re in the business I’m sure you know all that. But other ‘Clients’ reading this may get the message that, during a build, you need to keep you’re ear to the ground for any whispers that subbies or suppliers are being kept waiting for payment too long. In which case you need to be extra careful you’re not paying the builder for more than the completed work to date is worth (ie the builder needs to rob Peter to pay Paul).

                    Reply

150. Hi lovely people, I’ve been presented with a Master Build Residential Building Contract and I see on here that quite a few people have suggested making some amendments to it because it is heavily in favour of the Builder. Does anyone have any suggestions or a list of what could/should be removed or added? I have tried searching “contract” and “master build” but I can’t find the information I’m looking for. If you can point me in the right direction that would be really helpful as I’m going round and round in circles here. Thanks very much, Rachel

     Reply

     1. Hi Rachel, Tried to reply to you earlier, but for some reason I couldn’t get on to this blog recently.
        A bit lengthy to try to go through every clause in the MB RBC, but if it’s still the form I looked at a few years ago it’s certainly true that it has some defects from an Owners point of view. Just as one example I seem to recall it had a clause about time extensions, which is fair enough. But that was made rather pointless, because it had no provision for putting in a completion date/period, and no provision for what is called Liquidated Damages (ie Delay Damages) which the builder should pay the Owner for each day he fails to complete on time. So they presumably drafted a fair contract, then deleted the clauses the builders don’t like!
        I suggest you compare the MB form with the NZ Standards Residential Building Contract NZS3902:2004, to see what a reasonable contract should contain. Apparently some lawyers have also made some modifications to this standard, but I’m trying to find out what those are.

        Reply

     2. Ad a sunset clause it (I.e if the builder doesn’tbuild the house within 8 months from the day the title is issued or the day you sign the agreement,then you can walk away from it by terminating the agreement).

        Ensure any additional payments (due to upgrades) are paid at the time of completion or you can pay as you build if you prefer.

        Any foundation earth works costs are defined (I.e; if the builder needs to dig deeper to build the foundation then who’s paying for that, you or him?) If it’s you, what the limite?

        Reply

        1. Hi Ali, Please see my previous reply to Rachel on her previous question about the MB contract. My suggestion was that she compare the MB form with the NZ Standards Residential Building Contract NZS3902:2004, to see what a reasonable contract should contain.
           Or of course actually use the NZS contract if the builder will agree. But many may not, precisely because it contains clauses such as the one you call a ‘sunset clause’ (ie a specified contract period or completion date). In connection with that you should note that such a clause, without another clause specifying reasons for time extensions for delays outside the builder’s control, would be unusual and quite unfair on the builder. Also, you must consider what action you would take if the builder still fails to complete on time. Normally there would be another clause specifying an amount of Liquidated Damages (I think NZS calls it Delay Expenses) the builder must pay you for each day he fails to complete. Naturally most builders don’t like that.
           I guess you could put in something about when the cost of Variations (what you call upgrades, but could be any kind of change) is paid. But in my view a little unfair not to pay for them at the time they are completed.
           I agree with you that how extra earth works, if required, will be paid for should be defined (they are usually a kind of Variation, if not shown on the original drawings). But I’m not sure why you think the builder should carry that risk (ie pay for them), unless they were caused by some kind of negligence on his part (eg leaving excavations open to flood during heavy rain, without taking reasonable action to prevent it).

           Reply

151. I would like to engage a company for a full build in Wellington, I am currently looking at A1, Easy build,
     and Latitude.
     Does anyone on this site have any advice experiences with these companies or is able to provide recommendations based on recent builds?
     Any useful input, experiences or advice would be appreciated.

     Reply

     1. I hope you stayed away from A1
        There a nightmare

        Reply

152. Hi all, has anyone had experience with developer Reed Myers? I can’t find much information on previous projects. Our broker is cautious about them due to other experiences but would like more feedback from others also.

     Reply

     1. Hi i am alsokeen to know about reed myers as we are thinking of getting a house,. I have jot do e the vio reservation for their red hills projects,.

        Reply

     2. Hi
        I’m also keen to know about reedmyers as well as im buy they house too

        Reply

     3. Hi Anita,

        Did you find any reviews on ReedMyers reliability in their developments?

        Any others who have signed up with them in the past as they have a long wait for handover?

        Reply

     4. I’m another one keen to hear about other’s experience with Reed Myers, difficult to find any reviews. Anyone had any luck?

        Reply

        1. Hi,

           Anyone have feedback or been past clients of Reed Myers?
           I am interested in one of their new subdivision package, keen to know their creditability and past projects performance. Especially they can complete within timeframe they promised or not, the deposit in safe place or not?

           Thanks

           Kind Regards
           Philip Palmer

           Reply

153. Hi, we are currently weighing up options for building in Long Bay and looking to see if there is any recent experience with GJ, David Reid, Golden Homes, Landmark or Create Renovations in the North Shore area?
     Thanks in advance!

     Reply

     1. Hi Deb, I suggest you click ctrl F and put the names of the builders in the search box in the top RH corner of the screen. For anyone interested doing this I suggest you try different versions of each name. For example I’ve seen Golden Homes also referred to as just GH (but either way the comments often don’t seem to be very good). Since I believe these are all franchise type builders I suggest you also try searching ‘franchise’, which should lead to some useful comments.
        I realise that not all builders under a particular franchise may have the same performance, and of course the performance of one of them could improve or deteriorate over time, for example with different management. But there are often basic similarities which stem from the attitude, policies and oversight (or lack of), of the franchisor, and things such as the building contract they are required to use.
        Since building contracts are a particular interest of mine I would suggest you also try searching ‘contract’, and never give a builder any money at all for anything until you have checked out the contract they propose to use. Sadly it seems that the first time a lot of people look at the contract is when they are signing it, and handing over a substantial deposit.

        Reply

        1. Thanks very much Chris. Agreed on the search (we have done that and thencontent was useful, but not much specifically in the area we plan to build). Your advice on the contract is very well noted, thank you!

           Reply

154. Hi everyone,

     Does anyone have any experience with Friday Homes in the Wellington region?

     Thanks in advance.

     Reply

     1. DO NOT USE THEM ever. Their contracts are designed to only benefit them. They even have clauses in them that mean they don’t have to contact you at any stage of the build and you are not allowed on site at any stage of the build either. Also have clauses that state you have to put up and shut up with any changes they make, even if they detract from the home’s material value. They have used all the good local litigation lawyers who will refuse work as it’s a conflict of interest if you try to hire their services. They use bully tactics to discredit your claim/s and threaten to bankrupt you and anyone involved if you don’t settle.

        Reply

        1. Hi Anton, But apart from that they’re fine?

           Reply

155. Hi there

     What are people’s experience with Jennian Homes in the Wairarapa?

     We’ve spent nine months and spent nearly $30,000 on ‘working drawings’ but STILL not received anything other than a final estimate of $7,500 sqm and “oh do you still want the drawings” when we chased these?

     Many promises it will be “this week” – for a month… needless to say now with our lawyer!

     We got a sniffer they were out of their depth when the window joiner laughed at the plans and said it couldn’t be done and how come Jennian hadn’t raised it with you? When the only questions they asked was how big do you want the skirting Boards and what type of door handles do you want we should have seen the writing on the wall…!!!

     Clearly they prefer basic brick and tile homes but surely at some stage it should have been more than “just pay up and we’ll get you some plans”???? and NO – we owe you nothing in terms of professional feedback over the last nine months?

     We’ll keep you updated

     Reply

     1. $7.5k per sqm? Good grief are they building the house out of platinum? It must be super super super high spec at that rate.

        Reply

     2. I had a terrible experience with them and cancelled the build in the end (lost quite a bit in doing so).

        I would provide a detailed list of what I wanted as I like to provide lots of info, let’s say 10 items and they would do 3 of them and then I would be charged to change the plans to do the other 7 later.

        It was the worst experience ever. Stay away if you can.

        Reply

        1. Hi

           I am dealing Jennian Wairarapa at the moment. Any more specific feedback? I am worried with all the changes happening with the construction industry

           Thanks.

           Craig

           Reply

156. Hi All,
     Does anybody have any experience with any of the following in the Porirua/Wellington region:-
     Jonesy Construction
     Progressive Homes
     Abode Homes
     Thanks

     Reply

     1. Jonesy Construction has gone into liquidation as of 11.5.22. Prior to this Benjamin Jones claimed payments for work complete and has not paid sub-trades, as well as claimed money for materials or supplies that were never ordered. Lots of people are owed a lot of money, or have had their dreams of a home shattered.

        Reply

157. We entered into a house and land package in Papamoa. This package was arranged by a local building firm which is part of a nationwide franchise. We paid a 10% deposit for the section and a 10% deposit to the building company for the build. A Masterbuild 10-year guarantee was supposed to have been taken out as part of the contract, which would have given us some protection for the deposit. We signed the Masterbuild guarantee application when completing the other documentation. The building company never filed the Masterbuild 10-year guarantee. The section had been sold twice with the previous owner not recorded as the current owner on the title. When our lawyer tried to settle the section, the lawyer acting for the developer said he was unable to settle and despite many emails and phone calls our lawyer received no replies and was unable to ascertain what the hold up was. We only found out what had happened when the barrister for the first purchaser contacted us and explained what had happened. We understand there are other sections in this subdivision with the same issues – i.e. they have been sold twice. Our lawyer then issued a settlement notice giving the developer 12 working days to settle – he did not, so our purchase of the section was at an end. My lawyer spent a great deal of time trying to get the deposit on the section back and eventually this was successful less a very large legal bill. Unfortunately the building company refuses to refund any part of the deposit for the build or even account for what they may have spent the deposit on. They simply regard it as a windfall – have a nice life, Merry Christmas. I have contacted the head franchisee – they don’t give a damn. I am under the impression the building firm was aware of similar issues with sections in this subdivision before our contract went pear-shaped. I have contacted Master Builders Association who have suggested using Fairway Resolution, but this requires the buy in of the building firm, who to date have been aggressive, totally unreasonable and unresponsive. My next step will be the Disputes Tribunal, which is limited to $30,000, but anything is better than nothing. I really think I am totally an innocent party here, I trusted the building firm, they sold me the package, including the land. I was totally shafted by them, with them capitalising on the situation they , probably knowingly, put me in. My questions are, has anyone else had a similar experience in Papamoa? Please get in touch with me as it would help with the claim with the Disputes Tribunal. Why is this building firm able to use the Master Builders brand, surely the Master Build brand should mean something, why is the Master Builders Association not taking a keener interest in what has happened to me. Most professional organisations monitor the actions of their members and weed out those who do not offer a service which is up to the standards of the professional body. Why is it that I have what it seems as no rights, when purchasing a house and land package, compared to purchasing an item under the Sale of Goods Act. Why can a building company sell packages with total impunity when at least Real Estate Agents have a code of conduct and an Act which covers their actions. It is probably the biggest purchase anyone can make and yet there is no protection and it seems nobody cares, welcome to the Wild West.

     Reply

     1. Hi Rachelle, I feel great sympathy for your situation. When I have written before about what a shambles the NZ house building often seems to be, others have implied it’s not that bad. Of course I don’t have statistics on how many builds go badly wrong. As opposed to just slightly wrong, which is almost standard for construction projects throughout the world. (You just need to open any newspaper, and that’s for Government/Council jobs being designed and supervised by professional architects/engineers etc). But judging by this blog quite a few.
        When you have individual houses being built for inexperienced clients, by builders who know exactly how to take advantage of them, it is often, as you say, like the Wild West.
        But to get to your particular case, which may help others avoid a similar situation, I have a few questions/comments:
        It’s always a good idea to check with MB whether the builder has arranged your guarantee, if you don’t the paperwork back from MB. I would suggest people also check with the builder’s insurance company or broker to make sure they have the insurance required by the contract.
        How did you manage to pay a 10% deposit for the land before your solicitor had checked who owned it?
        Whether you can get anything back from the build deposit may depend on what your contract says, but very likely it will be vague enough on what the builder can charge for ‘work to date’ to allow them to keep most of it.
        I think you should never go with a franchise builder (who is obviously charging you extra to cover his franchise fees) if you are not getting anything for it, other than the ads you saw in the media giving you the impression the franchisor will have your back every step of the way (Yeah, right, to quote the Tui ad). I notice you have not said who this franchisor is. Is that because you are afraid they will take some action against you? But if everything you said is factual what action can they take?

        Reply

        1. Thanks Chris
           The name of the developer was on the title and the developer was also the seller in the Agreement for Sale & Purchase, we had no idea someone else had purchased the property before title was issued in 2019 and was still not recorded as the correct owner in 2020.
           We signed the Masterbuild guarantee when we signed the build contract. In hindsight we should not have paid the deposit until the Masterbuild guarantee was received back.
           Basically we trusted the builder and also believed that because it was a franchise the master franchisee was giving us extra protection – we could not have got it more wrong.
           Basically I am trying to find out who else in this subdivision was caught.
           And also why does the Master Builders Association not care more about its branding?

           Reply

158. Hi everyone. PC SUMS…. Whats normal?
     This is about PC sums from volume home builders eg Jennian, Sentinel, David Reid; Signature & Stonewood etc etc.
     We are currently working with a builder and they wont quantify, therefore remove PC sums for things like: decking and balustrade; Driveway and Vehicle Crossings; Drainage; Excavation; Kitchen; Electrical; Building Consent & Engineering.

     Is this normal not to nail these costs? and what experience have you had with PC Sums increasing or decreasing?

     Thanks .. Kato

     Reply

     1. Serious.

        Run as fast as you can.

        They are leaving you exposed financially to serious over runs.

        Any honest company should be trying to work with you to eliminate PC sums and work to a fixed priced contract so there are no suprises to you during construction

        Reply

        1. Hi Peter,
           There seems to be no appetite to reduce PC or PS sums.

           Plus… I’m not much good at running.

           Thanks

           Reply

     2. These PC and PS are there to sucker you into entering a contract. Please don’t trust these big building franchises. Pack of thieves. DO your homework. If you have consented drawings no reason for PC/PS. Go with a local builder. Talking from a bitter experience.

        Reply

        1. Hi Neville,

           Thanks for your insights.

           Reply

     3. Hi Kato, I see there have already been a couple of replies to this. I basically agree with Peter Quinn that this looks like one to walk away from. But having said that, I think that his suggestion of ‘eliminating’ PC (Prime Cost) items may be slightly over simplifying things.
        I can see where he and Neville Nair are coming from. A builder who wants to put in PC items, or PS’s (Provisional Sums) for the range of items you mention, and is not even willing to try to reduce the number, does not sound like a person you want to get involved in a build with.
        But even with consented drawings (assuming you’ve got those before signing a building contract) both PC’s and PS’s can often still be quite useful in a contract.
        A PC item is an amount of money allowed in a contract for the purchase of a specific type of item, where the client gets to choose the item, and whether to spend more, or in some cases less, than the PC. If it’s less you should get a rebate from the builder. So for example you know you want a gas oven, and the builder tells he will supply model X for which he will charge $3K as part of a fixed price contract. So when you sign the contract you put in a PC of $3K, because you want to wait to see whether new or improved model comes out before you install your kitchen. If the new model costs $3.5K you pay the builder $500 more. But the important thing is you get to choose how much to spend.
        PS’s are different. They are generally for the costs of work/things which it is not possible to accurately predict at the time of signing the contract. They are often used for things like foundations and earthworks, where the engineer may need to look at ground conditions after excavation, to determine pile depths or removal of unsuitable material etc.
        But rather than just put in a sum of money it is safer to put in a Provisional quantity at an agreed rate (eg Provisional quantity of 10m of 400mm dia piles, at $2K/m). Then you just pay for the amount installed.
        Of course all of this requires a builder who not only knows how things are supposed to be done, but is willing to do them. Maybe the next guy you go to will be one of those. And Neville is right, he probably won’t be a big franchise builder.

        Reply

        1. Great and comprehensive reply — thanks

           Reply

159. Hello
     I have been slowly making my way through this forum, it’s a wealth of information. Thank you to all of those who take the time to contribute.
     I am embarking on a new build. I was wondering if anyone has any recommendations for a good construction lawyer? I am in the Christchurch area, but given the remote nature of work these days, potentially doesn’t have to be here?
     Thank you in advance!

     Reply

     1. Hi ddl, Sorry, I don’t know any good construction lawyers, but if you’re going through all of this forum you’ll come across a few things I’ve said about building contracts. In my view you should not give a builder any money for anything until you’ve looked at the contract form he wants to use, and established that he’s open to modifying it if you or your lawyer feels it needs changing.
        I won’t say it all again, but previously I’ve mentioned that there are some quite reasonable ‘standard’ forms you can use. Or certainly refer to when you’re checking what should and shouldn’t be in a contract. Take a look at those before talking to a lawyer.
        Be cautious about letting a lawyer just sell you his own standard form (even assuming the builder will accept it). There are lawyers who think they know how to write a building contract, but not all of them do. But it makes life easier for them if they can just use one they already have.

        Reply

        1. Hi Chris
           Thanks for the response. Yes, I already spoke with one lawyer who mentioned the master build contracts vs “bespoke” contracts the company may want to use. Interestingly his firm represents one of the construction companies I am considering going with (I wouldn’t go with them if I choose to go with that company). This is a mine field!

           Reply

           1. Hi ddl, This might be an example of a lawyer who thinks they know about building contracts, but in fact do not. If the MB contract form is the same (or similar to) the one I saw a few years ago then I would not recommend using it as it stands. I mean it’s not the worst contract form I’ve seen, and because the builder I used was a MB we used it. But only after making several alterations/additions. In this case the builder accepted those changes (in fact agreed they were perfectly fair, and any reasonable builder would accept them). If he had not I would not have built with him.
              I know there’s a lot on this Forum, but try to find a previous entry I wrote about some standard forms which I think are quite good. Also be aware that there are standard legal requirements for things that must be included in every contract for work over $30k.
              As you say it’s a mine field. After many years in the construction industry I have learned that if you have an honest and reasonable builder, dealing with a sensible and reasonable client, the builder has not stupidly under priced the job, and the client has some contingency money to handle the inevitable glitches, then the contract can become almost irrelevant. But if, as so often happens, things go pear shaped, then all you have to fall back on is the exact legal meaning of what’s in the contract. Even a good one may not completely protect you, but a bad one will leave you hanging in the wind to dry.

              Reply

160. Has anyone had any dealings with Presidential Homes in Palmerston North. We are thinking of getting them to build a house for us but thought it would be good to hear good or bad comments?
     Stuart

     Reply

161. Hi, Has anyone used Newstyle Homes for builds in Rangiora Rolleston Woodend areas please?

     Reply

     1. We have brought off them in woodend. How is your build going?

        Reply

162. Experience with Homes by Maxim

     The consultant was very nice in the beginning but once the agreement is signed, your phone calls, emails and messages were not responded to. The manager is a greedy person who tried to cut down on costs with us by altering the plan internally without consulting beforehand (lucky we spotted this). Also note that the deposit will be paid directly to him rather than being held in the trust account which can be an issue if our house is not completed by the time frame they given( also note though can’t break the contract with them, even though the construction of your home is delayed). I wish I didn’t sign the contract with them and hope you take this into consideration.

     Reply

163. Any feedback with Kevlar Homes in Christchurch?

     Reply

     1. Use Control-F – there were some comments here about Kevler a month or so ago… 🙂

        Reply

     2. Annoying when someone doesn’t reply isn’t it dickhead?

        Reply

164. Hi there,
     Looking at building with Fowler Homes in Wanaka, has anyone dealt with them before?

     Thanks in advance!

     Reply

165. Where can I locate your search box ?

     Reply

     1. Hi Outlander, Not sure if this question was meant for me, but anyway click ctrl F and the search box will appear in the top right hand corner. Enter and word and it will be highlighted in yellow throughout the blog.

        Reply

        1. Cheers, just couldn’t work out how to find the search box, but found it now.

           Reply

166. Has anyone out there had any dealings with a firm called Thermawise, Levin, runs by Campbell Grant Senior ? They deal in the erection of Structural Insulated Panels (SIP’s) for a quick build, efficient insulation for a warm economical to run house.
     I have had the most horrendous time with this builder, as he has not paid the subcontractors for the work they have completed (first fix) but I have paid him and am now withholding the final payment as instructed by my lawyer.
     I reached an agreement with the subcontractors in that I pay them directly, but the builder objected and told the subcontractors not to continue. Happily they did not comply with his request and I have paid them for the completion of the work (second fix and all front of wall work) on the inside of the house.
     Unfortunately a great deal of the work that the builder has completed has been failed by the local authority, therefore I have paid another builder to rectify the fail notice work.
     There is one more item to complete before I can apply for another local authority CCC, but again I am at the mercy of the builder who has (10 months after the fail notice was issued) instructed his structural engineer to rectify the paperwork with an amendment.
     I have a builder standing by to begin work but it has been another wait as the structural engineer has not given enough information to the local authority, so another 12 weeks wasted.
     I have paid the Home Check to write a report for the builder, he concedes some work but contests much, even when confronted with the evidence. Now he refuses to ‘come to the table’, therefore my lawyer has met him on site and he agrees that some of his work is shoddy and does not see why he will have to pay for the work he did that has been rectified by a superior builder, nor does accept responsibility for work we paid him to have done when he pocketed the money and did not pay the subcontractors.
     My lawyer has now been forced to file with the district court as this has gone way beyond my budget and patience.
     The house is my retirement home. I have had to sell my home to pay for this (fixed term and fixed price) and I have stuck in a rental for a year, paying rent I can no longer afford. I should have been in my house in late February/early March, but here I sit, 66 years old and stressed beyond belief.
     To date I believe he owes me in excess of $70,000.00 and I even offered to half the debt if he would pay up, but he either will not or cannot. So to court we must go.

     Reply

     1. Hi Outlander,

        We have experience with Thermawise and are more than happy to share our less than positive Thermawise experiences with you.

        Reply

        1. Hi Anarok
           We have a just finished our build with Thermawise
           and although very happy with the house, we are currently in dispute with Grant Senior over “financial irregularities “.
           Would love to hear your experience

           Reply

167. Hi all, Has anyone in Christchurch has any experience with Today Homes? We know we will need to ‘upsec’ a some of the standard fixtures, we’re just a little concerned that their pricing is so low that it is guaranteed to rack up thousands of dollars in unforeseen variations. The specs they provide are really vague (I mean “quality flooring” could mean anything…) but we are having trouble getting something more detailed off them. Thanks in advance

     Reply

     1. Hi Sophie
        Today Homes are a reputable housing company who have been in the industry for decades.
        The most important thing for you is to have a detailed specification which specifies the exact models of items, square metre rates on tiles, carpet quality which you can check from their supplier at Carpet Plus etc
        Also just as important is looking at their provisional costings allowed that they reflect the quality you intend to purchase.Housing Companies are renowned for having low provisional costings, then you sign an contract, go on to select your product and you get increased costs. This can take a little work but if for instance the have an allowance of $15K for the kitchen, find out who their supplier is and go and see what you will be getting.
        The only real way you find out what your finished square metre rate is working with an experienced sales person who will work with you to create your own specification like we do and then supply you a true estimate of finished cost and then working towards a fixed price contract before you commit.
        Hope that helps a little
        Peter Quinn
        Quinn Homes

        Reply

     2. Hi Sophie, I’ve seen the reply to your post from Peter Quinn. I have no reason to doubt what he says about Today Homes (long standing, reputable etc), and from other comments I’ve seen on this blog I get the impression Peter is as honest and straightforward as any builder can afford to be, and the advice in his first two paragraphs is excellent. Although you can try clicking ctrl F, and putting ‘Today’ and ‘Quinn’ in the search box to check through all the entries and form your own impression.
        In my opinion the reluctance of Today to give details of what their spec means is a big red flag. You need at least the kind of detail Peter is suggesting. If they refuse to give it (in writing in the Contract) then I advise you to walk away.
        Regarding Peter’s third paragraph, this sounds excellent in principle. My only caution would be that (especially for someone inexperienced in house building) very often ‘you don’t know what you don’t know’. By which I mean you can easily get tied up with superficial things like carpet, tiles etc, but not realise there are literally hundreds of things in a house, which affect the overall quality of the final build, but which you don’t even know you need to specify.
        Last comment is that in my opinion before you hand over any money at all you should make sure that you are happy with the proposed building contract. Of course I assume the detailed Specification mentioned above would form part of that, but first you need to make sure that the basic framework of the contract is fair, and contains all the provisions it should.

        Reply

        1. Hi Chris
           Respect your comments however my intent to focus on a couple of products in the 5 minutes I had this morning to make comment should be read as an over aching comment of caveat emptor ‘Let the Buyer Beware’

           Do your homework and ensure you are being advised by a sales professional who has the technical knowledge to advise you correctly.

           Most don’t and through the sales persons lack of knowledge, land unsuspecting clients into cost over runs throughout construction with unrealistic PC Sums and not having the knowledge to create a specification that reflects the clients expectations in the first instance .

           Reply

           1. Hi Peter, Totally agree with what you say. I’ve only had one house built in NZ, and in the end it turned out fine (and actually very well built), despite the builder going into liquidation just before handover. Because he had good guys on site, I had a fairly tight contract and had a good control on the stage payments. So I didn’t end up much out of pocket. But still a hassle trying to get the subbies organised to come back. Because it seems with the very clumsy system of requiring ‘producer statements’ etc you are virtually forced to use the the same people. As just one example, how do you get the old sparkie to sign off on half the electrics, and a new one to sign off on the rest. The whole system of building needs a thorough review to safeguard people who have houses built.
              So although I have spent my whole career writing contracts and supervising major construction projects, I would never stick my toe in the murky shark infested waters of NZ house building again.
              It makes me feel sorry, and very nervous, for a lot of the apparently very inexperienced people who write on this blog. As I said before, many of them obviously ‘don’t know what they don’t know’. Whether they end up with a decent, honest and capable builder (like yourself no doubt) often seems to be more luck than judgement.

              Reply

              1. To say you have lost faith in the industry is a bit harsh. There are very good operators in the industry. Its the transparancy that is the problem.

                 We set out to change that in our business making sure our clients are protected every step of the way. We dont take an money what so ever off clients until the floor is down and subsequently at every 5 stage payment throughout the build so the client is always in credit eg they are only paying for what has been completed onsite. I dont know any other company that offers that but its important to us that our clients feel safe.

                 In your case where your builder went into liquidation, if that happened to us (which it never will) you would have been protected and your comment around changing a trade at half way, its taken me over 12 years to get the team we have for this not to happen and its been a struggle.

                 But I still say, its the clients that need to spend more time on selecting builders that have the knowledge to sit down with them at the very start of the process and go through every specification of the home to fully understand what the clients expectations are and to cost or estimate accordingly

                 That is where the trouble happens before the build has even started.

                 Reply

                 1. Hi Peter, I’ll try to make this my last response. But just a couple of points in case anyone reading our exchange may have misunderstood. Of course I realise there are some (possibly many) good builders around. If not then I guess the industry would be such a disaster that the government would have been forced to tighten things up by now. But just a quick skim through this blog (plus my own experience) tells me there are far too many bad, or possibly just incompetent, ones around. And it’s often very difficult for people with little experience in building to recognise the difference. Because most of them have sales type people up front, who talk a good game, and say lots of reassuring things. Otherwise they would never get any business.
                    I assume you must have more liquidity than a lot of builders, if you can afford to complete substantial amounts of work before payment. But most of them want money up front to fund future work. And it shocks me how many people seem to hand over substantial deposits based on just simple concept plans, a very biased contract and a very sketchy specification, plus lots of promises. This makes them very vulnerable to a bad builder.
                    I note that you don’t expect to go into liquidation, and I sincerely hope you’re right. But of course in the worst case scenario that situation often goes together with workers and subbies who have not been paid. Because lack of money to pay those people is what causes the collapse of the company. So clients would still be left scrambling to find out who they are, who has been paid what, and negotiating to get them to come in and complete part-finished work, or hand over certs and producer statements, in order to get a Code Compliance Cert. This is the reality of being unlucky enough to choose the wrong builder.

                    Reply

     3. Have you used Today Homes? we are looking to build our home too. their pricing compare with the other chch based company is much lower (exactly same design ) . but seems their reputation is not too bad but just don’t want to end up a huge bill if we decide to use them

        Reply

        1. Hi Lydia, If you click ctrl F, and enter Today in the search box, you will find many comments on this company.

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168. Hi, does anyone have any experience and feedback on Reed Myers property development company, or Guardian Homes builders?
     They have built or are currently developing some houses in :
     Te Kauwhata – Waerenga Estate, Glenvale Estate, Moorfield, Travers Rd
     Avondale – Powell St
     North Shore – 269 Rosedale Rd
     Massey, Auckland – Triangle Rd
     Wellsford – Totara View Rd & Rodney St
     Mt Wellington – Portman Rd
     Thames

     Any info would be appreciated, thanks

     Reply

     1. Hi Darryl, interested if you received any feedback in regards to Reed Myers from any sources? or if you have signed a contract with them?

        Reply

     2. Hi, would like to know if you managed to get any info about them so far?

        Reply

        1. Hi I realise I’m replying to a pos two years old but feel I need to warn others so they can possibly avoid the heartache and absolute devastation I have suffered.
           I signed up for a key turn property in Thames late September 2020 through Reedmyers (googled at the time, nothing bad showed up, google now and it’s all bad) long story short about a month or two before the sunset date of over two years (Nov 2022) builder Mark Young from Guardian Homes, pulled out of the contract with only a few poles in the ground. Mark was notoriously hard to get hold of and get answers from. Reedmyers had told me a few weeks before I got the gutting news that my house was not going ahead that ‘absolutely it was going ahead and guarantee the builder won’t pull out’ It is now listed again $150000 more than I signed up for with Guardian Homes still ‘apparently’ doing the build. Stay away from Reedmyers and Guardian Homes at all costs people. They have pretty much forced me out of the property market now as prices have increased significantly since 2020

           Reply

     3. Hi

        Reed Myers have completed Developments –
        Total of 37 Town Houses @ 27-37 Powell Street Avondale –
        Total of 41 House and Land Sections – Matau Close Te Kauwhata
        Total of 52 Units @ 269 Rosedale Rd, Albany

        Regards

        Cheers

        Reply

169. Hi – we are looking at builders in the Nelson Tasman region. We’ve heard of some nightmare experiences re. quality issues and over budget costs. Any recommendations, please? Any we should avoid?

     We’ve gone into some detail with GJ Gardner, Signature and Peter Ray Homes.
     Thanks
     Sue

     Reply

     1. Out of those three Peter Ray would be the best. We have built with PR before and my husband used to sub-contract for them. They are very nice people and they are very honest and customer was always right. Their quotes are pretty much spot on too – we didn’t have any unexpected costs. I don’t know many builders in that area but one I would always avoid in any area would be Golden Homes – haven’t had good experiences with them.

        Reply

        1. Thank you for replying Sally. That’s really helpful information.

           Sue

           Reply

     2. We recently built with Stonewood Homes in Nelson and while the quality of work by all the subcontractors has resulted in a beautiful home our dealings with Stonewood themselves was less than satisfactory. The expectations re timelines & cost vs reality did not match up and the project management was severely lacking. We had to micromanage the entire build which was both time consuming and stressful. We love our new home, it’s exactly as we planned and made happen, but we would not use the same building company again or recommend engaging in a building contract with them.

        Reply

        1. Hi vic
           I also have just built with stonewood and feel the same as you we suffered a lack of communication most of the way through the build and when we started questioning things that were wrong as in things in the wrong place from the plan they decided to lock us out…. we have finally had painters back fixing some walls that had stripes on them witch we complained as soon as it have but stonewood told us it was normal it took the master painters to get it sorted

           Also 2 months after we moved in and had paid finally bill in full the decided to send us another bill (apparently p.c sums never end with them) can send a bill when ever they want so we are fighting that atm ‍♂️‍♂️

           Reply

170. Hi All

     Looking to build a home in Kapiti, Wellington. Any recommendations or companies I should avoid?!

     Thanks
     Bronwen

     Reply

     1. Hi Bronwen

        I had an extremely bad experience with BCL (Baillie Construction Ltd) and I’ve met 6 others that had similar experiences and have heard the stories from 7 other clients that had differing levels of bad experiences with them. I also have discovered information from a large number of local suppliers and sub-contractors that are left unpaid for their work months (and sometimes years) after dealing with BCL.

        BCL are based in Palmerston North but I’ve heard they do attempt builds down closer to Kapiti, so just making sure you are aware of them 🙂

        Whoever you are considering to build your house, make sure you ctrl+F search this review website for their company name. There is a great wealth of knowledge on these reviews (wish I found it before my build).

        Regards
        Tim

        Reply

        1. Thank you Tim. I am sorry to hear of your bad experience though….

           Reply

        2. Our Build with BCL was in Kapiti, we started consultation with them on February 2016, we cleared the land hiring a company in July 2016, BCL was applying for council consent which they said did not arrive until late December 2016, the actual construction was meant to start Jan 9th and they actually started mid February 2017. It was a nightmare journey and we moved into a partly finished house on June 10th 2018, 1 bathroom useable, electricity not fully connected, Kitchen not finished, wardrobes not installed, balcony just a frame, lounge doors missing. We were meant to move in on the weekend of the Queen’s birthday the week before after several promised dates had been and Gone, We were renting in Raumati and the owners had been very accommodating as we changed the move dates due BCL time and time again. We had two find a rental for a week with 2 cats and to elderly parents last minute on the Kapiti coast over Queens birthday weekend with no assistance from BCL. It took until February 2019 when we managed to get code of compliance and we had to do this ourselves. They put in our specially made lounge doors in the winter of 2018 but one off the glass panes was scratched, it took to August 2019 until the replacements were fitted . The experience with BCL was nightmarish at best. We met people who had received a worse service than us and many were frightened to comment. We have all email and correspondences to back up everything we experienced on this build. It took an age, dealing with the owners was not a good experience but dealing with several trades that worked on our build was wonderful, we had to take control of the management to get it finished, The heating engineer was excellent and he also built the framework for our balcony, his company stopped working for BCL, our project site manager was excellent and it was his help that got some outstanding issues resolved before he left BCL. The tradesman that put in our Kitchen, our wardrobes our Laundry and our vanities was amazing and his company stopped working for BCL, without him our house would not be as good as it is. I could list a whole host of issues and problems, and I have spoken to several others who had a worse experience. We wanted to build a steel house and BCL offered that, the management left much to be desired. If we ever build again we will do much more precise homework and project manage ourselves which at the end is what we ended up doing.

           Reply

     2. Hi Bronwen,,,Having built within this region, if you can supply a list of those companies your looking to build with or looked at,, come back to this site and state who they are. If the building company I built with is on your list, I’ll respond back to you but will want to contact you off site whereby I can give you contact details of other clients who built with them who you will want to talk to before doing anything.
        Cheers and Good luck!

        Reply

        1. Compass Homes is the only one I have looked at

           Reply

        2. And Navigation Homes just now…

           Reply

           1. Hi Bronwen,
              Did you find a builder? We are looking for one in the Kapiti region

              Reply

171. Hi All, (pls ignore the next post which a duplicate and has some mistakes)

     We are new to Christchurct and we are looking to build our first home. We don’t know much about builders here. Can you please recommend builders to consider and builders to stay away from?

     What we are looking for in a Builder:
     1. Someone who can build something different/special (have a vision; not a cookie cutter house)
     2. Good build quality (reputed)
     3. Deal with builder/site supervisor directly (not a lot with sales people)
     4. Easy to deal with

     We have a decent budget (not looking for the most economical option). However, we don’t want a builder who will use up the budget just because we have it. This is what we found with the first builder we approached. They took our budget as a baseline and are talking in terms of us bringing in more money to have a better features. The price is going in the range of NZ$2,600 sqm.

     A friend who recently built a house has warned us that this is too much and we should find good builders who work within NZ$1800 – $2000.

     Thanks

     Reply

     1. Hi LG – I’m not sure who your friend built with or what specification they had – it really depends on what you want included. I would say in today’s market that $1800 – $2000 is very low. You would be looking at a very budget house with that price. I would say pricewise it would be $2,100 – $2,300 per square meter for a decent house and that would depend on if you wanted moulded showers or tiled, tiled bathroom floors or laminate etc etc etc. Most companied I mentioned above would use your budget as a “max” – mine definitely would. You should ask any builders you consider for references or even better wait until a house you know they built is finished and then knock on the door and ask the owners. 🙂

        Reply

172. Hi All,

     We am new to Christchurct and we am looking to build our first home in Christchurch. Can you please recommend builders to consider and builders to stay away from?

     What we are looking for in a Builder:
     1. Someone who can build something different/special (have a vision; not a cookie cutter house)
     2. Good build quality (reputed)
     3. Deal with builder/site supervisor directly (not a lot with sales people)
     4. Easy to deal with

     We have a decent budget (not looking for the most economical option). However, we don’t want a builder who will use up the budget just because we have it. This is what we found with the first builder we approached.

     Thanks 🙂

     Reply

     1. Hi
        Please visit our website http://www.quinnhomes.co.nz
        We have built many clients homes through referral on this site.
        We specialise in bespoke designs and you only deal with myself and my wife Linda through the entire process.
        There are many other reasons why we have such a high referral rate which I would be delighted to discuss in person.
        I look forward to hearing from you.
        Regards
        Peter

        Reply

     2. Hi LG, I’m an architectural designer working for a building company so I know a fair few in Christchurch – companies I would recommend (and meet the criteria you mentioned) are: Greenland Homes, DNA Structures Ltd, Paul McStay Homes, Que Homes (Justin McDonald), Peter Ray Homes. Most of these I myself have either built with or have close friends that have – all have great reputations and excellent build quality. Personally I had a hideous experience with Golden Homes in Chch (Peak Construction) and would never recommend building with them – I know there are a couple of other reviews similar on here too. Hope you have a good building experience! 🙂

        Reply

     3. Peter Quinn from Quinn homes is very active in this blog and has a very good reputation, I would definitely recommend giving him a call.

        Reply

173. Hey guys,

     Has anyone built with Hallmark Homes or Jennian homes in Rolleston/Christchurch, I am thinking of building with one of them and was seeing if anyone had any comments about them?

     Thanks

     Reply

174. What an embarrassment these companies are. On a constant merry go round of failure.

     https://www.insurancebusinessmag.com/nz/news/breaking-news/built-in-insurance-loses-underwriter-for-building-warranty-211516.aspx

     Reply

     1. Given the shitty building work going on in full force all around our country I wouldn’t back them either and it’ll be interesting to see who does.

        Reply

175. Has anyone had dealings with Master Build Association’s lawyers Kensington Swan Wellington. I would like to know what they were like to deal with. We have been waiting over a month for them to reply to our lawyers . It has been over a week since our lawyer sent another letter and they don’t seem to care. Our lives are been put on hold by MBA and their lawyers

     Reply

176. Looking to build our first house In rural west Auckland – Have narrowed companies down to Maddren , Sentinel NW franchise and Landmark west & Central. They have all had a look at our section.

     Reading through the comments on this page have made things a bit tougher for my decision…..

     Sentinal have been very friendly and helpful with a booklet with costs etc at no charge that is very helpful in relation to the section we want to build on (They seem to be the company putting in the most effort at this stage to “seal the deal”).

     Maddren have impressed also with great show homes and good knowledge around reducing costs on the build with little alterations etc – Anthony is onto it!.

     Landmark are very good to deal with and was able to show us inside a completed home that was built to about the same budget we have – I have a relative that has had a house built in the past 24 months by them that they are very pleased with.

     From what i have read on here it would be foolish not to build with Maddren however the other two have impressed also….at this stage.

     Any help would be greatly appreciated.

     Reply

     1. Hi! Which one did you choose??? We will try to build this year, and some words will be appreciated. Thank you. Cintia

        Reply

        1. Hi Cintia…Was trying to see if you got an answer or response for your question above. I am also in the same boat as you were up there, not sure if you have identified a good builder yet..? I will be really keen to know. I live in Auckland and looking to build on a recently purchased rural section.

           Reply

     2. Hey Gary,

        How did you get on – who did you go with? Also in West Auckland so would appreciate knowing how you got on.

        Thanks! 🙂

        Reply

177. Thank you all for the informative comments; very much appreciated, and I hope to return the favor one day!

     Can anyone refer to a checklist of issues that a Client/Homeowner-to-be would be well-advised to include in the building contract that the Client intends to sign with a Builder? For example, in reading some posts, I now know to include a clause that requires Builder to provide copies of insurance certificates, as well as do all things to ensure the Master Build is effective and covers my build. Is there a list of such issues out there?

     Thanks

     Reply

     1. Hi NG, Under Building Standards in NZ there are legal requirements on what is required to be covered in any contract for work over $30K, which I suppose you can say is a kind of checklist. Also there are some good ‘standard forms’ of contract you can use, or at least refer to, if you are not familiar with writing contracts.
        The MB form I saw several years ago (which many builders who are themselves MBs might suggest you use, not necessarily out of any ill intent, but because it’s convenient) is not disastrously bad, but in my view needs amendment to make it more suitable for use.
        I have written on this blog several times about the importance of getting the building contract right, and other people have also written some good advice. Unfortunately too much to repeat here.
        So I suggest you click ‘ctrl F’ and enter words like contract, insurance, master builder etc in the search box, and try to find the time to read the hundreds of entries.
        But your comment that you ‘now know to include a clause that requires Builder to provide copies of insurance certificates’ concerns me a bit. Writing a building contract is not always just putting down a list of stuff in your own words. It’s a legal document, and if things go wrong (which is often when you need it most) the exact intent and requirements may end up being tested in an arbitration or court. So it needs to be written with that in mind.

        Reply

178. Hi Has anyone recently had a house built by Generation Homes in Orewa? Good or bad experience?

     Reply

179. Does anyone have any recommendations for builders in Nelson/Tasman region? What are pros/cons of using a building company?

     Reply

     1. We recently built with Stonewood Homes in Nelson and while the quality of work by all the subcontractors has resulted in a beautiful home our dealings with Stonewood themselves was less than satisfactory. The expectations re timelines & cost vs reality did not match up and the project management was severely lacking. We had to micromanage the entire build which was both time consuming and stressful. We love our new home, it’s exactly as we planned and made happen, but we would not use the same building company again or recommend engaging in a building contract with them.

        Note: I cut and pasted my reply from a similar question further up the page.

        Reply

180. Looking at building with QuickBuild Homes or Ablespaces a Minor Dwelling in Palmerston North so can move our disabled daughter closer to us after checking out 50 websites around plan designs and price. Has anyone built recently with either of these? Thoughts good or bad?

     Reply

181. Does anyone have any recommendations for builders in Canterbury region? We’re looking at Jennian, Orange, Today and Mike Greer currently. Looking for a build that is (obviously) of a high standard, but also a builder that is upfront about what is included so we can plan and budget for variations.

     Reply

     1. Yes and I would personally stay away from the group home builders. Recommendations for builders in this area are: Greenland Homes, DNA Structures Limited, Peter Ray Homes, Paul McStay Homes, Torque Construction (Que Homes), Peter Quinn (Quinn Homes). Have either built with these myself or have good friends who have – good quality builds, honest and reliable. 🙂

        Reply

        1. Adding to what Sally suggested I built with Homes by Maxim and was really happy with the results. I have also heard good things about a number of the ones Sally suggested. Check out their show homes and chat with them. Costs nothing to talk with them. I would also suggest that you thoroughly check out any you consider building with.

           Reply

182. Hi – has anyone built with Hallmark homes or Headstart homes in Canterbury? What has been your experience? Thanks

     Reply

183. Thinking of building on the back section of my house in Henderson in Auckland.
     I have an idea of the design.
     Any suggestions of who to consider or who to avoid in that area?
     Thanks

     Reply

     1. Clarification: What Builders / Building Companies to consider or avoid?

        Reply

184. Has anyone dealt with jennies Homes Rodney area?

     Reply

185. I trawled through this site prior to building in Tauranga and promised myself I’d post about my experience.

     We built an investment property with Navigation Homes Tauranga (BOP), and we’re just waiting for the official Code of Compliance from the council after doing the final walkthrough on Friday last week. We used Ian and John at NewBuild for the finance.

     Both businesses were really good to deal with.

     Simon at Navigation was very patient and understanding, and along with Dean the site supervisor they did a great job of keeping us updated on progress using an online system called co-construct which contained and documented everything to do with the build. Photos were uploaded roughly every week and kept our mind at ease. We had lockdown early in the piece but they were back on site and progressing things almost straight away.

     The final product feels really good quality wise and they have kept their word on things we discussed, and seemed to always be thinking ahead to make sure things ran smoothly. They’re now doing some final touch ups and other bits and pieces to finish it all off, which I’m sure will be taken care of in a similar manner.

     NewBuild helped to ‘project manage’ the finance including making sure we were covered in case something went wrong (Master Builders Guarantee) and structuring the finance conditions in the build contract to be bank friendly (using Sovereign / AIA). This ensured the relationship between the bank, builder and us was kept on track with regards to timelines and making payment. It made it really easy.

     Everyone is after a builder they can trust and if our experience is anything to go by, I’d have no hesitation in recommending Simon and his team at Navigation to other people, particularly if NewBuild were running the finance side as well.

     Hope that helps someone.

     Reply

     1. Lucky you didn’t have to call on the Master Builders Guarantee. I understand its difficult to get a payout and relies on the builder to lodge the necessary forms at the start. If the builder doesn’t do this you’re not covered but have more than likely paid the premium for the sum assured amount.

        Reply

        1. Hi Nigel, Perhaps unnecessary to say this, but it might help some people. With everything like this on a build (MB Guarantee, Contract Works Insurance etc) which your builder is supposed to obtain/arrange it pays to make your own enquiries. In my case I called MB directly when I did not receive their paperwork, and found (despite the builder saying he had done everything required) that the MB Guarantee application and payment had been received, but not issued because the builder had not paid his current membership fee. (He did after I chased him.) I can’t speak about whether MB ever actually pay out, but I found them fine to deal with on other things. But be warned that you could find even if they were to pay out in full on something, the amounts in their Guarantee may be a lot less than you stand to lose on a build in NZ these days.
           Similarly I suggest everyone should get their own copy of the builder’s CWI cert and policy, to make sure it complies with their contract, and the amount of cover is sufficient. Then you can if you want arrange your own insurance to cover aspects not covered by theirs.

           Reply

           1. Thanks for the additional clarification. I hope that other people see your reply as it indicates how wary one has to be and do your own due diligence. Sadly due diligence excludes about 95% of the people on this website judging by the questions asked. In addition I doubt whether most read the building contract. The two contracts i’ve read from two of the larger franchises do not need a lawyer to interpret. At most if I recall I would have had to refer one or two clauses to a lawyer. I have yet to build but with the high volume of residential work trying to change a contract to be more neutral would be mission impossible. Builder would just move onto the next muggins. i live in NP so can’t speak for other parts of NZ although I feel Akl would be very similar.
              I take many of the comments about this or that builder is bad unless outright fraud, with a pinch of salt. Would suggest most of the problems are contract related rather than out and out technical issues.

              Reply

              1. Hi Nigel, Thanks for your thanks. I totally agree with everything you say up to about the middle of your first paragraph. But after you said ‘I have yet to build … ‘ you said some stuff that concerned me, as in my view it’s a bit misleading for those not experienced in the building business, and kind of contradictory.
                 In your last paragraph you seem to doubt other peoples’ words that builders can do a poor job without actually being fraudulent. This of course is not true. I assume fraud is a crime, and you could get the police involved. But I doubt if many cases of poor workmanship, failure to complete on time etc, would fall into that category.
                 Having said trying to amend contracts to make them more ‘neutral’ is just too hard, or even impossible, in your last sentence you point out that many ‘technical issues’ (by which I assume you mean things like poor workmanship, arbitrary changes to design/materials, extra costs for variations etc) happen because the contract either does not prevent them, or does not give the client enough power to demand that the builder put things right.
                 So you have given a very good reason why anyone going into a build cannot afford to accept it, when a builder says an unfair or biased contract cannot be changed. If they say that then in my view they are the wrong builder for you.
                 I’ve spent much of my career writing and supervising major construction contracts, and I agree that many NZ building contracts can be understood by most reasonably intelligent people. But the problem is that many of those people ‘don’t know what they don’t know’ as the saying goes. Understanding it is one thing. Knowing what’s not in it that should be, and knowing what may lead to trouble later, is something else.
                 I’ve written about this in this blog before. You should look at the builder’s contract before you pay them any money for anything, and if they’re not open to making changes (of things you or your lawyer think are unfair, or have been omitted) then walk away.
                 I believe there are standard minimum requirements for a NZ building contract over $30K, but it’s worth looking at NZS3902:2004 (Standard Building Contract) for an example of the kind of thing you should be looking for, although I know there are other standard forms that some people recommend.

                 Reply

        2. It was a condition of finance with NewBuild / AIA that the MB Guarantee was in place and current. Simon at Navigation was great at chasing up MB, and made sure everything was in place. I haven’t had personal experience of trying to get a payout, so can’t speak to that.

           Reply

           1. Hi Rich, Thanks, this is very interesting. People have implied on this blog that the MB Guarantee is virtually worthless, because they almost always find some way of avoiding paying out.
              I have found MB fairly responsive and reasonable to deal with on other matters, but I can’t comment on them paying out, because I’ve never actually made a claim. And I have wondered whether peoples’ claims had failed because in some way they had not understood or followed the guarantee conditions.
              But your comment makes it sound as though NewBuild/AIA consider that it is important to have the guarantee in place. And you would assume they would only do that if they had some reason to think that MB would cover at least part of a claim, which would save them some money. Why else would they care?
              But it would be interesting if you could talk to them regarding their experience about MB paying out on claims, and let us know what they say.
              Or am I being very cynical in wondering if they don’t care whether MB pay out, because it’s your job to get the money out of MB? But NewBuild/AIA can then avoid paying you the amount you are ‘supposed’ to get from MB.
              It would be great to clarify some of this stuff.

              Reply

186. hi, looking to build in new plymouth… does anyone who has recently built a house have any suggestions on building companies not to use… or to use for that matter?? Hard to know where to start when you’ve never done it before… i’d possibly be looking at either signature, GJ or landmark at this stage.

     Reply

     1. Hi Amelia, If you haven’t built before I would suggest you try to find the time to look through all the entries on this blog.
        But if you think that’s too tedious at least click on ctrl F, and enter into the search box words like signature, landmark, gardner, franchise, contract, provisional, PC, although of course you would then miss out on the names of all the other builders that people have already made comments on, both bad and occasionally good, plus all the other very good advice.

        Reply

     2. Hi Amelia, we built with Signature Homes in New Plymouth and had many problems. Would not recommend them at all. Talked their way out of everything. We took possession of house two months before we moved in and did not notice all mistakes until then. Have heard now from other people that have used them that they had similar problems to what we had and also had same response from Directors of Signature that they look at ways to get out of doing remedial work. Even when company arranged to come back and correct many things on our list still did not get it right. For example plumber drilled through Girder truss to put piping through for boiler in roof. Cracks in mitres in coving. List goes on. We have since fixed many things ourselves – cannot be bothered with them.

        Reply

187. GI Builders were not nice to deal with. Slow to deliver, always has excuses, under resourced the project, owners aggressive and basically gI what they want without engaging with owners. In my experience stay clear if this company

     Reply

     1. Agree. We did an extension and the standard of work in my opinion along with poor communication, constant delays, caused enormous stress and ultimately cost overruns that GI took no resisability for. Please avoid using.

        Reply

     2. Agree. We did an extension and the standard of work in my opinion along with poor communication, constant delays, caused enormous stress and ultimately cost overruns that GI took no responsibility for. They also have poor accounting practices. Please avoid using.

        Reply

188. Has anyone built with Ethos homes in Christchurch? Can you perhaps share how it went?

     Reply

189. Can anyone help us understand the relative and prices in general for the big building companies? We are looking to build in Levin. We could consider prefabricated with local builder assembling it. Thanks

     Reply

     1. Hi Jane, Wow, people sometimes say ‘open-ended’ questions are good, but yours is so open-ended it would almost require a book on building in NZ to answer it. Not sure whether by ‘relative’ you mean ‘relative merits’, or ‘relative prices’ (ie approximate prices per square metre for build cost). But either way you could initially try just looking through all entries on this blog. Time consuming, but worthwhile. And possibly discouraging if you have not built before, or have no experience of what a potential nightmare it can be if you get it wrong.
        Of course for every company their finished price per square metre of build can vary (I’d guess by as much as 100%) depending on what is included, and the standard of finish you expect. And very often the total cost you end up paying will be a lot more than the price you thought you were going to pay, because many companies are very clever at tempting you into signing a contract by offering what seems a good price at the start.The only way you can minimise that is by being absolutely clear about what you are going to get, before you sign the main building contract. Although in my view to be fair to the builder you may have to pay (and risk losing, if you pull out) something upfront, if you want them to do a lot of work preparing detailed drawings, specification and estimates.
        But if you have more specific questions, for example about a particular building company that builds in Levin, you could try searching for comments by clicking ctrl F, and entering the name in the search box.

        Reply

        1. I suppose I’m just asking for a rough idèa of which big companies are high end and which are more modest. Just as I could with Farmers vs Kmart or kircaldies vs the warehouse.

           Reply

           1. What Chris is trying to say is any of the franchise building companies will build to whatever your budget or spec is or they will all tell you that your budget and spec is achievable but always keep in mind you will be dealing with someone who works their marketing aspect of the company and not often is this person a builder and they will tell you whatever you want to hear just to sign you up.

              Some are more reputable than others with regards to hidden costs, which is a common trait with them all so a “fixed price” is never fixed and if you use the search option Chris mentioned you will find the franchise’s that exploit things like PC sums to get maximum amount of money from you and give you low spec (even if you ask for high spec) vs the ones that are a little more honest.

              But with franchise companies where everyone in the chain needs to clip the ticket so to speak, you will always pay more.

              My advice is to employ a draughtsman and tender your design to a local builder, again checking the builders credentials. Less stress & more control for you.

              Reply

              1. Thanks.i had thought he big companies get good prices from building lots of homes and they give a fixed price. I guess a local builder would do the same.

                 Reply

                 1. Unfortunately many people think the bigger the company the better the price but it’s exactly the opposite.

                    The more people involved in your build means less accountability if something goes wrong.

                    You have more control using a local builder, and less people in the chain so your costs are more exact.

                    But in saying that I would still do as much due diligence when engaging any tradesmen including plumbers, sparkies etc as building a home is the biggest thing most will ever have to do in their lifetime and it’s never going to be easy.

                    Reply

190. Hi,

     I have a choice between SureTrade Building services (https://www.suretrade.co.nz/) and PS Brown Construction (http://psbc.co.nz/) to do some renovation work for me in the Waikato. Wondering how I could get reviews of both and or any thoughts based off your personal experience with these companies? Any recommendations? Thank you

     Reply

191. Hi there
     Looking to use Wright Brothers Builders – Stan Wright – in the Wairarapa to build my new home. Anyone had any dealings with them? Just doing my due diligence!

     Reply

192. Hi all,

     Looking to build in the Waikato. We were initially with Urban Homes, but have had a terrible experience so far. Since we are in the pricing stages of building, we have decided to try our luck with another company.

     Has anyone built with Versatile Homes in Cambridge? If so, how was your experience dealing with them, and what did you think about the quality of their work?

     Thanks in advance!

     Reply

     1. Hey Theo, we are thinking of going with Urban Homes in Wellington -can you tell me a bit more about why it was so terrible?

        Reply

        1. Worst experience

           Reply

193. Anyone heard of or had any experience with Christchurch Builders? I’m looking at a couple of properties built by them out in Rolleston but I don’t know much about them and just wondered what kind of reputation they had. Thanks.

     Reply

     1. Avoid Platinum Homes if at all possible, just do a search.

        Reply

     2. Avoid G I Builders.

        Reply

        1. Totally agree. Bloody horrible to deal with, mongrels with attitude. Check walls for being square, make sure plumbing intact, make sure the warranty you get is checked by a lawyer. All from my personal experience.

           Reply

194. I am looking for any reviews or opinions on a couple of build companies Onyx and Build 7 who I’m thinking of using for a new home build. Would welcome any others who may be worth looking at as well.

     Reply

     1. Sorry, should have said I’m looking at building in Chch.

        Reply

     2. Hi Andy,
        I’ve built with Paul McStay Builders in CHCH. Local builder, not franchised, high spec and good pricing. Had really good experience with them and highly recommend having a chat to them.

        Reply

195. Hi all

     My name is Thuy, my partner and I signed a house and land contract with NZ first house = Eco Smart home since September last year. Until now there is no further process for anything, except the street name and house number. They keep telling us that house title has been released by council yet. We checked the director of Eco Smart Home, he seems has a history . The lawyer we use was suggested by Eco Smart Home, he told us the sunset date is October 14, 2020, if there is still no process till this date, we can cancel the contract.
     Is there any thought, experience about this? Or anyone has the same issue like us?
     Thank you

     Reply

     1. Hi Thuy,

        where you were building with eco-smart, I just touch with them for takanini house & land package, after reading about you it’s scared me to go with eco-smart, how ur review with them?

        Reply

     2. Someone who dealt with Eco-Smart homes last year had a very bad experience. It seems that Eco-Smart run a sort of “Ponzi Scheme” whereby they sign you up for a house and land package that is very reasonably priced (almost too good to be true) for a house that is not built yet in a large subdivision they say they are developing.

        They recommend their lawyer for you to use and the contract has a date for completion that doesn’t seem unrealistic and you hand over a deposit.

        Eco-Smart will do this to a dozen or more people all the while your combined deposits accumulate in their account and when they have enough money they will build one house. They have no intention of honouring the completion date on your contract in fact it’s in their best interest for them not to sell the house to you because they can then legally sell the house for twice as much as what they quoted to you.

        This is a tactic employed by building companies that have a terrible credit rating, they will use your deposits to fund their projects and when the first house is built and then sold (not to you for the agreed price) this sale will bankroll the next house and so on and so on….

        They will cling to your deposit for as long as they can by telling you every lie they can and eventually they will refund you so they have effectively borrowed money for 0% interest and for as long as they want. I don’t know if this is all legal but it’s certainly morally wrong and I would suggest you go to a lawyer that deals with contracts and see if you can get out of your contract sooner, perhaps using the fact that the lawyer they recommended has a conflict of interest?

        I’ve said this before but if it seems too good to be true then it probably is. There is no secret magic recipe that any one building company has over everyone else and due diligence on your part is all you have to protect yourself.

        Let us know how you get on please? Good luck.

        Reply

196. Looking to Build in Rolleston. What are the differences going with a Home company (eg Greenland Homes) company , or just a building company?

     Reply

     1. Hi Aimee,

        This is all personal opinion

        You will probably have 3 different setups. 1. will be a franchised company where a builder buys a license to operate under an umbrella company (like Golden, GJ’s) and the bulk of their operation are done out of a main hub. 2. will be a bigger building (Kevler/Greenland) owner/operated company where they may have a few staff in-house. 3. may be a builder that has no staff in house, dependent on how many jobs they do in a year.

        Dependent on franchise fees/buying power, what I usually find when quoting is the franchised companies & owner operated companies come in at the same price. However, when you compare the spec of the build, the owner/operator builder spec is wayyy higher than the franchised builder. If you ask the franchise builder to match the spec of the owner/operator builder, it could be another 15-20k on top of their original quote.

        What we did is went around a bunch of different places and got copies of their specifications and what is included in their house & land packages. What we found with our building company was the ability to downgrade some stuff, upgrade other stuff. Whereas a lot of franchise builders have an entry level spec so downgrading really isn’t an option.

        E.g our standard spec was a huge tiled shower in en-suite, engineered benchtops in the kitchen, bosch appliances. Those upgrades would be close to 10k from an entry level spec. So if you wanted to save cash, you could have the option of downgrading those.

        Just depends on what your preferences are!

        Reply

197. Hi, I am in the process of contracting a project with ODL construction (Northshore Auckland). can’t find any online reviews about them. has anyone heard or dealt with them before?
     any info would be very helpful
     thanks
     Persy

     Reply

     1. Hi there, I am also looking for reviews and can’t find any. What did you end up doing Persy?

        Reply

198. Hi All,
     Any reviews on Kevler Homes, previously Yellow River?
     Looking at building our first home in Rolleston CHCH, and they are a good price. Would love to hear if anyone knows how well the houses are built etc. They seem legit.
     Or if there is a better company with good quality and price.
     Also what is better Rockcote or brick?
     Thanks 🙂

     Reply

     1. Hey Aimee, a friend of ours does the painting for Kevler Homes – I will ask him what their quality is like and drop in another comment later on. In the meantime, check out Greenland Homes – they are also great quality and price – have built several houses with them myself and plan on building my own home with them shortly. Brick and Rockcote are both great claddings – you will end up paying for more foundation with brick as it sits on the foundation rather than with Rockcote it hangs off the framing. When our company builds spec houses or lower cost we usually find Rockcote is better pricewise. I personally think it looks nicer than brick as well.

        Reply

        1. Thanks Sally, Did you manage to get hold of your painter friend? I will check out Greenland Homes also 🙂

           Reply

           1. Hi Aimee – sorry for the delay – has been a bit manic home and work lately! My painter friend says that Kevler seem to be good with quality and also he thinks they are great with clients. He said that their project manager is very easy to work with and is a good communicator – he said that he would recommend asking (if you can) for a builder called Tim Osmers – apparently he’s very good/tidy site etc. Hope your build goes well 🙂

              Reply

     2. Hi Aimee,

        We’re in the middle of a build with Kevler currently and have been very impressed. It’s not our first build, but it is our first with Kevler so we do have other experiences to draw on. Everything is tracking along sweet. I’ve also seen other great feedback on community pages around Rolleston.

        Their standard spec seems to be rockcote. When our plans were originally quoted, the cladding was rockcote but we are super lazy and wanted zero maintenance cladding so opted for brick. The area of the house does go up because you are adding an additional 120mm right around the foundation, but the price came down quite a bit when using their standard brick range. Rockcote needs to be installed, then plastered, then painted etc. so it’s more expensive overall compared to bricks which are a 1 step process.

        Reply

        1. Thanks for that, have you had much movement in quoted price. Or did you choose all spec/ colours / tiles and get it all included in your quote.

           Reply

           1. Hi,

              No it’s a fixed price when you sign the contract. There have been a lot of movements in the price after we signed the contract but that has been driven by us in the form of adding and upgrading.

              You will have the contract/price but post contract is where you can go and have consults with the various suppliers. There is a big range that comes within the confines of the contract but you may go outside that, which costs extra.

              Reply

              1. Hi Anon, Regarding your recent reply to Aimee, I can see from one of your previous comments that you are reasonably experienced in the building process. So I’m sure that although you did not do what Aimee mentioned, and get everything decided and included in your quote before signing the Contract, you still had a good idea how much your additions/upgrades were going to cost before signing.
                 But still your reply illustrates a good point, that might be of interest to first-time builders, or less experienced people. It’s the old riddle of ‘When is a fixed priced building contract really a fixed price contract?’. The answer of course is ‘Almost never.’.
                 As soon as a Contract has things like Provisional Items, Prime Cost (PC) Sums, any items where you can choose to ‘upgrade’, or clauses that allow for the builder to claim for inflation costs in labour or materials then you can be pretty sure the final cost will be more than the original quote. By how much will probably depend on how poor the ‘standard’ provisions in the Contract are (often as poor as the builder can get away with), and the honesty of the builder when it comes to pricing variations.
                 The only way to avoid being ripped off is to tie down as much as possible before signing the Contract. Time spent before signing will pay off later. Does that sound cynical? It sure does, but it’s the reality of the game.

                 Reply

                 1. Hi Chris,

                    Yes that is exactly right. You kind of have 2 options..

                    Option 1 would be more time consuming at the beginning but you would have pretty accurate pricing. Decide what your budget will be, ask the building companies for their spec and who their suppliers are and then go and visit all those suppliers to see your options included in that spec. Each supplier will/should know what is included in that companies standard spec. E.g If you like bricks, you could go to the supplier and they will have a selection of bricks under the building company spec. They will probably be the red, yellow, beige bricks and will come with natural coloured mortar. If you want something outside their standard range, it will be an upgrade and cost more… and the list goes on.

                    You could then choose all your upgrades prior to getting a fixed price contract and you will know exactly where you stand.

                    Option 2 is less time consuming at the start but you get a fixed price contract and then set aside another $20k or so, knowing that you have wiggle room to upgrade a heap of stuff. This is under the assumption that the house spec is pretty close to what you want. Something like an upgrade to a tiled shower from acrylic could be $5k per shower, so if you are wanting to upgrade a lot, be wary.

                    This may not be the best option if financing is tight as the banks get a bit weird when you can’t nail down the exact pricing.. then they may try to exploit you once you’re already in their web. If you can lay it all out at the start while they are courting you, it saves for heartache at the other end when you’re all locked in.

                    Reply

     3. Avoid Kevler homes! They wasted about 3 months of our time! Have also hear couple of stories in which other people were mucked around. Our lawyer also heard not great comments. Dodged a bullet. Very happy with who we are with now

        Reply

        1. Hi Aimee
           Do you mind if I ask who you dealt with? We have had a bad experience recently with a sales guy and his PA after 7 months of waiting.

           Reply

     4. Not building with Kevler homes! They wasted about 3 months of our time! Have also heard couple of stories in which other people were mucked around. Our lawyer also heard not great comments. Very happy with who we are with now

        Reply

        1. Hi Aimee
           When you say wasted your time, do you mean in lack of comms or another way?
           Who did you use in the end?

           Reply

199. Hello.. I would value people’s opinions about stonewood homes chch for their first home buyers level house $550k approx

     Reply

     1. Hi Lisa, I suggest you click Ctrl F and put Stonewood in the search box.

        Reply

        1. Thanks Chris I have already done that but i only got a 2017 post so that’s why I asked

           Reply

           1. Hi Lisa, Well unless you mean you excluded all comments other than specifically on the ChCh franchise you’ve missed quite a few. (The locations in the blog show up as yellow lines on the scroll bar) At least 2 from the end of 2019, both negative. Of course I realise that the performance of different franchises in different areas may not all be the same, and that with different management a franchise may have improved since the last comments.
              But I did have some pre-build dealings with a SW franchise a few years ago, and found at that time that their contract (which I understood applied to branches) was not just bad from a client’s point of view, but so poorly written that they didn’t seem to even understand it themselves. And they were totally unwilling to even discuss changing it. So as the saying goes ‘caveat emptor’.
              To quote the wise words of Mark G above:
              If you’re are looking to build or renovate, do yourself a favour and get some understanding of what you’re about to undertake. Building a house is a very expensive and highly complex project – way more than you think if you’ve never done it before.
              There are great builders and suppliers out there, but there are rip-off merchants, too.
              Go to the Building Guide and Design Guide websites and get some insights into what you’re about to do. Getting it right will make your life fantastic, but getting it wrong could destroy you financially, so prepare!

              Reply

200. Hi,
     Anyone used Stonewood Homes in Beachlands? Saw an advert for a land and build package that looks interesting.

     Reply

     1. Hi Mark, I suggest you click Ctrl F and put Stonewood in the search box.

        Reply

201. Hell……… reading all the comments, we are scared to build!

     Who has had any experience with Sanctuary Homes in Snells Beach? They seem to be everywhere.

     Reply

     1. No experience of Sanctuary Homes. However we have built in Rodney with The House Company and are very pleased with the result. Make sure you do your home work whoever you chose. Check previous builds and ask to talk to clients.

        Reply

202. Thinking of think quite an extensive renovation and Refresh Renovations look like credible, has anyone used Refresh Renovations? I’m seeing quite a bit of their franchises liquidated when I googled Refresh Renovations liquidations – most recent one just this year for their North Shore branch – https://gazette.govt.nz/notice/id/2020-al1584

     Reply

     1. Hi Bryan, Am I right in thinking that RR were the company that advertised on TV for people to run their franchises, with the line ‘Franchise owners do not need to be builders.’?
        But luckily we seem to live in a country where even builders don’t need to be builders, so no worries mate, hopefully someone else in the company knows what they’re doing.

        Reply

        1. Yes that’s correct Chris. I looked at buying a franchise a few years back. They wanted strong business people to run the franchises. They make it clear that building experience is not required or necessarily important. They are effectively the same as the franchised group building companies.

           I don’t necessarily agree that you have to be a builder to own and run a building construction company. If you have a sound business mind and employ honest, competent people to run the specialist functions. I am sure some of these non-builder owned franchise companies do a great job and delivery an excellent product.

           Like anything I would just suggest you research well. View previous jobs. Also need to understand the financial position of the company so you don’t fall victim to a liquidation. Also be aware that you may pay more for the job due to the franchise fees that need to be paid.

           Personally I prefer to find a independent honest builders with high standards and the ability to project manage. But that’s not to say franchises aren’t a good solid option for some people who like the perception of security that they provide.

           Reply

203. Hi,

     Has anyone else here built with DW Homes and what has there experience been,we are building with them and having so much issues.

     Thanks
     KG

     Reply

     1. this is bit of an unfair comment done in the heat of the moment so please do not pay attention.

        Reply

        1. Would you like me to delete?

           Reply

           1. Hi Mark, this comment should probably be deleted as saying “this is bit of an unfair comment done in the heat of the moment so please do not pay attention.” may not prevent people from being led to believe the client had a less than great outcome with their new build.

              Reply

              1. Well, it’s 2 years old now and well down the page. The OP didn’t respond to my question and it’s really up to them to ask for it to be taken down.

                 Reply

     2. Hi,

        Where abouts are you building? We are looking in Waiuku and DW are one of the companies we are considering. What issues are you having?
        cheers
        Peter

        Reply

204. Hi

     Following up on my previous comment. I was looking for feedback on Advance Build, not Advantage.

     Thanks again for any input.

     Reply

205. Hi there,

     I am looking for feedback on Heritage Homes, Advantage Build, Nook and Podular, the later three being transportable. Any feedback welcome.

     Thanks

     Reply

206. HI there
     Has anyone here built with Golden Homes in Tauranga? How did you find the process? Were there any unexpected costs? How were they to work with? Quality and did the build get completed in time? What was your given timeframe?
     Thanks

     Reply

     1. Hi, we are currently going through the pre-built process with GH Tauranga. We have received consent and are in a queue to begin the build. The process was slow and each stage took longer than estimated. They do like things done their way but we have been clear on what we expect and have managed to get things how we want them. Be sure to keep all emails and follow up phone calls with email confirmation. We built with GH before in Hatfields Beach and had a similar experience but the end product was very good and worth the agro. As with all builds anything that isn’t ‘standard’ costs more.

        Reply

207. I am seeking feedback from anyone who has used Dave Twigg of D Twigg Builders (see https://www.agilitybuilders.co.nz/). I am considering using them for a new build in Wellington and am currently doing my due diligence.

     Reply

208. Hi there,
     Please give some advice on suggestions
     What is the best/smart way to buy land. We are looking to buy a piece of land in Rolleston and just not sure which is a better way to buy. Does Harcourts or other real estate agency charge commission on selling land (Assuming because they are third party).
     Or just buy straight through yoursection.co.nz
     Also where is the best location to buy Farringdon is bit pricey.

     Reply

     1. With Rolleston it’s a falling market and houses are worth less than the build cost a lot of the time. Rather than buying a section, just buy a spec home and negotiate well.

        Reply

     2. It’s all dependent on your financial situation. There’s buying a section, then building with whoever as you aren’t tied to anyone. There’s doing a house and land package through a company that has pre-purchased sections. Or, there’s doing a turnkey house and land package through a company. Add another 15k on top for the turnkey fees, which is what they will charge as you don’t have any progress payments throughout the build. So all the interest they’ve accrued will get lumped on top of the advertised price. Falcons landing, Acland Park, Urban Estate, faringdon east are all just merged into 1 big chunk of land. Acland have a school going in, commercial stuff & a pretty good playground.

        Reply

209. Could you recommend a house builder in Taupo to Taurangi area. We own a section. Has anyone had any experience with Sunnycourt homes (Doug Sommons) or Mike Parker Builders. We would prefer someone with a few years history who is easy to work with as we do not live in that area

     Reply

210. Hi, I was wondering of anyone has any comments regarding Ashcroft Homes (Auck) Limited. We are thinking of undertaking a terraced housing complex and have approached them for some input.

     DG

     Reply

     1. Hi Debbie,
        Two comments:
        1. The Construction Manager that I had a terrible time with at Signature Homes Ack Nth Shore is now working for Ashcroft. He is dishonest and blames others when things go wrong. Very quick to point the finger at everyone – the client, his tradesmen and his project managers. He fired 2 project managers during my build and in the end got fired himself by the franchise Managing Director.
        2. An Ashcroft home was built next to a property of mine in Beach Haven. It was an investment property and I went through the open home when it was put on the market. It was awful. Very poor finishing and attention to detail. I suggest you find some recent builds to walk through. Don’t go by their show homes as in my experience companies put a bit more effort into the quality of the show homes. It is often not a good representation of what you will end up with.

        Reply

     2. Hi Debbie,

        I am doing the same. Approached Ashcroft for a terrace housing complex on their Windsor Plan. Would appreciate any info and would be keen to share experience to date.

        Cheers
        Prateik

        Reply

        1. Hi Prateik, If you search the blog (Ctr F) you will see my previous comments. In summary:
           1. The Construction Manger is a dishonest man. You will have a very difficult and highly stressful time working with him.
           2. The quality is at the lower end of the market.

           If your are seriously considering them then I suggest you review their most recent work to assess whether you would be happy with the quality standard.

           Reply

        2. Hi Ashcroft know their stuff, very professional and approachable – we were always in the know about each step a very postive process

           Reply

     3. Hi Debbie, we worked with Ashcroft Homes (Auck) Ltd and found them amazing, from conception through to key in the door – very very friendly but professional no question was to big or small each was given care and attention. fantastic bunch work in Auckland, you won’t be sorry – regards

        Reply

        1. Be careful – this might be a fake review as they have spammed the site with reviews, saying barely anything except positive shining accolades.

           Reply

           1. Hi all
              I’ve gone back to both June and Ashcroft Homes and I’m confident June is genuine. It really does seem there’s a good client experience here.

              Reply

     4. Hi – Ashcroft are amazing, the whole process from conception to key in the door has been a blast and so easy, nothing was to much trouble all our questions where answered and our minds were always at peace.

        Reply

211. Hi there
     We are planning to build our first home in Rolleston Area CHCH. And we are in search of a builder, Please suggest some good builders also the builders to avoid.
     We also thinking to go more than higher for standard code of insulation R Rating,
     but not sure how to work out about the r values which is required for a warm house
     Please Advice
     Thanks in advance

     Reply

     1. Hi Ash,
        I’ve built with Paul McStay builders in the Selwyn area and highly recommend them. Been a Canterbury company for nearly 20 years and not franchised so you won’t end up having to pay franchise fees. You work with Brendon (owner) and his architect without having to go through sales consultants. You’ll end up with a much better spec for a good price compared to the bigger companies. I came across them from this website. ‘Ctrl F’ and there is nothing but good feedback.
        MT

        Reply

        1. Hi MT
           I have checked out their website, I will Contact Brandon
           Thanks for your advice really appreciate it.
           Cheers

           Reply

     2. Hi Ash,

        I agree with MT – Paul MsStay are good as are Greenland Homes, DNA Structures Limited, Peter Ray Homes, Quinn Homes, Que Homes. I would stay away from the big group builders. As for insulation etc, I am an Architectural Tech and personally for my new home which we will build next year we will be going R2.8 in the walls (would go more but don’t really want to have to go to 140 walls), at least R4.1 in the roof (but will probably push it up to either 5.2 or even 6.3). Examples of R values (with a longrun colorsteel roof on trusses are R5.44 with 5.2 batts as opposed to R3.84 with the standard 3.6 batts. We will have thermally broken window frames and low-e glass and will possibly even go to argon gas but not sure yet. We also will possibly look at insulating the edge of the slab as well. We have a ducted heatpump system in our current home and would do this again – we have found it to be very cost effective. At work we build houses in a zone where they have to be designed as energy efficient and that means a min of R2.8 in the walls and R4.1 in the roof plus thermally broken windows. Good luck with your build 🙂

        Reply

        1. Thanks Sally,
           for your advice really appreciate it.

           Reply

     3. Hi Ash

        Search for Rolleston or Chch South on this site, there are lots of stories. If going brick stay away from Bricktech – many have had lots of issues there. Also, stay away from GJs they have caused many much stress and pain. If we were to do it again we’d go for a smaller local builder and never a franchise. The GJs national office are not interested in helping the customer. This is all worded very nicely as I’m trying to move on.

        Goo

        Reply

        1. Thanks for your advice really appreciate it.

           Reply

212. Does anyone have experience with Westmoreland Homes Mangawhai

     Reply

213. looking at building our 1st home in Pegasus, Waimakariri

     been doing research on Signature homes, Mike Greer, GJ Gardner.

     Any thoughts on these builders? other builders you can recommend?

     Thanks heaps

     Reply

     1. Hi Alan, I would suggest you stay away from Signature Homes. Although I used the Auckland North Shore franchise I did have significant interaction with the national head office. I got into a dispute situation with the franchise which wasn’t getting resolved. They then brought in the head office to supposedly help mediate and resolve the situation. In reality they just used the head office as additional artillery and ramped up the pressure to try and get me to fold. Got very ugly and extremely unprofessional.

        I got a poor quality home from Signature which I had to spend 10’s of thousands on post handover to bring up to standard.

        I would highly recommend going with a non-franchised builder.

        Reply

        1. I can’t agree more. Stay away from franchise builders.
           You only need to read half a dozen of the thousands of posts on here to get a bloody good idea of what to expect dealing with a franchise.

           Myth – a franchise builder will take care of everything for you and you can continue your life stress free whilst they Build, they are professionals after all with decades of experience in the building industry and It is by far the easier, cheapest and quickest way to get a new build and should anything go wrong, you have the assurance and the guarantee of the franchise head office to help you sort out any issues.

           Reality – their decades of experience was from working at the trade desk in Bunnings and whilst you and your partner are out working 60 hours a week each to fund this they will cut every corner they can find, fail inspections that you won’t be around to see so you’ll never know, order the cheapest and often incorrect materials and chances are you won’t notice this either until it’s too late. They will under quote you by $200k but use variations to get another $400k out of you by the end and if you don’t pay, you won’t get the keys and all the f#*k ups they make along the way will push your build out by months and sometimes years. When you complain to head office that your build is over budget, over time and looks nothing like the plans you agreed on they’ll either ignore you or bully you and in the end you’ll give up.

           Go for a smaller, local builder who’s been in your district for quite sometime is my recommendation and ask a million questions and then a million more.

           Reply

           1. Well said MJ. My build with Signature took 4 years to complete and I had to go on anti-anxiety medication for 2 year after completion. After the 4 years it took me another year and many thousands more before the house was even close to an ok standard.

              To be honest being part of this blog is quite unhealthy for as it continually opens up old wounds. Nether the less I do it because if I can save one person from going through the same experience then it is worth it!!

              Please follow the advice.

              Reply

              1. Please keep posting, it’s the only way advice gets around and the more educated we can make people the quicker we can change this unregulated and criminal industry.

                 We need people like you, you really should consider applying for a position on the LBP board!

                 Reply

           2. Well said and good advice.

              Reply

     2. I also would also advise to go with smaller builders. You will get a much more personal approach. Builders I would recommend (and have had personal dealings with either building myself or in a professional capacity) are: Greenland Homes, Peter Ray Homes, DNA Structures Limited, Que Homes, Quinn Homes, Paul McStay. I would say all of these are honest and reliable builders with good designs and good spec for your money. Ask lots of questions, make sure you know exactly what is included and that they have had actual quotes for work as per plans rather than including lots of PC sums etc.

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     3. Hi Alan,
        I agree with the replies, stay away from bigger franchised companies. I have built with Paul McStay builders and I cannot recommend them highly enough.
        MT

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     4. Try Broadhurst Builders based in Kaiapoi, they have done some good work around the area and I have seen their signs a lot and they have one in Pegasus at the moment

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214. Has anyone built or know the companies freedom built and base construction in rolleston I’m also looking for a builder that does house and land packages

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215. Hi
     I just moved to CH from AK. What a minefield the housing market is down here. Thinking very strongly about building in the countryside just north. My wife and I did build 25 years ago in Auckland on a bush block but things were very different then. We were thinking of going with one of these franchise companies to take the leg work out of the process but reading some of the comments on your site has got me questioning that logic.
     Can you give me a few bullet points to get me started on this journey of building (big ask I know but have to start somewhere)
     I guess No1 is read Building Guide. any suggestions for No 2.
     Here we go
     Richard and Trina

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     1. Yep I’d steer clear of the “group” builders if I were you. The builders I would recommend here are all smaller/independents. DNA Structures Limited, Peter Ray Homes, Greenland Homes, Paul McStay Homes, Que Homes (Justin McDonald), Peter Quinn. These are either companies I have a personal knowledge of having built with them (Peter Ray & Greenland) or other builders I have a personal knowledge of through contacts and other friends who have built with them. All good reputations as honest and efficient. I am an Architectural Technician so I also know that these homes are of a good standard. Good luck 🙂

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        1. Thanks Sally. You being an Arch technician, can you please recommend me some good architectsthat are pretty reasonable in charging fees. I will be building probably around March/April 2021 and have a 1030 sqm section with great views and wanting a 2level house with approx 350sqm house

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           1. Building in East Auckland actually, Sally

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           2. Hi Savi, I don’t know any architectural firms in East Auckland but a way of finding one is to look at the ADNZ site (Architectural Designers New Zealand) – they will have listings of Architectural Designers in your area. Good luck with your build. 🙂

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     2. Hi Guys,

        Yes I would definitely steer clear of building franchises and look locally. Generally builders who are in your area are less likely to “shit in their own back yard” sorry to use such a vulgar phrase but it’s fitting, and start interviewing them and do plenty of research on them. Don’t take their word for anything, get names of people they’ve built for and talk to these people and see the work in person ( I must stress the in person bit, it’s been known for some builders to give false names and fake pictures of their work) and then you should get a true idea of their standard of work.

        Get LBP numbers and names of everyone in their company who is licensed and search for their wrap sheet on the LBPB website, see if it’s clean but that’s not always a sure sign that they are neither good nor bad as the LBP are a bit of a joke to be fair but it will add to the overall picture. Don’t trust Master Builders either, they are only designed to protect the builder which is of no help to you whatsoever so don’t be taken in with logos and guarantees, they mean nothing if your contract isn’t right to begin with.

        Don’t sign anything and do not hand over any money for anything, this is all just the research stage so they shouldn’t be asking for either.

        Once you have a few narrowed down, then I would be asking for their contract and this is when a little money spent now on a good construction lawyer will really pay off big later on down the track. If your lawyer suggests changes and the building company won’t budge on any changes it’s safer to cut your losses and walk away even though you know you won’t get your legal fees back. The alternative would most definitely be worse I can assure you.

        If you get to this stage you may need to think about drawings & plans etc now. Most building companies will charge you for this and I would read through this website about the pros and cons of paying for them and who actually owns them even though you probably may end up contributing 90% of the design input yourself. Chris C and Chris have some really good advice on here about that, and Chris C also has a lot of input re contracts etc so search out their posts.

        Someone on here has also mentioned several times a finance company that is perfect for building with. They vet the builder, his insurance, his liabilities etc and if he’s too dodgy they won’t lend you the money to build which is perfect, that’ll sort out the scammers and find the bits you may have missed in your research at the beginning. All variations they want to make have to follow their very strict processes and their progress has to meet their standards otherwise they will not hand over any money and if I was building again I would most assuredly use this company. I’ll try to find the name of it and get back to you.

        Otherwise that’s probably enough to get you going and no doubt others on here will add lost of useful stuff too but smart move for getting on this website first. I only wish I’d found this before I started my build, it would have saved me $$$ and a lot of tears.

        Good luck!

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        1. Their called Newbuild Finance, I would be checking them out too.

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     3. Peter Quinn is on here a lot and all his clients seem very happy with his work, I’d be giving him a call for sure.

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        1. Hi MJ
           Thanks for your referral. Just for future referance we are Quinn Homes
           Interested though your comments. The first company I know of went under in Christchurch yesterday and another larger one about to go.
           More than ever it will be critical that homeowners align themselves with companies with little overheads like ours.
           For years, companies have kept takeing building deposits when they know they are in crisis and go under shortly after taking homeowners deposits with them.
           We are so confident in our company we are willing to give a personal guarantee to homeowners as this Covad 19 has not affected us in anyway as we run the business ourselves, no staff, no commercial premises, no project managers and vehicles etc etc
           Regards
           Peter

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           1. Hi Peter
              We are thinking of building our home in Palmerston North. It’s our first time and tbh we have no clue and we are scared after reading all the comments regarding different dodgy builders. Would you or anyone else recommend any good builder/s in PN. Thanks

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              1. Hi

                 I have comments in Palmerstaon North who look after alot of the builders
                 What is your email address

                 Thanks

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              2. Hi Imran

                 I would stay away from BCL in Palmerston North. I have met 6 very unhappy previous clients of theirs, all of which had to get lawyers involved to solve issues. In all instances the issues could only be partially resolved because of BCLs strategic evasive behavior. I’m also a previous unhappy BCL client and I have heard stories of another 6 (i.e. 12 in total over the past 6 yrs). I’ve also heard the stories from a number of suppliers and subcontractors that had extreme difficulty getting payment out of BCL after they completed work for BCL on site. I have actually met some of these people too. To the best of my knowledge, most of these subcontractors have still not been paid years later. Also it took BCL 18 months to create a partially built house for me, which I had to legally wrestle off them and finish organising the work myself.

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     4. Hi Richard and Trina

        I noticed a comment recommending Peter Quinn in response to your post

        We are Quinn Homes – http://www.quinnhomes.co.nz -0277777460

        Regards
        Peter

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     5. Get several quotes and do your background checking thoroughly. Do not rely on the dispute resolution process provided between MBA and Fairway Resolutions to the homeowner as it is a waste of time and energy. The outcome is too slanted to the builder. Write everything down and email validation and conversation agreements to builder in every instance.

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216. G I Builders rate themselves as small enough to care and big enough to deliver. The expereince doesn’t live up to that. Small enough to be everywhere else other than your job, constant chasing required, Mr Variation making up stuff as he goes, plans get changed to what they want, not what was agreed. Be very careful to ensure that everything you do with this company is revorded in writing in triplicate, or you’ll pay! I suggest treading with care

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     1. Agree. Experience with this company was poor. Husband and wife both volatile. Don’t get in the wrong side or your job will suffer. Reiterate what is written above. Be careful.

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     2. Stay away is my opinion. Be very aware.

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     3. Agree. He’s an absolute nutter and his wife…. Don’t get me started. These guys will wear you down and extract as much money as they can out of you. Likely they’ll also be building spec homes at your expense, north time and money. Simply avoid

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217. Hi all,
     We are considering a design and build company to remove and rebuilt in Auckland.
     Has anyone used Jalcon before?
     Thanks in advance. Sa

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     1. Hi Sarah, I’ve mentioned before on this blog (but not many people seem to see it), that in the notes at the top it suggests that if you want to check on a particular company name (or other topic) just click ctrl-F, and fill in the name in the search box at the top right-hand side. It will highlight it throughout the blog.
        There are quite a few references to Jalcon, some good, some not so good.
        But please note that they are a franchise builder, and there lots of comments on the blog (mostly negative) about using those.
        We went quite far in the process of building with them in the SE Auckland area. But did not in the end, because we decided we didn’t like the location our section was in, so we sold it.
        Their plans were quite good, and things looked promising regarding price. But we (my wife especially) felt the salesman was a bit too pushy. And certainly he was fond of saying things like, ‘We can easily build that (eg stone garden wall and gates) for $10-15K.’ But later when asked to give a specific quote based on a drawing it became $40-50K.’ So if you do go with them make sure you tie down the costs based on exact details, don’t just accept rough estimates or provisional sums for how much something will cost. That applies to all builders of course, unless you have a good relationship with them, and real experience that you can trust their estimates.

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        1. Thanks Chris, appreciate your reply.

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           1. Hi Sarah, hat area are you building? We have finished a build in Rodney with The House Company and are very satisfied with the quality and process. Not the cheapest of companies but certainly less stress than all of the other companies we have used in the past.

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218. In regards to Landmark Homes Auckland South & Franklin (formerly known as Counties) I wanted to take the time to let everyone know this branch is under new management and my husband and I are the new franchisee owners.

     We have both been involved in the building industry for quite some time, I’ve been in senior management with a well-established group house builder for the past 7+ years and my husband has been in the industry for over 30 years in the plumbing and roofing fields pre-dominantly, having owned our own plumbing and roofing company a few years back.

     We are excited to be part of the Landmark Homes team and look forward to building beautiful homes in our area. We both love working with people and will be with our clients every step of the way.

     Plans for our new showhome which will be located in Paerata Rise are well underway and we can’t wait to have it open to the public towards the end of this year. Our new offices are located in the old Karaka Church at 458 Karaka Road, Karaka, not the most conventional office space but it’s a great old building and the perfect fit, after all it is a Landmark in its own right.

     Warmest regards,
     Colleen Walters

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     1. A few questions if I may :
        Will you commit that the standard building contract you use will be a fair and balanced contract?
        2) Will you give realistic time frames to potential home owners of how long things will take from start to finish backed by good project management?
        3) Will you make minimal use of PC sums and where they are needed they will be realistically priced based on the standard of build the client is expecting?
        4) You will work in good faith where there are any disputes?
        5) Any variations will be communicated early and be transparent?

        Regards
        James

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        1. Hi James, I totally understand where you’re coming from on this, and it will be interesting to see whether Collen replies at all, and if so how. But I assume you’re writing some of this stuff more in hope than expectation, because you (and many others) have been taken advantage of by other builders.
           Regarding some of your points, I guess no builder will admit that their contract is not ‘fair and balanced’. So no matter what the reply, clients must get it checked by someone who knows what they’re doing before handing over any money to a builder.
           Although most builders will resist it tooth and nail, in my view every building contract should state a specific completion date, with liquidated damages (ie a reasonable estimate of the client’s loss) for each day it is late. Of course this is made more complicated if the build process includes things like getting Council approval, and it means having a clause in the contract to allow for time extensions for delays outside the builder’s control. But this kind of thing is quite feasible, and in fact standard on larger construction contracts. It is not without room for discussion (argument) on the exact amount of time extension, but at least it prevents a builder from dragging a build out indefinitely, simply because they prefer to work on another project.
           I’ve written before about PC (Prime Cost) sums. In my view these are fine, but should only be used for things where the client gets to choose the standard put in the house. So I think it is up to the client to use due diligence before signing the contract, to decide whether the amount is enough to get what they want. If you see a PC sum of $10K for a kitchen you can guess it’s not going to be top German stuff.
           Provisional sums/quantities are different, and used for things like excavating unsuitable material or putting in piles under a foundation. These are costs that a builder may genuinely not be able to accurately assess before signing the contract. I would suggest that anyone not experienced in the building industry should get expert advice on these before signing the contract. Or at least get a breakdown of how the builder arrived at his figure (hours/quantities/rates), and how the figure would be re-calculated if there are changes after the work starts.
           Of course we all hope everyone involved will act in good faith. But just in case they don’t then the exact disputes process, and procedure for handling variations, needs to be clearly stated in the contract.
           It should go without saying that if a builder is uncooperative or unwilling to discuss any of the above in a reasonable manner, then in my view you should just walk away.

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           1. Aside from the contractual and PC sums issues it would be nice for Colleen to comment on the physical building side of their franchise.

              Such as, will there be one dedicated licensed builder on each build that regularly visits and overseas the build and is this the person the same one who will sign off the Record of Works? If this licensed builder is to supervise restricted building work and not do this work themselves then the question needs to be asked how often will they visit the site?

              Many franchise companies only have one licensed builder on their books and if you have several builds on the go at the same time often the visits are not frequent enough and in my experience, one you have a problem or the workmanship is poor, it takes more money and time to find and rectify the problem if it’s not caught early on in the process which will delay the whole build and potentially end up costing the client more money.

              Will you be using stubbies, and if so who will they be and what will they be doing? Who do they answer to if their work is incorrect or substandard?

              How many hammer hands vs skilled builders (not necessarily licensed builders) will be allocated to each build? Again, many franchises try to keep their costs down by using mainly hammer hands who are cheaper to employ and the end result is often very poor workmanship which is harder for the client to seek remedial work or costs for as each franchise has their own interpretation of what good workmanship is and arguing this costs thousands in legal fees if you should find yourself in this position.

              The LBPB and the Council will not help you should it come to defining poor workmanship so supervision and accountability are all the client has to safeguard themselves against this.

              I think we will all be waiting with baited breath for her reply to all our questions.

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              1. Maybe Kelly (who posts stuff on this blog often) could weigh in with her experiences of insurance and finance issues too?

                 Then I think all the bases are covered as to how Colleen Walters and her husband are going to turn that franchise around as it does not have a very good reputation at all.

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              2. Hi MJ, I’d like to come in on this one again. All good questions about how many qualified/skilled builders will be working on the job, or at least how often they will visit the site. Perhaps a bit difficult to pin down in the contract. I guess you could ask the builder to name the people they intend to use. The good/honest ones will tell you the truth. The others will always have some excuse as to why their promise is no longer possible (he resigned, got sick, too busy etc etc). I think this is where due diligence comes in again, and the need to look at as many of the builder’s previous builds as possible, and talk to previous or current clients, to judge whether the standard of workmanship is acceptable to you.
                 Regarding the point about sub-contractors, I guess virtually all NZ builders use them for some or all of various specialist jobs like excavation, concreting, drainage, roofing, joinery, electrical, plumbing, kitchens, tiling, bricklaying, flooring, painting etc etc. And in some ways that’s a good thing, because each subbie should be more skilled at his trade than a general builder. But the essential thing is that every contract should contain a clause to make it clear that the main builder (ie the one you sign the contract with) is contractually entirely responsible for all aspects of the subbie’s work (giving instructions, providing necessary access and assistance, workmanship, progress/delays, payments etc) as though it were his own workers. Take no excuses that this is in some way ‘unfair’ on the builder. It’s their choice to use a subbie, so they need to choose them wisely. Any builder who thinks it’s too hard on them has no experience of how the building industry is supposed to function in the real world.
                 It follows from this that the client should resist the temptation to get involved in any discussions with a subbie (or in fact any worker on the site) that might be interpreted as giving them an instruction, especially one that might be considered a Variation. All instructions should be given by the builder’s Project Manager, so the builder is fully responsible for everything that happens on the site.

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                 1. I had a friend who went through the LBPB very recently to reprimand the building company who built his house, and which failed COC on epic proportions, and the LBPB deemed the building company in question not liable for the faulty work of their subbies even though they hired them and signed of a ROW for it all too.

                    He is appealing the decision through the District Court as their ruling completely contradicts what all their literature says but it just goes to show you how very little protection there is out there for the home owner and in my opinion you lose nothing by trying to include things like this into your contract.

                    Even if the issues may seem to have an obvious outcome or may even be considered trivial, the builder will either agree or disagree to enter them into the contract and you’ve lost nothing by attempting it, unlike my friend who will now spend $15-20k trying to overturn a ridiculous ruling.

                    The devil is in the detail so the more you can add then you’ll be better off for it.

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                    1. Hi MJ,
                       It’s a little unclear what you are talking about in regards to your friend’s LBPB complaint.
                       First a company cannot be an LBP. You can only take a complaint to the LBPB regarding an individual who is an LBP.
                       Secondly when an LBP does a record of work it can only cover what they are qualified to cover. This means a ROW cannot cover any subbies like plumbers, electricians. The company is still responsible for the subbies workmanship, but not as an LPB (except maybe one with a “site” licence?).
                       The district court is probably the right place for their dispute.

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              3. Hi MJ,
                 Thanks for your comments and I do understand your concerns around franchise companies that have several builds on the go at the same time and at times don’t visit the site as frequently as desired.
                 We have been very selective in the sub-contractors we have brought on board and have complete faith in their workmanship and attention to detail.
                 The role of a Project Manager/Construction Manager is to manage the project closely and vet the work done by sub-contractors and like you validly point out if there is a problem that occurs pick it up early and move forward with a solution/remedy.
                 Again I can’t comment on what other builders/franchise company’s do but I can say that we do work with very reputable companies as at the end of the day if their work is sub standard then this reflects poorly on Landmark Homes.
                 At our pre-construction meeting with the client we are more than happy to disclose the sub-contractors who will be working on their site if requested and address any issues that may arise at that point, we will always strive for open and honest communication with our clients.
                 Regards,
                 Colleen

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              4. The problem with franchises like Landmark is they have no qualified builders actually managing and running the franchise. It is like saying because I worked in a gas station I am capable of running an offshore oil drilling business. I have found that people are paying unnecessary franchise fees, combined with over priced build costs. How they do it is once you financially pay for the concept plans, which they own , so you are to now committed to them regardless of how much they charge you and if you try and replicate the plans, they sue you for copyright breach, even though it was your idea.

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                 1. Hi Jayne, I’ve said this before, but I guess it won’t hurt to repeat it. Regarding the copyright for concept plans, it is almost standard practice that a designer will stick a statement saying they own sole copyright on any plans they produce. If the plans are substantially based on some other ‘standard designs’ the builder /designer owns, and you have just got them amended to suit you at a ‘discount’ or highly subsidised price, then it may be fair that they own the sole copyright. But unless you’ve signed a building contract based on those plans you are not committed to continue with that builder, if you think they’re ripping you off on the overall price. Better to lose a thousand on the plans, than lose tens of thousands on the build.
                    But better still is to remember that before you sign anything, or pay any money, everything is up for negotiation. So raise this issue of copyright before anything starts. And if you think that what you’re paying for the concept plans, based on your ideas, is similar to what you would pay an independent designer, then insist that you will own at least a share of the copyright. Maybe not to sell the plans, but at least use them yourself.
                    If the builder does not agree then walk away, or get the plans done by your own designer.
                    I think a large part of the problem in NZ, is that there so many independent clients, who are relatively inexperienced in how the building process should work. So they are easy targets for the less than honest builders.

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                 2. Yes, sadly I’ve read quite a few comments on here about people who pay for their plans with these franchise companies only to lose them when then the true costs of their build comes out and they cancel the contract even though they contributed the lions share to the design.

                    Unfortunately it all comes down to the contract and most of these franchises don’t let you change their “standard Master Build” agreements and this clause would surely be one that they have set in stone so you are less likely to walk away because you’ve already put your heart, soul and a good chunk of your wallet into it so many people stay and just hope for the best.

                    It’s criminal really.

                    Good licensed builders wouldn’t touch a franchise with a ten foot barge pole, they have better success and make more money running their own building companies which is why these are run by people with less experience. The only ones you hear about are the likes of Jason Strange and look how that turned out.

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                    1. Hi MJ, Again some good comments from you, but I think unfortunately not taken to their logical conclusion. As I’ve said before on this blog (several times), before you give a builder any money, or sign anything, everything about the contract and the build is up for negotiation.
                       So if their contract says they have sole copyright to any concept or other plans that you have paid for, then ask for that to be changed, to give you at least a share of the copyright (maybe not to sell on, but at least to use yourself). If their contract is the same as the MB contract I looked at a few years ago, then tell them that some aspects will need to amended. (Unfortunately no time or space to go into exactly how here.) If they refuse on one or both points then walk away. If that means you can never go with a franchise builder then so be it. If everyone did that, then the franchise builders involved would realise they need to change, if they want any business.
                       Regarding inexperienced people running building franchises, does anyone recall a TV ad not so long ago for people to own/operate a branch of a rather famous renovation franchise which said ‘No building experience necessary.’ I guess that says it all.
                       And while I’m writing I’d like to say I hope that everyone reading this stays fit and healthy, and give my sympathy to anyone who’s caught in the middle of a house build. It will make an already stressful experience even more difficult.

                       Reply

                       1. The cowboys we used on our build wouldn’t even use edge protection while they were doing the roof (even though we asked them to) so I can’t imagine they’ll be very vigilant about the 2m rule so I would suggest that for all the poor folk out there that are stuck in this horrible situation in the middle of a build to give all your contractors a very wide berth.

                          Stay safe all.

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                 3. Agree with Jayne. Ask Landmark if their project managers are qualified lbp’s/builders. Or if their site supers are doing points through attending suppliers training sessions (1 time). If their site supers are advising the builders how to build and if the builders are lbp’s. Note any issues with the Build will go back to the lbp builder not Landmark as per Landmark North Shore scenario in another post on here (you should read). Franchises pay franchise fees back to HO and you pay for those so from the start your build will be more expensive. Do your due diligence and look for a fully qualified lbp builder (not just a newby on the block) who has fantastic reviews and is not another franchised coy taking margin. If you build with a franchise who is not a reputable builder himself then you deserve all you get with it.

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           2. Hi Chris,
              I hope my reply to James above adequately answers his queries.
              I can confirm that we will act in good faith and look forward to growing the business and gaining people’s trust.
              Whilst we can’t turn back the clock as to what may have happened previously with this area we do hope that we can show in our actions and business acumen that we will be building quality homes and will have our clients best interest at heart.
              When entering a building contract we do strongly encourage our clients to seek independent legal advice and will always address any concerns at that point in the process.
              Regards,
              Colleen

              Reply

        2. Dear James,

           When Michael and I decided to go into business we took our time selecting the correct business to own. We chose Landmark because they represented the best fit with our personal commitment to quality and customer satisfaction.

           We believe that our standard contract which is endorsed by the Master Builders Association is indeed fair but as stated elsewhere on the blog this is a major purchase so always get your lawyer to review in advance of signing.

           Regarding points 2-5 that is simply the correct way for things to be done in a building project, and that is how we operate.

           All the best James and please feel free to drop into our new office at any opportunity to meet us face to face. We would love to deliver you a great home and a great experience.

           Regards
           Colleen

           Reply

           1. Hi Colleen,

              Are you willing to make changes to your Master Build endorsed contract? Delete clauses a client and their lawyer may seem unduly biased towards in your favour or add clauses a client has been recommended by his lawyer to have?

              I don’t know how much of this blog you’ve read but there are hundreds of poor people here who have had very negative dealings with Master Builders and their contracts are top of the list of complaints, along with their famous guarantee. Many of the skilled and successful builders I know of have cut ties completely with Master Builders and it has not negatively impacted their business at all, in fact it seems to be a positive thing given Master Builders current reputation.

              As for clarifying my previous comment, the building company who built the non-consented house employed subbie carpenters, and still do to this day along with many other Franchise building companies that I know of. They have only one licensed builder on their staff payroll who puts his name to a ROW without even visiting the site in some instances because there is so much work out there at the moment, I doubt the trusting fool actually has the time.

              The client often has no idea that this is the case and when it goes wrong, and you find yourself at an LBPB hearing with the builder who signed off the ROW, he gets thrown under the bus by the building company he was working for and they employ someone else when his licence is suspended or revoked even though every decision to employ subbies was made by the business owners. The business owners therefore remain untainted.

              Or in the case of my friend, the LB walked away clean and was not found accountable for anything. Because the building company did not specify it was using subbie carpenters, there is no name or any way to find out who the LB on site actually was so he can’t take disciplinary action here either. The building company are not forthcoming giving his name either and to fight this as well as the LBPB is not financially viable for my friend nor does he need the added stress.

              Which is why I asked you what subbies you use and who are they? Along with my questions regarding hammer hands vs skilled builders, supervision on your builds and what part you play in the management of the build.

              Most of us here will dissuade people from using franchises because of this. There is almost no accountability for errors made on the part of the Franchise owner and your head office have no legal obligation to step in and make things right and more often than not they never do.

              If you chose to use this forum to promote your Franchise it may be worth your while to be as transparent as possible.

              I look forward to your reply.

              Reply

              1. Hi MJ, Again well said. All valid points. In her reply to me Colleen said ‘When entering a building contract we do strongly encourage our clients to seek independent legal advice and will always address any concerns.’, and I guess there would be no point in saying that (and the legal advice would be a waste of money) if they were not willing to make any changes.
                 I’m not sure what the current MB contract form says, but I used one version on a house build a few years ago, and it’s not completely useless (ie at least you can understand what it means, unlike some I’ve read), so it was possible to use it as the basis of a contract. But only because the builder accepted most of the changes I asked for (including on subbies, contract period and liquidated damages among others).
                 Regarding the point about your friend’s problem with subbies, I think he would have been in a much stronger position if his contract had made the builder (contractor) entirely responsible for their work. An example of the type of wording can be found in the NZIA Small Works Contract 2002 (may have been updated since then), Clause 17, which says ‘The Contractor is entitled to appoint subcontractors to do any parts, but not all, of the Contract Works. However, the Contractor is responsible for their actions or omissions. The Contractor’s obligations and liability are not affected by the Contractor subcontracting any part of the Contract Works.’ This is a lot better than nothing, although I think it could be expanded to make it clear that work done, not done or not done properly shall be treated exactly as though it were work done by the Contractor himself. However, clients should bear in mind that they do not have a contract with the subcontractor, only the builder (hopefully) has some kind of formal contract with the subcontractor. So I believe if things go wrong the subcontractor has no formal obligations to the client. Frankly the whole situation is a can of worms that will scare you if you think about it too much. Most people go into house building without it seems realising just how vulnerable they are, and how they are relying on the good fortune of finding a competent, honest builder.

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              2. Master builders contract is a joke. Seriously suggest you look at built in insurance contract for peace of mind. Master builders and certified builders look after builders first and foremost. CB tried to get us on board with the sales pitch that the contract was written to protect builders first and I had quite a few heated conversations with them about Fair protection for both parties. Suffice to say I refused to accept their unprofessional approach to building and went with built in insurance to protect customers long term. To get this cover the builder must complete an in-depth questionnaire on financial viability and provide referrals to gain qualification which is checked by Built In Insurance. They are not like MB or CB and are standalone and are not a membership organisation so you have the peace of mind of 3rd party confidence.

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                 1. Agree. We had major issues with our builder including poor finishing, workmanship, extensive delays, not delivering to specifications, failing to deliver in agreed work etc etc. I ended up in facilitated conversations between ourselves and Master Builders and Fairway Resolutions. Reports stated everything in accordance with contract and within tolerance. What a fkn joke. The system is a sham and so in favour of the builder the home owner basically is forced to bend over and take it up the backside. Our overall experience was quite frankly disgusting. MBA looks after builders and Fairway looks after MBA. It’s a hiding in waiting. We are now fixing at our cost and completing stuff agreed to…… on top of the poor work completed. The system is fkd. Bring back carpenters instead of over charging kitset incompetence who’s only desire is to make excessive profit.

                    Reply

                    1. Unfortunately it will get worse under a Labour government I think. The system has been corrupt for years and that also includes the LBP Board but they’re even more hesitant about taking licences off the dodgy builders now because they’re failing on epic proportions to honour their election promise of more houses (I mean the joke that is Kiwibuild) so as far as Labour is concerned it’s all hands on deck! (Or all hands on hammers) the more the merrier…etc…etc…

                       I wouldn’t even contemplate a new build now. The whole systems needs gutting and rebuilding and only then would I consider giving it a go again.

                       Unfortunately we learned the hard way as did most people on here and it saddens me when I see someone else adding their stories to ours.

                       Reply

                       1. Yes this is our experience exactly. The LBP Board protects the builders they have their weetbix licenses to, not the public at all.

                          We too had to fix the LBP’s extensive non-compliant building work. He was in fact a scammer with multiple victims.

                          Reply

                    2. Haha. Ain’t that the truth. Sounds like a bad experience. Builders like this give the industry a really bad name. They are focused on themselves and not the client. Bet a flash Toyota Hilux , plus rugby league, holidays in Fiji. Over inflated ego

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              3. Master builders is now seen by most licenced qualified builders as being the biggest joke now in the industry and this is because they give MB accreditation to Franchised companies like Landmark Homes without owners being qualified lbp’s or builders. This means the contract builder takes ownership for build issues when Landmark takes all the profit and dictates to the builder (who has no say in the matter) product that must be used. Note to all. Any good builders worth their salt never build for a franchise company and run their own reputable companies. Why would you support companies that are middle men to take your hard earned Money through franchise fees instead of supporting local builders with fantastic reputations who are more cost effective, more knowledgeable and build faster with low overheads. Anyone choosing a franchise company is not choosing a reputable builder as their contractors are screwed on price to do the work for the franchise to take the profit. Now ask yourself what gives when you pay your stubbies cheap rates, take no liability and cream the profit. Exactly what happened to the previous owners of Landmark Franklin. You get major issues with builds and the Head franchisor does nothing until people on here started writing heaps of negative reviews and then he goes legal to get comments taken down. And for the new owners of Landmark Homes – why didn’t you open a company yourselves instead of buying a franchise. That’s because you’re not a qualified builder???

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                 1. Bloody brilliant. Well said TttM!

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                 2. Spot on Max. You have got to the heart of the issue very concisely.
                    I only wish I understood this back when I was starting out on my first build.
                    To all out there ready to start your first building project. Please print out Max’s comment, put it on the fridge and read it everyday – hopefully you will make the right decision. Well researched independent not franchise!!

                    Reply

                 3. Well said

                    Reply

219. Anyone know anything good or bad regarding Buildfirst in Christchurch? I’m looking at buying a unit in a new complex that they will be leading the build of. Looks like they do a lot of that sort of project and have been around for a while. Basically everything I’ve seen gives me confidence but haven’t found any reviews to either confirm or counteract my instincts!

     Reply

220. Hi there

     Has anyone built with Sentinel Homes in Porirua/Kapiti. We have had a terrible experience previously with a company (mostly came down to poor communication and project management), do not want another experience like this. Anyone having a great experience with a building company in the Wgtn region – recommendations much appreciated

     Reply

     1. I can refer you to a friend who is currently building with them
        let me know by reply with your email and ill pass it on
        FYI so far so good for them

        Reply

        1. Hi T
           That would be much appreciated. kees24@gmail.com

           Reply

           1. We are currently building with them too – opposite experience. Happy to share, so you have both sides of the coin.

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              1. Hi Rachel – we are thinking of building with Sentinel Homes.. what was your experience?

                 Cheers .. Karen

                 Reply

              2. Hi Rachel
                 I would be keen to hear about your experience as we are looking to build with Sentinel as well.
                 Cheers
                 Simon

                 Reply

        2. Hi T
           I would be quite keen to hear how your friend got on with Sentinel and their build.
           We are looking to build with as well and have been looking for feedback.
           Cheers
           S

           Reply

221. Looking to build in the Wellington region and Landmark so far are at the top of our list. Any other quality suggestions? Looking for a mid-high quality with features over a Standard group home “box”

     Any concerns with them?

     Reply

     1. Anyone building with Landmark Homes would be well advised to do their due diligence.
        They market themselves as Luxury Home builders,do not be fooled by flashy show homes or slick salespeople.
        Landmark Homes have a very one sided contract that is heavily biased toward them to the point of being an “unfair contract”,they will not accept any changes to the contract.
        They make extensive use of ” P SUMS” in their contracts which is a best guess of cost which they don’t have to adhere to.
        So your quoted price may be considerably more than the actual price sometimes as much as 100-150%.
        If they are professionals then they should know what the cost is not mislead people as to what the actual cost is as lets face it all money is hard to earn and unexpected cost overruns can be very stressful.
        They do have good designers and salespeople,but thats where it ends,once you pay your deposit
        you are treated more as a nuisance not the paying customer.
        They hire the cheapest labour they can without verifying their skills with huge consequences.
        Would you want to risk it.
        Run their contract past your solicitor first it may save you some anguish.

        Reply

        1. Hi John, Well said. First thing to say to everyone writing to this blog, who seems a bit inexperienced in the building game, is to press ctrl-F, and a search box will come up at the top, labelled ‘Find on page’. If you type in a word it will highlight that word throughout the blog. In this case for example putting in ‘Landmark’, contract, provisional sum, PC sum, etc will reveal many very interesting comments.
           I’ve written on this blog several times before to remind people that the FIRST thing they should look at (certainly before handing over money for anything) is a copy of the builder’s contract. If they are not qualified to review it themselves they should get a suitable experienced solicitor (many claim to be, but not all are), or someone like an architect, civil engineer or QS to look at it.
           If the contract is too biased in the builder’s favour, and he’s not willing to change it, then walk away. If his sales people etc try to tell you they never actually apply any of those biased clauses, then ask why they can’t be deleted. Of course we all go into a building project hoping that everyone will be professional, honest and reasonable. But if things go wrong (as they so often do) then all you have to rely on is the precise wording of the contract.
           I’ve also written about the pros (there are some), cons and proper use of PC Sums and Provisional Items/Quantities, but it seems people seldom go back and look at what’s been written before, which is really not making best use of this blog.

           Reply

           1. Not new to the industry. And well aware of the contract flaws of most builders. I am looking for a review in specific to this franchisee. Contract aside, how was the build process and quality etc. The legal stuff will go ahead or it wont, but no point starting the process if the service is not there.

              Reply

222. Hi Anyone had experience of building recently with Urban, Sentinel, or Lattitude Homes in Hamilton? We are looking at possibly using these for a build and keen to get some views… Good or bad… Cheers

     Reply

223. Hi everyone
     We are looking to build (full build) on a small budget on existing land in the hauraki – Paeroa
     classed as Waikato or coromandel region (varies between builders)
     Any recommendations please
     We have looked at Urban?
     Lattitude?
     J2?
     A1?
     Versatile? and keith hay
     Basically by searching any builders in our area as we have no idea.
     Ive been reading this site for almost an hour and got abit nervous
     Please any advice or direction or recommendations would be hugely appreciated.
     We are deadline to get the ball rolling as we have sold our existing home.

     Reply

     1. Hiya Tarnz, I’ve heard good things about Daven Homes in Morrinsville and the difference between these guys and the ones you already mentioned is that Daven Homes are not a franchise, I’ve not read many good things about dealing with franchises on this website so they may be worth considering.

        I’ve also noticed on the Daven Homes website that they don’t advertise that they are with Master Builders either which is a good thing. There are many, many unfortunate people who thought that having a Master Builders guarantee would help and protect them should anything go wrong but I don’t think I’ve found one entry in here yet that proves this, they all say the opposite in fact so don’t be taken in by anyone flashing the MB logo on their site.

        We completely gutted and rebuilt our entire house with one builder and his name is Mitchell Williams and he lives in Tauhei and I thank God every day we had him! We had some horrible experiences in the past with big building companies and I was quite hesitant about using a one man team as I thought he wouldn’t be able to do such a big job but the man proved me wrong and depending on your requirements I would absolutely recommend giving him a call. The man can literally build anything and his work is immaculate!

        We got a full set of plans for a minor dwelling drawn up by Footprint Draughting in Morrinsville for around $5k and Mitchell is building this for us when we subdivide our rental in Hamilton for about $200-250k just to give you an idea, but like I said before it depends on what you’re after.

        At the moment it’s not uncommon to wait up to 4-6 months for a good builder to start work as all the good builders are highly sought after and sadly there aren’t that many around, the shoddy builders definitely outnumber them 10 to 1 easily so if you find someone who can start earlier you may want to ask why? If finances allow, rent somewhere else for as long as you can until you find the right builder, it’s worth the wait (I know this from personal experience) the less of a hurry you’re in means that you can do lots of research which is essential.

        Happy builder hunting! It’s not a particularly enjoyable thing to do unfortunately and it can get very stressful but when you find a good one it makes all the difference so GOOD LUCK!

        P.S – read as much of this website as you can, it’s loaded with good advice.

        Reply

        1. Have you heard of Truestyle Homes in Hamilton – any negs/positives please?

           Reply

224. We are building with DW Homes,I will be putting a full review from start to finish so it will help people decide if these guys are good to build with.Nicole is really good to deal with.So far they seem to be doing a good job,they are pretty on to it.Just a couple of things probably needs changing in their process.

     Reply

     1. Hi Kunal,
        Is your build completed how did it go?
        cheers
        Peter

        Reply

225. Hi there,
     Has anyone built with Navigation in the Hawkes Bay? Or Craig Gordon?

     Thanks,

     Reply

     1. Hi Michelle,

        We are looking at building with Craig and Navigation Homes. Did you end up building with them?

        thanks

        Reply

        1. Hello Adam,

           We are currently considering Navigation Homes Hawkes Bay (Eve and Craig Gordon) for our first home build. Did you actually end up building with them? How’s the building process?

           Much appreciated.

           Reply

226. Has anyone built with or purchased a Golden Homes home in Hamilton in the last few years? We had a really good chat with Gary there, I was quite impressed, but have found a little bit of hate for Golden Homes in general but nothing specific to Hamilton.

     Reply

     1. Building with Golden Homes Christchurch has been one of the worst experiences of our lives…
        Everything seems all wonderful and perfect at the start until contract is signed and payments made, then it all changes.
        Management are just monsters!
        They will intimidate and bully you, threaten you with defamation if you try and expose them.
        Getting any warranty issues rectified has pretty much been impossible!
        5 years on we are still trying to alleviate the terrible expansion/contraction noise day and night from the steel.
        Also overtime steel has bleed throughout our gib causing most of the interior gib to look like a Chinese checkers board….
        They don’t want to know about any issues and just tell you everything is all ‘normal’
        All the same product but hopefully the Hamilton franchise is different and they don’t use shoddy subbies.
        Good luck 🙂

        Reply

        1. Ooh I’m sorry to hear that Andrew, I had a similar experience in 2012 with GH Christchurch, ended up in disputes tribunal. In my opinion the General Manager is a nasty piece of work – I really hope Karma is a thing! I hope you get it sorted – its a crap thing to be going through – they never came back and did any maintenance for me because I took them to Court and since then there have been several times when I needed information/records about the house and I can never get it because of the “falling out”. They are totally unprofessional in my opinion. Just out of interest do you have a log burner in your house? Or anything that could cause lots of dust in the air? I had what I thought was “bleed through” from the steel but it turned out the steel was attracting dust/ash from the fire onto the wall and it made a difference to wash the walls. Anyway good luck with GH.

           Reply

        2. Sounds like the experience with GI Builders. Owners are horrible to deal with. Key seat with a barge pole my advice

           Reply

           1. Keep away with a barge pole. Stupid predictive text

              Reply

        3. Hi Andrew, Can I please check if you dealt with NDM construction (t/a Golden Homes Christchurch). I think they took over in Sep 2018. We are planning to sign with them for a Turn key package so I’m scouring the internet for any feedback.
           And what do you mean by “steel has bled throughout your gib” please?
           Thank you.

           Reply

     2. Hey Rory, Like Andrew I built with GH Christchurch and had huge problems with them. I know you are after Hamilton reviews and the company up there may be better than the one in Chch but a couple of general GH things to note are that the Head Franchisees also own the company that provides their “guarantee” that they harp on about. They don’t provide any kind of independent guarantee (I know that Masterbuild isn’t the greatest either but the GH one really covers bugger all). Their contract is totally one sided and if you ask them to change anything they pretty much tell you “like it or lump it”. They took a huge deposit off of you – more than some other companies I’ve worked with (not sure if that has changed). If you do go with them be very careful what they put in for provisional sums. They stung me on it in a big way after pretty much lying to me about how those sums were handled (wish I had recorded the conversations) – unfortunately I was green about all this at the time. The one thing I will say is that the actual house was good (apart from the fact they didn’t do any of the “maintenance” after the build because of our falling out. I was pleased with the workmanship of the tradies they used.

        Reply

     3. Hi Everyone,

        Do anybody has build houses with Hispecs homes and how was the building process and outcome ? Please leave ur feedback, would really appreciate

        Reply

     4. Hello Rory, we are now negotiating with GH in Hamilton. Working with Tony, though. Have you proceeded to sign with them? We are considering and reviewing the contract closely.

        Best,
        N.G.

        Reply

     5. By Golden Homes Hamilton, do you mean Golden Homes TeRapa?

        Reply

227. Hi to all, I have been on this Site before, and it is a very good site, our story without going into much detail is we’ve been screwed by two builders in 2014 and are still fixing the mess they created, by ourselves today. Will get there one day, our place was very badly built, even council signed off area’s that shouldn’t of been signed off. I have learnt the hard way once a builder completely screws up the build, you won’t get another builder to fix the first builder’s mess, not to mention this will be extremely costly. The first builder got so much wrong that we tried to pick up on, and wouldn’t fix his own screw-ups. The Second builder is mentioned permanently on this site top of page under April 2017 for ripping off contractors all over the place, he lives in our area and has to avoid places where we are as we were another case he tried to rip off. Just a few tips for people on this site, and this is from my view, LBP New Zealand is an absolute Joke, as any Builder whether they are good or not can sign up to this scheme, I wouldn’t be surprised if there are more Cowboy builders signed up as LBP registered than Builders that are not cowboys. Certified Builders and Master Builders is an absolute mockery in this country as well. These organisations look after the builders not the consumer, so when you find a builder that is signed up to these organisations and LPB registered this does not guarantee that you are going to get a good build/Ripped off etc. they can clearly still be a Cowboy Builder, Websites that have all the glossy wording and rewards and offer a lot are only to entice you in signing up, and even Testimonials/reviews on websites are more likely to be fake. The second builder on our build has screwed up his reputation; he was only out for ripping people off. I suggest if you want to find out how genuine and honest a builder is out there whether they are a decent builder or not and they are running their own business, Check out the Companies Registrar Website, if you know their full name or Company name, this will show you their trail of companies whether they are in Liquidation or started new ones, their history without any of the lies they can otherwise portray to make them look good.
     https://companies-register.companiesoffice.govt.nz/

     Reply

     1. This really knots my undies! You poor people!

        I’ve just had a letter from the Minister of MBIE, I got Andrew Bayley from the National Party involved in my LBPB case because they tried to bully me into shortening my complaint, anyways long story short, Andrew got RESULTS!

        The letter says they are investigating my complaint and if more people like yourselves contact Andrew Bayley’s office and tell them of their unfair experiences with the MBIE, then he can do what he’s been trying to do for years and that’s restructure the LBPB to make it more independent of places such as Master Builder etc and then poor people like the majority of people on this site can actually get a fair hearing and dodgy builders will get REAL punishments that fit the crimes!

        Man this stuff makes me wild! My heart goes out to you and your family Donna xx

        Reply

        1. Thanks MJ, its nice o know there is some decent people around.

           Reply

228. Hi,
     How did your journey go with Strategic (now Touchstone) Homes? We are considering them along with Parklane/Faye and would like your input please?

     Thanks,
     Singh

     Reply

229. Hi, I have just come across this site and it is a real eye opening.
     I am considering a new build, but also possibly moving a pre-fab / transportable house on site.
     The company Presidential Homes Ltd in Palmerston North (http://www.presidentialhomes.co.nz/home.html) has been recommended to me.
     I would very much appreciate any comments / feedback / experience in regards to “ready-made” deliver to site homes.
     Thank you! B

     Reply

     1. Hi, we are in the same situation. Looking for a quick build, considering pre-fab, we saw the Presidential Homes site and liked the look of it. Does anyone have first hand experience of them and/or Keith Marriott who is owner/director?

        Reply

        1. Hi Susan just wondered if you went ahead with building a home with Presidential? We are thinking of using them. What was your experience, would you recommend them. Really appreciate any feedback.
           Thanks K

           Reply

     2. Hi saw your query asking about Presidential transportable homes in Palmerston North. Just wondering if you went ahead with them and what was your experience? We are thinking of building with them. Appreciate your comments.
        K

        Reply

        1. Try Manor Build in New Plymouth, they are a good crew.

           Reply

230. Hi all, my partner and I are looking at building in Riverhead in Auckland. We will need quite a large home as we are a blended family (7 of us). Can anyone recommend any builders out that way? Ideally looking for house and land as we don’t own a section currently. We have complicated family needs, including a special needs child , and costs are already high building a 6-7 bedroom home, so it is important that we get honest builders who can provide accurate quotes with minimal provisional sums, not those that underquote to get business. Functional design to suit a family is really important to us. Also want to make sure house is finished to a good standard and on time.

     Reply

     1. Maddren Homes

        Reply

        1. Thanks Richard

           Reply

     2. Try Patrick Preisig on 027 766 5962, from Monument Homes, Patrick has been building homes for over 20 years and has residential and industrial construction experience and is a nice guy and honest builder.

        Reply

     3. Try Madison Park Homes (Chris)

        Reply

231. Hi, has anyone have any experience with Eco Smart Homes Auckland? We have signed a contract for one of their home and land packages: https://www.nzfirsthome.co.nz/our-properties
     They’re saying it will take them 9 months to build the house, which seems a bit too long! I have started to be a bit skeptical whether they’ll actually sell the house to someone else after our contract expires.
     Thanks,
     Mila

     Reply

     1. Hi Ludmila,

        The 9 months to build your house, is that from when they start to when they finish? or is it from when the contract is signed until they finish as they may not physically start on your house right away once your contract is signed does this make sense? I hope you get what I mean 🙂

        I’m very much hoping you had a lawyer look at your contract, but going forward you need to keep an eye on the build and whether it’s being done properly (i.e exactly to the plans which would have been approved by your local council) because if it’s not you may not be able to get a code of compliance for it at the end so the plans are integral and they need to be followed by Eco Smart to the letter.

        Be as involved as your time will allow with the Council Building Inspections that will take place at certain stages in your build, ask Eco Smart when these are as they will have a rough schedule and ask to either be notified the day before it takes place so you can be there and if you can’t be there, ask them to scan and email it to you on the same day. Most companies allow for 5-6 Inspections over the course of the build.

        You don’t need to be a builder to read these. It states very clearly whether they have failed in an area and when they have not and if in doubt, don’t call Eco Smart for clarification call your council. if they fail in an area, this inspection report should tell you why and if or when they need to remedy it for another inspection to take place.

        The Council are only responsible for issues that involve the Building Consent and the Approved plans that go with it and these things are in place so your build is safe and watertight etc, poor workmanship like uneven floors or crooked weather boards or anything that looks bad is not in the councils scope to comment on and unfortunately that is all up to you to Police and please trust me when I say that it is far easier to have something fixed, altered or replaced as soon as you can possibly find it, if you get too far down the line you have to start undoing things that may be perfectly fine, just to get to the bits that aren’t and it has been known for the housing company to charge the client for undoing and redoing the things that were OK so catch anything quickly if you can.

        Think of it like Knitting! If you drop a stitch at the beginning but don’t find it till the end then you need to unravel it all but all the unraveling and re-knitting has a cost attached to it and building is much the same.

        Please go through this website and find all the very helpful info people have supplied regarding PC sums too, no doubt you will have this in your contract.

        As for selling it when they are done, I’m assuming there are progress payments at certain stages of the build listed in the contract? I can’t see how on earth they could sell it, even if your contract has an 8 month life span, if you hand over any money during the building process at all surely that would still make it yours at the end? Or are you worried they may increase their asking price if their build takes 9 months and you contract is only valid for 8 months and house/land prices go up in that time? I can’t tell you unfortunately, that would be what a lawyer and your contract would figure out.

        If you do have progress payments and they say something like “$20k paid when the roof is on” just check the building inspection reports that the roof had been done properly and they haven’t failed anything. Their version of “The roof is on” vs the councils version may differ completely. If it hasn’t passed, don’t pay. Same goes for any other progress payments, if it hasn’t been signed off by the council then it’s quite possibly not correct and nothing motivates a builder/building company to fix their mistakes quickly like not being paid!!

        I hope I haven’t scared you! Many of us on this blog have been through hell and back with builders, building companies, the LBP etc but that does not necessarily mean there are not good building companies out there so my last piece(s) of advice to you would be to stay alert, stay involved and never, ever feel like you are being an inconvenience to anyone if there is something you are not happy with. Write it down, ask for it to be changed and stick to your guns!!

        Let us all know how you get on 🙂

        Reply

        1. Hi MJ,
           Thanks a lot for your valuable advice.

           We got the contract checked by a lawyer and it’s on turn-key. The contract expires on September and we need the Code Compliance done before settlement.

           They basically said they’re waiting for the Council to get the titles. They are building more than 30 houses over there. They’re hoping to start building from March or end of Feb and go for the settlement in August. We are really looking forward to this house. If this one doesn’t go well, we will have to look for another house end of this year. But we really don’t want to, as this house was offered to us (and others in this area) at a good price.

           Reply

        2. Please just also note that if you are sent a progress payment invoice once a milestone has been met e.g. roof is on, but you don’t believe workmanship to that point is up to scratch then you need to follow a specific process. There is a document required on which you need to state amount of payment withheld and the reason for withholding etc.

           When I build my first house I simply sent an email stating that the milestone had not been met in my eyes and I would not be paying the progress payment until the work was completed to a satisfactory standard. Once everything was resolved months later they charged me interest for the amount outstanding from the progress payment date to the date I actually paid. If I had followed the correct process they would not have been able to charge this interest.

           At the time there was no way I could have known this unless I had spent money consulting a lawyer – hence the value of this blog! Good luck.

           Reply

           1. Thanks Chris 🙂

              Yes, I just found this website and it seems great 😀

              But we aren’t on progress payment. Eco Smart homes Auckland will get the deposit (which is sitting in their lawyer’s account at this moment) and the rest of the money from the bank only after the settlement. That’s why, someone else (a property investor) was telling us Eco-Smart Homes Auckland might sell the house to someone else after completion and expiration of our contract.

              Reply

              1. How can they do that if you’ve paid a deposit and they’ve been sitting on it for 9 months! If they do they’re robbers and thieves!

                 I’m so glad for you though that you dont hand over any more money until it’s done, but like I said before Code of Compliance is one thing, poor workmanship is something else entirely so make sure you’re happy with EVERYTHING before you take the key!

                 Reply

                 1. Sure MJ 🙂

                    Will definitely keep on checking and will go for the settlement once EVERYTHING is satisfactory.

                    Thanks heaps 🙂 🙂

                    Reply

              2. Hi Ludmila,

                 I’ve just spoken to a friend of mine who is a big scale property developer and he says that Yes, you are right!

                 What they are doing is using your deposit to fund the build(s) and then when they are done they will sell it off to the highest bidder and it’s in their best interests to make sure the completion date is after the time your contract expires as they would have to then sell it to you for the agreed amount, which would be much lower than it’s worth.

                 So effectively what they are doing is advertising these house and sections packages way under value so people like yourselves will leap in and hand them money to secure it, they then use your deposit and probably several other peoples too and they build the first house.

                 Once that house is sold, it can bank roll the next, and then the next etc etc all the while using your deposits along the way. He said it’s not illegal but it is hugely unethical and the ONLY companies who do this are ones that have a bad credit rating and can’t secure the money for projects on this scale OR overseas companies who can’t bring in their own money or use ours i.e some Chinese companies.

                 He did mention also that your lawyer should have secured you an interest rate to be paid back to you along with your deposit if they did sell it to someone else. I’m hoping he’s right? Please tell me he’s right?

                 Reply

                 1. No, our lawyer hasn’t secured an interest rate

                    Reply

                 2. Thanks a lot for checking MJ. At least we can prepare ourselves to buy a different house end of this year.

                    Reply

                    1. This may not be the case though, you never know my mate did say they don’t all do it but it’s hard to know. But housing is so stupidly expensive especially in Auckland so you guys probably need to be more thorough with your research than most and If it sounds too good to be true then it probably is.

                       I’d be going over my contract again to see if they’ve missed anything that you can use to hold them to it, it’s worth a shot? If they do on sell it to someone else when it’s done I’d be involving your local Labour MP, Jacinda is all for first home buyers so I don’t think Labour would let this happen lightly if they knew what was going on.

                       Please let us know how you get on, I would love to be wrong.

                       Reply

                       1. Hi MJ,

                          Yes, will surely do that and will keep you updated.

                          I really can’t thank you enough.

                          Thanks heaps 🙂

                          Reply

                          1. Just a thought, the lawyer that you used were they recommended by this housing firm? Or are they in any way associated with them?

                             You may be able to get another lawyer to void the contract siting “conflict of interest” On their part if you want to that is.

                             It depends on how you want to proceed, I would hate to think all our advice has unduly scared you and I don’t want you to feel we are all pressuring you in any way.

                             Reply

                             1. The lawyers were not recommended by the builders, but we definitely will look into it again.

                                Thanks a lot guys

              3. Sounds like a ponzi scheme,unfortunately most lawyers will tell you not to sign the builders agreement
                 as they are so heavily biased towards the builder to the extent of being unfair contracts,what do you do when they all have the same tactics.
                 I signed an agreement with a “luxury house builder” for a one year contract to build our home,$100,000
                 deposit.Eight months in they hadn’t even started the project,they were just using the money to fund their show homes etc.As for groups like masterbuilders they are nothing more than a marketing tool.
                 They count on the fact that any legal action takes some time to action and the cost is considerable.
                 The LBP is usually the builder,they then employ the cheapest labour they can find skilled or not and hope for the best.
                 The quality of the builders was atrocious they couldn’t even cut a straight line which is basic building competence.
                 It is a very unregulated industry and they are very well aware of it.
                 Ultimately word gets around through sites such as this,there are good builders that have some integrity and pride of work ,finding the right one is the minefield.

                 Reply

                 1. A word of caution on legal contract reviews. I highly recommend using a solicitor who specializes in construction. I used my generalist solicitor who failed to highlight the heavy bias towards the builder. Later down the track when I entered the disputes phase I used a specialist who was shocked that I had signed such a contract but then did an awesome job of digging me out of a hole. Like builders there are solicitors and solicitors.

                    Reply

                    1. Hi Chris, I’ve written a number of times on this blog under the name ‘Chris’, but for clarity I’ll call myself ‘Chris C’ from now on.
                       I’ve written several times regarding the importance of people sorting out the wording of their building contract before giving a builder any money, or getting very far down the track on house design or costs, and also making sure that you get legal advice from a solicitor with experience in building contracts. I’ve spent my whole career as a civil engineer dealing with construction contracts, so I totally agree with you. Many generalist solicitors claim they know what should be in an acceptable (from the client’s point of view) contract, but they do not.
                       However, one point I’ve never actually mentioned before, which may help some people with no knowledge of building contracts, is to take a look at the NZ Institute Of Architects ‘Small Works Contract’ (or even their ‘Standard Conditions Of Contract’ if you feel like a lot more reading). You may not be able to use it wholesale, partly for copyright reasons, but also because it’s written based around the principle that the works will be supervised by an Architect. But in my view it gives a very good idea of what you should (and should not) expect to see in a reasonable contract.

                       Reply

                       1. Hi, can anyone on this site please clarify the process and rules when there is a variation to a signed Building Contract Price? I am considering seeking legal advice, but need guidance from people that have experienced similar issues. My issues are as follows:
                          1. Signed a Fixed Building Contract based on a Concept Design.
                          2. The Contract included some PC and PS Sums.
                          3. Has the Concept Design was refined, there were changes to a few design elements. Some changes were mandatory as it did meet the restrictive covenants and some were upgrades to the design elements. The size and footprint of the Concept Design remained the same. It never changed.
                          4. The Building Company then used these changes to re-price the entire build.
                          5. A new quote/pricing was then presented to me.
                          6. I was not provided with itemized charges to the variations.
                          7. Building Company refused to itemize the costs to these changes and refused to engage with me on how they arrived with the new Building Price.

                          Can anyone on this site share some ideas on what the process is if there are variations to a Contracted Price? Has anyone experienced something similar to this? Any guidance will be greatly appreciated.

                          Reply

                          1. I would like to know what area you are building in? Hoping it is not in the same area as us as we are dealing with a similar situation.

                             Reply

                             1. Hi. Build was to take place in Auckland. Can you please share your experience. Not sure how I am going to sort this out.

                          2. Hi Natty, You have asked a lot of questions, which unfortunately it is impossible to answer in detail without knowing exactly what your building contract says about Variations. But looked at in a very broad way, even if the contract is absolutely fair and reasonable to both parties in this respect (which in your case I suspect it isn’t):
                             1. You cannot have a truly fixed price contract if it has Prime Costs and Provisional Sums, because the whole point of these is they can vary according to the actual cost of the items supplied or the work carried out.
                             2. Of course if the design is changed then generally the cost will change, and if the original cost was based on just a concept design then this is usually inevitable. Which means a so called ‘fixed price’ based on a concept design is almost a contradiction in terms.
                             3. The fact that the overall size/footprint remains the same is not irrelevant, but it means very little, because you’ve said these were ‘upgrades’, so you would expect them to cost more.
                             4. So of course the overall build cost is likely to increase. Whether the builder is contractually bound to itemize the new costs or tell you how he arrived at them depends on the contract wording. (Although it may be worth getting a knowledgeable solicitor or other professional to look at whether the contract wording meets NZ law in this respect. I believe some things in a building contract are required by law, or if omitted then deemed to be included.)
                             5. I think you urgently need expert advice. Although I suggest you first ask yourself (or maybe someone like a Quantity Surveyor) whether the revised price is excessive considering the changes, or actually reasonable. Just because the builder didn’t tell you how he arrived at the changes doesn’t automatically mean he’s ripping you off. Although I must admit it’s a very bad omen for future relations with him, and personally I would run a mile from a builder who takes that kind of position, even if he’s contractually in the right.
                             6. If construction has not started, what does your contract say about whether you’re bound to continue if the contract price increases? Do you have the option of pulling out?

                             Reply

                             1. Hi. The variation changes were to a few design feature elements. It had little or no impact on the aspects of the contract that had PS and PC sums. I had the contract independently assessed by a Q.S. The Q.S looked at the contract on signing and after the addition of the Upgrades. Q.S found that the contract was underpriced on signing.
                                Q.S also found the new price was massively inflated. Building Company does not want to accept the findings of the Q.S

                             2. Hi Natty

                                From what I read on this website it’s a very common tactic for building companies to under quote their contracts, which works to lure you in, and then once you’re in they use the PC sums to get what they actually want out of you and they almost never give you a breakdown of costs to justify it and yes they get away with it because they do it often and they know how to within the legal boundaries that are set.

                                If I were you I would really urge you to focus on trying to get out of this contract instead of trying to get the building company to see it and accept it from your point of view, especially as it appears you haven’t started building yet because you do not want to put your trust in a company that uses this tactic and I can almost guarantee you that this will not be the only trick they have up their sleeve.

                                So if it’s at all possible I would get out quickly and if you’ve invested money in this already (like for drawings) then you need to read through this website and then decide if the loss now will save you more later on down the track as it’s only you that can make that decision. If the trust is not there at the beginning then it’s a pretty good indication of how the rest of your build will go, and like I’ve said many times before once the merry go round starts it won’t stop to let you off no matter how scary the ride gets.

                                If you do decide to stick with them and can even get your contract amended to something you can both agree on then moving forward you have to watch them every step of the way because the contract is not the only way they can get money out of you. They can cut corners on your build in a hundred different ways to save $$$ and some corner cutting may not comply with your plans, and if your council are onto it they should pick it up and demand it be rectified. Sorted. But there are many, many grey areas in building too especially with the materials which can be altered and substituted without your knowledge and in many instances it’s perfectly legal for them to do this.

                                For example; Colorsteel aluminium cladding – you may very well have it in your plans for your roof BUT “Kiwisteel“ who supply their aluminium to over 60% of NZ, Import a thinner, less durable product from China that’s not powder coated to withstand the kiwi sun and just because it says Kiwisteel doesn’t make it so. This cheap steel is distributed through The Roofing Store franchises and it’s much, much cheaper than the Colorsteel (trademarked) cladding from NZ Steel and Tube which is thicker AND powder coated in NZ and unless your building plans are UBER SPECIFIC then the cheap stuff is what you’ll get and in five years time you’ll be seeing the yellow zinc coating underneath instead of the actual colour you’ve chosen when the kiwi sun fades it all off.

                                So just saying, can you still trust them now and can you put in the time to make sure your build goes the way you want it?

                             3. Hi MJ, Also see my reply to Natty. I totally agree with your advice.
                                In my experience once the relationship of trust, and ability to have reasonable discussion and compromise with a builder are lost, especially at such an early stage, then it is unlikely the job will go well.
                                Of course you still want and need a tightly written contract, just in case things go wrong. But if you have to rely on falling back on that over disputes it is a constant uphill struggle.
                                And of course most clients don’t have the time or expertise to be supervising the work very closely. So a bad builder can get back at them by cutting corners in all sorts of ways no one can see. Very difficult for the client to win that game.

                             4. Hi Natty, As I said before, what actions are open to you now depend very much on the exact wording of your contract regarding Variations. (I just mentioned PC and Provisional Sums as one other way that a contract you thought was fixed price isn’t really.)
                                But if your QS looked at that before you signed it, and let you go ahead, then ask him/her to advise what rights you have. If he/she doesn’t know, or tells you there’s not much you can do, then clearly he/she’s the wrong QS. Perhaps has knowledge of prices, but not contracts. That would be very disappointing. But not surprising to me, when I look at the state of the NZ building industry, much of which seems to be set up to take advantage of people who are very inexperienced regarding building contracts. People work their whole lives in this industry, and still construction contracts frequently (usually?) end up over time, over budget and in some kind of legal dispute. It’s not really a game for amateurs.
                                I suggest you also read MJ’s response, which makes a lot of sense. He/she seems to agree with me that if you’re in this much dispute already, best to try to cut your losses and find another builder. Although how much it will cost you to get out will again depend on the exact wording of your contract.

                          3. Natty unfortunately if you have p sums in your contract then its not a fixed
                             price.
                             The p sum issue is used to quote you a price that you find acceptable,if you are dealing with an unscrupulous builder he can charge pretty much what he likes
                             as you have agreed to it,its like an open checkbook.
                             We were caught with the same things on our contract,sure if you cannot ascertain the cost of something beforehand then then it may get used.
                             In our case the p sums were abused every time,when we questioned it we were told they only have to supply an invoice.
                             We considered losing our $100k deposit and walking away ,we were reassured
                             it was the only time.
                             It wasn’t! In retrospect the rot had set in and every opportunity they had to
                             apply the p sum they did,some by as much as 100 percent.
                             These are supposed to be experienced builders the costs are quantifiable ,they should be able to keep to the quoted price.
                             Nothing you can do.
                             If I had my time again it would have been cheaper to walk away and start again and avoid many years of grief as it was a total nightmare.

                             Reply

                          4. Hi Natty

                             If you can pull out of the contract and if you are using a lender to build, Just as another tip. I recommend Newbuild finance. All I can say is thank god we chose them as our lender. We had to have a fixed price contract (no PC sums) if we made changes (which we did several times to upgrade fixtures and fittings etc) we had to complete a “variation agreement form” with all breakdown of costs signed by the builder and the client. This is designed to stop the predatory charging and dishonesty that comes with having only PC sums as a baseline for costs and also protects client and builder from he said she said crap. Builder also had to issue invoices to ensure we had the proper paper trails etc.We paid for the variations out of our own pockets but Newbuild had to be aware of everything. They have strict controls in place to make sure the builder does not get ahead with payments and is only released progress payments when their independent accessor carries out inspections on site to make sure the work has been completed and is satisfactory. Our build was a disaster and could have been a lot worse had we not gone with Newbuild. Some builders dont like the controls in place as it prevents them from getting away with stuff and wont sign up to them but a good honest builder wouldnt have an issue. They do take some of the pain and worry away acting as abit of a safeguard in that respect.

                             Reply

232. anyone dealt with DP homes in Christchurch or Property Investors NZ?

     Reply

     1. Are you meaning The Property Investors Federation?

        Reply

233. Hi,
     We are looking to build with Compass Homes in Tauranga. Does anyone have any experience, good or bad, with this company they can share? Thanks

     Reply

234. Hi,

     Has anyone had recent positive experience with Federation Homes or Barrett Homes in Tauranga?
     Actually, I’d appreciate any recommendations of decent builders in Tauranga or warnings on the companies one should avoid dealing with.

     Thank you to everyone who shares their knowledge and experience here.

     Reply

235. Hi does anyone have any reviews on Houseplans NZ Ltd http://www.houseplans.co.nz/house-plans/zen-cube-eco/
     (specifically their Eco Zen Cube)? Thanks
     Sandi

     Reply

236. Has anyone heard of or used the builder Kit Markin of Cambridge – any comments would be appreciated?

     Reply

     1. Go to the LBP website

        https://lbp.ewr.govt.nz/publicregister/search.aspx

        They have a register of all licensed builders on it and if he’s ever been disciplined it will show up under his name. I tried searching Kit Markin but got no results so he’s either registered under another name or that’s not the correct spelling of his name but if you can get his LBP number it should come up with him using that.

        Keep in mind though that it takes several months, even a year for any hearing to go through the LBP Board so if he’s got a current complaint hearing pending, it won’t tell you this, they only publish the info once the hearing is complete and a decision is made. If nothing shows up, that doesn’t necessarily mean he’s a good builder though as the LBP Board use bullying tactics to get the home owners to drop their cases (we are one of these unfortunate people) so keep researching.

        Ask him for addresses and contact info for the last 3 or 4 houses he’s done and call them yourself don’t trust any testimonials written on his website as these are easily fabricated, same goes for any “show homes” he may have as these may look great but that doesn’t mean yours will be or that he’s an honest person to work with. If he won’t give you the info that should ring alarm bells. Also before you spend any time and money getting specs and drawings done etc, ask for a copy of his contract and find a very good lawyer who deals with construction contracts to take a look at it. If the contract is found biased towards the builder and he won’t agree to any changes to it, then that should ring even more alarm bells.

        You may spend $500-$1000 for a good lawyer to look over the contract but it may save you tens of thousands later on but if you get contact names and numbers for his previous clients and visit the homes if you can then these two exercises should perhaps tell you everything you need to know. I really would visit the houses in person too as it has been know for builders to give names and numbers of family and friends to give a glowing review over the phone but if you can’t see the actual work he’s done then the exercise is pointless and you’ll never know if what they said was true at all.

        I know I sound a little “doomsday-ish” but really when you think about it you wouldn’t buy a car without getting all the checks, reports and taking it for a test drive and building a house is no different but infinitely more expensive so due diligence really needs to be set at maximum.

        Any building work that exceeds $40k must have a contract in place, that is the law anything less than this amount can still have a contract in place if both parties agree. This website is a godsend of info, read as much of the posts as you can this should give you a clearer idea of what to look out for.

        Good luck and keep us posted on what you find!

        Reply

        1. Thanks so much for your great advice – I will definitely make sure I check out all your recommendations.

           Reply

           1. Hello again, I did manage to find him 0n the LBP register under Josh Jennings of Cambridge and his wrap sheet is clean but a couple of points I would like to mention is that he has only been a registered builder since 2016 and he only holds a carpentry licence.

              This may not necessarily be a bad thing but I had a good look at his website and for someone who owns the business and is offering house and land packages in somewhere as expensive as Cambridge I would have expected him to hold more licences such as Site and Foundation certificates. Land is so expensive there so you can’t afford to have anything go wrong with the build and his lack of accreditation would worry me.

              Another very interesting thing I noticed is that he does not give the last names of any of his team so it’s almost impossible to search the register for them even though he says they are licensed builders and currently sitting other certifications but without their LBP numbers or last names you won’t know if that’s true or not or if they have any disciplines against them.

              Many house building companies have only one licensed builder on their books and this trusting fool will put their name and LBP number on all the paperwork without sometimes ever stepping foot onto the building site itself so if he is not going to be the licensed builder who manages your build, puts his LBP number to all the legal paperwork and is there on a regular basis (perhaps 3-4 times a week) to check to see everything is being done to spec then you really need to find out who will be and ask for their LBP number so you can check them out too. This person needs to be one and the same too, too many people doing and being answerable for so many different things equals zero accountability. Not good for you.

              This is how they get around the legalities of building by paying for one licensed builder who sits in the office all day whilst their hammer hands do all the work and if left unsupervised it could be disastrous for you. From personal experience it costs almost 50% more again to fix and/or replace any faulty work If it’s not found and corrected right away. Other tradies are waiting in the wings for their work to commence at specific stages of the build and if, for example, the framing wasn’t done correctly and the electrician has been in and run the wiring through the walls and then the builder realises there’s been an error then all the wiring needs to come out and go back in again and unless your contract is water tight, that expense is paid for by you. Do not rely on the Council to find every fault along the way either, they drop the ball often and will apologise if they do but we have had no luck in making them accountable for their mistakes with our build and an apology is all we’ll get so management and supervision really is of the highest importance.

              So in saying all of that I would really urge you to do all the research you can as their website looks very professional but it’s what they don’t say that raises my concerns. This website is a goldmine of information and if you have the time or haven’t done so already I would read as many posts as you can. I wish I had found this site years ago 🙁 it would have saved me a lot of money and stress!

              Reply

              1. Gosh thanks for all your valuable advice – very much appreciated.

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           2. One last thing too, having a “Registered Master Builders” guarantee and their logo plastered all over their website means diddly squat! I’ve read through this entire blog and there are hundreds of poor people who thought that this would help or protect them should anything go wrong but in every instance the Master Builders have protected the builder.

              There is not one entry on this website where someone has had anything positive to say about them so don’t be fooled If they dangle this in front of you like a golden carrot or they insist on using the standard “Registered Master Build” contract either because from what I’ve read it’s put together to protect the builder only . I would run a mile in the other direction if they whip that out 🙂

              Reply

           3. Hi Glen, MJ makes alot of really valid points.

              You have sought info on this website for a reason, whilst its easy to get caught up in the excitement of a build its easy to think “that or this wont happen to me” “Not everyone has a bad build experience”.

              I totally agree dont be fooled by logo/membership promoting. Belonging to any of these building organisations does mean diddly squat these days. Think seriously on the advice of people who have been through the process of dealing with these organisations when things go pear shaped just with their members alone. Something to consider if you are looking or thinking about taking out their insurance policy, These building organisations are unregulated and are membership organisations first and only.

              Put it this way,,, you are always going to have a fight on your hands with any insurance company when filing a claim, the bigger the claim the harder the fight, it can get nasty. If the builder does dangle his organisations own products in your face be careful, why make it 10 times worse for yourself by signing an insurance contract with an organisation whose first priority is to defend/back their members, and more importantly check who is backing the guarantee, credit ratings, no invested interest or conflicts etc, you should do that with any insurance product. I strongly advise you seek an independent insurance provider not connected if they approach you with the masterbuild guarantee/contracts etc and ALWAYS run things past a reputable building lawyer before signing anything.

              Reply

              1. Hi Kelly, My dealings with insurance companies have not been quite so negative as yours. In fact we are with AMI, and have always found them very reasonable. But that was not for building contract insurance, as unfortunately I don’t think they do that kind of thing.
                 We did do a build with a Masterbuilder who went into liquidation when the house was nearly finished, and again I found MB not too bad to deal with. Although I admit that in the end we did not require them to pay out any money, so maybe (based on lots of comments I’ve read) that would have been a different story.
                 But I think we buyers of insurance must also take some responsibility. Perhaps too often we assume that insurance policies will cover things, or amounts, without checking the exact wording of the policy, or questioning it before buying. I have found that in general if you are up front with insurance companies, and deal with them in a business like way, they will pay out according to the policy. But they are not charities, and will not just give you money that’s not mentioned in the policy.
                 However, you have raised a much more interesting point, which I think would solve a lot of the problems with the NZ building industry.
                 You mention seeking ‘an independent insurance provider not connected (with the builder)’.
                 I know you can get contracts insurance against damage to the partly built house and site, due to storms, fires etc, and third party liability.
                 But does a policy, which can insure against your potential losses if a builder goes bust, overcharges, or does not complete the job satisfactorily/late etc, even exist? If so please let everyone know.
                 Firstly such a policy would directly minimise a lot of your risk when building.
                 But indirectly it would have other benefits. Such as the insurance company would have an interest in legally vetting your building contract, to make sure it is reasonable, before taking on the risk. And over time such companies would advise against, or raise the premiums, for builders who regularly cause claims. So the poorer builders would be weeded out. In theory this is what should happen with MB, but it seems they are prepared to give a MB guarantee to any builder who pays their membership fees.

                 Reply

              2. Many thanks for your great advice Kelly.

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                 1. Hi, we’re looking to subdivide and build a circa 250sqm home for ourselves in Beach Haven, Auckland.

                    We’re looking for someone that can manage the entire project, incl subdivision, design of house and build, end to end. I’ve read all the comments and warnings on the big franchises, so would love to get recommendations on any other owner-run companies that would do the entire end to end project.

                    Also, if we wanted to get plans done up ourselves, what’s the process? And cost?

                    Totally clueless and new to this so appreciate the help!

                    Reply

                    1. Hi Sam,

                       I am in the process of doing the same thing in Beach Haven. Subdividing and building similar sized house. I have not gone with the one stop shop as previous experience has led me to want to have a bit more overall control of the process. The key consultants I have used so far are:
                       Planning Consultant – Campbell Brown – rate excellent
                       Architect – Permit Shop – rate good.

                       About to start the process of selecting a contractor to complete the subdivision works. Current engaging with Ben Cashmore of Cashmore Cconstruction and also So Construction. Looking to use one of these for the build also. I am also interested in hearing any comments on either of these two contractors

                       Happy to discuss the process so far with you. Let me know?

                       Reply

                       1. Thanks Chris…. I’ll check out the people you’ve mentioned!

                          The thing that puzzles me is that i’m being told by smaller owner-run companies and builders that the budget of $3k per sqm is entry level. I would have thought that for a 250sqm house that cost $750K to build wouldn’t be what I’d classify as “entry” level!

                          Have the building costs gone up so much in the past 3 yrs or so?

                          Additionally, how much does it cost for an architect’s plans. I was quoted 4% of the cost of build…..so again, assuming a $750K build = $30K. Is that the standard?

                          We’re currently looking at Sentinel and Maddren homes as well. I’ve read some great reviews on Maddren on this forum, but nothing recent on Sentinel so be great if anyone has recently built with them and their feedback. Thanks so much!!

                          Reply

                          1. Hi Sam, the numbers you have stated are very similar to the numbers I have been told.

                             I had a 250 sq meter design done which was then estimated by 2 builders at 700+ to build. Add the inevitable contingency (10-15%) onto that and I was looking at 800ish for a basic home of that size.

                             I have had to rethink and have had a much smaller 150 sq meter design done which I will probably go with.

                             You have to remember that there are not that many houses in Beach Haven valued greater than $1M so 800k + land value (lets say 400k min) will likely put you in a negative equity position at this point in time. This is only relevant from a risk management perspective so if you are confident that you will hold the house for a long period of time it is less of an issue.

                             Yes building and material costs have gone through the roof in the last 3-5 years. At least that is what the builders and architects have told me. I build a 220 sq in Auckland 5 years ago for a lot less.

                             I would be very careful if you get much more attractive cost estimates from the group builders as they are very good at sucking you in at this stage – add 30-50% contingency rather than 10-15%!! (that’s even with a fixed price contract). Plus all the stress and BS you will have to go through.

                             Please lets continue to share insights as I am still trying to navigate through this as well.

                             Reply

                             1. Hey Chris, totally understand the risk of overcapitalising, though we do intend to live in the new place for years to come. Also, we have amazing sea views so hoping that in itself would help the valuation upwards. Be good to connect more given you too are in the hood. 🙂 How can i send you my email address without it being public on this forum?

                                With regards to house plans being drawn up, did you use Permit Shop for those?

                                We went to look at both Maddren and Sentinel showhomes yesterday….loved Maddren homes and Anthony there was very realistic and down to earth…didn’t feel being hard sold to. Sentinel homes had done a lot of pre-work for us and presented a large folder with loads of information for us, which was great. We did end up yesterday quite overwhelmed with all the info and just how ridiculous it is that to build a nice 4bedroom home in Akld costs so much.

                             2. Hey Chris! Just picking up where we left off. We now have concept plans (250sqm approx) and geo & topo done as well. Have only jst sent it off to a 3 building companies (incl Sentinel) and are also in discussions with a smaller outfit called Wilco Projects that have some great feedback in our suburb. Keen to have a chat (not sure how we can connect without having to share my contact details on this public forum! lol!) to see how you’ve progressed and if there are any learnings you can share. What builder did you end up going with?

                          2. Sam, I would recommend going with an architectural designer rather than an architect. Fees won’t be anywhere near that amount. You would be looking at approx $5K for plans to consent. If you go with a smaller building company they usually have their own drafty or architectural drafting firm they use anyway – my company for example includes that in the build price. I would say $3K for an entry level is a bit much. Might be because you are in Auckland – not sure but down here in Chch a decent standard house (bit higher than entry but not top spec) would be around the $2,300 per m2. For $3k per m2 I would expect to be getting tiled bathrooms/showers etc. I’m afraid I can’t recommend any builders up in Auckland because I don’t know any. 🙂

                             Reply

                             1. Hi Sam,
                                My Beach Haven subdivision went on the back burner but I am looking to pick things up again. Keen to hear where you got to? Who did you go ahead with and how was your experience? You can call me on 021 961 840 if still interested in having a chat.
                                My subdivision consent has been approved and I am now looking to find a good contractor to manage & complete the physical works up to the point of title issue (drainage and other services + driveway replacement).
                                If anyone has any company recommendations to complete this work that would be appreciated.
                                Thanks, Chris.

237. What’s the latest with the Mass Construction mess? What’s going on our there? Has head office come to the party and getting houses completed. Or is it still a shamble like I suspect.
     Is Jason strange still in hiding? I’d love to know as an ex client of theirs.

     Reply

     1. The media are still chasing Jason so I think a new article will be out soon. The new head office so far have been helpful. But will see how long that lasts…

        Reply

        1. Didnt last long, new Platinum CEO is the same as the old one.

           Reply

           1. Have you heard any more? We are still caught up in the mess too and really frustrated and want to get in contact with others experiencing the same

              Reply

     2. Were you caught up in any of the insurance mess or did you build previous to them going into liquidation?

        Reply

238. Hi, Just wondering if anyone has bought using Golstruct Homes Kumeu? Just doing some due dilligence on the potential purchase of a new build. Cheers

     Reply

239. Is it a scam that a Franchise builders charges a client for bespoke plans and then trademarks them as their own?
     This is what is happening when a client of a Franchise builder shopped around for a price to see if the price they are getting charged is competitive. Then the Franchise threatens to sue to try and force the client to pay over the top. We are all aware that the cost of a franchise builder can add between 6-10% by royalties and commissions, but it seems ownership of plans that the customer has ultimately briefed the designer, paid for is now the Franchise ownership. SCAM.

     Reply

     1. Hi Chris, To avoid confusion I’ll mention I’m also called Chris. I’ve written on this blog a number of times previously, mainly on the topic of building contracts (make sure the contract is satisfactory/fair before giving a builder any money), and PC sums/Provisional Items (fine if they are used for the purposes for which they are intended, and you are satisfied the amounts are reasonable).
        I think this topic of copyright and ‘ownership’ of builders’ ‘standard plans’ comes into a similar category as builders’ ‘standard contracts’. By which I mean it’s up to the client to think about the legal aspects of this, and sort these out with the builder, before paying the builder (or his architect/designer) any money, or letting them do any work.
        As a rule architects/designers will just automatically stick some kind of wording that says they own the copyright of their drawings/designs on everything they produce. If you let them do that you’re stuck with the result, that you can only use those drawings/designs with their permission, as they do not belong to you. They might claim this is fair, because as it was all being done through the builder (who is their regular client) so they did the work at a subsidised cost. Which may sometimes be true.
        So I suggest that if you believe you are going to pay the full unsubsidised cost of your bespoke drawings (which are not just minor amendments to the builder’s standard drawings), then you say up-front that you expect the copyright to belong to you. Or if you want to compromise you can get them to agree that you will all share the copyright. So they can give the design to other clients if any of them really love your design, but you are free to take the design to other builders if you can’t reach an agreement with the original one.
        A lot of people seem to have missed the point that before you give them any money, or sign anything, everything is up for negotiation. If they’re not willing to talk about this kind of thing in a reasonable way then find another builder.

        Reply

240. Hi All,

     Does anybody have any experience with Homes by Parklane in Christchurch?

     Reply

     1. I would love to know about builders in the rolleston area as there are so many !

        Reply

        1. We had a terrible experience with GJs there. Go with a non-franchise builder.

           Reply

           1. Hi Goo. We too had some issues with GJ’s, but they did fix a lot of our problems and at the end of the day, we are happy with our home. You may find it better to go to a private builder and Peter Quinn is one I would recommend considering, but make sure you know exactly what you want and what you will be getting. One of the most annoying sayings we heard when we were building was “This is what you will be getting.” No one was considering what we wanted. If you want brick cladding, beware. We had issues with grouting variations and there was quite a lot to be done to fix it. Moving along, consider what kind of foundation you want. GJ’s do a waffle foundation in Rolleston, which is what my engineer friend recommends in earthquake country. A lot of the local builders are putting in packed earth foundations, which he is less impressed with. They have an outer ring of concrete, earth is packed in the middle and then another pour of reinforced concrete is laid overtop. I have a link here that may be worth looking at. Page 8 refers to the performance of waffle foundations compared to reinforced concrete. I hope it is some help to you. https://cdn.ymaws.com/concretenz.org.nz/resource/resmgr/docs/conf/2012/s3_p2_-_ashby.pdf

              Reply

        2. I had my house in Redcliffs built by JD home’s which finished mid last year. I could not warn you enough not to use this building company.

           Reply

241. Hi,

     Anyone have any experience working with 3C Construction, Auckland recently. We are planning to build with them. So far their communication and pricing are excellent compared to other builders.

     Thanks
     Sujatha

     Reply

     1. Hey Sujatha,

        Did you go with 3C? How did it go? Also looking at them.

        Thanks!
        Joe

        Reply

242. Just out of interest, any victims of builders not taken matters further due to fears for their or their family or property’s safety, or retaliation? Have you been subjected to abuse, threats, intimidating behaviour to extract payments or drop claims? This could also apply to employees.

     I have had two witnesses refuse to take part in a licensing board complaint due to fears for safety. Previous complainant didn’t attend hearing due to safety concerns. BPB just accepts this and doesn’t offer a safety plan at all. Just wondering how widespread this issue is in the construction industry. LBP system certainly unfair if they refuse to address acknowledge or address victim safety.

     Note: the Board has failed to produce a Code of Ethics as they were required to.

     Reply

     1. Hi Alice,

        We too have just had a very negative dealing with the LBPB but thankfully we have a great team of very qualified people supporting us and helping us through, what can only be described as one of the worst experiences of our lives (it now trumps the nightmare that is our Frankenstein of a build).

        Feel free to drop me an email at: mmjenkins@zoho.com if you want to talk? If we hadn’t had someone to talk too who had been through this themselves I can assure you we would have withdrawn our complaint as we didn’t have the emotional energy to fight the building company AND the LBPB too but we are still here and fighting the fight with no intention of giving up so talking about it really helps!

        Our hearing hasn’t been decided yet by the LBPB so we’ll not go into any specifics which might hinder our case but we may be able to offer you some advice and support and a few very helpful contacts and we’ll happily keep you updated on our progress too.

        Stay Strong.

        Reply

     2. Hi Alice.
        As an ex employee of a group housing franchise, I can attest to the underhanded bully boy tactics, massive hush payments made for shoddy workmanship (yes, that builder is still working for them) & non-disclosure to home owners of sub standard materials used for engineered components that would result in instant withdrawal of PS1 certification if the engineer knew. Ethics & moral obligation are dirty words to these people & they will bend the truth or fabricate outright lies to benefit their case. Head office is there to protect & safeguard the franchise name at all costs, they are not there to protect the home owners interests in any way, shape or form.

        Reply

        1. Yes, sadly that is our experience too. Lies beget lies. No one taking responsibility for not building to consented plans…

           Reply

        2. Yes, sadly that is our experience too. Lies beget lies. No one taking responsibility for not building to consented plans…

           Reply

     3. Can I just say to all – name and a shame these builders (franchisees) when you are able to and stop these imbeciles and poor traders doing this to some other unsuspecting party. The Landmark Homes Franchisee in Pukekohe has FINALLY after giving the brand a bad name been kicked out of the business. About time head office. It was only due to this forum and networking that made Landmark HO pull the pin and remove them from the industry. They were never builders to begin with and maybe a good lesson learned by HO to do some thorough investigation into your build partners and not just take franchise fees (like the majority of them do). Jo public. Keep on spreading the feedback on these incompetents and make all of the residential construction firms step up and pull ups their socks. If you don’t others will be taken for the same ride.

        Reply

        1. You might be interested to see these articles about another franchise Fowler Homes.
           http://www.scene.co.nz/features/fuming-over-franchise-system/
           https://www.odt.co.nz/regions/queenstown/couple-complain-push-law-change

           Reply

        2. The new franchisee for Pukekohe an ex sales rep…lol.
           When you take into account the H.O franchiser was sued in a water tightness case, who offered the poor owners they built for, $1500 but got awarded $184,562.62, shows its all about the money.

           https://www.justice.govt.nz/assets/Documents/Decisions/Clearwater-Trust-Decision.pdf

           Reply

243. We are looking at a house and land package with Urban Homes (Waikato) having seen their show homes, but am seeking any feedback on their Hamilton operations; contracts; customer service, post construction engagement/maintenance etc etc.

     Reply

     1. Hi Abigale,

        I personally have not used Urban at all but I have noticed a house they are currently building on my mum and dads road which is Horahora Rd in Putaruru (or Tirau depending on which end of the Rd you’re on) and it looks about 50% finished but if I can remember correctly, it seems to have been plodding along for a while now.

        Might I suggest you go for a leisurely drive this weekend and perhaps check it out? You can’t miss it as it’s well signposted as being a Urban Homes construction and it is at the end of Horahora Rd that is closest to Cambridge or the Tauranga turn off (not the end that takes you to Arapuni)

        Good luck, I hope I’ve helped a little?

        Reply

        1. cheers, thanks for that, certainly appreciate your response.
           We are confident that they will build a quality home from what we have seen, my concern is that with all their builds going on that the service delivery (project management) and dealing with post-construction issues might not be up to standard…

           Reply

244. Anyone used A1, Fowlers or Davies Builders in Cambridge on a new build – if so how did it go please?

     Reply

     1. Fowler Homes NZ did not help us at all when Fowler Homes Southern Lakes went into liquidation in March. They did not stand behind their brand, but kept advertising on TV claiming that they were the company we could trust. We were left to fend for ourselves and lost a lot of money. Being a franchise did not help at all.

        Reply

        1. It is only a perception that the Franchisor will stand behind a Franchisee in liquidation. The only time they will support a customer is when they can make a profit. It seems crazy to build with a Franchise company when it is costing up to 10% in sales and royalty commissions.

           Reply

           1. You’re right on the mark there Michael. For suppliers the contracts that were signed had a clause in there that HO franchisers would not pay should any of their franchisees default. But they still wanted supply when some of their franchisees couldn’t pay and even threatened us with high handed tactics as to changing suppliers, using us as a bank for their businesses. In our business we have build warranty insurance offered and it’s a privilege to be able to partner with people building and offering true transparent contracts as a family company with no ridiculous franchise fees.

              Reply

        2. Thank you for your response to my question – very helpful.

           Reply

     2. Hi we used fowlers for a new farmhouse build aa few years ago … found Ivan very good to deal with. Very easy process..no issues at all.

        Reply

245. Any news re Platinum Homes – Wellington Division. Is somebody taking this on or is head office still in denial that Jason Strange has completely @#$#% this up (even though they knew for years)

     Reply

     1. Hey contact Dave, he is the new CEO. He is sorting the mess out. We have met with him and true to his word is doing what he said he would. Good luck

        Reply

        1. Sadly I have not had the same experience with the new Platinum CEO, very much like the old crowd.

           Reply

           1. Would be great to get in touch with you to talk about your experience. We are currently trying to deal with insurance and so far have been extremely unhelpful and we are out of pocket a huge amount of money currently

              Reply

246. I am a older lady looking for an honest trustworthy well-regarded building company for a new build in Hamilton/Cambridge area and after reading all the comments posted on this site am quite worried and confused about which company/ies fall into this category. Anyone already built and been very pleased with their overall experience? There don’t seem to be reviews on all companies and if there are any they only seem to be the glowing ones – wonder if negatives are not posted.

     Reply

     1. Hi Glen,
        Unfortunately one builder doesn’t cover all market builds. Franchise businesses, you will pay an extra 7-10% which equates to a max of $50,000 on a $500,000 build plus their profit on the build. You want a builder who can manage the job and has a good track record.

        Reply

        1. Are there many reputable good owner-building firms in Hamilton/Cambridge – I don’t know much about “franchises” – rather green about all this building business?

           Reply

        2. Anyone you can recommend please – that is if you are allowed to? Thanks.

           Reply

           1. I know a few Cambridge people who have used Buildtech and are very happy. They actually manage the project and it is sub-contracted to other builders they know are good. Benefit of this is they know how to deal with the tradesmen and what to look out for and what is expect and you can be free to raise any concerns without offending the tradesman.

              Reply

              1. Thanks for your reply – will do a bit of research as I have never heard of them before. Are they a franchise as I keep hearing people warning about using franchises.

                 Reply

     2. Hi Glen,
        If I were you look for a local builder, not a franchise and do your due diligence on them. Ask for referrals to go and have a chat aligned with the type of build you are looking for and ensure they are face to face ones and you get to view their work. Ask for the code of compliance information to show they did the build as there are a lot of losers out there using fake websites and promotional tactics to suck you in. A good builder will have plenty of work to view and a great website with pictures of themselves. They will offer a build guarantee and if it is a Builtin one they will have had to provide financial information to secure this, so you will know they trade well and suppliers have been contacted as part of the application process. Do not think that using a Master Builder or a Certified Builder is a guarantee of quality. This is not so. The Halo guarantee from NZCB has no insolvency cover in their Halo guarantee so homeowners are not protected. They pulled it in August this year. You are right. Building is a minefield of questions and decisions and difficult to navigate. My advice. Do serious due diligence and ask ask ask heaps of questions and get them to back them up. We offer our customers to come to site and speak to our current build partners to ask all the hard questions like communication, pricing, knowledge etc. this way you get the picture as to who you are spending major investment with. Cheers

        Reply

     3. We’ve used Rob May Builders in Cambridge before and they were great. It was about ten years ago now but the owner was very involved and he was a good, honest builder and I have noticed his signage up all over Cambridge at the moment, he built the brand new Te Awa Lifecare village which looks fabulous so I would definitely recommend giving them a call.

        Unfortunately we’ve found that if they are good then chances are there is quite a lengthy wait involved for their services but good builders are in such short supply that it shouldn’t really be much of a surprise, and a bad builder might fit you in 6 months earlier only to find you’re still waiting for them to complete minor remedial work 6 years later.

        Good luck!

        Reply

     4. Have you considered getting some plans drawn up and tendering it to various builders? I know it may seem like the safest and easiest option to go with a building company but if you use their plans you’ll be using their products too and some of them aren’t great. Cheap perhaps but not durable or maybe even suitable for what you want and you’ll be using their tradies on their schedule and you will literally have lost control of the biggest asset you’ll Ever have.

        We went to a Draughtsman (not an architect) who drew us up something simple and moderate in size and it cost us $5k. While they were doing this they went over various different materials we could use, the pros and cons for each and we could trust their advice because they were not making any money from us on building materials but even though they may be good at what they do you have to always remember that they do not physically work with the stuff and this is where a good balance of advice and some research on your part will save you $$$ and stress.

        We then found a couple of local builders, showed them the plans and discussed various options and amendments but most importantly we asked them for names & phone numbers of recent builds they’ve completed and that was a game changer.

        In the end we went with a young local lad, Mitchell Williams, who lives just out of Morrinsville and we’ve never been more thankful that we did! We were initially concerned that he was only a one man team but we needn’t have worried at all, If the builder in question has the right tools and is knowledgeable about their trade there are a million ways to do a specific job that doesn’t always involve brute strength and not only was he a smart cookie and hard working but above all he was honest. We didn’t see huge mark ups on the materials and our build didn’t take much longer than perhaps a team of four could have done It in but you’re only paying for a quarter of the labour and we saved thousands in the end for a few months of extra waiting and it was a bloody good trade off.

        Mitchell didn’t push us into using expensive, top range stuff either and the result is a beautiful, well built house that we know will still be standing long after we’re not. As an example, we were looking at various different types of cladding for our house (Laminated stuff, fiber board type stuff, the options are endless) Until Mitchell pointed out that there is nothing wrong with using wood, there is a reason it’s been in use for hundreds of years and just because something new and “improved” comes along doesn’t necessarily mean it’s better.

        He also has a very good network of other tradies (sparky, plasterer etc) who, like him, are also good at what they do and we used them all with no regrets. It saved us so much time and he communicated with them all so in effect he actually project managed our build. I helped somewhat but really he has to take much of the credit for our house (and the three rentals he renovated for us too)

        It is a myth that a building franchise company will make everything easier. Building a house is a very time consuming and emotional thing to do and if you do not actively involve yourself In it you leave yourself wide open to excessive over charging and poor workmanship with very little recourse for you if it all goes horribly wrong. If building seems like something you can’t or don’t want to get overly involved in it may be easier to buy an already built house and get a builders report done on it. Mitchell does those too by the way!

        Hope this helps, if even a little.

        Reply

        1. Hi MJ, I was interested to read your reply to someone who confessed to being an older lady who has no experience, and very little knowledge, of house building. I have read many entries on this blog of other people who seem to perhaps be younger, but otherwise in a similar situation.
           I’m not sure how many of them realise that the common system in NZ (and I think to some extent in Australia) of buying a piece of land, and then employing a builder you have never met before, to build you a unique home (because even their ‘standard’ designs will end up as unique, due to variations in the site and your choices of fittings etc) is extremely unusual from a world point of view.
           And due to the nature of the building industry here, with poor control of builders and materials by Government and Councils, poor legal safeguards if builders rip people off or go bankrupt, and in fact many builders who are relatively inexperienced, and have poor project and cash flow management skills, because they don’t actually build many houses, it is extremely risky. Which is why so many people find it goes wrong. Even the nice, honest builders can get caught out with cash flow problems.
           In other countries normal houses are usually built by large builders, who obtain large blocks of land, then get one architect and one engineer to design and get Council approval for a variety of different size houses of similar style. So they can employ experienced project managers and large scale construction, which makes it easier to maintain quality, while keeping costs down.
           So I think your advice to this lady that it is probably cheaper, and certainly safer, to buy a house already built, is good.
           But if she ignores your good advice, and goes ahead with getting a draughts-person (I’m being PC) to prepare some plans, I’d like to ask what you got for $5K? I assume that was just for some basic concept drawings, perhaps with just layout plans and elevations. Because in my experience people should budget for something closer to 10% of the construction cost, more like $50K, to get full construction drawings that can be submitted to Council, including all the engineering design and detail drawings, and Council fees etc. Plus of course other paperwork and inspections required during and at the end of construction, to get code compliance.

           Reply

           1. Hi Chris, the 10% you mention is usually what architectscharge .Architectural Designers / Technicians usually charge around $4 – $5k for full working drawings to consent stage. Plus you’d have the cost of the council fee for processing the consent. 🙂

              Reply

           2. Hi Chris, the plans were a simple 2bdrm 80sqm house with all the usual details like foundations, frame, trusses, cladding, fixings, guttering etc all done by a lady draughtsman here in Morrinsville. The drainage plans were done free of charge from a local plumber who also quoted the job and got the job, same goes for the sparky but being self regulating not a a huge amount of detail was needed from him but we keep everything a local as we can.

              The joinery details were supplied by Rylock in Hamilton (who we absolutely recommend) also free of charge as they in the end got our business and the scoping/land report was done by CKL for $1800 All submitted to Matamata-Piako District Council in a very easy to read set of plans and all accepted (sorry I may have missed something out but you get the guts of it)

              Council fees and inspections were surprisingly cheap, much cheaper than in Hamilton (where we built twice last year) they set us back under $4k But the MPDC are known for being very reasonable but they’re just as vigilant and were great to deal with and gave us great advice from the start so whole house from start to finish was $250k (not including the land as we already owned it).

              If you’re not afraid to ask for help, more importantly free help (especially if they want the gig) then there is no limit to what you can achieve on a tight budget, worst case scenario they tell you to piss off so you move on. Our builds are a collaborative effort, I have no shame in saying “I don’t know How to do this so who is the best person to ask?” With the web and social media making due diligence that much easier and great forums like this it’s quite easily achieved.

              Reply

           3. I think that older lady with no experience or knowledge about building may be me you are referring to but I do own a section so can’t buy ready built unfortunately but do find everyone’s comments and advice very helpful and slowly learning a lot.

              Reply

        2. Very helpful thank you.

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247. Hi All,
     Just wonder If anyone is building with Keith Hay Homes Warkworth just now? We currently are and it is proving to be a bit of a trying experience. Would like to hear of others experience.
     Cheers
     Maggie

     Reply

     1. Hi Maggie, there is a facebook page dedicated to KHH customers, just search The Truth about Keith Hay Homes. Good luck!

        Reply

     2. Had a girlfriend do so with the Waikato one. Major disappoint but her cheap price got her a cheap build.

        Reply

248. Has anyone had any experience with Banks Building Services in Auckland, please? We need repairs to a deck and and the house painted and we don’t want to sign until we see some reviews. There are two excellent reviews on their website, but I’ve been unable to find any on any other site.
     Thanks

     Reply

249. We are planning to build our first home with Generation Homes Hamilton. Have someone got any feedback for us it can be good or bad.

     Another thing is it good to do progress payments or have turn key package.

     Reply

250. Do NOT go anywhere near Stonewood homes Tauranga. All stories on here are true and I WISH we had not decided to trust them. Before you sign they will roll out the red carpet, once signed you are nothing but a number and I can’t even describe Kevin, the owner. Never once he showed any interest, paid a visit to have a chat, nothing….all about the money. Disgusting attitude.

     Save yourself the stress. Stay away from Stonewood homes Tauranga!

     Reply

     1. Same applies for Stonewood Homes Wellington – don’t keep their word, only see dollar signs and keep moving the goalposts to suit themselves. A few people have also mentioned potential cash flow issues.
        Avoid at all cost.

        Reply

        1. Hi
           Any one has any reviews about Quality Homes, Upper Hutt, Wellington. We are looking for land & home package with them in Upper Hutt. Any information will be appreciated.
           Thanks so much !

           Reply

     2. Hi Rathernotsay,

        We are in the midst of negotiating with Stonewood Tauranga on a land and build package and was wondering whether things have improved since your posting is in Sept 2019. It maybe better if you prefer to contact me offline at chingher.ong@gmail.com. Look forward to hear from you. Thanks.

        Reply

        1. Hi Alex, I cannot speak specifically about Stonewood Tauranga, and I realise it’s possible some Stonewood Franchisees are better than others, but I think there have been enough entries on this blog to give you a clue that you should be very cautious with Stonewood.
           Again, I don’t know whether they all use the same contract, or have the same attitude towards it. But the one we dealt with, and decided not to go with in the end, after spending a few months and thousands getting them to prepare concept plans and prices (that actually looked OK), had a contract which frankly at that time (speaking as someone who has prepared and supervised many large scale construction contracts) was biased too much in their favour, and in some respects did not make sense. Even their project manager type guy could not properly explain it. But don’t worry he said, we never use that clause. So I said in that case why not delete it? Oh no, the boss never agrees to any changes to the contract. That’s when we pulled out.
           That’s why I’ve advised many times on this blog that the first thing you should look at, before committing any money, is their contract document.
           ‘Caveat Emptor’ as the saying goes. With any builder it doesn’t matter how wonderful their plans and spec look, if the contract is loose, or biased in their favour, they have all sorts of ways to extend the construction time, take you for more money, or even build a house that’s different to the plans. I’m not saying they all do, but the opportunity is there if they want to take it.
           I get the impression from your enquiry to ‘Rathernotsay’ you would like to use Stonewood Tauranga, and you want RNS to tell you that in the last 3 months everything has been fine. I’ll be interested to see his/her reply, but somehow I suspect it won’t be what you want to hear. Anyway good luck.

           Reply

           1. Alex, I completely agree with Chris on this. Unless Stonewood Tauranga have changed management in the last three months and amended their contracts I would strongly suggest you walk away. Once the roller coaster starts there’s no stopping it and unless you have very deep pockets and the patience of a saint it will be the worst experience of your life. Almost two years we’ve been fighting our horror of a build and we still have no resolution to this nightmare and if you think the LBP Board will help you, they won’t in fact they protect the builder more than the they do you so choose very carefully.

              Reply

              1. Completely agree with MJ in regards to contracts AND the ineptitude of the Licensing Board.

                 Our builder was already under investigation, without our knowledge. 12 months to investigate and hold an overtly biased hearing (complainants aren’t even called as witnesses). Builder found negligent (overwhelming evidence) but NO PUNISHMENT!! Despite being an actual scammer with multiple victims! LBP is free to go on and scam new unsuspecting clients.

                 Reply

                 1. To ANYONE who is currently going through the LBP to make a complaint or is deciding to make a complaint against a licensed builder, I have learned a few things so far that they do not mention on their website and which may help you in your process:

                    Submitting your complaint:

                    1. Send it via courier, signature only. Then you can be assured they get it. Save your post receipt too because it may very easily get “lost in the mail” which could set your application back months if it’s not found quickly and at least this way you have some proof it was delivered and when. I know of several people who have withdrawn their cases because they couldn’t stand the stress of waiting for action. Do not be one of these people. Be pro-active and this actually helps with the stress as it makes you feel like you have some control over the situation which you totally do!

                    2. If you don’t hear back from them as to whether they received it or not email them a few days after you know it’s been delivered and ask them to confirm that they have received it. All your emails should be sent with a “sent & read confirmation” attachment too which gives you proof that someone at their end opened it and read it. SAVE EVERYTHING!

                    3. I would strongly advise you to correspond with them ONLY via email too and DO NOT TAKE PHONE CALLS as these can later be denied by them as ever having taken place. Disturbingly my phone conversations with one individual at the LBP involved bullying behavior and pressure to withdraw/amend my complaint which will be hard for me to prove now and was extremely upsetting and from what I’ve read on this website, it’s not uncommon for them to try this.

                    If in doubt of the number that’s calling, let it go to voicemail so they are forced to leave a message, if they don’t leave a message then it can’t have been very important so no need to worry. If they catch you on the hop and you do answer, just cut them off and say you’re too busy to talk right now but as they have all your contact details on file (remember to add your email address on your application) it would be easier for them to send you an email and you can deal with it when you have a spare moment. End Of.

                    Once your application is received:

                    1. You should receive a letter or email saying that your application has been received and if or when the builder has received his copy of your complaint and on this letter will be an investigator that has been assigned to your case, deal with this person ONLY.

                    2. The builder then officially has 20 working days to respond BUT the builder can ask for an extension (which is common) and the LBP will not tell you this unless you ask, so if your 20 working days are up and you haven’t heard anything, email the investigator and ask what his deadline is. If you don’t follow up on almost everything then they can drag the process out for months.

                    2. Once you have email confirmation that the builder has responded you are well within your rights to ask for a copy of his reply, THEY WILL NOT GIVE THIS TO YOU UNLESS YOU ASK! When you do receive it, do not show it to anyone who is not directly mentioned or involved with your complaint as this is sensitive information and sharing it or posting it may hinder your case.

                    3. The investigator assigned will then compile a report as to whether they think that there is enough grounds or evidence to hold a hearing. Just because your application was received by them does not mean they will automatically schedule a hearing, it all depends on this report. After you have received the builders reply, email your investigator and ask when you can expect to see their report. Again THEY WILL NOT TELL YOU THIS VOLUNTARILY, YOU MUST ASK FOR EVERYTHING!

                    So this is where I’m currently at with my application and I will keep you all up to date if and when I learn anything new that might help but please keep in mind from the start that you should always do everything in such a way that it makes the LBP and the builder accountable and COVER YOUR ASS! NO ONE ELSE WILL DO IT FOR YOU!

                    Love this website BTW. 🙂

                    Reply

                    1. Hi, you’ve clearly been through something major like I have, its not until your in the thick of it that you see and learn exactly how things roll.
                       No surprises how difficult it is dealing with the LBP. Out of the 8 members on the board of the LBP its Not surprising that 5 have had affiliations with Certified and Masterbuilders.

                       The website states Board members Chris Preston is ex CEO of Masterbuilders and Richard Merrifield is ex chairman of Certified builders, Bob Monteith is an ex board member of Certified builders, Faye Pearson-Green is a regional judge for Masterbuilders, and David Fabish is a life member of Masterbuilders.

                       If you ever have to deal with either of these building organisations when dealing with problematic builders you learn very quickly how the old boys network works. Dealing with the LBP seems an extension of this very network.

                       You are so right,,, everything must be in writing! No phone conversations and as sad as this sounds given the state of the industry, that should be the only form of communication once the contract is signed from that day forward to everyone involved in your build whether its the builder/engineer/council, these building orgs etc everything in writing and keep all of it in a properly organised filing system per organisation so you have ease of access when needed.

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                       1. You are absolutely right about the board, Kelly. The Board is a self-licking ice cream!

                          Something I asked them at the hearing was to consider, after seeing the defects, if they would employ this builder on their house or their mother’s house. Because by presenting them as ‘licensed’ they are personly endorsing them as being competent – when in our case they clearly were not!

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                    2. I found their investigator a little biased, eg they must have put the weatherboards on incorrectly because of issues matching imperial/metric – this was COMPLETELY untrue, but was an excuse repeatedly stated by all who inspected.

                       I would strongly recommend getting your own full technical report, don’t rely just on the Board one.

                       The hearing is a joke, there is no ‘prosecutor’ like any other professional board – YOU the complainant are expected to provide the opening and closing statements. You are told it is optional for you to attend. The board places much more weight on anything the builder and their own technical advisor says.

                       They claim to not address contractual issues, but when builder suddenly claims they were not allowed to correct the defects (yes all the negligent work they refused to accept responsibility for), the board is suddenly all sympathy. No way is the process consistent with ‘natural justice’ or due process. Remember these guys gave them their license in the first place!

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                       1. I am, but no luck nor has anyone got back to me

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                          1. I would strongly suggest anyone going through a LBP complaint that is having issues with the process contact Andrew Bayley of the National Party:

                             Andrew.bayley@parliament.govt.nz

                             He has been championing for years to make the LBP board independent and he is currently helping with mine (as much as he is able) as I was bullied into withdrawing my complaint and shortening it, which I would have done had the incompetent builder not made so many mistakes.

                             We got our lawyer involved who told me in no way was I to drop any of the issues we had, big or small he insisted we list EVERYTHING otherwise when we made a claim for compensation the builder couldn’t argue that there was nothing wrong with said issue, and our claim would be stronger.

                             He seems like a guy who gets stuff done, I emailed him and within a few hours he called me back personally and he didn’t seem the least bit surprised with what I had to say.

                             He’s definitely on my Santa list this year I can tell you, and it gives you hope when you know that there is SOMEONE LISTENING TO YOU! Because for a short time there I was ready to let it all go, I’d had enough of being ignored but now I’m ready for it. BRING IT ON!!!

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                             1. Thanks for the tip!

        2. No. I will never, ever, EVER, advice to build with these arrogant people.

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251. I’ve worked for multiple “group housing firms” (10 years total) and been in the building industry for 25 years. Here’s the thing with 99% of these franchises… they are generally owned and operated by people with little or no knowledge of house construction and very little or no knowledge on how to actually run a business or manage the people within it. Directors very quickly get a god like complex and their ignorant opinions hold sway over fact and reality. They are more interested in hiring people who agree with them than those who actually know what they are doing… both firms I worked for where horrified when I told them that their documentation is misleading. It is quite literally a culture of lies, deceit, arrogance and incompetence being rewarded and applauded… honesty and integrity are quashed well before they have a chance to surface and if you highlight any of this you will be shunned, mocked and ridiculed. They chased me offering big dollars to do their work on contract after I left but in the end… I got sick to death of lies and deceit being employed to cover the arses of incompetent snakes.

     Reply

     1. Hi A Smith (real name?), Based on my own experience, while looking into using several different builders (both big name franchise and other) while planning a personal house new build, I definitely agree that many building contracts used in NZ are poorly written and/or biased in favour of the builder to an unacceptable degree. In one case the builder’s own contracts manager could not explain to me how and when a particular clause (involving extra payment if Council consent was delayed) would actually be used. ‘But don’t worry, we never apply it.’ he said. So I said, ‘In that case we can delete it.’ ‘Oh, no, the company owner won’t change anything in the contract wording.’ End of discussion.
        I spent my career, both overseas and in NZ, as a civil engineer, which frequently involved both interpreting and writing contract documents. Building contracts can vary quite a bit in the details of their wording, but I know what fundamentals should and should not be included. It’s not difficult to get an idea of what those are, by looking at something like the NZ Institute Of Architects Standard Conditions Of Contract, although unfortunately those can only be used if you actually have someone in the role of Architect to administer the Contract. So not really suitable as they stand for use by the majority of people who look at this blog. There are other quite well written forms of contract available, but most builders you approach will not want to use them. So you may be left with trying to make use of the form the builder generally uses.
        I’ve written some of this on this blog before. In my opinion:
        -The first thing you should look at (before any money changes hands) is their contract document, and ask whether they’re open to at least considering any kind of change if your lawyer recommends it. If they won’t show it to you, or say no changes are allowed, walk away.
        -Get someone who knows what they’re doing to vet it. Most solicitors will claim they know how to do that, but believe me many do not. You need a specialist in that area of law.
        -If you ask for changes to the document which the lawyer says are reasonable, and no compromise wording can be achieved, then walk away.
        -Be very doubtful if a builder tells you don’t worry, we’ve used this form of contract many times before, and never had any problems. No problems for them possibly, but maybe lots of problems for their clients.

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        1. Hi Chris (real name!?!?), your questioning of my name is somewhat bizarre & arrogant, perhaps it’s best you stick to the topic here whilst you rant about things you’ve never been part of. You are referring to the contractual side of house construction, which is an important part of getting what you want from your chosen home builder, these are there to safe guard both parties & can work for or against depending on circumstance. I cant argue with the common sense logic in what you put forward but you are focusing on a small part of how these businesses are run (have you ever worked in one before?). I’ve seen lives & careers destroyed due to due childish petulance & arrogance, treating subbies & suppliers like dirt is a fun game & smiling while they drop the axe is par for the cause. They use their position of power to use others as scapegoats for their own incompetence & simply refuse to acknowledge that it is themselves that leads to problems that are left with others to sort for them, often at great personal time &/or expense. You be sure to read that fine print & pay those lawyers… enjoy.

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           1. Hi A Smith, Apologies if I offended you by wondering whether ‘A Smith’ was just a name used to protect your real identity, since it seems you’re still working in the building business. But I agree it doesn’t really matter anyway, so I should not have queried it.
              I have dealt with a number of house builders in NZ (ie looking at their contracts and what they had to offer), and actually used a couple to carry out work for me.
              But I’m a civil engineer and I spent about 40 years preparing construction contracts, designing, supervising and project managing many projects overseas, plus a year supervising construction on a motorway project in NZ.
              My previous entry on this blog, which you responded to, was not intended to comment on everything you said about building franchises, as clearly they have seriously upset you. I totally agree that there appear to be many serious problems with how some of them are run, particularly the gap between a lot of their client’s expectations (eg help from head office if there are disputes, or things go wrong) and the reality. I have never worked for a building franchise, so I guess you know a lot more.
              I was just commenting on the part you mentioned about their misleading documentation. Because this is a subject I know something about, and it concerns me that many people seem to get quite far down the track with builders (including paying over design fees and deposits) before seriously examining the builder’s form of contract.
              To my mind the contract should be one of the first things you look at, because if that’s not acceptable there is no point in going any further. I only mentioned lawyers, because it seems many people who write to this blog are not in a position to judge whether a contract is OK.
              Of course it helps (and if you’re really lucky may be all you need) if you can find a nice, trustworthy builder who just does a reasonable job for a reasonable price, and wants to keep his client happy. I’m sure there are many around. But you and I who have worked in the construction industry know that if things start to go pear shaped, as they so often do, the only thing you have to fall back on is simply what’s in black and white in the contract.
              I’ll leave it to others reading your entries and mine to decide whether either of us has been ranting.

              Reply

              1. Hi Chris. Yes, your initial comment was irrelevant, not to mention childish & petty, it did not portray you in a very positive light as it was essentially an attack on my integrity (fancy that aye – someone taking offence to your arrogant assumptions). Yes, I still work in the building industry… do you need to see some form of formal documentation to prove that or are you happy to take my word?. As I’ve stated previously, your general train of thought is 100% correct & fairly sound advice, the way you chose to reply to & address me directly to get it across is questionable at best… put your thoughts & experiences across without personally attacking someone might a better approach? Food for thought Chris… all the best in your future construction endeavors.

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     2. You are correct in your statement as there are very few good ones out there of the franchised group housing coys. They buy into these companies solely on financial ability to fund being a franchisee for the franchisor. Not their ability to conduct a quality build, understand the build process, use quality products, price with integrity and complete the process with good communication and financial stability. It speaks volumes that Refresh Renovations are marketing on fb that they want business owners stating they do not want builders. I would have thought renovation work carries huge build competency requirements but apparently this company wants sales and marketing background people to run these ventures. Not many people realise that Oncore, Refresh and one other have same directors operating these businesses overselling areas to franchisees. Joe public are paying for these franchise fees same as group housing companies. This is the major issue with our industry currently and it has been happening for some time now. We are in disarray and the home owner is being conned by bullshit, hollow promises and fake news as to a build promise and understanding of expectation. For good companies and contractors it is a mine field of endeavouring to communicate to joe public that cheap means exactly that. Quality and longevity comes down the list rather than first on the list in selection for a builder. If NZers want to build sustainable long-standing issue free homes to enjoy and live in then look to partner with genuine providers who are there to deliver your expectations and dreams, not just take your money for personal gain. A great partnership is a win win for all not just frisk the builder or homeowner. For those out there asking for 3 or more quotes from builders you have not done your due diligence and your focus is price, not the complete picture. We as a renovation coy and new home builder work with stunning customers who come to us and we are the only price provider due to our quality of workmanship and our referral network. I so want to see independent quality NZ Builders step up to take back the residential construction market for the benefit of all parties.

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252. Hello Folks,
     Anyone had experiences with Westmoreland Homes, good or bad. Love to read your thoughts.

     Reply

     1. Did you get any response as I am looking at using them too

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        1. Did either of you end up using Westmoreland?

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253. This is my personal opinion and review on GJ Gardner Christchurch South (JNF construction), and might not reflect their code of practice.

     Pro
     1) The sales consultant I deal with is good and awesome and able to answer most if not all questions that I have.

     Cons
     1) Feel a bit pushy in signing ATP and build contract
     2) They try to sell the standard floor plan as they have agreement with supplier to get materials for 20 – 30 builds per year per standard floor plan they have (I was told so). If you decide to go with custom floor plan, it costs at least 20k higher for the similar floor area.
     3) The build price per square metre is really based on very low spec;
     for example,
     a) the kitchen appliance in express spec is based on Haier kitchen appliances, which is usually 2k less than fisher and paykel kitcken appliance, or 4 k less than Bosch kitcken appliance by most building companies
     b) approximately 4% of build price is to HQ, and 2.5% sales commission, and overhead cost for QS, color consultant, sales consultant, which is over 30k on non-building related cost for a 400k build.
     c) The standard build price doesn’t include heat pump, patio, landscaping, vehicle crossing and only include 22oz carpet (most building companies offer 33oz and above with good quality underlay)
     d) Hip roof (no gable) to minimize build cost
     e) I was constantly told that they got the materials in bulk from supplier, hence the cheaper price. I agreed that they got good price from supplier but unfortunately I personally don’t think the saving is passed to the client. The saving is contributed to their profit margin.
     f) no joinery for wardrobe or shelving

     When I use the same floor plan and compare it to other building companies (apple-to-apple) for each item in specification list, the quote for a standard floor plan (4bedrooms, 2 bathrooms, 2 living) using express spec by GJ costs approximately 30-70k higher compared to other building companies (GJ quotes me 385k but other companies can do 330k-340k yet the spec from other company is higher).

     When I first decided to use GJ, the main reason is the Halo insurance backed by Lloyd to cover company insolvency. However, this cover is now removed by Halo insurance.

     If you are looking to build a very basic house with a low spec and above average build price, I would say GJ is the one to go with. Otherwise, I would recommend the following in Christchurch: Jennian, Onyx, Quinn Homes, Faye Homes, Master Ace, or other local builders.

     Reply

     1. Remember when you engage a franchise business with sales people, it is costing you betwixt 8 -10% on commissions and royalties, just to engage them. This is why building in NZ is expensive as then they add their margin. You are generally paying a minimum of 30% when using a franchise company.

        Reply

     2. Who did you end up going with? I m in a similar boat and am finding myself not very happy with the gj Gardner contracts.

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        1. Hi Chee, I end up using Master Aceconstruction. feel free to pm me ar cswong111@gmail.com ifyou want more info

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     3. So pleased you posted this CS. We entered into a contract with a customer who initially came to us telling us that the GJs price was cheaper than ours. I challenged them, asked them to go back to GJs and get in writing the site build up of 1 metre with block height allowed for and a few other details. She was shocked to find all they promised was not accommodated for in the contract and their sales pitch of ‘we purchase large volume being the largest builder in the market and you the customer reaps the benefits of it’ was farcical. We ended up doing the build for this wonderful young couple at 30k (yes 30k) less than GJs and they got their fantastic view of Auckland along with all the spec they required and are still happily living in their gorgeous first home. They continue to be a referee for us to this day and we are proud to have them as one of our ongoing customers. All I can say of GJs is their marketing team does a fantastic job in the media and that is where potential customers get confused. Due diligence is a home owners responsibility to carry out.

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        1. Do you have a website?

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           1. Hi Darryl,
              Happy for you to visit our website at http://www.yourhomenz.co.nz.

              Or email me at Kim@yourhomenz.co.nz

              Reply

254. Has anyone built in Whanganui? We are looking at building with Versatile, any feedback or advice would be great. TIA

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255. Do not use Equipped builders of Hamilton We had to take them to the Disputes Tribunal

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256. My husband just finished getting his Nelson, NZ retirement home built. (I’m from USA) He used Signature Homes and learned a very expensive lesson. Signature Homes lured him away from Jennian Homes with lower prices and comments about Jennian being way over-priced. Turns out, Jennian was probably the honest builder, whereas Signature Homes took us for a wild ride. At first we thought they were just making lots of costly mistakes in judgement, but, in the end, we realize how they used the PC Sum trap to deliberately underquote the build. Some of their “costs” were 164% higher than their quotes! In all, we lost $58,000 due to their overages. We changed NOTHING in our plans. We are starting the process of a formal complaint. Has anyone here ever had any luck with getting these builders to honor their contracts or “price guarantee?”

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     1. Interesting to find this out , we’ve been looking at building ourselves so its good to have some warning on what can happen

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     2. How did they leverage the price if they had guaranteed it?

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        1. I had the same experience with Signature Auckland North Shore. Tactic became very obvious once the contract was signed. They include a large number of PC sum items which they over ran significantly on almost all items. It has been stated many times on this forum – you need to challenge hard to minimize PC Sum items. They are very good at convincing the inexperienced first home builder that they are an essential part of the contract but in my view they are way over used to their advantage in locking you in to a attractively priced contract. Then before you know it the project cost has blown out significantly and by that stage you are in to deep to do anything about it.

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     3. A provisional sum is an allowance (or best guess), usually estimated by a cost consultant, that is inserted into a documents for a specific element of the works that is not yet defined in enough detail for an accurate price. It is a tactic some Franchises use to seem more cost effective. Good luck in your pursuit of claim, however it may prove difficult to get a decision in your favour.

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     4. Hi Brenda, I’ve written on the subject of Prime Cost (PC) and Provisional Sums/Quantities before, so I’ll try to keep this brief.
        There is nothing wrong or dishonest in principle about the use of PC sums, if they’re used in the correct sense. In fact in theory they should be to the benefit of the client, because they should be used for things like kitchens, carpets, electrical appliances etc. So a sum is allowed for a ‘reasonable’ or average standard or quality, but the client can choose to pay more (or less) for something of a higher or lower standard or quality. So you have flexibility, rather than being forced to take only the one chosen by the builder. But of course this means you must do your homework, and find out before signing the Contract what you’re going to get for the amount allowed. The point is, it should be the client who gets to choose whether to pay more.
        Where these can be used to take advantage of naive clients is if the client lets the builder put in a PC sum for example for something like electrical work, and the client takes the builder’s word that this is adequate. Then later the client realises it’s only enough for say one light and one power outlet in each room. Enough in theory, but of course not what the client was expecting!
        But I think you may be referring to Provisional Sums (often mistakenly referred to by people in the building trade as PC sums, because they’re builders, not experts in contract law). These should only be used for things like earthworks and foundations, where the quantity (and therefore cost) cannot be exactly predicted until the work starts, and the engineer/Council have assessed the situation.
        Of course if you sign the final contract before the detailed design has been finalised, and Building Consent obtained etc, then the number of things that genuinely fall into the category of unknown, and therefore difficult to accurately cost, may be much higher.
        At the end of the day, the more accurately and completely the soil conditions are investigated (a truism in construction, money spent on site investigation is never wasted), and the building designed, and the more questions the client asks, the more likely you are to complete within your expected budget.
        Having said all that, even major government projects, designed and supervised by professional engineers, (with specifications and drawings 50mm thick) often have a 10% contingency allowance for unforeseen costs. So in my opinion any client who starts a build without having at least 110% of the contract price available is taking a great risk.

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     5. The head franchisor in this business charges franchisees like a wounded bull. I have associates in the industry who have left one of these businesses due to unethical charging practices they could not condone. PC sums are a way to con people into accepting a price leaving it open for the group home builder to charge anything they want to a degree. PC sums should be clarified in the contract. Any variations to the build must be accepted as per contract by the customer or else it cannot be charged for. I know of one Auckland housing company doing this as a norm to incur major extras for their customers. Unfortunately for them their name has become mud and I would not hesitate in suggesting they may not be around in the future. Just tars our industry with bad taste again and you know it’s just that the construction industry has allowed a large number of insincere and unworthy individuals to enter into it and apply fraudulent practices believing they can do what they like to people. Network people and tell all of their behaviour. It will come around to bite them in the butt but it will also make the head franchisor step up and take note. Most head franchisors don’t give two hoots of these practices. In fact they condone them.

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257. Just doing some due diligence, anyone built with Greenland Homes Christchurch? What was your experience? How did they deal with any mistakes and were variations due to undervaluing of prime cost or provisional cost items common and add much to the contract price? Would you build with them again?
     Thanks

     Reply

     1. Hi, Sorry to not answer your question directly, but I do want to warn you to get PC Sums OUT of your contract. Everywhere! Our pc sums resulted in overages of anywhere from 60% to 164%!!!!! Our house cost $58,000+ MORE than we were quoted, and we changed NOTHING from the original plan. 58K is a huge overage on a 450K budget! So, my only help is in advising you to stay away from Signature Homes, and also to get PC Sums OUT of the contract. Honest contractors need very few of them. We had 2 PAGES of them!!!

        Reply

     2. Hi CG, sorry for the delay, have been away. We have built 6 houses so far through Greenland. Husband is a subbie and we were so impressed with Sean and his builds and price that we have built speccies with him. We are also going to build our next family home in Prestons with him and our best friends built their house with him as well.Some other builders I would recommend in Christchurch apart from Sean are McStay Builders, Peter Ray, DNA Structures.

        Reply

258. Hi,
     Has anyone used Latitude Homes Wellington Alix & Zach (a typical sales man). They look cheap but to start with they are giving estimated build price only with some allowances, I am concerned once signed they might raise the costs or find a way to raise costs.

     Zach says they are cheap but when I said the other builder doesn’t change so much for x work he then says if they are cheap whatever you will get will be cheap quality as well. He doesn’t know that will apply to Latitude homes as well LOL.

     Regards,
     Peter

     Reply

     1. I am looking at them too – and yes sounds a bit genuine (and sales man types) but the cost is considerably lower than some others. I would like to know the quality of workmanship, ability to stick to budget and not go under from anyone who have used them before?

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259. Hi. Looking at building in Dunedin. Any recommendations for a home building company?

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260. Halo drops builder insolvency clause: https://www.msn.com/en-nz/news/national/certified-builders-associations-insurance-policy-drops-builder-insolvency-cover/ar-AAGwcJJ?li=BBSVtLJ

     Of interest to everyone here.

     Reply

     1. Oh well that’s ok then because at least we still have Registered Master Builders to look out for the consumer (said with all the sarcasm I can muster because we all know they’re as helpful as tits on a bull) but I do agree with the payment schedule part, don’t hand over anything until you are sure they’ve done the work properly.

        The problem with this is that how are we (the consumer) supposed to know if the job is done properly or not? Most of us don’t have any building knowledge and although the council come in and sign stuff off at certain intervals we can’t expect them to pull up the builder on things that don’t relate to their inspections at the time. We had to pay a third party who had all the accreditation under the sun, to come and put together a full report on what was wrong with our shed, and that cost us $1500. A small price to pay I know but unfortunately that was after we handed over majority of the money for our build and now we have to fight to claw some of it back.

        How do we effectively set the benchmark for the building work if a payment plan is set? And who oversees it? Clearly you can’t trust the builder as they’ll say whatever they need to in order to get they’re hands on your cash and the council are only partially responsible for certain areas of your build, any ideas anyone?

        Reply

        1. Hi Melanie, this all comes down to doing your due diligence as to your build provider. Not all builders are con men but there are a hell of a lot out there doing builds that are absolutely shit and do not have the skill set to complete what they have taken on. W get asked all the time to go in and rectify others work and we always say no. The reason behind this is that the home owner then doesn’t want to pay the good builder to rectify the bad workmanship and one is always walking into a hostile and negative environment so is on the backfoot to start with. The current qualification skill lbp system is majorly flawed in that a builder who has done 1 footing session or slab lay to gain their accreditation and has never done one since still is able to ply their trade by offering these services to joe public. Our lbp system is not skill focused for repeat activity to maintain a qualification. NZ needs a system whereby the type of work a builder does keeps them relevant to their build skill set. We know of builders who have only stood precast walls for residential companies yet they can tender on and secure a timber house build having no clue as to how to complete it and ask for external help. Our industry is fraught with bad builders taking earnest people’s money and it is so wrong. The other side of the fence is that there are a hell of a lot of sharks wanting a build not wanting to pay for it (not saying that is you). We choose who our customers are and are blessed to work with fantastic clients who repetitively use our services. Ps: we also work with a fantastic excavator operator who recommends our services repeatedly as he knows our ethos and we make him look good and vice versa. No good contractor is going to recommend a bad builder. Cheers

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        2. Been there, seen it, suffered the pain, paid twice for most of it and I can only recommend the following as nothing else has worked so far, not even the threat of court has worked.
           Mafia ?
           Voodoo dolls and large pins ?
           Witchcraft ?
           Prayer ?

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261. Construction Accord consultation in Auckland:

     Invite to Auckland Construction Sector Accord public session
     You are invited to attend the second Construction Sector Accord public information and feedback session, being held in Auckland.
     Development on the Construction Sector Transformation Plan is underway. We are holding open sessions in Christchurch, Auckland and Wellington for the wider sector and public who are interested in the Accord and would like the opportunity to learn more about this work.
     Come and hear about how the Accord is tackling the significant challenges the sector is facing to change the construction industry for New Zealand.
     Government and the construction industry are working together to transform the sector through a Construction Sector Accord and a Transformation Plan.
     An Accord was signed and launched in April 2019 which includes high-level goals and the outcomes we need for a high-performing sector.
     The focus for the Accord programme now is to build engagement and support across the sector and create a detailed transformation plan.
     Details of session
     The second session is in Auckland.
     Date: Wednesday 4 September 2019
     Time: 3:00pm – 4:00pm
     Location:
     Ellen Melville Centre
     2 Freyberg place
     Auckland CBD

     What will this session cover?
     Overview of the Accord
     Progress of the Accord and Transformation Plan
     Q&A opportunity
     This is an open invitation – please feel free to forward this to your networks. RSVPs are required. Please click here: https://www.research.net/r/FYGBBB7

     Reply

262. I’ve read most of the comments on Platinum Homes and want to know why the master franchise and CEO haven’t been held accountable. The franchisee pay huge amounts to the master franchise, the master franchise clips the ticket on every item in the home and receives rebate payments from the suppliers of the products. The master franchise is absolutely creaming everything and then not stepping up if there are any issues. James 9.8.19 you are correct Shaun Riley the CEO is very much to blame he directs the company, he must know when payments have been made for homes to be built he must be aware of homes that haven’t been completed on time or at all. Why has he let this go on for so long. There are people who have been waiting two years for their homes to be built. Shaun Riley was to busy covering his arse and accruing his personal wealth so he could exit stage right and leave a mess behind.

     Reply

     1. I totally agree with you there Jane. Head office knew it was going on but chose to turn a blind eye. We complained to head office numerous times and just got fed bullshit. We signed up in 2016 and are still waiting for our house to completed.

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     2. Shaun Riley ripped into us because we complained too much. All the way through the build with Mass Construction we were in constant talks with the head office as it was a shambles from start to finish. If we hadn’t complained that much (and we had every reason to complain) we wouldn’t be where we are today. Shaun Riley knew that Jason Strange was cutting corners, not paying his tradies and quite frankly doing an horrible job, making our life a hell, but he just turned a blind eye and let him do his thing, not giving a damn about the customers. Jason Strange and Mass Construction goes under and conveniently Shaun Riley has left, what a weak piece of #$%@

        Reply

     3. What people don’t realise is that it is optional if the Master Franchise gets involved in any disputes. It is perception (not fact) that if the Franchisee goes into liquidation that the Franchisor will pick up the cost to rectify. Doesn’t happen unless there is profit left in the build for the Franchisor.

        Reply

     4. Agree, Shaun and Jason and Daryl Smith were all cut from the same cloth. There are too many protections and little in it for people to take criminal legal action, so they get to keep doing what they do.

        Reply

263. Being in construction all my life I having sold multiple products in the industry and dealt with many building companies throughout. I am disgusted with the amount of shoddy building work that is being performed in our industry and the attitudes towards customers. It is crippling our industry and reflecting badly on the good ones striving for best business practice. It is a minefield of stress and worry for most people building and/or renovating and getting the right fit as a provider is paramount plus its nearly always the biggest amount of monetary investment made in most peoples lives. The public need to do their due diligence and I mean do their due diligence. Point 1 – we have just completed a build addition and renovation and the two other providers were nearly $400K above us (yes, $400K) and we didn’t cut corners and have made good coin and thats because we have good process, a great team and we pick the right sustainable jobs to build our business. Building does have a right price point but cheap is not always the way to go. Cheap comes with a low quality finish. You need to tick off all the boxes for supply, communication, follow through, personalities and robust business ethics. Contract contract contract limiting the likes of variations or where there are to be variations a set margin added. Point 2 – People think they can manage a build. Some might but some are just plain kidding themselves, want to supply items but don’t realise the ramifications on delays, wrong product and then expect builders to sit and wait whilst not charging for time. This is unethical and not good business practice and any builder who is prepared to do this will not be in business in future and as such you have no warranty comeback. Point 3 – selecting an lbp does not get you the right supply partner. An lbp can be anyone that is a builder but hasn’t done roofing, hasn’t installed windows, hasn’t laid flooring, hasn’t done foundations, has never built a complete residential dwelling from ground up. And people are selecting a builder just because they are an lbp not knowing this. Did you know that most group home builders use contract builders in their businesses and those same contract builders hold the lbp licence for future issues, not the group home builder. Most of these group home builders pay low rates to their contractors and that is why we have so many shonky workmanship comments on this site. Point 4 – there are companies out there marketing renovation franchises specifically detailing they don’t want builders in the business. This is a major issue for NZ going forward and the overheads for any franchise company are huge with franchise fees you pay for a build starting around the 5% mark upwards and all that goes into head office coffers. All I can say is that our industry is amok with disreputable and greedy companies who are not there for a win/win but just to take your hard earned cash and ce la vie so this brings me to my final comment. Do your due diligence, ask them what builds they are currently doing (minimum of 5) ask for referrals you can physically visit and demand to go to the ones of your choosing. Do not take their offered selections. Go to some of their suppliers and ask them what the business is like to deal with and if they are current in trading terms. This will give you a good indication of who you are signing up with and give you some perspective on what they are like. Sales people from most build companies don’t know anything but basics in building and will promise you the earth to get you to sign up and make that deposit. Then you are a captured customer and on the path of no return when the build cost climbs and the variations kick in. Diligence is paramount people PARAMOUNT !!!

     Reply

     1. These are great things to know. Greedy people suck, and they sure make more work for us. But we need to make ourselves more informed to avoid these predators.

        Reply

264. It has taken me a long time to get up and write this as I try to move forward with building my home, managing the project with my Husband and watch as he works all hours to figure out how to fix all the problems that Gavin, one of the worst builders created.
     We probably have one of the worst building experiences on this website. We Hired Gavin and Peter Stewart but can’t presently give you full names or company names yet for legal reasons. They are both still in business though. I have learnt to cope with living in a very unfinished house for 5 years now as we save money, fix issues, learn new skills and build our own business to pay for it all.
     I simply just cope from day to day, month to month and winter is hard. Please anyone who is going to take on the challenge of renovating or building their new home don’t hire Gavin from Albany or Peter Stewart. I want to take them to court and I have consulted Lawyers but getting my house built has been the priority, and even writing this is hard because it forces me to remember everything and think about what has happened because I hired those two builders. We spent $330k with Gavin and Peter before firing them, leaving us financially hit hard. Our house was 90% new build.
     I can list all the things that were built badly and that list is long so you would need some time to read it all. Two of the major issues is that my entire house cladding was done really badly, the cladding was at all angles, the sizes of the weatherboards were all different and some of the cladding wasn’t even nailed onto the wood underneath so it was held up by the building paper, which was also done badly. The other huge problem was that all the walls, floors and ceilings were not plumb, not level, some on a stupid angle. My entrance way was a parallelogram when it was supposed to be a rectangle. The floor was so bad that most doors would have not opened/closed properly inside unless fixed, and figuring out how to fix all of this has cost my family about $200k.
     Most of the prenailed frames were way out of plumb, out of square, in fact I don’t think the builder ever used a level? The steel beams had to be re-done because they were so badly installed, the engineer failed them at first inspection. We had to recladd the whole house, ripping out the brand new cladding as it was installed so badly. Face sizing all wrong, out of level, boxed corners not meeting around corners. Even our foundations have needed extra repairs as the poles were done badly. Even when Gavin was on site he was fixing his own mess, but badly and at our expence.
     Our replacement building firm had a huge task fixing this, costing us another $200k, then they went into receivership so we are trying to manage this ourselves. No building firm is willing to fix this mess, most won’t even return a call.

     Reply

     1. I am so sorry you are going through this. We have only just finished fixing $50k of repairs on our two-room extension, thanks to a cowboy builder.
        Can you complain to the licensing board? Like us, we can’t spend Loren money chasing legal action when we know they will NEVER pay up anyway, but at least they can get a mark against their license.

        Also – Fair Go is doing a building special, get in touch with them as well!

        I think we all need to write to the Minister sharing our experiences with the construction industry, calling for a better resolution process.

        Reply

        1. I recently spoke to our local MP about all the shitty building work that is clearly in abundance at the moment as it seems that anyone with a licence can take your money, leave you with a building you wouldn’t even put your dog in and they couldn’t give a rats arse. Why? Because they want to be seen as the government that solved New Zealand’s housing shortage, they want all hands on hammers and they don’t care if the person welding it can use it or not. The LBP needs to strap on a pair and stop giving a slap on the wrist for transgressions that really require the termination of a builders license. I shudder to think what the standard of building work going on at the moment will look like in ten years but I think it’ll make “Leaky Homes” look like it was only ever a bad paint job. If the current government want my vote in the next election then they need to GET OF THEIR ARSES AND DO SOMETHING ABOUT IT!

           Reply

           1. They actually have initiated a review of the licensing system as part of a broader review, so it isn’t really fair to blame the government. https://www.mbie.govt.nz/cross-government-functions/regulatory-stewardship/regulatory-systems/building-regulatory-system/

              So have you reported the shoddy work of the LBPs on your site?
              I went to the media as well and that put our Mr Cowboy out of business. This will be his second LBP hearing this year. Yes, it is a wet bus ticket but it at least flags them to future customers.

              I agree the system is screwed but unless we collectively report them and lobby for change, it will just continue being as it is.

              Reply

              1. As we speak there is a massive housing project being built here in Hamilton which is a Labour and Tainui partnership. Tainui supplied the land and the government supplied the labour and materials (or roughly something like that) but it’s big and it’s expensive and it’s designed to house the people who would never be able to afford a house otherwise.

                 We personally know of two builders (I would guarantee you there is more we don’t know about) who have been ripping people off for years doing dodgy work AND have finally had their licenses revoked who were welcome with open arms to build over 40 homes in this project so yes, I do think the government is culpable to a certain degree, what message does this send these cowboys and crooks with hammers?

                 When a licence is revoked they should never be allowed to practice again. If a builder is disciplined he needs to be stood down for a set period of time. My husband and I both submitted our opinions on the restructuring of the building practices and the general feeling we get from others who did the same is that yes, it’s a great idea and long overdue and yes, it’s making all the right noises but we can’t see how the Labour Government intends to keep their promise of fixing the housing shortage while at the same time tightening the licensing rules. The answer is we don’t think the latter will actually eventuate to a level where poor victims like Donna will be protected and given justice. It will be a slap on the wrist with a ruler as opposed to a wet bus ticket but just as ineffective.

                 If our wish becomes an actual reality and all those shoddy builders are told to get a desk job then we can see builders fresh out of Tech or apprenticeships being pushed through quickly to fill the gaps and that fills me with just as much fear. My heart breaks to hear of people like Donna and her family and they need protecting and justice and I’ll challenge any MP to stand up and tell us how they intend to give it.

                 I’ve forwarded a link to this website to several MP’s and implored them to read It so if any are reading this now I would love their feedback, but like most things they say it will never happen.

                 Reply

                 1. I agree with you. Should we all lobby the Minister of Building and Construction? There will be an opportunity to submit to select committee when the law is changed.
                    The poor standards of construction have been going on a long time… well before this government.

                    Reply

                    1. I agree with all the comments regarding the construction standards and processes in NZ but I think the issue possibly goes even deeper. In my experience after building with Signature Homes Auckland North Shore is that there is a culture of dishonesty. Not only did the project managers, construction manager, and general manager continually lie to me but they lied to their suppliers and they even lied to each other. It was ridiculously dysfunctional. Over the course of my 4 year project, 2 project managers were sacked by the construction manager and then the construction manager was sacked by the GM. Sharing my experience with others I have come to understand that this culture also exists in many of the other franchised group build companies. It is highly likely that this process stems from poor process. Poor process leads to pressure and mistakes and as the pressure builds the finger pointing starts and the dishonestly and butt covering follows. Unfortunately the client is the biggest loser in this soap opera.

                       Reply

                 2. I agree with you. It’s not on that they do this to people. Would they like it done to them. It doesn’t take much to do a good job and meet the standards. Do a good job builders and everyone will be happy. Plus you will get more work.
                    We need to get rid of these dodgy builders.

                    Reply

                 3. I have tried with MP’s but it’s a non starter, they are just not interested – not even our local MP who is not only that but supposed to be the spokesperson for seniors. What’s the point of having an MP when they don’t do anything constructive for their constituents ?

                    We are seniors and have a dire problem with a builder (Campbell Grant Senior/Thermawise/BPM Contracts Ltd) who was supposed to build us a home suitable for wheel chair use – the upmost part of the design using BRANZ guidelines. This means no carpeting and concrete floors that were to be exposed (therefore nor unsightly) but what we got were unfinished floors. The L/K/D which was a separate cost borne by ourselves as agreed but the other floors were failed by the house inspection. The interior doors were set high for carpets too.

                    What is the point of a contract with all the guidelines written down for the builder if they are ignored ?

                    Reply

              2. Their review is putting apprentices back into the class where they learn nothing. The initiatives will burn the industry as 1) builders will have to be part of either master builders who are a joke and do not protect the home owner, be part of certified builders (applies to both of these organisations) who have group housing coys as members who do not have one qualified builder on their books contracting lbps to them and still paying cheap rates. And the reason for this is access to a guarantee held after a 2 year period or a client of Builtin Insurance or one other insurance provider. This is horse bolting thereafter material. Also an lbp will have to be on every site meaning a shortage of builders increasing build cost hugely. The real need is for extensively qualified proven builders to have a premium status over every other builder who refuses to be licenced as they don’t want to take ownership for their build quality. Speaks volumes eh. Good builders like us are pooled with the every other idiot out there with a licence who is behaving badly and it’s not right. This govtmt needs to put real initiatives in play to circle the good from the bad and their initiatives going forward are not going to do that.

                 Reply

                 1. The tiered system proposed should weed out the inexperienced from the experts.
                    Insurance for negligence should be mandatory. At present the threshold for licensing is set way too low and the bar for suspension way to high.
                    You are correct in that it is hard to recognise the skilled builders from the cowboys.

                    Reply

                    1. Totally agree with you Alice

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                 2. Well certainly agree. They need to lift licensing standards, our Cowboy was sponsored by a non-LBP landscaper. Our impending LBP Board hearing is his second this year. They have continued to renew his license regardless. The complainants have never been included as witnesses (they Board then accepts the Cowboy’s excuses like the client told me to do it that way). The best we can hope for is a small fine.

                    The proposed insurance provisions essentially push quality regulation onto insurance companies. Cowboys won’t be able to get insurance after a while. Homeowners are already being let down by insurers, just look at Chch.

                    It is all a mess.

                    Reply

                    1. Not much comfort for those already affected but the LBP now have a Code of Ethics (https://www.lbp.govt.nz/for-lbps/code-of-ethics/) but unfortunately not in force until October 2022 ! We can only hope that it makes a difference ! As it stands LBP members already have a Handbook but our builder just ignored it, no matter what was pointed out to them as rules that an LBP is obliged to follow. Suffice to say that the LBP enforce nothing in their present Handbook so will they enforce the Code of Ethics ? Only time will tell, but I doubt it.

                       Our builder (BPM/Thermawise/Campbell Grant Senior) was suspended for 9 months from June 2019, he then began our build in July 2019. By then the builder had made an appeal which moved the decision to the BPB who cancelled the suspension in August. This does not change the fact that he began our build while suspended – does the LBP or BPB agree, apparently not even although it’s in black & white and online for all to see !!!

                       Reply

                 3. On the subject of a Built in Insurance policy. How do I find out where mine is I have paid for one but the builder has not issued me with the details, and is unlikely to.

                    Reply

                    1. Hi Marie, With respect, why don’t you just try Googling ‘Builtin Insurance’, then call or email them? Although I’m surprised you didn’t do that within days of paying for the insurance.
                       I have no connection with them, and cannot vouch for them in any way. I’d be interested to know whether Mark knows anything about them.
                       But it seems they’re based in Tauranga, and offer various kinds of insurance. Some aimed at builders themselves (vehicles, tools, 3rd party etc), and some for Clients who are planning to build (defects, failure to complete etc). For the latter kind the website implies they will only insure a project if they have checked out and ‘accredited’ the builder in some way. This is exactly the kind of thing I’ve always felt was needed. Because if an insurance company really pays out when things go wrong, they have a strong financial incentive to minimise their risk, by only insuring builders they believe will do a good job, and stay in business.
                       And of course it also implies Clients should steer clear of builders they will not insure.
                       From a very quick scan of the website it seems it might be worth looking into if you’re planning to build.

                       Reply

                       1. Hi Chris, the insurance company say that the policy does not exist, what a surprise, I’ve been had, again !

                          Reply

                          1. Hi Marie, Just realised it’s a year since I replied to you. What happened in between? Do you mean the insurance company exists, and does basically what its website says, but you’ve only now found out that your builder did not apply or pay premium?
                             As I’ve said before, on the face of it I think this type of insurance is exactly what’s required in NZ. I believe something similar is required in Australia, but there it’s mandatory. That kind of thing would avoid a lot of the problems here.

                             Reply

              3. Hi Alice, the govtmt to is to blame for a huge number of projects that have selected the lowest common tenderer for projects with major ramifications and issues. This same govtmt has published communication to the market advising that build cost must come down but they cause huge monetary issue with selecting partners taking major shortcuts to complete due to cheap pricing securing the work. Also the bureaucracy in council and govtmt legislation is costing this country and taxpayers hugely. I am currently working with a customer who council has initiated a hail report $850 please plus $1700 please just to process the section 37-Hazardous activities and industrial list for a farm implement shed on a farm. The reason for this hail report is due to a gun range 4.5kilometres away from where the shed site is. Unf***believable and you have no right to contest and apparently builders and suppliers must bring pricing down to build cheaper homes. NZ needs to get with the programme and realise that govtmt legislation and council bureaucracy is costing millions to NZ building. I can’t fathom why govtmt has now allowed Iwi to venture into every project like the sleepyhead initiative and screw nzers over to the extent of the project now being shelved. Fantastic jobs that come with housing and what has labour done. Incite negative connations for the greed of a few.

                 Reply

           2. Hi Alice and Melanie, thank you for your support, I appreciate that there is still some decent people out there. My Partner and I have come across a lot of self-centred cowboys while trying to do this job. LPB is a joke, Gavin has already had a notch on his record knocked off and I could go his licence but that too is a lot of work and I am extremely busy. We are hoping to put all our shit into the LPB though and hopefully he will lose his licence. Believe it or not he is also a certified Builder so I think that is a have. No builder has to prove any level of skill to be certified. NZCB are only interested in their annual payment. Gavin was sued which we found out after our mess, by a client before us. We also think that badly built houses is going to be the next leaky housing mess, I blame a system that has few checks or guarantees. Builders should be held accountable financially for what they build with a working way to do it, maybe a compulsory insurance for the client to claim against. I don’t blame our current government; the previous government caused the housing/population problems. NZ Certified builders is basically a way for cowboy builders to try to fool you, probably most of the certified builders are very dodgy.

              Reply

           3. I agree with you. There are a lot of shoddy builders out there who will take you money and will fix a known defect. They are ruining a lot of peoples lives and it is not right!
              The shoddy builders are giving the industry a bad name and there are going to be a lot of issues in the future.
              Time to make a stand and make them pay for the damage they have done!

              Reply

              1. correction – will take your money and will NOT fix a known defect.

                 Reply

     2. Having similar problems with our builder (BPM Contracts/Thermawise/Campbell Grant Senior & partner Ricky Pene) as the Local Authority could not issue a CCC due to the multiple fail notices for their work from the concrete floor to the leaking roof. No other builder will even look at the roof so their reputation precedes them. They don’t pay their subbies when you make progress claims that you pay to the builder therefore the subbies down tools till they are paid. Can you blame them ??? We have found a builder to fix most of the interior fail notices but as we have now paid them and the original builder it’s time they paid us back for the work they did not complete and were failed on. We have even paid for an independent inspection report, they even took the time walked around the site with our lawyer, Mr Senior and the fail reports but the builder is still oblivious and still can’t (or more likely won’t) see the problems ???

        Reply

265. Hi, does anyone have any review of Homes for Living houses, not necessarily the build part but afterwards, how the house has weathered after a few years. Cheers

     Reply

266. https://www.stuff.co.nz/business/114853674/family-trying-to-build-flat-for-daughters-caught-up-in-platinum-homes-problems

     Reply

     1. Platinum NZ just as much to blame. Shaun Riley – previous CEO – let Jason Strange do his thing. Warning signals left right and center but nothing was done. We are talking years of ripping people off.
        Shaun Riley has conveniently left, and Jason Strange has skipped the country. These people are the lowest of the lowest.

        Reply

267. Looking at building with Platinum Homes Hawkes Bay. Has anybody had any experiences with them.
     Thanks
     Dave

     Reply

     1. Have you seen all the comments on here about platinum? Personally wouldn’t touch them with a barge poe .Most problems have been with tingbrWellington nch ibeI lieve but apparently the head company has done nothing and let people down. Highlight this whole page and use control s to search for platinum.

        Reply

     2. Some comments only mention Mass construction rather than platinum.

        Reply

     3. Do your homework on this franchise please. I know of people who have had dealings with this guy and they struggled.

        Reply

     4. Hi Dave,
        How did you go with finding a builder in Hawkesbay? I will be undertaking a reno project and looking for a builder.

        Mara

        Reply

268. Hi there,

     Do anyone please have an updated review on Platinum Homes, DW Homes, Signature Homes is GJ Gardner in South/East Auckland?

     Preferably someone who is currently building a home with them or has recently finished building one?

     Trying to decide between these franchise locations only please.

     Thank you.

     Reply

     1. I had a really bad experience with the current Signature franchise in East Auckland. I would not recommend them to anyone.

        Reply

        1. Hi Howard,

           Anything you can elaborate as we are talking to them at the moment and are someway down the process already.

           Reply

           1. I worked for Allan Moore at the Signature East Auckland franchise for 2 years. He has proven to me that he lacks integrity and cannot be trusted. He still owes me over $25,000 in commissions on houses I sold for him. In my opinion his builds take much too long. None of the last 6 houses I sold were finished 18 months after contract was signed. To me his business looks like just a ‘project manager’, subcontracting the trade work, with the client paying 20-25?% extra on top of the real build price … with someone who in my experience cannot be trusted.

              Reply

              1. I know it is unfair to generalise when it comes to franchised builders but I do have a word of caution when it comes to Signature Homes. I built with the North Shore franchise and they continually over invoiced me or invoiced me to cover rework from their mistakes. This resulted in a stand-off situation when they stopped work after I refused to be ripped off. The Operations Manager from the Franchisor was brought in to mediate impartially but it very quickly became clear whose side they were on. Effectively they just brought more people in to gang up on me.

                 Personally I recommend people stay well clear of Signature Homes unless you want to be constantly in fight mode. Honestly quite hopeless.

                 Reply

              2. That is what they all do!

                 Reply

           2. Good afternoon.
              Howard also goes by the name of David Wilson. David/Howard worked for us for a couple of years but now works for another building company. David/Howard left unhappy as a result of a misunderstanding relating to some homes sold in a development. We met and discussed the issue and agreed on a resolution to the issue which we shook hands on. Several months later, after completing several sales with my support and obtaining an offer of employment from another home builder, he decided to renege on the agreement and demanded we pay him what he thought he was owed. We always paid David/Howard everything he was owed on time before and after this misunderstanding arose. David/Howard is a bitter ex-contractor who now works in competition to us and takes every opportunity to disparage us and our business.
              I invite anybody who is interested in understanding further the reason for David/Howards comments to contact me directly.
              Regards
              Allan Moore
              Signature Homes Botany

              Reply

              1. My first names are Howard David.
                 I worked for Allan for two years. He refused to pay me the commission as agreed to in my contract. I am not bitter. I do not trust him. I cannot recommend him. It is what it is. He is what he is.
                 When we met to discuss the “misunderstanding” Allan stated what he also sent me in a letter: “Accept his offer” (of less than half of what was due) “or you cannot continue working here.” At the time I had around $7 million in contracts lining up, of which I contracted over $5million before leaving 8 months later. He was using that future commission as leverage: Take his measly offer or walk away from all the commission I had been working towards for 12-18 months. I was not given the opportunity to reject the offer. I was told “this is sorted now, or you are no longer welcome”. So I took the offer. We did not shake hands.
                 I then asked for the full amount owed several more times – long before looking for another position and finally leaving.
                 Apart from briefly here and on Allan’s local Botany office Google maps/review page I have not made any statements publicly about Allan or his business.
                 And yes, I moved to a great business that has integrity and looks after its clients and its people better than most. And we build way better houses.
                 It takes a lot of money to build a quality home. I need to trust my builder before giving him that much of my money.
                 That’s why I left Allan Moore’s business.

                 Reply

     2. Hi Blescel,

        Just wondering who you eventually ended up with? We’re in the process of deciding between GJ and DW for a Pokeno home and was hoping you could share some feedback about your experience with them.

        Cheers

        Reply

        1. Hi Anne & Blescel,

           Feel free to visit our website to read some of our client testimonials for homes we have recently completed building in Pokeno, I’m happy to put you in touch with them directly for further feedback if that is something that would be of interest to you.

           Kind regards,
           Emma Walworth
           DW Homes
           http://www.dwhomes.co.nz

           Reply

        2. Hi Anne J,

           We had put our plans on the back burner because of COVID but we are now revisiting our options. At the moment, we are focusing on the subdivision part but have not made a solid decision on a builder.

           Cheers.

           Reply

     3. Hi Blescel,
        You can probably ask these builders for some customers to speak to perhaps? Also, I understand that DW Homes aren’t a franchise builder, they’re indepenant.

        Reply

        1. Thanks for that tip Anne. We will look into it.

           Reply

269. Anyone currently building with Platinum Homes Wellington (Mass Construction)?

     Want to know what other comms people have received this week following resources being pulled from sites

     Reply

     1. Mass Construction have stopped trading – informed by my mortgage broker, New Build, this morning. Make sure to check your builder’s risk insurance certificate is still valid and renew if not. Also lodge a non-completion claim through your build guarantee so that you can get the build completed by another building company.

        Not ideal but probably a blessing in disguise having these cowboys out of business and off our sites!

        Reply

        1. Not surprised, this guy has been ruining people’s lives for years now……lack of communication, contractors not getting paid, bullying tactics, staff walking out, he has had to operate for way too long and needs to get out of industry so he doesnt ruin more innocent peoples live, its a disgrace that he is still operating.

           Reply

        2. This is not a surprise. Platinum Head Office has been keeping this guy afloat with no credibility whatsoever. They are most to blame for this fiasco people.

           Reply

     2. Hi

        I work in the industry and apparently they have folded. We have three clients caught up in this at the moment. We are getting no comms from Platinum Homes on what is happening. We understand Platinum Homes is going to stop in as there are a number of developments affected. Cannot say i am surprised though given how slow they are to respond to queries.

        Reply

        1. They haven’t closed yet but Jason seems to have gone to ground. It looks unlikely he can come back from this . Owed me money from Dec .

           Reply

           1. Hi Dayle,

              Yes the Mass business has gone into liquidation. Got informed this afternoon.

              Reply

     3. Sorry to hear what you are going through, we also built with Mass and had to go through a nasty settlement process.

        Reply

        1. Hi I am trying to get maintenance issues resolved and I really feel for those that are caught in this

           Reply

        2. When was this?

           Reply

     4. We have been notified by one of the subbies that they’re going into liquidation so would not be coming to do work. This was last week.
        Was a matter of time to be honest

        Reply

        1. Are you building with them currently?

           Reply

     5. we are one of those families, we heard first from the digger man I feel so sorry for him, he looked just shattered. Our house was started just last week with earthworks now our back yard looks like a bomb whet off, its just terrible. We have been waiting for months and months for a start. Its terrible. The house we were building is for our disabled daughters. We saw the manager from head office today, he seemed genuine, but I feel I am no judge of character after dealing with Jason, he would charm the pants off a nun. From the crux of it a new contract may be offered with a new builder, but insurance will not cover our cost of getting the lawyer to look at the new contract, we are out of pocket for that. If you have really started then Platinum builders will take over, if you have not really started the build then new builders will take over. No compensation of stress and anxiety or loss of time. We were told we would hear end of next week what they will offer us to move forward.
        How has it gone for you?

        Reply

        1. I’d bite the bullet and start with a new builder. Get your deposit back and save yourself several years of anxiety.

           Reply

        2. Terrible news, I know the owner that was doing your platform. What a nice guy and so trusting now out of pocket for $$$$$$ thousands.
           Hope your build starts fairly soon with a good building company. MBA should have closed Jason Strange done years ago.

           Reply

           1. Mass Construction went into liquidation on 5 August. Creditors have until mid-September to make a claim. We live near several homes being built by Mass Construction/Platinum Homes and for quite a while have noticed materials being delivered and then taken away, work starting and then no work for weeks, skips not being emptied (and other MC/PH contractors dumping their waste in those skips). Other suppliers we used ourselves said they hadn’t been paid for work undertaken in January 2019. I feel for the owners – one said they had no set completion date (though I know this is movable, they weren’t getting any information at all from the company).

              Reply

              1. We signed up in 2016 and have never been given a finish date. Just constant lies & verbal abuse. Our house is still not finished.

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                 1. Where are you at with things currently? I am a client also without a finished house

                    Reply

              2. Anyone know who the liquidators are so we can contact if we have a claim.? We are waiting on a refund that was supposed ot be done in Jan 2019.

                 Reply

                 1. Grant Thornton NZ Ltd.

                    Reply

                    1. Thorntons were the liquidators from the South Island collapse and that didn’t go well.

                       Reply

        3. Hey – have you received any further information?

           Reply

        4. Have you got any further with your house/insurance? I am a previous client and caught up in the mess also

           Reply

     6. I am interested in getting in touch with anyone who is caught up in the Platinum mess currently and is dealing with insurance trying to get homes completed.
        Also has anyone been able to get Platinum to step up and do any work to get houses finished?

        Reply

        1. Hi Anon, please make contact.

           Reply

270. We are looking at building in Rolleston. Anyone used Online Design and Build? or any suggestions for a building company that has been good to deal with. This is our first home so we don’t want get screwed over!!! Thanks

     Reply

     1. We are building our first home with Homes by Parklane and I cannot rate them high enough. James Maher is great, you don’t just get the low spec items and choices

        Reply

     2. Go to Generation Homes dependent upon budget. Seriously most of the franchised coys are bloody useless. Generation not so and no, I don’t work for them.

        Reply

271. Having our first home built by Newson Construction (in the Bay of Islands), we felt it necessary to provide some feedback.
     Dealing with the Newsons was often a very difficult, stressful and tiring process. The effective communication between the project manager and their accounts department was lacking and this caused multiple double ups on bills and errors on the accounts. When questioning these double ups, we felt our questioning was disregarded before they then admitted any error.
     Often we had to chase for the answers to our questions from the project manager who we felt would bury his head in the sand, he rarely met the deadlines he set and we lost our trust in his abilities.
     We would not recommend Newson Construction if you are building your first or dream home for that matter.

     Reply

272. Hi all.
     Looking at getting a reclad done in Tauranga on a mono house that has been well maintained. MBA referred me to Nisbett Builders. Can’t find any reviews or feedback anywhere so wondering if anyone has had any experiences with them?
     TIA

     Reply

273. Hi, does anyone know what these housebuilding companies such as Platinum typically mark up their homes by?

     Reply

274. We recently built with Landmark Homes in New Plymouth. I can’t speak highly enough of their service and advice throughout the entire build. We looked at several other home build companies before going with them and were warned about several of them from people we knew who had built with them. Landmark were very patient with all our little changes throughout the build, nothing was a problem. Our house is perfect and any little new house glitches we have had have been dealt with immediately by the team. If you want a peace of mind build, these are your guys! Very happy customer.

     Reply

     1. Remember they are all franchises so one might be good, another will be nothing like it, so do your due diligence and ask to see the last 4 builds they did on their books (recent only, even ones they have in construction at present) and then ask to go and visit all of those 4 – otherwise they will put you onto people that they only want you to talk to. This way you get to talk to real people using their services real time.

        Reply

275. Hi all
     My partner and I are planning to build our First home in Rolleston, Christchurch.
     We have been talking to Golden Homes and after reading some comments on here we are a bit concern about variation cost and PC Sum at end of construction.
     We are still at very early stage so still looking around to compare as well.
     Anyone have any recommendation of which would be a good builder in Christchurch?
     Cheers
     Austin

     Reply

     1. Have you come across green homes? Ask for Hamish, he was really great to deal with and got most of the PC sums removed and actual costs put in before the fixed price offer.

        Reply

276. Hi
     I am planning on building a home in the Whangamata are. Can anyone recommend some builders.

     Thanks

     Dave

     Reply

     1. Skeet Amess 0274538119 Total Works Carpentry

        Reply

     2. Try Lifestyle Homes with Leigh Goodman and Katrina Jackson, they live and work in Whangamata.

        Reply

277. Hi, can you make the site more efficient by having a search feature whereby you can enter a company name to read reviews that are relevant to that one builder & not have to scroll through the whole site

     Reply

     1. I search it by using ctrl-A (select all) then ctrl-F (find). At the top left a search box comes up and you can enter your words there. Use the arrow to and it jumps to the next one.

        Reply

     2. Hi Richard
        I’ve tried adding a search plugin but they only search my posts, not the comments. I’m currently looking at how to rebuild this and still keep everything but it isn’t easy! The easiest thing to do is ctrl-F – you don’t need to ctrl-A – and that’s a search of the whole document.
        cheers

        Reply

278. Hi. Anyone built with Platinum Homes Taranaki/New Plymouth? I realise the lower North Island guy is a shocker, but this branch is owned by someone else I hear.

     Thanks in advance.

     Reply

     1. Not built with them but more than 5 years ago I popped into their office picked up a few drawings and a copy of the contract. His parting words were we don’t change our contract. Due to the time lapse it may be owned by someone else now. In any event with builders in demand they tend to have the whip hand so other franchises and builders may well be the same and not be prepared to change their contract. Contracts are always in favour of the builder. A friend built with GJ in NP and was reasonably happy with them. I reiterated a number of times to him and his wife about reading the contract before signing. His wife was fairly meticulous and I think she spent more time in going over the contract. One does not need a lawyer to get a feel for the clauses. You might need to use one for a finer interpretation of a particular clause or where clauses are cross referenced
        By the way did I mention read the contract and understand it before signing and don’t sign in a meeting with the builder or franchisee. Pressure tactics.

        Reply

     2. Hi Regan,

        I know the franchises are owned by different people BUT there appears to be a culture of grabbing money and not giving a damn at Platinum Homes that I would be very wary of.

        I entered into a contract with Platinum Homes it the Central North Island to build a home 31 months ago and it is still thwart with problems from shoddy building practices. It took 18 months to actually get possession of the home. I was initially told that he would have the home up in 6 months. My wife had metastatic breast cancer and the house was to be her sanctuary for the cancer battle. Our battle was less with cancer and more with the builder who allegedly took on 25 builds in the year ( fine if he had the trades to do so but he didn’t so he would just do a little work here; a little work there and not care about the deadlines and experiences of his clients). He allegedly was late for many of his clients. My wife became despondent …..with the build, with our hope, with cancer and then with life. She killed herself in May of last year; the house was ” finished” in July. Too late for her and nightmare for me. The builder was well aware of her illness when he took the build on. He promised me that he would pull out all stops to get it finished ASAP. He would even “put on his own tool belt”. They are the most despicable, disrespectful people. I wrote to their head office and received NOTHING back. Not a thing.
        If you have another builder option where you live I would recommend you take your business there.
        In my experience, this group of builders have no respect for their clients.
        I am going to provide media with the story as I think people need to know what they may be getting into with these builders. People need to know what to look for in their contracts; the warning signs of builder deceit. More importantly, we need to help fellow kiwi’s weed out the cowboys from this problematic trade.
        Good luck

        Reply

        1. Hi D, please can you provide me with your email as I would like to have a discussion with you. Very sorry to hear about your situation and the difficulties you and your late wife went through.

           I am currently going through a battle with Platinum Homes and it may be beneficial for us both to have a discussion.

           Regards.

           Reply

        2. Oh that’s horrible, sorry to hear about your wife. Who owns the central franchise? Can’t believe you received no communication back from platinum homes considering all you’ve been through.

           Reply

           1. Platinum in the naki are ok if you are into a bit a diy. they will bild a house with a pile of problems so that looks like it is 20 years old so you can spend your weekends fixing it up like a diy show. Its kind of fun as it is double glazed and insulated so you dont have to wurry about that stuff but most other things will need to be redun. Weve restored a lot of classic cars so we enjoy it. The franchise supports us in our efforts by not returning phone calls emails and cross the street when they spot us so we are wholeheartedly alone to do our diy without interruptions.

              Platinum homes. Building new homes just like the old one you grew up in.

              Reply

279. We are the victims of a cowboy builder in Wellington. $50K of defects and associated costs so far. Our situation aside, was disgusted that he was already the subject of a LBP Board investigation for negligence while he was busy constructing our extension not to plans, consent or building code.

     Further inquiry reveals that to be an LBP you only need a carpentry qualification, two referees and a telephone interview. No character referees, drug tests, or even a police check. Investigations take months and months, with no restrictions or supervision of the builder (unlike other professions where they are either stood down or work under supervision). No wonder we still have leaky buildings. Of course if it goes wrong, the LBP can quickly shut down their company to avoid all claims.

     Good to see the government has announced a review of the construction industry: https://www.mbie.govt.nz/have-your-say/building-system-legislative-reform-programme-public-consultation?fbclid=IwAR0R3iEJk1jX86m5bJMjyxmnvvws1sGrV3M1uY2dhUOz3kwpqa4zfwrnC0U

     Hope other affected homeowners submit their experiences!

     If you are entering a construction contract, I suggest you add a clause for drug testing and police checks seeing as the licensing board doesn’t bother. Odd that a hammer hand or forklift operator may have to pass these basic requirements, but an LBP director can do what they like.

     Reply

     1. I fail to see the relevance of drug testing to your complaint.

        Reply

        1. I think it a reasonable expectation that a licensed building practitioner is not under the influence of drugs or alcohol while doing or supervising restricted building work and running a building site. Just as an employer may expect it of an employee.

           Reply

        2. In my experience finding that, on your way home and passing your new build house (at almost midnight) is lit up like a Christmas tree, doors open, no tradesman in sight is an alarming experience. Especially when you phone him to find out why your new build is as described above, only to find that he has been picked up by the police, unable to drive in a straight line because he is less than sober. I still have no idea when he left the site but he had been with the police for most of the day.

           Reply

280. Anyone else having a bad experience from Platinum Homes Wellington (Mass Construction/Jason Strange) not being paid?

     Reply

     1. We have not had an invoice settled for 285 days and counting for piles driven on one of platinum homes (mass construction Nz Ltd) sites. Do not do any work for this company. You will not be paid.

        Reply

        1. I spoke to platinum homes head office yesterday and they advised me they were looking into the situation with Jason strange . A decision would be made in Wednesday to either close up or continue the buildings . Jason has gone to ground . He owed us money from dec 2018 . The hole must be pretty deep .

           Reply

     2. Latest news is that Jason Strange has left the country. The weak coward that he is, lying and ripping people off for years. Platinum NZ just as much to blame as all the signs have been there for years and they did nothing. Shaun Riley CEO has left as well, says enough. Only after one thing and that is filling their own pockets. New CEO in place, he will have a difficult job to repair the damage that has been done for years by these incompetent rats.

        Reply

        1. James, great comments mate.

           Reply

281. We recently had a terrible experience with latitude homes hawkes bay. Please don’t use them! Debbie the owner is unprofessional and worse customer service ever. They don’t seem to understand the variation process. We thought we had been very thorough in our specs and drawings and every turn they added money or delivered anything but what we had specified with excuses at every turn. We went over time and budget and still didn’t get what we wanted. The final product was rubbish. We went to lawyers but latitude homes didn’t seem to care and didn’t comply. We have now found two other couples in our small neighbourhood who have the same problems recently. We’ve had issues with costs for site works and foundations. Windows and doors arriving too large so the builder hacked away at the framing to get them to fit then made the holes too large and used extensive amounts of expanding foam to just fill gaps. They installed sliding doors that weren’t the ones we asked for then made us pay for new ones. We still have a double bed sitting in our hallway as they made the hallway unusually narrow and used narrow doors. We now cant fit a standard bed in to a 4mt by 5mt room! to be honest we didn’t think to even check. Terrible paint finish we still have holes in our walls where the electrician has moved plug sockets even though we moved in in October last year. Trying to get anything remedied has been a nightmare. Weve sent lawyers letters but they just don’t listen. We are not sure what else to do. We have concrete patios that are uneven and rough and multiple colors. The list goes on. The head office seems to have no control over the other franchises so these sorts of companies are terrible to work with. One piece of advice would be don’t go with a group type builder. In this case it seems latitude homes is just a logo that any ‘builder’ can buy and head office have no control over quality or if things going wrong. The business owner is unprofessional and extremely defensive as the builder is her son. Her son was often rude to us and had terrible time management often showing up to site in the late afternoon and then rushing to get things done leaving a un satisfactory result. In our opinion he was too young and inexperienced and if we had met him prior we would of cut our losses. We’ve built before and know the process and the two companies couldn’t have been any more different. Debbie at latitude homes is terrible to deal with and seems to have no process for anything. On our final inspection she showed up with no paper work and kept denying being able to see any issues. She took a scrap paper out of her handbag to write things on. It’s ridiculous. They kept using different contractors as they burn bridges and contractors don’t want to work with them. Then when work isn’t to standard we just get left with the mess or an additional bill. If you want to speak to us please contact me or reply to this message. Small claims court looks like our only other option.

     Reply

     1. We are in Wellington , the guy is a liar

        Reply

     2. What about going to the master build Ass. I think we are going to be in the same boat. ALIX from lower north island is the same. Not going by spec or drawings.
        Giving stories and lieing. We are about 60% completed and I hate the house.

        Reply

        1. Master builders are useless, they are there to protect their members and nobody else. I have spent a lot of money with lawyer’s trying to help but master builders don’t want to know

           Reply

           1. Disputes Tribunal will be increased to $30k soon. Probably the best way forward for all of us left with building defects.

              Reply

        2. I am looking at them too – and yes sounds a bit genuine (and sales man types) but the cost is considerably lower than some others. I would like to know the quality of workmanship, ability to stick to budget and not go under from anyone who have used them before?

           Would like to hear more about’not going by specs’ – what are they changing and are the project managing the build themself? Seems odd that they would not stick to the building plan? Please respond. thanks

           Reply

     3. Hi Janine and Martin Green,
        My partner and I are looking to build in the Hawkes Bay and were looking into Latitude homes. We are also dealing with Debbie. Would you be able to share some more of your experience with me? I’d hate for us to waste our time and money. My email is carissa_quaife@hotmail.com if you are able to share your experience.

        Thanks

        Reply

282. Has anyone had any experience building with Izodom? They operate in Wellington and It looks like they have a good system for passive energy homes.

     thanks

     Reply

283. Hi,

     My partner and I are looking at doing a house and land package with either GJ Gardner or Key2 in Auckland. Does anyone recommend one over the other, we haven’t dealt with any before and would gladly hear of peoples opinions.

     Cheers

     Reply

     1. Don’t know about key2, but be careful as G J way under quote the actual costs. Their “standard kitchen” doesn’t even have soft close drawers. They quote without checking covenants, so often adding gables etc. into their plan just to be able to meet the covenants will already add about $10,000. I would recommend going with a private builder. If you can, pay an architect to draw what you want up for you first then get quotes from a few different builders. Make sure you know the specifics in your quotes of everything included and brand of appliances etc.

        Reply

        1. Hi Brie, All good advice. In connection with builders putting in ‘standard’ provisions (or alternatively PC or Provisional Sums) which are unlikely to give you what you want in the finished build, please see my post yesterday on PC and Prov. Sums.
           But regarding my other comment, about how many people in NZ seem to get involved in building a house, when they have limited or no experience of building or building contracts, I have to ask, ‘Who on earth would employ a builder to design and build a house on their land, without first checking themselves to see whether there are any covenants, and making sure the builder is aware of them and has complied with them in the design, or priced to comply with them during construction?’.

           Reply

        2. Absolutely on same page as Brie. We had a customer who got a price from GJ’s and they came to us for a quote. We told them we would be $30K cheaper easily. They said when I put the quote to them that we were the same price as GJ’s. So I happily asked them to go back and ask specific questions and get it in writing about site excavation, fill, blockwork etc and yip, they had a pc sum of $1500 in the contract, no fill, no blockwork and yup, we were around $30K under the GJ price. Don’t be fooled people. Do your due diligence and tie up the contract for fixed price. Everyone out there is presenting contracts on pc sum which is a joke. It is unethical and works in favour of the company charging you huge variations. When you have to add something they charge like wounded bulls and you signed the contract allowing them to do this. Also make sure when you go to an architect you advise him what your build budget is and be realistic. We had a couple come to us wanting a beautiful house built out of Hinuera Stone and the cost from 2 other builders was around 850K to 1m and we came in at $760K. Their budget was $600K. They had to sell the land and move on destroying their dreams. We get this all the time, people wanting to build something designed by an architect and then expecting us to build for a ridulously low price. Its not fair on the customer and its not fair on the builder. We also do a huge amount of renovation work and find all the time that designers have designed something ridiculously costly for the application and coming to a reputable builder first and foremost, we can put you onto our contacts and work with them to design exactly what you need (ie: saving cost on the build). People think process is design, costing, choosing builder then build. Its not, its builder/designer working together, coming up with the right price for the build, tailoring specification to suit, making sure the wish list is accommodated for and then building with happy parties from go to whoa. Otherwise be careful what you wish for.

           Reply

     2. did you move forwards with Key2?
        I am trying to get a little more info on them but I cant seem to find much

        Reply

     3. did you move forward with key2 trying to get info on them, not much around considering the have been in the market

        Reply

284. Latitude Homes Hawkes Bay dont gp near them rubbish amateur so called builders

     Reply

285. Hi all
     Looking for a reliable builder to built 2 new dwelling units (each about 155 meter) in Glen Eden Auckland,Any recommendations ???
     two name i have in my mind are KVN builders Ltd and Emcon Ltd
     Feedback will help to decide

     Reply

     1. Hi Everyone. Can some please clarify to me what the maximum percentage a P C -Sum can vary? Are there any laws within the Consumers Guarantee act that governs and protects the owner as far as this is concerned?

        Reply

        1. No there isn’t. Try to have as few as possible because no doubt they will add on where they can! We’ve learnt the hard way.

           Reply

        2. Hi Shas, This is a complicated subject (which I’ve written about on this blog before). I’m not sure that Janine & Martin are entirely right in saying there is no limit in the amount a PC Sum can vary, if by that they mean it’s outside your control. I agree you should try to keep them to a minimum, but as I mention below it’s not PC Sums that are really the problem. It’s Provisional Sums that cause most problems. But if the work under these items is required anyway to complete the job, then unless you got a really watertight fixed price contract (which is very rare) you’re going to pay for it anyway. You’re best bet is to anticipate the problems, and try to minimise the builders room for padding costs, by putting in realistic sums, or getting rates for the work upfront.
           First make sure you are using the right terminology.
           In NZ Prime Cost (PC) sums generally cover the cost of items you know you will want, but the specific items may not yet have been chosen. In this case it is important that the contract makes it clear that it is you, the client who does the choosing. So if, for example, the contract allows $2K for supply of an oven, or $50/sq m for carpet, and you choose a more expensive oven, or more expensive carpet, then you must pay the difference. But if you choose less expensive items you should be credited with the difference. It’s up to you to make sure PC sums are realistic for what you want. Ask the builder before signing the contract which supplier he uses for these things, and check out how much they charge for what you want. Some contracts allow you to supply your own stuff, but that can cause complications with warranties.
           A Provisional Sum (or Quantity) is an amount that has been included for work where the requirement for, or extent of the work, is not known and can’t be determined prior to signing the contract. Obviously this means that the final quantity of the work, if any, is usually completely outside the control of the client, and in many cases outside the control of the builder. It may be determined by the engineer or by Council requirements etc.
           Typically this would for things in the foundations, like excavation of unsuitable material, or depth of piles, which can only be known exactly after work starts. In theory I suppose you can say this is unlimited, and certainly most builders will try to underplay it when they give an initial price. But in reality an experienced builder is expected to be able to make a reasonable estimate prior to starting work, especially if you’ve had a detailed site survey and some simple site investigation done before talking to the builder. And of course you can always ask an independent quantity surveyor or engineer to estimate a reasonable figure before you sign the contract. If it came to a dispute I think a court or arbitrator would tend to side with the client, as the less experienced party, who did not write the contract. My suggestion would be to try to put in the contract at least some Provisional Quantity of these things, so you can get a price per cubic/square/linear metre. Then if the quantity changes it can be measured, and paid for at the agreed rate. It’s not just a sum the builder has dreamed up!
           I’m continually surprised that so many people in NZ go into house building with almost no knowledge of building contracts, and without taking independent advice.

           Reply

     2. Hi
        Hutton Contracting done a fabulous job on my two dwellings out at beach rd browns bay.
        they are high quality builders that have built nice houses in the past.
        you can find him online huttoncontracting.co.nz.

        Reply

286. Hi, I’m currently looking at building with Golden Homes Whangarei franchaise. I’ve build with GH in Auckland and while the process is loooong, I think they do a good product for the money.

     This time I’ll be building in Kerikeri and they’ve stated that the build will be $10K more expensive because of transportation of materials and travel costs. I accept this because I figure most building companies do the same but build in the costs. Has anyone any comments good or bad on Golden Homes Whangarei?

     Reply

     1. Hi Cate,

        Sounds like we are in a very similar boat to you. We are living in Auckland, building in Kerikeri and talking with GH Whangarei- would love to compare notes. If you want to email me on sashafrasernathan@gmail.com

        Reply

        1. I am also looking into building with generation homes in christchurch. How is your project going? I would be so helpful to hear from you.
           fernandapucjr@gmail.com

           Reply

     2. I can recommend Fowler Homes Whangarei. They do work in Kerikeri. I’ve just built with them and am pleased with the result.

        Reply

        1. We had a bad experience with Fowler Homes in Queenstown recently and the Fowler Homes head office was no help. There is no backup if things go wrong. The tv advertisement says you can trust Fowler Homes, but they were not interested in us and did not seem interested in making sure their franchise-holders do a good job.

           Reply

           1. That speaks volumes for sure.

              Reply

     3. Hi Cate,

        We are planning to build with Golden Homes, Auckland. I see that you said they took long time to complete the build. Can you please tell me how long did they take? And can you provide me the name of the builder.

        Thanks,
        Sujatha

        Reply

287. Hi, has anyone worked with Nest Homes, Jock and Jackie Davies?

     Reply

     1. We have had a studio built by Nest Homes – absolute top quality products and work. Jock and Jackie, and their sons are lovely people. To illustrate the high quality building standard they work to – we travelled with the studio on a trailer from Cambridge to Wellington in howling wind and pouring rain without any leaks. They went over and above to accommodate what we wanted. They take obvious pride in their work. Highly recommend.

        Reply

288. Hi there,

     We are looking to build in Tauranga and are after recommendations for a building company there please.

     This will be our first time, so are keen for any advice on what to ask, and what makes one company better than another.

     Versatile is standing out so far.

     Looking forward to your thoughts! Thank you!

     Reply

     1. Classic, Generation, Golden, A1
        Are the standouts in the Bay.
        All very efficiently operated!

        Reply

        1. Hi May I please know why GJ Gardner was not mentioned in your standouts lists in the Bay? Just wondering as we are also looking at building in Tauranga. Thanks

           Reply

           1. It may be too late but please don’t use Versatile. I am building my first home with them. One bedroom unit on flat ground already 9 months overdue and mistake after mistake. Deeply regret choosing them.

              Reply

              1. Hi Susan
                 Rather than just slagging off Versatile, can you please specify which franchise it was and what the issues were? There’s no good in slamming the rest of the Versatile franchisees because of one bad apple.

                 Reply

        2. Is that golden homes we are building with them in the bay.

           Reply

     2. Daly construction are wonderful and I would highly recommend them

        Reply

     3. The only builder there that is not a franchise is Classic. All the others are dependent on the individual franchise in that area and he may be crap but others around the country may be good operators. Don’t tar them all with the same brush.

        Reply

289. Hey Guys,

     We are building with Navigation homes in Dunedin at the moment and are wondering if any one else has built with them and what their experience was like?
     Cheers,

     Reply

     1. Do your due diligence with the franchise. Ask how long they have been in business and what is their warranty/guarantee contract going forward as they market on 50 years structural guarantee but by law they don’t have to follow this under the building code. Its just a marketing ploy. In the North Island their franchises change like underpants and the Head Operator has been taken to court after promoting others plans selling franchises. The 3 in Auckland all lost their money walked away from the company years ago.

        Reply

290. Hi. Has anyone built with Design Builders Waikato Ltd?

     Reply

     1. Sam is new to Tauranga have had dealings with him and so far seems like a genuine quality tradesman!

        Reply

291. Hi there,

     Just looking at information on New builds in the Golden Sands Papamoa area. We are looking at ZB homes or Venture. Has anyone built with these guys? How was the process so forth?

     Cheers Ash

     Reply

     1. It may be too late but please don’t use Versatile. I am building my first home with them. One bedroom unit on flat ground already 9 months overdue and mistake after mistake. Deeply regret choosing them.

        Reply

292. As far as I’m concern they organized an engineer to do a soil test (which we pay) before the build and before they made the quote. Their explanation written below: (please note that they never advised us that there might be additional costs due to those changes) My arguments was; with all those changes how come they never advise us of the costs that may arise with those changes. They made us believed that even with those changes everything was covered by their quote.

     “As the dimensions and location of your home changed from original earthworks quote, our contractor is within their rights to re-quote and pass all additional costs on to you as per final plans. However, they are a very good company and offered to complete as per their original quote. Unfortunately they encountered a deeper level of topsoil at the northern end of your property than anticipated. They immediately ceased work and notified us of the extra cost of hard fill required to complete your building platform. They did not charge extra for the labour to compact the extra hard fill, just the extra to cover the unexpected extra hard fill.

     Due to your home design changing and moving on your site, the Electrician and Drainage contractors too have the opportunity to re-quote your job for you. We have spoken to them and at this stage they are happy to continue with the work as quoted unless anything unexpected occurs on site due to the new location of your home.

     We have attached the plans for your review along with the original earthworks quote.

     Sorry for any inconvenience caused due to the unexpected top soil depth on your site. Our purpose is to remove as much stress and make this an enjoyable journey for all, so we hope this email alleviates any misunderstandings.

     Our site supervisor and the earthworks contractor are still happy to meet with you and discuss the situation, however as you can see from the above changes you made we believe they have been fair and reasonable with dealing with your earthworks. Please advise if you would still like to go ahead with said meeting”

     Reply

     1. I think this is fair due to change of location of building platform. The fact that no extra labour was charged is worth ticking off as a win. $1000 in the scheme of things is not big especially for footings and foundation. I’d advise to not make this a big issue given that as the build progesses you need to keep a good working relationship and there might be bigger issues down the track that need more leverage.

        Reply

        1. Yes, agree. We had a similar figure on our first build in Wellington, and in the scheme of things this is small, there were changes to layout that were not originally envisaged. You should have a budget of, in my experience, 4-5% sitting to the side as a contingency even on fixed price contracts for these types of eventualities (and for the inevitable nice-to-have upgrades you may want later, plus curtains and landscaping).

           Reply

     2. Seems fair enough to me – if something unexpected crops up, would be your cost – since it’s your house. Not always possible to identify everything that might crop up along the way.
        Really you need to have some resilience if your building as otherwise you will argue over every minor issue that will come up. That’s why you budget for an extra 10% etc.

        Reply

293. Just like to ask for comments and advice, we used golden homes to build our house. they gave us a “quote” for a fixed price contract to build the house. Everything is quoted aside from the kitchen and floor covers which are PC sums. When they start the earthworks, they charging me extra $1,100 because they said that they needed additional hard fill to level my section. I told them that based on our contract
     they gave us a quoted price for the earthworks which means that it is a fixed price. Can the builder charge me extra even though we agreed to the quote they submitted for the earthworks?

     Reply

     1. Hi Jurgen, if it is genuinely just for levelling the section, then the answer should be no. But often, unless a comprehensive geotech report was done prior to starting the build, the builder may find soft ground that needs more fill to make it sufficiently stable for building on. If this is the case, it is almost always specifically allowed for in the contract in terms of unknown “ground conditions”. You can probably Ctrl+F on that phrase in your contract to see how they describe it.

        Reply

        1. Should the builder of contacted the homeowner with a written variation stating what needs to be done before work commences. I also thought both parties were to sign the variation?

           Reply

     2. Hey Jurgen – yes they can do that as in your contract it will state (as David mentions) about unknown conditions and there are clauses that allow the builder to charge you extra. However they have to be reasonable and when it comes to earthworks $1,000 is fairly reasonable. In my case they charged me $16K extra at the end of the job, despite my questioning them at the time and saying I could not afford to go ahead with build if it cost more (should note that the geotech report said the ground was “all good” – it was in waimak which is solid ground). They told me it would cost me $500 more then essentially spent an extra $15,500 of my money without even asking me (no variation signed). Ended up in Court as I had to pay them because they locked me out of my house until I did!!! Then took them to Disputes Tribunal. Unfortunately the DT “adjudicator” knew diddly squat about building and as they always do awarded half. Was extremely angry and pretty much still am. Because of Court case they also never came to do any of the maintenance issues I brought up with them – but just couldn’t be bothered to fight them anymore….. 🙁

        Reply

        1. Yes, agree with Sarah. We had a very similar expense on our first build in Wellington for soft ground. In the scheme of things, especially given there were changes to positioning, this is small. You should always have 4-5% contingency set aside (preferably that the builder doesn’t know about) even with a fixed price contract for these types of things plus for the inevitable upgrades, curtains, landscaping etc. But all changes and variations should be formalised and signed by both parties, or at least agreed to before they commence via email.

           Reply

        2. Is that golden homes we are building with them in the bay.

           Reply

294. Spoiler Alert: If you believe a Master Builder is actually giving you a “fixed price contract”, you are probably wrong.

     We have spent the last 2 months “dating” A1 Homes. We found a plan that could work, with a few revisions, and agreed specs down to the taps and window latches. We have built before, so know exactly what we want, and they provided a fixed price estimate (crucially, not a quote) to our specs. It seemed like a fair price so we were keen to continue.

     They then said we would need to spend $3,000 on drawings and colour consultants before they could give us an actual fixed price quote. That is a lot of money – we have previously had quotes done on concept drawings that cost us $1,500 and $1,955 respectively.

     Eventually we came round to the idea, but we asked to see the contract they intended to use before we forked over $3,000. That’s when it got hairy.

     A1 presented us with a “standard” Registered Master Builders Association contract. The problem is that Clause 46 of the contract (2018 edition) specifically allows the builder to charge us more if ANY aspect of the build turns out to be pricier than the fixed price quote. i.e. it directly contradicts the claim of a fixed price quote.

     Further, Clause 101 of the contract (which has grown by about 60 clauses since we last built, practically all of them skewed toward the builder), specifically allows for a situation where A1 is building for Mrs Smith down the road and if that gets delayed, they can delay your start and end date. And with Clause 46 locking in their ability to on-charge any costs that might arise because prices rose since they gave you a not-fixed fixed price quote, they’ve ensured whatever their project management skills, you will pick up the tab. Oh and by the way, they have your deposit of 5% while they retain the right to delay indefinitely while they finish Mrs Smith’s project.

     We queried these 2 clauses and a couple of others. A1’s response was simply that they don’t ever change clauses. They had no answer for my question of how they could claim they offered a fixed price contract when it wasn’t. They said they hadn’t charged more than the fixed price on the 2 years they had used the contract, which frankly didn’t give me enough peace of mind to hand them $500K on the back of a contract that still says they can crank up the price at any time.

     I spoke to a Director of Master Build Services who confirmed there was nothing stopping them deleting irrelevant clauses in the contract; A1 was simply choosing not to.

     In the end, we were not willing to risk our money on a “no surprises guarantee” that isn’t any guarantee at all and could potentially hold a very nasty surprise. We suggest you give this a lot of thought and question whoever you build with if they have the same wide-open clauses in the contract.

     Reply

     1. Hi David

        Very interesting comments that you make

        At Quinn Homes we have a seperate document that negates these clauses and clearly offers a fixed priced contract. Having been in the industry for nearly 30 years I am aware of the tricks that some building companies try on clients to get your deposit and tie you in.

        The main aspect I pick up from your comments is that it doesn’t set a good environment for the building relationship at the forefront which is critical for an enjoyable build in that both parties can work on trust from start to finish..

        A fixed price contract has to be a fixed price contract. Estimate should not be seen anywhere

        Reply

        1. And if you are the Peter Quinn we talked to years ago from Master Build, I would advise people to not believe a word you say. Master Build Guarantees are not worth the paper they are written on and if people look into it they will find this out.

           Reply

           1. Hi

              As we only joined Master Builders two years ago and checking my emails for the past five years ago I would suggest you are clearly mistaken.

              If you had done due diligence with your solicitor, any issues with this contract would had been clearly pointed out to you.

              My comments were merely an example of how things can be done better to protect clients like in your case.

              Reply

              1. If you only joined two years ago, why would you check your emails from five years ago? Doesn’t make any sense.

                 Reply

                 1. Because I have been a developer for about eight years. NEVER WORKED FOR MASTER BUILDERS. I joined the association two years ago because clients wanted it.

                    Reply

                    1. Okay Peter. I did say, “if” and after talking with my husband we know the last name was Quinn but after so many years we are not sure of the first name (think it may have been Warwick) so believe you when you say it wasn’t you. Anyway, this site was originally set up for people who had built or were building to get information from other people in the same situation. It is still very clear that having a Master Build Guarantee means nothing.

                       Reply

           2. We are finding out now what the master builders guarantee is all about. Not worth the paper it is written on. They are taking money by deception. They have no intentions of helping the homeowners , I have tried to work through issues with our place with CEO David Kelly, kirsty Forman and fairway resolutions . Our issues are major and no one wants to take responsibility for it.

              Reply

              1. Exactly. It is just a marketing tool. Under the Building Act you have a 10 year implied warranty and this is what matters.

                 Reply

              2. Hi Hadenough
                 That’s the game they play. Try and wear you down with no intention of fixing the big issues.

                 Reply

295. Hi all, would very much appreciate any response from those who have purchased a Keith Hay home with ‘shadowclad’ cladding. We are looking at purchasing a property that has the Keith Hay ‘Raglan’ showhome model on the site, finished in shadowclad board and batten. The home is just under 2 years old. I was concerned to hear that Carter Holt Harvey is the subject of a class action over the shadowclad product. Should I be worried – is there really a bigger issue with the cladding, or is it just limited to isolated cases? The cladding looks to be in conditiona tthis point, with no visible warping. Thanks heaps.

     Reply

     1. Daniel – I would be very wary of buying anything with Shadowclad on which is 2 years old. The problems with Shadowclad came from how it was fixed on site. They have since updated the installation manual and details but only since May 2018 so if it I was you, I wouldn’t be going near Shadowclad which has been done before that date.

        Reply

296. interested in building in queenstown. anybody worked with fowler homes southern lakes?

     Reply

     1. We started our build three years ago with Fowler Homes Southern Lakes, director/ project manger John Mansfield . Still waiting on occupancy certificate, 56 page report of fails. It’s been an absolute nightmare. We have been lied to on numerous occasions , this man has no idea about customer service , my advice don’t even consider them!

        Reply

     2. I would advise you not to use this company, our overall experience has been extremely stressful.

        Reply

        1. We also had a bad experience with Fowler Homes Southern Lakes. Can I talk to you Deb and Geoff?

           Reply

           1. Would love to compare notes on our experience , we have been advised to go to fair go by our solicitor due to length of time this has dragged on. I can email you have requested a follow up email when you reply so it should not show on this forum.

              Reply

              1. Deb and Geoff – if you would like to discuss, please email me on matagouri8@gmail.com

                 Reply

                 1. Have emailed you.

                    Reply

                 2. Fowler Homes Southern Lakes are not paying their sub contractors. Big issues here!

                    Reply

                    1. Thanks AC. We have heard this from a number of subbies and suppliers now. If you would like to discuss, email me on matagouri8@gmail.com

                       Reply

           2. He’s gone under!

              Reply

              1. Yep…
                 https://www.odt.co.nz/regions/queenstown/builder-put-voluntary-liquidation

                 Reply

                 1. Thanks for the Link, we were expecting this. He’s been giving us the run around for some time now.
                    ;(

                    Reply

                    1. Tony Hill claims he has contacted customers of John Mansfield and reassigned them builders . We have not been contacted and I know of another customer in Queenstown who has also not been contacted. Hoping to hear from others who have not been contacted.

                       Reply

                       1. We have also not been contacted by Tony Hill since Mansfield went into liquidation. No help at all. Nothing.

                          Reply

     3. Hi
        I can recommend Dunlop Builders – they’re great and lovely people.

        Reply

297. Hi Everyone, looking for comments on Platinum Homes, especially interested in the service of fixing problems after the house is built, thank-you!

     Reply

     1. If you are in the lower North Island they will not fix your issues. To be honest I am surprised that you even have a finished house. We are nearly two years in, had five completion dates and no end in sight. Absolutely horrendous outfit

        Reply

        1. Platinum – Lower North Island – Jason Strange – SHOCKING
           no service – no nothing
           lots of promises – no action – and definitely no fixing things after you moved in
           as soon as they have your money they will ignore you completely
           long history of destroying peoples lives –
           you wonder how he is still allowed to operate a franchise
           Platinum New Zealand : it is time you sort this out !!

           Reply

           1. Michael, Dandy and John if you have experience of Platinum Homes in Wellington can you please email me? hadenoughofjason@gmail.com

              Reply

              1. Locked myself out of my email account please email again on hadenoughanon@gmail.com
                 Thanks

                 Reply

298. Hi there has anyone built with Golden Homes in Christchurch and have noise issues with the steel framing?
     It’s been over 3 years and we are still battling to get the terrible popping/banging noises sorted out in the roof cavity that can be heard all throughout our home 🙁

     Reply

     1. Hi Andrew – I did build a steel framed home with Golden Homes but I don’t have any noise issues so can’t help you there. However just wanted to say good luck with GH because I ended up suing them for another matter – in my opinion they are total asshats and the general manager is (again in my personal opinion) a nasty piece of work who is not interested in compromising or managing conflicts in any helpful way, shape or form, just wants a fight every single time. I’m guessing you will probably end up having to go down the legal route too. 🙁

        Reply

        1. Hi Sarah,

           I’m curious which Golden Home franchise you’re dealing with? We’re using golden homes but are still early in the process and already have some concerns. Hoping it’s not the same area.

           Reply

           1. Hi Rachel, it was Christchurch franchise, peak construction. 🙂

              Reply

              1. We are planning to build with Golden Homes (S. Akl) and would be keen to know more about your early concerns and anything we should look out for.

                 Reply

        2. Is that golden homes we are building with them in the bay.

           Reply

299. Hi All,

     Can I have any feedback at all from anyone that has had either success or failure in suing a building company for going well over their estimated build time frame? Our build contract states four weeks as of August 2018 (they were only erecting a shed shell, not hard) and as of today they are still dragging their heels fixing things that the council have ordered them to do and their council deadline runs out today, but we still have plenty of outstanding issues left. Chances are the council will fine them an infringement fee for going over their deadline but I want to try to and recoup some costs for ourselves if we can. They are the biggest bunch of muppets, and bullies to boot so if their is anyway I can keep as much of my retainer as possible I will give it a damn good go!

     We had our own builder, sparky and plumber who were contracted to fit out the inside (thank god for this!) as a third of the shed is habitable, but when their shell failed the council inspections on epic proportions, we had to take down and will have to re-do some of our own work so they can fix their mistakes and it can’t be helped. This does not worry me as we have a retainer up our sleeve for just such a thing and I will be deducting all our extra costs from this amount BUT can I claim costs for going well over the deadline? Stress? Extra Management and admin on our part? Please can anyone who’s done this let me know how you went and what terminology you used etc.

     Any help would be much appreciated and when we finally get them out of our lives and a C.O.C for our building I will tell everyone who we used and what they did so you don’t end up in the same boat!

     Reply

     1. Hi, yes you can sue them under the building act, including for lose of property value. Its expensive so you need to ensure the cost is worth the effort and that they can actually pay!

        Reply

     2. Sounds like platinum

        Reply

300. I am looking for a builder in the Mangonui/Cable Bay area that WANTS to build a new house and take a large sum of my money, without expecting me to enter into contracts that are draconian and for the sole benefit of the builder. Someone who will listen to me when I talk about my budget, my requirements, and provide an honest and earnest service that does not charge fees and prices on materials that border on theft, who will not disappear when I ask the difficult questions that all the building guides and people with experience advise you to ask, especially around transparency, duration and cost/variations.

     I am now more than 20k in the hole with an expensive design for a house that the architect assured me can come in on my budget but the builder priced 180K over budget, that I can not do much with apart from framing it and hanging it on the wall… after 2 years and talking with many local builders (Masterbuilders too, mind you) and national franchise builders it seems that builders are either cherry picking or trying to get you to enter into a contract that WILL cause you grief. Kudos to Advance build in Kaitaia though who was very quick off the mark with a design and pricing, but unfortunately have the limitation of maximum size that can be transported resulting in a number of deliveries and other difficulties with more complex designs.

     So, is there anyone on here that can make recommendations for a reliable, honest, trustworthy masterbuilder or NZCB builder anywhere between KeriKeri, Mangonui and Kaitaia that will not ask me for a 10-18% builders deposit before they even start with final working drawings? Or at least tell me who I should NOT use and why? Or am I asking for the impossible?

     Reply

301. Hi folks. Needing to downsize and build onto my son’s place in Wellington. Anyone had any experience of Topline Builders?
     The last time I had any building done was by Mike Fearn 20 years ago. I can’t seem to track him down now.

     Reply

302. Hi, planning on building in Ohauiti, Tauranga later this year. Looking for any recommendations or red flags for builders in this area.
     Regards, Keith.

     Reply

     1. Search for Platinum Homes.

        Reply

        1. As in they are good or not so good in tauranga?

           Reply

     2. I hope I’m not too late but please avoid Versatile like the plague! 9 mths overdue and counting on a one room unit on a flat property with error after error and no goodwill left.

        Reply

303. Does anyone have any comments to make on Imagine Kitset Homes?

     Reply

304. Hi all

     Has anyone got any feedback on Brewster Building Ltd in West Melton, Selwyn?
     Or can anyone recommend a builder in the selwyn area who knows about energy efficiency in home builds?

     Thanks 🙂

     Reply

305. Hi
     Could someone direct to builders in Palmerston North, preferably who do a turnkey build we are wanting a small townhouse and with the current market builders just say well my previous build sold for this x amount instead of taking into consideration I don’t want a house to be built to meet the market it’s a home that we want
     Thankyou ,

     Reply

     1. Currently building with GJ and so far so good, great communication, and very evident they have been in this industry for quite sometime as they have the business infrastructure to deliver. Not to mention their buying power as a franchise you end up paying a more reasonable price compared to others, and and they are able to do so in a much more timely manner than others.

        Reply

     2. try Keith Marriott at Presidential Homes.

        Reply

306. Had some building work done by North Shore Home Projects, Charles Herbst
     Low quality workmanship, didnt go by the quote, didnt finish the work, abandoned the job, will have to take them to court to get my money back as they took the money and ran…

     Reply

     1. Have asked for this above comment to be removed as all work has been completed to a satisfactory level, work was not abandoned as thought but lack of contact due to hospitalization of the company owner and out of contact for a long period of time, happy with the completed work now as was all fixed when contact was re-established, very happy with the end result of the job

        Reply

307. One of the WORST experiences of my life…. Around October last year we signed with Baillie Construction in Palmerston North for a house and land package in Bulls. We were promised to have a start date of January 2018. We were all ready and set to go in January but Lee Baillie was not. We asked if we gave him $9000 that it would speed up the process and that money would be put towards plans. In June 2018 we had made little progress on the plans.

     We decided to end the contract around a year later because nothing had been done towards the build. Lee would not give us our full deposit back. We then had to enter a claim to the small claims tribunal just to get the matter settled. We are now Building with another company who are immensely better. I have not recommended Baillie Construction to anyone. Feel free to ask me any questions.

     Reply

     1. Mathew put it on there facebook page as people need to know

        Reply

        1. I agree! I’ve heard way too many awful stories about this company, and have some myself! They get away with it time and time again. Problem is when they control the Business page the negative feedback doesn’t get published.

           Reply

        2. They would just delete the comment

           Reply

           1. Place a google review on them – they can’t delete those and they are very public!

              Reply

        3. Hi Mathew
           You were wise, we went ahead with BCL and it took 2 years and 9 months to get anywhere near completion, I am gathering names of people who have had dealings with Lee Baillie as there are a couple of people taking him to court.
           Our house still has, not had follow ups done, painting, roofers and a cavity slider that is off it’s tracks. We are resigned to the fact that these things will not be rectified.
           illepu@msn.com

           Reply

           1. Hi Carol,
              Would very much like to support you with this.
              Sheryl_mitchinson@hotmail.com
              Regards,

              Reply

           2. Hi Carol
              I’m also happy to support you on this. I’m building with BCL at the moment, my house is approx 75% built after 14 months. I have a friend who is also experiencing follow up issues with BCL (similar to your situation). I’ll email you with my contact details.

              Reply

              1. We were contracted by BCL Homes to do some work on one of their builds, it has taken 6 months to be paid. They are terrible business people, dishonest, use everyone and live the champagne lifestyle while their creditors wait. They owe money all over the place and we have heard nothing but negative things.
                 Baillie Construction Limited, BCL tiny homes

                 Reply

                 1. You only have to mention their name in town and you’ll find a heap of people who will tell the same story! Teflon we call them – nothing sticks! Hopefully one day soon they will reap what they sow. Good luck with your battle. My fingers are crossed for a good outcome for you all.

                    Reply

                 2. I work for a company that had the same experience and waited a long time for that money. We did end up working directly for some home owners when things went south. We work with many clients as we do an “extra” to a build – sorry to be vague, but it’s a small town… and whenever we hear Baillie Construction mentioned, I cringe. And currently they are delivering their usual epic disasters. We’ve talked in house about whether we can say anything to those potential clients if we hear early enough in their process, but as I said, it’s a small town so we bite our tongues. For them to still be in business, they must have a spectacular lawyer

                    Reply

     2. Hi Matthew, go on, tell us who you are working with now who is better. We are also hoping to build in the Manawatubut have lost faith we will find someone with balanced contract terms.

        Reply

        1. Im with fowler homes now. They are 10 times better

           Reply

     3. Have you seen Fair Go’s latest post? They are doing a building company special… check out their Facebook page ! If enough people write in about BCL we might finally be heard!

        Reply

     4. We too have had an appalling experience with BCL (Baillie Construction Limited).
        I had been nervous to write anything, but I will keep it to the point we had the exact same experiences that have been documented above and below in this thread.
        I would not recommend them to anyone.

        Reply

        1. Hi LB

           I wouldn’t be worried about those slander threats that BCL make (I understand they make these often to their clients , suppliers and sub-contractors to keep them quiet). I also had a very bad experience with them for my build and have had some legal dealings with them to gain possession of my partially completed house.

           I’ve counted approximately 13 clients that have had bad experiences with BCL (with differing levels of severity). I’ve personally met 6 of them, the others I’ve heard about through the ones I’ve met. Some of the recounted experiences are atrocious.

           It seems they delete and block people’s comments from their company facebook page to minimise the sharing of these experiences on social media.

           I hope you managed to get a house in some/shape or form in the end 🙂

           Reply

     5. If anyone is interested in recounting their experiences with BCL so that other parties in the Manawatu region are fully aware of how BCL operate, please post on the BCL google review page. BCL are coaxing people into positive reviews on their ‘google review’ page and we think this is in an attempt to water down the real reviews we have already left on there (see link below).

        https://goo.gl/maps/8NSRpsptTKxUtGU99

        Reply

     6. Hi there, we have a similar situation in 2024 with Lee, can I get your contact to learn about your experience and see how you resolved it? It has been extremely frustating, we have waited 4 years and the house is still not finished.

        Reply

308. Hi Mark, that’s brilliant, many thanks! Dan

     Reply

309. Does anyone know of a good builder, preferably with design capabilities too, in the Kerikeri area, Northland? We are looking to extensively renovate and extend our house.

     Reply

     1. Hi Dan
        You should have a look at the Building Guide. There are a range of builders listed there. If you can’t find anyone there, drop me a line and I’ll see if I can put you in touch with someone.
        cheers
        Mark G

        Reply

310. Hi,
     We are looking to extensively renovate and extend a house in Kerikeri, Northland. We wonder if anyone has experience of using Absolute Build (Mark and Natalie Todd) also based in Kerikeri for both the design, consent paperwork and build?
     Thanks, Dan

     Reply

     1. Hi Dan, I know your post was a long time ago but I was just wondering how you got on? We are looking at builders in KeriKeri and Absolute is one we are considering.
        Thanks
        AM

        Reply

311. Att Homeowners who took out the Homefirst builders 10yr guarantee offered through the Certified Builders Assoc! Is there anyone out there who took out this guarantee that is not aware there is an issue with CBL (the underwriter of the guarantee) being placed into liquidation? For many of us who have a number of years left on the warranty this is about to be a problem for us come November. Many people I have spoken to (like me) who bought this policy had no formal communication either from CBANZ (now NZCB) or Builtin New Zealand. I discovered the issue due to the nature of my own job. If you have the policy and were kept in the dark and found out through other means could you let me know please?

     Due to the seriousness of this issue I’m curious to see how many of us out there have been left to find this out through word of mouth? Builtins staff are telling people that policy holders were emailed, however people I have spoken to including myself have received no such thing. If you were formally notified Id also like to hear from you. Thanks

     Reply

     1. Hi Kelly, thanks for raising this issue, I appreciate that this has been a difficult period for holders of a CBL-backed Homefirst Guarantee. As soon as we became aware of the situation with CBL we contacted all 8,800 guarantee policyholders we had an email address for. Unfortunately, we did not have email addresses on file for every policyholder. All Homefirst Guarantees are currently still valid and in force, as CBL are being run by interim liquidators until a decision is made on their future (the case is due back in court in November). In the meantime, some eligible policyholders can choose to purchase a replacement warranty from our new provider. If you let me have your contact details I would be happy to look into your particular situation. You can also contact us on 0800 BUILTIN with any queries. Regards, Keryl.

        Reply

        1. Keryl, don’t you think you should be offering these poor people a free solution to this mess and not another insurance policy they have to buy at their own expense? This is hardly the forum you should be on toting for business I should think.

           Reply

        2. Forgive me Keryl if I seem a bit blunt here (I agree with MJ) but if you want to use this blog to scout for business fine, however, it should be noted that “BUILTIN” provided a faulty product to us policy holders, with an insurance company that couldn’t back itself!

           Why on earth should we invest and trust your organisation again? That you have the cheek to suggest we cough up even more money with your new provider when its clear “BUILTIN” couldn’t provide “Peace of Mind” with CBL?

           Keryl you stated that you had contact details for some but not all policy holders, really? No contact numbers, no physical address details? That you don’t have proper policy holder details on file? This is not very reassuring.

           Going by your 8,800 approximate figure of policy holders you “did” have contact details for, lets say at an average cost of $1200 per fee, an approximated $10 Million dollars of policy holder funds has already had the unfortunate misfortune of passing through BUILTINS hands.

           It’s distasteful of you to so quickly offer up an alternative provider as if you are washing your hands of any accountability so early in the piece when questions still need to be asked what, if any obligations/responsibilities BUILTIN and NZCB should be liable for here.

           Policy holders affected by this need to get their heads around all of this and should not be taking this issue lightly at all!

           Reply

           1. Well said

              Reply

              1. In fairness to BuiltIn, they are in no way culpable for CBL’s failure, nor should they be held to account for being unaware of the state of the business. They used them in good faith and it seems to me that they’re trying to sort the mess out as best they can. They don’t seem to me to be ‘touting for business’ here, but offering a solution to people who may be worried about having their cover disappear. I can understand your anger, but suggest it be directed at the idiots who ran CBL into the ground rather than those who have likely been even more disadvantaged than you.

                 Reply

                 1. In response to your comment Mark, from a high level perspective yes, Builtin could not be culpable for knowing this was coming, Fair point, however, Builtin makes a living through providing a product to consumers backed by a provider and just like any other product for example, a faulty hairdryer made through a manufacturer, when the unforeseen happens, if the product fails consumers get a refund or a replacement while its still under warranty.

                    This product was guaranteed for 10 years. Under the Consumer Guarantees act, it states we are protected from “Contracts of Insurance” Questions will need to be raised as to whether this applies.

                    My comment merely reflected the fact that Kerryl was promoting a new provider through Builtin and rather quickly in my view. It appeared self serving.

                    To suggest that people pay for a new policy again when there is the possibility that the consumers guarantee act might come into play here, seems too quick on her part. People need to understand where exactly they stand in all of this. If someone has knowledge here please share?

                    Depending on peoples situations whether they choose to use another provider through Builtin or not is purely up to the individual.

                    A lot of policy holders will be in limbo until the announcement.

                    Re your comment that Builtin is trying to assist those worried about loosing their cover, I don’t doubt that. But for those of us (Including myself Mark) who are innocent victims of abandoned builds/leaky homes/structural defects currently in the process of claims and cases pending with CBL, and if you have never had to go through something like this yourself then you couldn’t possibly understand the level of horror/anxiety we will all be feeling right now. Some of us Mark have been fighting the “fight” with CBL on going for months and years, cases pending. The horror of what one has to go through when filing a claim when it involves the maximum payout with CBL I could write a book on it. People took this policy out in good faith as well Mark, believing the guarantee could be relied on assisting us through our darkest hours! Should the outcome not be a good one, this will come as an even harder blow for those of us who have already suffered enough. This puts people in this situation at a huge disadvantaged.

                    I’m pretty sure we dont fit the “eligible” list Kerryl mentioned they were assisting some people with.

                    For Kerryl to imply so casually the guarantees were still valid, whilst that is still actually the case, let’s be honest, going by the amount of time it takes to be awarded any claim pay out, it’s comical for her to suggest this might still be a plausible concept right now, and that everyone with a claim lodged already might have something magical happen before the outcome. For anyone whose just discovered a major defect right now and need to lodge a claim good luck with that.

                    If Builtin have plans to assist those in the most horrendous of circumstances mentioned above then by all means they might get my sympathy.

                    But for them to make even more money out of this debacle while others are about to face the possibility of further despair doesn’t sit well with me I’m afraid. I guess we have to wait and see.

                    Reply

     2. Yes we had a home first policy with top end homes northland (platinum). Very poor communication from both platinum and builtin – we were offered an alternative if we paid something like $1500 – we felt we had already paid and did not want to spend further monies. We moved into our new build in march 2018 – this just added another issue to what was the worst experience building with platinum northland. Jenny bockett

        Reply

        1. Hi Jenny, I was in the same boat but I didnt have to pay the extra cost for the new policy.

           Reply

312. Hi I am new to this homebuild world and am currently getting three plans costed from two companies and one bespoke builder. Getting nervous about comparing but will get there …my question is should I be upfront and say i have three considerations to them or just deal with each one individually. I don’t want to play any games between them but I have been advised once I get the pricing I should be open about what each is offering with them especially if its a close line between two. I have a diligent lawyer but just wondering about this plan decision/fixed price contract stage. any advice is gratefully received

     Reply

     1. Hi Donna
        When pricing, we all know that we are generally pricing against another company so there is no need to discuss this with your builders.
        Comparing apples with apples amongst different companies offering different variations of quality is extremely difficult.
        Other things you need to watch out for is provisional costings eg one company may have $20k and another 25k in their costings and this can happen across many items.
        If you are pricing three plans, there will generally be a difference in the pricing of each of these, how many walls, stud height, gables against hips etc
        There is so much to watch out for
        Send me an email if you need any help
        Thanks
        Peter
        peter@quinnhomes.co.nz

        Reply

        1. Thanks Peter I really appreciate the advice and your time.
           BTW you were on my list as I adore all of your houses – but I also realized/thought my tastes outweighed my budget 😉 plus a sudden change of timing ruined my plans to query options beyond what I have considered.

           Reply

           1. Hi Donna
              I didnt relise you were in Christchurch
              Dont get fooled by our website, we do all levels of pricing and against the housing companies we are much more competitive as we dont have any overheads and why we are doing so well.
              I would love the opoortunity to work with you on your project. We offer a fixed price contract where others dont so once you sign the master build contracts, there are no suprises through construction which you will get with others. Our quality and finish is outstanding and you will see from our feedback. We also take control of our quality as we will only use one team of subtrades so there are no variations in our quality
              Cheers
              Peter

              Reply

              1. Hi Donna
                 Can I recommend you carefully review the Master Build contract and consider others. Please see below for comments.

                 Reply

     2. Hi Donna, you’ve probably got your quotes sorted by now but thought I’d mention http://www.speccheck.co.nz in case others here are in a similar position as you. SpecCheck is independent (not a builder). We created the service to help consumers by checking their plans, specifications and pricing before they sign a build contract. Hope this helps 🙂

        Reply

        1. Sorry, I guess I am a bit too late. I have just signed in with a house and land package with a company without checking elsewhere. I am very new to the building things. Can you help me out as I am having great difficulty to understand where the value in the house. The building coming will not give me a break down of the cost.
           Any help will be greatly appreciated.

           Reply

           1. Hi Pritty,

              It’s important to ensure you are comfortable with the details of the house and land package. I assume you’ve paid a initial deposit to hold the package while you make any design tweaks and/or confirm specification choices?

              SpecCheck doesn’t charge anything to look over the documentation the builder has provided you with. If you haven’t signed an unconditional build contract, this is definitely the time to talk to us. It certainly sounds like you need more information.

              Would you like to make contact through our website http://www.speccheck.co.nz or email them through to us at info@speccheck.co.nz along with your contact details and I’ll call you to discuss.

              Reply

313. Great tips. It is very informative information. I love reading this information on your post. I would definitely try to follow your tips. Thanks for sharing this information with us.

     Reply

314. I have question about fencing in a new subdivision. When we purchased we were told by our building company that the cost of fencing was shared by neighbours and for most of us, this has been our experience. However, a builder has build a speck home situated in the middle of three recent builds with fencing in place, but refuses to pay his share. Unfortunately due to council and covenants, fencing has to go up before or soon after a property is built, so there is little room to move here and the Fencing Act seems to cover fencing only between existing neighbours. There are young families involved here, so some kind and helpful advice would be appreciated.

     Reply

     1. Hi there, sorry I don’t have any advise at this stage BUT is this in The Lakes in Tauranga by any chance?

        Reply

        1. No Jane, it is in the Canterbury area. Nevertheless, I think this can happen anywhere. I think there needs to be a change in the Fencing Act as while it may be legal, in my opinion, it is morally reprehensible.

           Reply

           1. I completely agree with that too. If it says half share then it should be half share. The fact is they obviously waited until everyone else had built so that they could build between the fences and pay nothing in order to make the most money on their spec home. Thats really wrong.

              Reply

              1. Thanks for your support Jane

                 Reply

     2. I’m sorry too, I cant offer much help but what I can say is that what ever you do, DO NOT GO TO THE MASTER BUILDERS ASSOCIATION! They only ever have the builders best interests in mind and they will bully you into dropping it and giving up. Good luck and I’m sure there is someone on here that will be able to help you further.

        Reply

        1. Mel from what I have heard about The Master Builders Association, I can understand your feelings. No this is a loophole in the law that, in my opinion, is being is being exploited. I want to be careful not to slander anyone, but it just feels bloody dishonest. I could not recommend him to anyone and the rest of the homeowners in the street do not appear to be impressed with him either. What price one’s good name?

           Reply

        2. I totally agree with you Mel, Master Builders are nothing but there for the builder. We are still fighting with them after 18months and have got no where. We are talking with Fairgo to try and sort them and the bully builder out.

           Reply

           1. Yes, Fairgo is probably the way to go. Best of luck Hadenough

              Reply

           2. Hi Hadenough
              I see we are in the same boat. Builder just digging their heals in as they don’t want to pay or be bothered with having to fix issues. They know they are responsible and should fix the issues. But are being difficult. I would like to join forces with you! As this sort of behaviour is unacceptable and destructive for everyone including the building industry. Master Builders are likely to be suffering with all these people who have had a bad experience starting to speak up. How can we get together?

              Reply

              1. Hi,

                 For person who wants to make a complaint about MasterBuild please contact me. Thank you.

                 Reply

                 1. Hi Barb
                    Who are you and what is your association with Master Builders? What outcome will come out of that complaint. It seems a lot out there are not standing by their warranties, guarantees, standards nor word.
                    Regards

                    Reply

                    1. I couldn’t agree more letsdotherightthing. Must join forces!!

                       Reply

                 2. Hi Barb Grant please make contact with me through email, jandgaustin74@gmail.com

                    Reply

                 3. What about going to the master build Ass. I think we are going to be in the same boat. ALIX from lower north island is the same. Not going by spec or drawings.
                    Giving stories and lieing. We are about 60% completed and I hate the house.

                    Reply

                 4. Hi Barb

                    I would like to complain about the MBA, I am currently building and MBA are not assisting with issues.

                    I feel helpless

                    Reply

              2. Hi letsdotherightthing,

                 I would very much like to talk with you, I am happy for you to email me on jandgaustin74@gmail.com It is about time the homeowners who have been ripped off by bully builders and master builders join together and fight them through the media and what ever other means that are available to us namely Fairgo. I look forward to you contacting me

                 Reply

                 1. Hi Hadenough
                    I will be in touch soon.
                    Thanks

                    Reply

     3. Hi Polly, From what I’ve read on-line regarding the law on this, as a general rule you can take action against a neighbour who refuses to contribute half the cost of erecting a ‘reasonable’ fence on a shared boundary. But I assume that logically timing must play some part. For example if you moved into a house, and a neighbour asked for half the cost of a fence he erected 10 years ago, because he said the previous owners of your place never paid anything, I guess you might object to paying.
        In this case it’s possible the ‘spec builder’ didn’t own the neighbouring section when you built the fence(s), but someone must have. Why did you not approach them before erecting the fence(s), and ask them to share the cost. If they had refused you could then have taken legal action.

        Reply

        1. Hi Chris, firstly this is not our fence, but a neighbours. We are in a new subdivision and new homeowners are required by council to put up fencing when they build. The sections are not sold all at the same time so automatically some fences will be adjacent to unsold sections. The developer is merely selling the sections and the fences are not his concern (he has been contacted). In our case, our building company erected the houses and fences in our part of the subdivision and helped us negotiate/share the fencing costs, so no problems with us. The spec builder has waited till the fences have gone up before he bought the section. It seems to me the failure is in the Fencing Act. Another thing, it is not ten years on as our houses were all completed within the last 15 months and the subdivision is still in process.

           Reply

           1. If your poor neighbors can manage without it for a while, I would personally remove as much of the fence as I reasonably could myself without damaging it or digging up the supporting posts then when the plonker in the middle comes to sell, his section will look like crap and he won’t be able to market it as fully fenced! It is their fence after all, they should be able to do what they like with it and if he questions it all they need to say is “we didn’t like it and we’re in the process of replacing it but it’s a very hard decision to make so it might take a while, but if you like it I suppose we could keep it and I’m sure we could work something out” 🙂

              Reply

              1. I like the way you think. Yes that idea has been mooted. One neighbour is all in favour, another not so sure. Yet another has not taken possession and I am not sure he even knows what is going on. No one knows who he is, so apart from leaving a message with his neighbour on the opposite side, not much we can do about that. His is a big fence too, so I should think he will be livid.

                 Reply

                 1. Even one neighbor taking down their fence is still very bad for resale value, we’ve bought a few houses for our portfolio and we always take the fences into consideration when we make an offer. Although we do put up our own fences (we are farmers so we have all the gear) we never tell the real estate agent that and we make ALOT of noise about the stress and cost of having to replace it etc etc and see if we can bring down the price a little more. Not to mention that if one of the neighbors removed their fence, potential new buyers will ask why and if they find out there is a dispute, they wont want the hassle. Think “Neighbors at War” before you’ve even unpacked! He will have to drop his asking price a fair bit to make that scenario attractive!

                    Reply

                    1. Ooooh that is evil … and I like it. Thank you so much :-D.

                       Reply

                       1. Keep us posted!
                          Good Luck!

                          Reply

           2. Ah, having read this comment I hadn’t realised that the builder only bought the section after fences were erected. Unfortunately I don’t think the other owners will be able to go after him for half the cost. They erected the fences when the Developer still owned the land as as you rightly say, the Developer (in all subdivisions) never has responsibility to pay half of fencing put up if they still own the section next door. So if the builder waited deliberately to purchase until fences were up then as you say morally wrong, but legally nothing can be done. 🙁

              Reply

              1. Yes Sarah I think that is likely. There had been a hold on it for quite a while, but whether it was by the same builder or another purchaser, I have no idea. If nothing else, it is a warning to others as to what can happen. I still think the Fencing Act needs to be looked at again and I am thinking of writing a letter to our local politician in this regard.

                 Reply

        2. Hi Everyone. Can anyone please provide me with a ballpark figure to build a double garage (6m X 6m) on a relatively flat section with a Gable Roof pitch of 37 degrees. Simple Board and Batten Cladding with a Timber Garage Door. Any suggestions/guidance greatly appreciated. Thanks

           Reply

     4. Have you tried getting help from the Developer? I’m assuming the requirement for sharing fencing is in the covenants? If so then the Developer might be able to help in enforcing them. If not (but the requirement is in the covenants) then if I was you I would try my luck with the Disputes Tribunal. Get both other parties to go against that Builder – it probably won’t cost too much to lodge it and with the DT its not always just about “legalities” – it is about fairness. I would definitely try that – take along the costings and ask for half for each side. Definitely worth a try. 🙂

        Reply

        1. It is not me personally Sarah, but my neighbours. I really feel for them and your suggestion is one I have already made. The developer has already been contacted and he is not liable. I have tried to read the covenants but they are unclear in this regard.

           Reply

        2. The DT isn’t the best place to go to get justice as the referees are often incompetent or don’t have the depth of knowledge on the subject matter to apply the law or award fairly. Due to this, people get away with lies as the referee has little time to assess the claim based on substantiated evidence. Most of the time the referee does not even bother to read the evidence, all they want is to get the dispute over and done with and they often take the middle of the road approach so as to appease all parties. Their decisions more often not fair nor do they make any sense. In your case there is no point going to the DT. The Fencing Act does not provide for disputes on new subdivisions where fences have been built prior to new purchasers taking ownership. Moreover the fence needs to be only adequate for its intended purpose and any shared costs must be mutually agreed prior to the fence construction. The same goes for replacing damaged fences. If your neighbour damaged an existing fence and refuse to repair or replace it, after giving the required notice under the Act you have to take the dispute to the DT and this can take months. If you go ahead and replace the fence it will be entirely at your cost even if you have evidences to prove the fence was damaged by the neighbour – section 10 of the Act. Exceptions are Emergencies such as when the fence has fallen over and blocking access or safety, then section 16 may apply.

           Reply

315. Hi There,

     Does anyone recommend ZB homes or Lunix homes in te awamutu? We are looking for good builders in that region

     Thanks

     Reply

     1. Not sure about ZB or Lunix but had friends build with sentinel homes on Cambridge rd in TA and they had a great experience.

        Reply

316. Hi Everyone

     Has anyone tried Quality Homes which is in Upper Hutt, Wellington? Any feedback regarding their work?

     Reply

     1. Hi there not sure how to make a new post. Just wondering if anyone has any recommendations for building in JACKS POINT queenstown or any companies to avoid? Thanks

        Reply

        1. I heard good things about trident, I’d avoid Custom Homes too many horror stories

           Reply

        2. Hi Peter,

           We have a section in Hanleys Farm and talked with over 10 builders and bulk home building companies in town. I have been talking with Trident, they are nice people. Adam the owner is awesome, and Penny is very friendly and helpful as well. Unfortunately their process of paying deposit first then quote on the full working drawing is not our style, so we did not go with them. We went on with Versatile from Cromwell, about to sign contact soon. They are great to dealing with as well, honest people.

           Hope that helps.

           Reply

317. Hi There,
     Does anyone have an experience with PLATINUM HOMES paraparaumu? We are looking into the option of building a house with them on our land section in Upper Hutt.
     What is the quality of their service and homes?
     Do they stick to their schedule?
     Please give your feed back.
     Thanks
     Muskan

     Reply

     1. Do not. We are building with them and we know so many others that are and it’s a nightmare. We are 18 months in and still not even half built with many more stalled. Stay away if you value your money, sanity and they will never stick to a promise

        Reply

     2. Hi Muskan

        do NOT go with Platinum NZ especially the Wellington (based in Paraparaumu) franchise, owned and operated by Jason Strange. Read the previous comments about them, many have been removed, as lawyers are threatening. There has been a long history regarding Jason Strange and none of it is good. Multiple appearances on Fair Go says enough.
        Platinum NZ still allowing him to continue, we wonder why.
        We did build with Platinum, and we didn’t do enough research, so we paid the price.
        I can go on and on about the way they operate, but my advice right now, walk away and find an alternative

        Reply

     3. Don’t touch Platinum homes they are horrendous. We are nearly 2 years in with no sign of when this will be over for us. They lie and get nowhere.

        Reply

     4. No, No, No, No…just no

        Built with Platinum in BOP. Absolute disaster and ongoing. See other post
        D

        Reply

318. Hello all,
     Has anyone had an experience with Platinum Homes? Please share whether it is good or bad. Should we sign up them or not?
     Actually, we are planing to build our first home on our section in Upper Hutt and we came across this company in Home and Garden exhibition.
     Or, could you please suggest us the good reputed builders in wellington who are good at making houses on sloppy sections.
     Thank you,
     Singh

     Reply

     1. Don’t go near them.

        Reply

        1. Thanks for your reply. Any recommendation for other builder?

           Reply

     2. I suggest you use the search function on this site as Platinum are one of the most complained about companies on here. They have used legal threats against the person running this site to have countless comments removed. Also look at the top of the site at the comment Mark has made about it/them.

        Reply

        1. Hi, how do you find the search function?

           Reply

           1. There might be a better way, but I hold down ctrl F (for find) at the same time. A search box comes up on the top right of the screen. Type the word or name in the box, then use the arrows to scroll up or down to the next one

              Reply

     3. GG Builders (geordie ), or Latitude homes (Alix).

        Try Geordie his a great guy and down to earth small build team best prices and I had them all quote me on the same plans.

        Reply

        1. Hi Nadine, do you have any experience with Latitude Homes (Alix)? Please share. Thank you

           Reply

     4. Do your own earthworks go via Renshaw Civil limited, best service the dude is honest wont rip you off. Before you hire a building company currently building on a sloppy site.

        Reply

     5. Renshaw Civil limited. Anthony

        Reply

     6. as per previous comment, STAY AWAY
        the only good thing is the product, the rest (building process, time frame, project manager etc etc) all shockingly bad. Many people have been affected by Platinum, esp the Wellington franchise. Summarised in 1 word -> INCOMPETENT

        Reply

        1. Also in the same boat – signed a build contract last November and still looking at a piece of slab. Massive delays, false promises, terrible communication, rumours of rifts between them and their contractors (some not being paid so refusing to do further work). In too deep at this stage and must now wait for completion. Their build contract covers their arses for EVERYTHING.

           Reply

           1. I can see a lot many victims of Platinum Homes (Wellington) but wondering why we are not taking any actions together (unity is strength) to stop them playing with our emotions. If we don’t act, it means we are helping them. Looking forward some positive initiatives and suggestions from all the victims …

              Reply

              1. I agree, they don’t what they are doing and lack of communication is shocking!!!

                 Reply

                 1. Yeah, Ive had to reach an out of court settlement with them.

                    Reply

                    1. What is out of court settlement John – might be helpful for others to know the details and follow? What is the current status of your build project?

                       Reply

                       1. Hi Sam, I cannot talk about it because of the settlement. Only to say it was settled.

                          Reply

              2. Fair go they will come out of woodwork then

                 Reply

              3. Hi, feel free to contact me.

                 Reply

           2. Platinum NZ is allowing the Wellington Franchise to continue with their dodgy practice.
              Again, many comments previously about Jason Strange and his team (all the good staff have left for reasons) of incompetent people who have absolutely no idea what they are doing. All the money you put in the build gets spend on other projects, not your own build, which means contractors don’t get paid on time, so they won’t turn up to finish the job. Excuses after excuses, poor communication (only if the next payment is due, they will be on the case pronto) . All we can do is tell as many people as we can to avoid Platinum (especially the Wellington/Wairarapa branch). Jason Strange has a long history – enough said.

              Reply

319. Does anyone have experience with Jennian Cambridge? We are looking into the option of building a house with them and wondered:
     1.) What is the general service quality they offer once the contract is signed?
     2.) Do they negotiate on price or are there advertised prices set in stone?
     3.) Do they stick to their schedule?

     Reply

     1. Have you considered Urban Homes?

        Reply

     2. Or Sentinel Homes?

        Reply

     3. Hi Michael, email me. I might provide you with further insight. neville.n@xtra .co.nz

        Reply

        1. Neither Urban nor Sentinal Homes have land and home packages in our price range close to or in Hamilton. But thanks for the advice.

           Reply

320. Hi Philippa Drive is in Rolleston. Thames drive doesn’t show on Google Maps as it’s a new subdivision.

     Reply

321. Hello
     We are looking to build a home probably 3 bedroom house with double garage in Raumati Beach. Our section is sloppy and it requires earthwork and retaining walls. It will be a split level house, garage underneath the house. I have found that most of the builders have very specific plans which are usually for plain land. Can anyone please suggests some builders who can design a house according to the section? We are really struggling to find a good builder. We do not want anything fancy, just a simple house which fits in our budget.
     Thank you in advance
     Mahi

     Reply

     1. Hi Mahi
        Look for a local builder. We built with a local builder in Wellington and they recommended an architect. We worked together wih our builder and architect along the process. We had a tight budget, and we wanted a single level house. The coordination among us, the builder and the architect worked really well. In the end we had to do a split level house to minimise earthworks costs. Our builder was really good with cost efficiencies and he worked closely with our architect. Don’t go to a franchise company as it’s too difficult to make off-plan changes.

        Reply

        1. Hi Jc

           Thank you very much for your reply. Can you please give me the architect name and builder name you built with? It will be really helpful.

           Thank you
           Mahi

           Reply

           1. Hi Mahi

              We built with Wellington Builders Ltd, owned by Jeff Guerin. He is a Master Builder. Their office is in Wellington CBD and they do a lot of work within Wellington so I’m not sure if they do house builds as far as Raumati. But worth contacting them. Jeff is very professional and meticulous. We are very happy with our house. It is everything we’ve wanted and more importantly, it was built within our budget. Jeff project managed the build and he has a great team. We had some very minor defects like door locks and raised vinyl tiles, but Jeff was quick to get them sorted.

              We worked with Design Network for the house plans – they’ve got a great team there. It’s important that whoever builder you choose needs to work closely with your architect as the builder needs to determine that the drawings are aligned with the construction plans, earthworks, costs etc.

              Also please note that building with a non-franchise builder is a different process from bulk builders. With franchise builders, you choose the colours and design and that’s pretty much it. In our case, we had to decide on a lot of things – paint, carpet, door locks, etc. It seems like a tedious process but it’s all worth it.

              I guess every situation is different, but in our case, we were very happy with the outcome.

              Reply

              1. Hi Jc

                 Thank you very much for your reply. It’s really very helpful. I will contact them to find out more. 🙂

                 Reply

                 1. Wellington Builder is on Twitter and he offers very good insights and observations. I can’t specifically vouch for his work, but he seems smart and committed to quality.
                    cheers

                    Reply

                    1. Hi Mark

                       Yes – he is very knowledgeable. So far we’ve been very happy with the quality of work.
                       I think what also worked well for us is that my husband and I both worked diligently with our builder – everything from engineering to design. I must also say being able to communicate directly with the builder (rather than a sales person) helped to address and prevent potential issues from happening before we even started building. My husband is a civil engineer and I think that was a plus as we were able to understand the engineering part of the build.

                       Reply

                    2. Hi there. Can anyone advise on the cost between Attic Trusses and Standard Trusses. My build has a High Pitch roof and I wanted to use the attic space for storage. My building company advises me that Attic Trusses are expenses. Can anyone point me in the right direction? Thanks

                       Reply

                       1. Hi Neville
                          The difference between attic trusses and standard trusses are that attic trusses have “beefed up” bottom beams so that they can handle load on top of them as an attic floor essentially. Also the beams going through from top to bottom have to change so that it can create an open area where as standard trusses criss cross and have no space in between for an open area to call an attic. If you stipulate there is going to be an attic area in your roof then any council will require the attic trusses be used in order for your attic to not fall through the ceiling in years to come after you’ve stored a life times worth of stuff in the attic. Its basically like building a 2 storey house, you wouldnt expect the ceiling to be standard if your going to have things on top of it. Hopefully that helps a bit?

                          Reply

                          1. Thanks, Kerryn. Any idea in the price difference? Is it marginal or will this cost me an arm and a leg?

                             Reply

                             1. I think it depends on the size, as in how many trusses you’ll need and how wide they are. Would definitely be in the thousands. From memory we were quoting $3000 plus for 10m2 of attic area when I was working in pricing and estimation 1 year ago

                             2. Hi Kerryn
                                Thank you for this valuable unbiased information. Just 1 last question, can you have a combination of standard trusses and attic trusses? The attic trusses to be over the area where i want to create the storage space? Thank you.

                             3. I am pretty sure you can have just attic trusses in the attic area and normal everywhere else. There will be regulations the designers will have to meet with regards to load and where the attic trusses need to go but I’m sure you don’t need them throughout the whole roof.

                             4. Yes you will have a combination of standard and attic trusses. The attic trusses will only be in the area you want the storage. The truss designer will design the layout for your builder/architect.

     2. Hi Mahi,
        We are in the same situation. We also have a sloppy site and looking for options to build a home there.
        Did you find any good builder who can suggest some good plans according to the site.
        Thank you

        Reply

        1. I am currently building and on a major slop use your own earthworks guys before hiring a building company. Renshaw Civil limited the best service.

           Reply

     3. 1 . Contract your own earthworks, great honest dude Anthony of Renshaw Civil limited, then hire GG builders fantastic dudes.

        They won’t muck you around or RIP you off.

        Reply

322. looking at building on the back of my large slightly sloping section for family. In Beachhaven Auckland Looking at Classical homes. Have had some positive feedback. But would value any comments or feedback that people have heard or anyone that have used them cheers

     Reply

323. I’m looking to build in Franklin (South Auckland) and am unsure of which companies to approach to provide estimates/quotes and how many as there are just so many, any suggestions??

     Reply

     1. Hi Robyn
        To begin with it depends on the type/ style and quality of home you are wanting to build.
        I am with Landmark home Franklin and East Auckland and am happy to answer any questions you have if you would like to contact me. 0211988660. Regards, David Wilson

        Reply

        1. Hi Robyn
           Can I refer you to the comments at the top of the page where we’ve been threatened with legal action by Landmark Counties/Manukau over comments from clients on this page.
           cheers
           Mark G

           Reply

     2. Don’t touch Landmark Counties dishonest people we built with them and had a terrible experience in more ways than one avoid this company like the plague

        Reply

324. I am currently building my second steel SIP house through Quick Build Homes. The first I built, with help from a builder, taking some weeks off work. QBH are doing the second and I am really pleased. Cheap, well insulated, low maintenance rental houses.
     My next project will be a two-story duplex in Newlands, Wellington. While I still want to do SIP construction, it is a design and build. So, I am looking for a builder who will respect the budget (new build rental, cash flow positive) but do a good job in exchange for fair pay. Any suggestions?

     Reply

     1. Hi Pail,

        Did you find a builder to di a SIP 2 storey? We are looking to do a similar build in Porirua. QBH are a great company but don’t do 2 storey.
        thanks,
        H

        Reply

        1. Hi Helen,

           I build metal SIP houses and have done a number in Whitby, including one under construction now. Happy to have a chat if you are interested. You can email me at ed@edworks.co.nz.

           Reply

        2. Helen, apologies for the delay, but I can’t remember any notification that there was something to reply to. I rediscovered this site today while doing a new search. The two story SIP duplex was built Agility Builders (contact Dave Twigg on 021 028 70584) and I was delighted (with both the journey and the results). Panels were from Formance and the design from Reve Architecture.
           Who did you go with? I ask because I have two other two storey duplex buildings planned for the next year or two. While I will definitely take the jobs to Agility first, it is always good to have a backup.
           Paul.

           Reply

325. Roofs aren’t normally meant to final a lifetime.

     Reply

326. Hello all!
     We are looking to build in the Dunedin area. We have scoured all the local franchises and would appreciate any recommendations or warnings!

     Also, is it a far more arduous (& expensive) adventure to find our own builder, architect etc.. ?

     Thanks.

     Reply

     1. Feel free to email me – we are currently building in Dunedin have some tips we wish we would have known!!

        Reply

        1. Would love to know!
           Anything that will make it a better process!
           How do I find your email?

           Reply

           1. What’s your email? 🙂 I’ll contact you!!

              Reply

              1. I would like to know if anyone is or has had issues with the people hiding behind the Master Builders Association guarantee. We have spent thousand of dollars in legal fees trying to get MBA see reason with our claim but to no avail, they are behind the builder all the time. If we have not signed or and agreed to an amount the builder has said is an extra but in fact it was for a stuff up the builder had made why is MBS saying they will not consider our claim while there is a account outstanding. The account was sent many months after we had made final payment and procession of our dwelling.

                 Reply

                 1. If its an insurance issue you have with a policy through master builders then you might want to try filing a complaint through the insurance ombudsman. There is also the dispute tribunal.

                    Reply

                    1. Hi Kelly.. The problem is they don’t class themselves as an insurance company and also being part of dispute tribunal is voluntary. I think it just a scam, I would rather opt for something backed by a proper insurance company. It is a misconception that a registered master builder is a qualification it’s rather a member association/ affiliation. Should look for Licensed Building Practitioner.

                       https://www.noted.co.nz/money/property/would-be-homeowners-left-woefully-exposed-by-builders-substandard-guarantees/

                       Cheers
                       Sanketh

                       Reply

                       1. Your post is very interesting reading. We have been trying for 12 months or more for Master Builders to honour our claim but their excuse is ” there is an outstanding account??? The account we received 18months after we moved in, It was the builders stuffup in the first place but because we lodged a claim to MBS the builder didn’t like it so thought he would stop our claim going ahead. “NICE MAN” NOT!!!! Do you know where we can turn to now? We have spent many thousand of dollar trying to get MBS and the builder to play ball. We don’t know where to go next!! May have to engage a Building Surveyor to complete a report but they appear to be VERY expensive. Anyone have any thoughts. We will NEVER build again.

                          Reply

                       2. Ahhh didnt realise Master Builders wasn’t backed by an insurance company,,,,interesting, that just proves that they have an invested interest not to pay out on claims to start with!

                          There is also the fair trading act, if people think the organisation (Eg, Masterbuilders) is in breach of the act and have a strong case,,, I’d be going down this path and file a complaint to the Commerce Commission. Unfortunately even if there is a backed insurance guarantee like Certified, (Many of us bloggers on this site who have had the pleasure of lodging claims have tried to warn people of these guarantees) quite often its not worth the paper its printed on and people need to be aware of the cost you have to take on fighting the fight and the time involved (sometimes years in serious cases) and if your lucky it might be resolved or it might not.

                          Building in this country especially involving home building groups who are members of these organisations, you need to go into it with eyes wide open, your homework done and be prepared for the worst case scenario!

                          Reply

              2. Hello there, I am also building in Dunedin and would love any advice! My email is carpenter.jk@gmail.com

                 Thank you so much!

                 Reply

        2. I would like this information looking at building in Dunedin also. any help would be great

           thanks

           Reply

           1. What is your email? I will contact you 🙂

              Reply

           2. What is your email? I will contact you. 🙂

              Reply

        3. Hi,

           Good day!

           Kinldy share some of your tips of building a house and land package.
           Generation Homes is the only choice I’ve got in our area, Kawerau.

           Thank you so much

           Reply

        4. Hi Anonymous – I am subdividing an acre in Dunedin for my daughter to build and with no previous experience, we are setting out on this process, somewhat freaked after reading comments but grateful also for sites like this. I would appreciate any advice as we are just at the start. Trying to choose a company to go with as this appears to be the bank’s preference. Attracted by Landmark initially but will search the comments to see how they fare . Thanks in anticipation. Sue

           Reply

        5. I posted in response to your generous offer of helpful advice but didn’t include my email: susanrmcmillan@gmail.com Thanks very much if you have the time

           Reply

327. I’m just wondering if anyone has had any experiences with a company called Quality NZ Homes based in Wellington.

     thanks

     Reply

328. I wish to build a 2nd dwelling on my current section in Howick area probably around 60-90sqm. Since it will be for investment purpose, I would like to know which would be best builder to approach. On the other way should i approach an architect, get drawings and approvals done and then get the quote from different builders. Also if someone has gone through a similar process, i would love to know approx cost breakdown for surveys, architectural design, building consents and any other cost to consider before can build and what is approx build cost per sqm for a basic house set up.

     Reply

     1. Hi,
        In reply to your query reading building a minor dwelling, we have done several in Howick over the last coupe of years. and are currently designing another.
        Happy to meet and discuss the process.
        Regards Tony. 0274758445

        Reply

329. Hello,

     Has anyone built with Jenian, Wood Robson or Fowler homes in Manawatu?

     Or anyone have any thoughts on these builders?

     we are looking at going with one of them

     Thanks

     Mike

     Reply

     1. Hey Mike

        We built with Fowler Homes in the end. They are awesome. Can highly recommend.Did a bit of planning with Wood Robson but found them very unaccomodating and didn’t seem to want our business! Jeanian – the salesman put me off the whole process!! Goodluck…

        Reply

        1. Hi everyone,
           We are thinking of building a house in Tauranga. It’s very excited to design a house we like. I have drafted the floor plan. We are now looking at a good building company to do the job. We have been to so many show homes and just feel very hard to decide which one to go with. I have also read through all the comments in this website. It seems like each company has problem. Does anyone here have good experience with any building company in Tauranga? Is is possible to talk you and have a look at your house? Thank you very much!

           Ginnier

           Reply

           1. I hope I’m not too late but please avoid Versatile like the plague! 9 mths overdue and counting on a one room unit on a flat property with error after error and no goodwill left.

              Reply

              1. Hi which branch was this?. Iam planning to work with them soon

                 Reply

           2. Hi Ginnier ,

              I am in the process of deciding to go with which builder – wanted to get some advice on your final selection and how did your building journey goes? Look forward to hear from you – can email me at chingher.ong@gmail.com. Thanks

              Reply

     2. We are building with Jenian and repenting every single day about our decision to go with Jenian. Very disappointed with their services and work. I can go on and on about the harassment they have caused us.

        Reply

        1. Hi Anonymous
           There are lots of Jennian franchises around – which one in particular. And generally best not to bag someone with an anonymous ID – you could very well be a local competitor and who would know?
           cheers

           Reply

        2. Hi Anonymous,

           What kind of difficulties have you encountered while building with Jennian?

           Reply

        3. Hi,which Jenian home did you build with

           Reply

           1. Please advise which Jennian Home Franchisee you are building with?

              Reply

     3. Hi

        I am looking at a section in P

        Reply

        1. Hi there
           I actually havent heard anything negative about Mike Greer Homes which I guess is a good thing. I worked in the industry in Tauranga for 4 years and never heard anything bad if that helps at all?

           Reply

           1. Mike Greer are good but Rob Gibson from Central foundations does their slabs.
              Very dodgy cowboy who did all the sub standard condemned Bella Vista foundations.
              Beware!!

              Reply

330. Has anyone built with either Greenhomesnz or Bainbridge. Their showhomes all very well presented and they seem to build above NZ building code. Very responsive to questions and both are looking at costings for us.
     Just wanted some feedback if anyone had any?

     Thanks

     Chris

     Reply

     1. Chris – I am looking at Green homes at the moment also, am interested in what you decided to do ?

        Reply

        1. Hi Donna, we are just waiting on some final adjustments to our costings but will probably go with Green Homes. The process does feel a little slow when waiting on information for a building quote but without knowing what any other building firms are like this could be the norm.
           We also have a costing from Bainbridge homes who do seem more organised but they are also a little lower spec than Green Homes even when they are both very similar quotes.

           Reply

           1. Thanks Chris I am looking at compass also ..their finishing seem to be better to me than other similar homes and the service is great/not pushy.
              I also like Green Homes as I like many of their features/options plus the guys are very tolerant of my 101 queries but I am still yet to decide. I am early in process really but about to launch into what design. Received a longer list of standard specs from Greenhomes today so I will compare it to Compass. Good to know re potential of ‘slow” will factor that into any completion contract. Would be good to talk to past customers of Greenhomes – did you do that ?

              Reply

           2. Hi Chris,
              Did you go with Green Homes in the end?
              Currently looking at them & would be great to get a bit of actual customer insight in what they’re like to deal with, build quality etc etc.
              cheers.

              Reply

              1. Hi Sean,
                 yes we have gone with Green Homes. The process sped up but then we delayed things as we decided to make a couple of changes and to make sure we had every thing in the build quote that we wanted. We now have a fixed price build contract that includes everything up front. We are now just waiting for the final drawings to so that the plans can go to council for consent. Xmas got in the way but it has meant we have been able to have some time off from concentrating on the build and have relaxed.
                 We are hoping to begin building late Feb so it will be all go then.

                 Reply

                 1. Sounds good.
                    Couple of things on their website I wasn’t too sure on & will ask them when we get a chance to go speak with them, but if you have any insights or dealings, it will be great to hear from customer experience too.
                    The focus seems to be on advertising the perimeter edge insulation, do they do underslab too or is that an additional request?

                    The spec list in the Ebook mentions ‘advanced framing’. I can only find comparisons of that vs USA building standards, how does it differ from NZ standards? To what level do they seem to follow that practice?

                    What air/moisture barrier do they use as standard? wrap or rigid (ply)?

                    Were Thermally broken windows part of the standard package? they seem to have it listed on different pages as standard spec or optional extra. – I guess at the end of the day if I want those things, we’ll be paying for them regardless if its standard spec or an additional request, just curious as to what they go with.

                    Sorry for the bombardment of questions haha.

                    Reply

                    1. Hi Sean, I think your reply here illustrates why in reality it is almost impossible to get a truly ‘fixed price’ contract. There are so many details that would need to be fixed in the specification and on the drawings. I worked for years on construction contracts where the spec was a book 50mm thick, and there were volumes of drawings, but still things (and costs) changed during construction.
                       To pick just two items as example, what assumptions has the builder made about the soil conditions in costing the foundations, and is the cost of electrical work based on just a provisional sum, or a detailed layout showing every light fixture, socket and switch? If it’s the former, then you better hope it’s a very generous sum! And in my opinion it’s unwise to take the builder’s word that something is a ‘generous sum’ for anything (kitchen, electrical, plumbing, joinery, floor coverings, vanities, etc etc). Go out and talk to all the sub-contractors and suppliers, to see what the thing you want is really going to cost.

                       Reply

                    2. Hi Sean,

                       they will send you a standard spec list if you ask. We found that whilst most companies offered a std spec this applies to one of their spec plans. AS for us we designed our our plan and then took some of the std spec but changed a lot. We are building 140mm walls with R5.1 insulation and R7 in the ceilings. Thermally broken is std but we added low e and argon filled.
                       They use a wrap instead of ply as std we we kept(a lot of extra cost adding ecoply).
                       The slab for us is specced to TC1 land which we have and is a ribraft foundation. we added perimeter insulation as well.
                       We found that the original quote and specs whilst better than NZ building code were not what we wanted so that meant a lot of upgrades etc which is why we took so long to get an agreed build and quote.
                       Green Homes can do an extended quote/spec for your build/plans which lists everything in a lot more detail such as the electrical, flooring, slab etc. We found this very helpful and were able to check we had enough plugs/switches & lighting in each room etc.
                       One thing is the more you ask and the more detail you get/list the better as then you know exactly what you are getting.
                       I work with someone who is building with a much larger well known group builder who went through the same but with not as much detail and they have had to add things during the build at extra cost.

                       Take you time when doing the plans/quote and get detailed info for everything is all I can say regardless of who you build with.

                       In my opinion Green Homes have been very good and accommodating so far and we are looking forward to the build.

                       Reply

                       1. Thanks Chris.
                          Good to hear actual customer experience as its hard to find online compared to the big group home companies.
                          Time is on our side as we’ve secured a section and have no pressures so start building right away, so able to spend the time researching. Will be definitely taking your advice on board regardless of what direction we end up taking.

                          Thanks again.

                          Reply

                          1. I looked at them also and the thermally broken is not their standard the basic specs, the wording around this is confusing but yes they do have a list of their standard specs so ask for that it helps clarify

                             Reply

                 2. Hi Chris, stumbled across our old posts & got me wondering how things went/are going with your build?

                    Cheers.

                    Reply

                    1. Hi Sean,
                       sorry for the delay in replying. Yes we went with Greenhomes and are around three weeks from completion. The build has gone well, although we are a bit behind due to the normal raft of schedule changes, issues etc that seem to come with a build. I think there has been more to the build than we all expected but the result is turning into a fantastic house that is more than we hoped for.
                       Our project manager is great and has gone far beyond what many would to make sure that things get done the right way.
                       Greenhomes themselves have a great team and are quick to respond to queries and keep us updated.
                       We spent a long time refining the build details before signing up but as with any build there were things we forgot or wanted to change and Greenhomes had no issues sorting these out for us.

                       If I could upload pictures I would to show how well the house is being completed and how tidy the site has been kept.

                       Thanks

                       Chris

                       Reply

                       1. Thanks for that Chris, sounds great!
                          I’ve started seeing their project signs on a few sites now,but always good to hear first hand feedback.
                          They’re in my top 3 along with Greenland & Pringle Homes.
                          Just need to get my A into G and finish/sell my current place to get the ball rolling on the new build.

                          Reply

                          1. Hey Chris,
                             Just a bit curious with how you’re finding your house is performing now the weathers cooled down?
                             With a bit of luck we’ll be ready to start talking to builders in a few weeks so definitely keen to hear how Greenhomes built places manage the cold vs a place built to code lol.

                             Reply

                             1. Hi Sean,

                                The house is great and holds it heat well. Std Greenhomes build adds more insulation than building code but we went above that again. Add in the thermally broken gas filled low e glazing and that also helps.
                                We also went with a 140mm external wall design with std 90mm frame then a 50mm internal cavity running the opposite to reduce the number of thermal breaks on these walls.
                                Double layered ceiling insulation as well to remove any gaps.
                                The external walls were also wrapped internally which helps remove any drafts etc.

                                We do tend to leave windows open so still get some colder air flowing in but prefer the fresh air.
                                If we leave the house fully closed up it stays warmer and there are now drafts etc.
                                The only thing I think we could have improved on would be triple glazing and having the under floor heating in the kitchen as well.
                                With the fire we installed the house almost gets to hot but the heat transfer kit balances out the entire house so its very comfortable.
                                We also don’t notice the noise from outside as we did in the cottage so it can be very peaceful.

                                My advice would be to upgrade as much insulation/glazing that you can afford to do with the build regardless of who you build with.

                                Best of luck with your build

        2. Green homes have the most untidy building sites in all of Faringdon. They seem very slow. We have Context Construction beside us who seem great. We built with GJs which was hell on earth.

           Reply

           1. That seems a tad ironic doesn’t it Goo given the “green” selling point.,

              Reply

           2. Hi Goo,
              do you know what sites Green Homes are building on at present? It would be good to have a look ourselves?
              Thanks

              Reply

              1. GReat idea Chris

                 Reply

              2. Hi Chris

                 Sorry for the slow reply. Green Homes are on Thames Drive in Faringdon. It’s not on Google Maps yet, but if you drive down Philippa Drive towards the pine hedge they are to your left. Contex Construction are also on that street – stark contrast in site tidiness.

                 Goo 🙂

                 Reply

331. Hello
     I am looking into building a double garage with a 1-2 bed accommodation above on my front section in Wellington. The site is steep and will require excavation and retaining. Could you give me some recommendations of builders/building companies that could help me? I will need assistance throughout the entire process.

     Reply

332. Hi, We have had our house plans drawn up by an architect and are now looking for a builder. We will be building in Matamata. Can we please have recommendations for good builders / building companies and also any that you think we should stay clear of? Thanking you in advance.

     Reply

     1. Hi Helen
        Do not go any where near Stonewood Homes, their owners are Matamata locals but their company is in bad shape. They take a very long time to complete their builds and there are alot of companies around that will not deal with them due to their poor payment history.
        I know via word of mouth that Gudsell Builders are a very good company to deal with and they have won many awards.
        Good luck with your research, hopefully this may help you.

        Reply

333. can anyone help me with finding stock designs or photos for pole houses. Particlar design Im looking for is for a downward sloping section. So that floor 1 (upper floor) is living area with single pitched roof and lower floor is bedrooms. The lower floor is steped out so that its roof becomes the basis for the decking for floor 1. This design probably has a name but i dont know it. Grateful if anyone can understand this and pass on some good examples. Im turning up nothing in my searches

     Reply

334. Hi guys,

     I’ve read quite a bit reviews of companies in different areas. I know the big franchises companies are more or less the same. Just wondering if anyone have experience with building companies in Queenstown. We’ve visited Classic builders, GJ gardener, Jennian, Signature, Trident, Mike Greer, A1 homes, and some builders. As a first home builder, we tend to go with a big company as we know nothing about the industry and finding a builder by ourselves could ended up with more trouble and more money. We’ve also heard lots of different opinion about the same company, good or bad. And cannot find any of the comments online to help us make the decision.

     We are interested in GJ, Signature and Jennian. Then I read about all the bad stories with GJ here, so they are probably out. Not sure how different their QT branch will be… They did offer an attractive price though… So anyone here in Queenstown has any recommendation?

     Cheers

     Reply

     1. Hi gjgs in Queenstown are the largest home builder in the area I believe, just a few friends have built with them and have been happy with the experience.

        Reply

     2. Don’t go near them. We built through GJ with a different franchise, head office got involved at one point. Totally uninterested in helping the customer, nor making sure the franchise is providing any semblance of service or quality.

        Reply

     3. Hi Kathryn and Laura,

        Thanks for your advice. I’ve asked around as well, there are many happy and unhappy customers from GJ. I guess one of the reason is because they are the biggest building company in the region.

        We’ve decided to not go with GJ and will keep looking at other ones.

        The most important reason for giving up on GJ is my friend who is a builder apprenticeship in CHCH says GJ is building a house next to theirs, and they use 1/3 of the material as they do, it is very poorly done.
        Also there is a GJ house building next to our current rental house, I do not like builders at all, they are very rude. They do build fast though. It is done within 6 months.

        Reply

        1. sorry it was a typo. It should be
           “they use around 1/3 less materials as they do” — based on a photo of a GJ house and their house. GJ house looks very empty. He said GJ house has 1.2m distance between the two horizontal frame, and their one is 600mm or 900mm (can’t remember).

           Reply

        2. We built with GJ south Christchurch ,very pleased . They build fast because they are organised (properly project managed) unlike some other builders I have seen in the same subdivision as ours.
           Very happy with the finish.
           Would go again with them.

           Reply

     4. Don’t go near GJ in Queenstown, from my experience you will be promised everything by the sales guys and they deliver on nothing come time to get it in writing(and I haven’t even started building yet!). They offer an attractive price but it’s because they scrimp on quality. Generally poor to no communication once the sales rep got his commission.

        Reply

        1. Thank you Shaun. We sort of feel the same when we dealing with them. So they are out from our list.

           And my friend who build with Jennian had the same problem. Jennian’s sales guys is very charming and efficient. However, once they paid the deposit, they were at the bottom of the list and things moving very slow after that.

           We are dealing with a company in Cromwell called Versatile now. I had a mate used to work with them and said they are great. We’ve only be talking for couple of weeks and they are nice and honest people.

           I will update the process as we goes on

           Reply

335. Hi
     Looking at doing a cheap and cheerful 3 bed just outside Christchurch.
     What’s the word on this Quickbuild Homes outfit?
     Good / Bad..anything to watch out for?
     Thanks
     Richard

     Reply

     1. They have already done at least 8 in Christchurch. Best value for money. But fully booked for building until July next year. Kitsets still available back end of this year. far easier & quicker & more complete than any other kit sets. And I know they’re working on an affordable solution for TC2. Well under $950/sqm complete +gst.

        Reply

        1. Hi
           Do they have a prefered Builder based in Christchurch?
           Thanks
           Richard

           Reply

     2. Hi Richard, happy to share my experiences (0274746239), as I am midflight in my second 72msq house in Wellington through Quick Build Homes. Not without issues, but they were resolved fairly , hence I am going with them again. Proving easier (i.e. less hassle) to have them build rather than the first, where I bought the kit, took leave and worked alongside the builder. However, I enjoyed the experience and learned a whole lot.
        Tenants very happy in the first house, despite being from a much warmer climate than Wellington offers. I don’t expect any issues renting the second, despite the walls looking and feeling a little odd.

        Reply

        1. Hi
           Thanks
           I might hit you up a bit further on down the process.
           Richard

           Reply

        2. Hi, just wondering about the walls looking odd, is this inside or outside, what is odd about the look? Thanks

           Reply

336. Hi everybody!

     My partner and I are wanting to build out in Rolleston (Falcon’s Landing or Branthwaite) and would like to know who would you recommend for a build? (nothing fancy: 3 bed, 2 bath, double garage).

     We’ve been to a couple of companies and their showhomes, with a few never following up with us (we even followed up with them after they have said “We’ll send you some information” and still nothing)…

     Any help would be greatly appreciated 🙂

     Reply

     1. Hi Sez. Have you tried Signature Homes? I’d like to think they had followed up if you have 🙂

        Reply

        1. We had a bad experience with Signature Homes 20 years ago when they built a house for us in Whitford. Ended up in mediation and some money was awarded to us. However we still live with the defects the shoddy work to date.

           Reply

           1. Hi Sam. We built with signature.we’re still fighting to get them to right wrongs. It’s so dragged out. You’d think it was our fault. It’s not how we imagined our first build would be .

              Reply

              1. Hi Jo. What area did you build with Signature, and how recently?
                 Thanks

                 Reply

        2. Hi Kathryn, yes I did have a look and chat to Signature Homes, they followed up wonderfully, however they weren’t quite the right fit for us 🙂

           Reply

     2. Try Quinn Homes. Though we did not build them, I met Peter Quinn and he seems a man of integrity and is very particular about finishings.

        Reply

        1. Hi

           I spend alot of time on this site assisting people. I really appreciate you referring our company. Regards.Peter Quinn

           Reply

           1. My pleasure. Thank you for your help too.

              Reply

     3. I’d recommend staying away from Platinum Homes, much of the comments here have been removed but refer the note above by site admin.

        Reply

        1. Hi Andrew I noticed an earlier message about Anna burns-Francis looking into Platinum Homes and Jason Strange. Has that gone anywhere?

           Reply

           1. Hi Colin/Andrew
              Platinum sent me a letter threatening a suit for defamation unless comments were removed, hence the note at the top. As I mentioned, there have been a lot of comments regarding Platinum Homes and our recommendation is to consider alternatives.

              Reply

              1. Hi Colin and Andrew,
                 What a shame that the investigation by ABF into Platinum and Jason Strange will not go anywhere. Unfortunately too may clients are worried that they won’t get their homes finished if they speak out.

                 Reply

              2. Doesn’t it speak volumes about the franchise with such debarcles with legal threats. Definitely makes one think about using any franchised company out there that instead of helping assist in the process with resolving issues alongside the regional operator tthey continue to compound the problem and provokingly threaten legal action to stop obvious disgruntlement from the general public. Speaks volumes.

                 Reply

              3. I see that more comments have been removed recently.
                 What is wrong with this world, cant we give an honest opinion on how poor Platinum NZ has handled the shambles around Jason Strange.
                 Once again, as a customer you are just at the hands of the incompetent people, and they are getting away with it, and we cant do anything / or say anything about it.
                 I will keep posting regarding Platinum NZ and the Wellington/Wairarapa section, people stay away, they are not worth the stress and money.

                 Reply

           2. Hi Colin, from what I understand they are on hold till they get 2 or 3 people to go on TV. Seven Sharp also did a story on Platinum a few months ago. With respect to Platinums legal threats, defamation is based on untrue statements, not clients actual experiences. Nothing illegal about telling the truth luckily.

              Reply

              1. Whare is the law, can anyone stop these goons and take severe action against this company?

                 Is there anyone in this group who could help or guide to take legal action jointly. We are not living in jungle and this must be stopped.

                 Reply

                 1. Hi,
                    Looking for help from fellow customers who have dealt with platinum homes. Can you please contact me.
                    samstewart168@gmail.com
                    Cheers.

                    Reply

                    1. Whereabouts are you based Sam?

                       Reply

     4. Hey Sez – Builders I would recommend to build in Rolly are: Paul McStay Homes, Greenland Homes (Sean Zhao), Que Homes (Justin McDonald) or Peter Ray Homes. All of these builders are honest and accurate with their pricing. Have personally built five properties with Greenland and will be building a new family home with him in near future. Have built two homes with Peter Ray (last one built 7 years ago and was great quality at the time, haven’t seen their latest homes but am picking they are still good). Couple of friends built with Paul McStay and a couple with Que and all very pleased with the result and price. From comments on here sound like Peter Quinn is also a good bloke to talk to. Good luck with your build.

        Reply

        1. Hey Sarah, thanks for the big list, that is very helpful! Would you believe that those builders are good for First Home Builders, like ourselves?

           By any chance have you heard much about Today Homes? I’ve seen a couple of comments on here that are quite good and we’ve had some good feedback through friends too.

           Thanks again!

           Reply

           1. Yes I think they are all good for first timers. Go have a look at some show homes. Greenland have one I think at Prestons Park, I imagine Peter Ray do too. I know that Peter Ray have three different “standards”, the basic, middle and higher pricing – they usually have show homes of each type and they have a list inside of exactly what is included and any extras they have in those show homes (and the prices associated) so they are very transparent. Greenland only have one small show home but their price is very good for the standard they provide. Not sure if Paul McStay has a show home but I’m sure they can show you through a home they have under construction (if you call them I think Brendan is the one to speak to). 🙂

              Reply

     5. Hi Sez
        You can jump into our builder listings on the Building Guide website here to see a whole bunch of good builders: http://www.buildingguide.co.nz/builders/christchurch/
        or
        http://www.buildingguide.co.nz/builders/south-canterbury/

        Reply

     6. Benchmark Homes wd be my recommendation

        Reply

     7. Do your homework,,,thats all im saying

        Reply

337. Hi, I am looking to build on a section I have purchased in Beach Haven, Auckland. I am considering Maddren or Landmark North Shore. Does anyone have any experience working with these companies in recent times?

     I have previously build with Signature Homes North Shore and they were terrible. Hoping for a much better experience second time around so would really appreciate any thoughts here.

     Chris.

     Reply

     1. HI Chris, we have recently completed a reasonably large build (345sqm) in Riverhead with Landmark North Shore. I can say they have been fantastic, right from the first meet thru to handover. Don’t get me wrong we had issues through the build as you would with any build but nothing was a problem for them. Issues were dealt with quickly and there were no delays (except weather related). We continue to have a great relationship with them and are now proud to be in the running for house of the year. I would highly recommend the North Shore team! We will definitely use them again. Cheers

        Reply

        1. Give Jarrod Angove a call on 0277067619 and he will sort you out!!

           Reply

           1. Thanks Robert. That sounds really positive. Did you use Landmark for the full process including design or just the construction?

              Reply

              1. Yes, we used them right from design. We had a good idea of what we wanted and needed but they helped with refining our ideas and suggested better options in some cases. You are more than welcome to visit and have a look and chat more if you like.

                 Reply

        2. Well you must be one of a very few people who are happy with Landmark homes/Bild North Auckland Ltd.
           They have some flashy showhomes and slick sales people that tell you what you want to hear.
           Once you pay your deposit which is usually 10% that is basically their profit there isn’t much urgency
           in building the house,they are aware of the rules and how to manipulate them to their advantage.
           They have some unhappy customers in the Omaha and Matakana areas.
           Don’t forget it is not Landmark homes that is building your home it is a franchisee that may not be as reputable as the Franchisor.
           Landmark Homes have had a few noteable colapses in recent times and do their best to threaten legal action against you should you speak out.
           Would you risk it ?You can do much better.

           Reply

           1. Sounds like the exact same experience I had with Signature Homes North Shore. Treated us like royalty until we signed the contract. They were over the moon when we put pen to paper but after that they were like completely different people and didn’t want to know us. I have decided to manage the whole process myself for my next build that I am just kicking off. I don’t think I will ever use a group home build company again. It’s just to hard to get back on track once things start going peer shaped.

              Reply

              1. Funny you should say that Chris as the sales and design team are ex Signature!
                 Obviousl taught them a few new ricks.

                 Reply

338. Hi All.. Thanks for sharing your experiences. We are thinking of building and started my research. Looks like people bad experiences with many “proclaimed and award-winning” builders.

     We are looking to build in South Auckland. How is Jennian, David Reid, Sentinel, Jalcon, Stonewood, DW, Generation Homes, Mike Greer, Signature? based on above reviews GJ Garder, Golden, and Platinum are out.

     Has anyone heard of Ashcroft Homes and Finesse Residential?

     Would welcome any recommendations.

     Thanks
     Sanketh

     Reply

     1. Hi there. I have recently signed with Jennian Homes to build my house in South Auckland. I have communicated with many of the other builders that you have listed. I found Jennian Homes to be most accommodating and helpful. The sales consultant, Sarah Jane, is a very hard working lady with a can-do attitude. The owner and director of the company, Emma, seems to be a lady with integrity. Be wise and cautious when you make your choice who builds your home.

        Reply

        1. Thanks Neville. Have you u started ur build ?

           Reply

           1. Hi. Completed concept designs and in the process of doing drawings for Council Submission. I have a limited budget and was very specific about building within this budget without compromising the quality and integrity of the build. Jennian Homes was the only company that could work with me to achieve this. I hope it all goes well for you, but reading through all the comments people have placed on their experiences with big Building Companies, is shocking. I am grateful to this website for all the honest feedback and experiences people have shared. The whole contract is so heavily in favor of the Building companies and this website provides us with the platform to share our experiences and helps with making informed decisions.

              Reply

              1. Make sure you get the Building Guide and visit the website – http://www.buildingguide.co.nz. It’s essential to understand what your project entails – do yourself a favour!

                 Reply

        2. I completely agree with the comment about Sarah Jane!! She is wonderful! She goes above and beyond for her clients, was really pleased in my interactions with her.

           Reply

     2. Hi Sanketh, if you can and your bank or money will allow, it may also be very prudent to include the costings for getting your own plans drawn up by an architect and then putting them out to tender to builders, not necessarily a building company but you can try them too. I know it looks a lot more attractive, better value for money and less stress to go with a big building company with existing plans etc but the one thing I learned from this website very early on is that the majority of complaints on here are targeted at the building companies, how they mismanage their tradies, quality of workmanship, budget and variation blow outs and heavy sales tactics that a lot on here quote as bullying behaviour. Whoever you decide to use, make sure you have a good lawyer to really pick apart your contract, DO NOT hand over any money for work that hasn’t been done to your satisfaction or for the agreed price, and never be afraid to walk away even if you’ve spent 12 weeks in negotiations because once the merry go round starts, and you are committed heart, soul and wallet you have very little negotiating power left and if you haven’t got the very basics sorted properly first, you’re pretty much at their mercy. Spending time and money during researching will always save you time and money later. Good luck, let us all know how you get on!

        Reply

        1. Thanks Mtelanie. I like the idea, only concern is if I will have project manage the build. Would you know how much an architect would charge? Thanks Sanketh

           Reply

           1. Hi Sanketh. I would definitely recommend looking into a design company whether it be an architect or draughtsman and builder option. I want a specific look for my home and felt none of the housing companies could or were able to achieve this so am probably going with a qualified architect though not registered and his fee is $70 per hour. Probably will be about 200 hours of work. I’m sure the prices vary. Builders will offer fix priced quotes and will project manage the build themselves. My budget is modest yet by choosing an architect I will hopefully have a home with some wow factor.

              Reply

              1. Tania – when you say your architect is not registered, he’s got an LBP though right? And insurance?

                 Reply

                 1. Sanketh, yes he is a LBP and has insurances etc, i think it just means by not registering (and meeting registration requirements and probably paying fees) you cannot call yourself an architect and I suppose charge like an “architect”. Basically just need to look at all options not just assume that a building company is the best and only option. You might be surprised with what can be achieved by going with a designer of some form and independent builder.

                    Reply

                    1. Thanks Tania. Would be keen to know how you progress.

                       Reply

           2. Sanketh – I would recommend not using an architect – use an architectural technician (Architetural Designer) for your plans – an architect will charge a lot more (usually a percentage of the build cost) whereas an AT will usually charge between 3-5K for fully consented plans. By tendering out your build you wouldn’t have to project manage yourself necessarily – usually the builder you engage would do this for you – they usually have a PM or if a solo builder they usually PM themselves. If you go to ADNZ.org.nz (Architectural Designers New Zealand) you can look up a Designer in your area. 🙂

              Reply

              1. Thabks Sarah. Any recommendations from your exp? I could use them as a starting point. Thanks Sanketh

                 Reply

                 1. Hi Sanketh. I would get your own Project Manager who is qualified and totally independent of the building company you choose. Someone you can trust.

                    Reply

     3. Hi All

        We went to South Auckland home show yesterday and talked to a few builders. I thought our experience could help some. Below is our impressions, could be wrong

        GJ Garder Manukau – The guy didn’t seem to be very helpful. They could not give us any details on what we could expect from them for a budget on 300-350K. One thing that we liked was warranty backed by Lloyds Bank. Most builders only offer Master Builder Warranty, which is not very extensive. The guy was stuck at 1 Million plus number for a house in AKL.

        DW Homes – They seem to have a quite a few designs. But what worried me was she saying insurance companies would only payout claim if the work was a registered master builder? I thought it was an LBP. Felt like a false claim? Maybe someone can validate this.

        Navigation Homes – The sales consultant from Pukekohe was interesting, apparently, the franchise owner is a builder himself and is involved in the day to day operations.

        Latitude Homes Manukau – These guys were interesting. Unlike other places, they were actual owners and LBPs. They had some good plans and also provide price expectations. In terms of pricing, seemed to be the lower end of the scale and could pay extra for upgrades.

        Landmark Manukau – We actually met the franchisee owner. He is an engineer and worked in a number of corporate jobs before starting the franchise couple years ago. He seemed to be a very genuine person. He justed a good ballpark number to work building costs will be 2500/ sqm for a good house that will last.

        Z500 – Architectural designer company. They had some very good designs. Currently based on Christchurch but looking at opening offices in Auckland. He said we can have basic architecturally designed and consented plans for 8-10K. And still be able to build with 2500 per sqm cost. He seemed to support prefab and using other non-traditional building materials like he suggested formace – structurally insulated panels. Also, they had some box modular designs for house.

        Capital Homes – Got to meet the franchise owner. He seemed a bit interesting. Never heard of them before. He said GJ Gardner builds are rubbish for the price. He has some good plans for under 400K but I guess the devil is in details.

        Would be keen to listen to others experiences.

        Cheers
        Sanketh

        Reply

        1. Hi Sanketh,

           I have checked with our Home Consultants who were on the stand at the Auckland South Home Show and it seems you may have misunderstood. The building work has to be overseen and signed off by an LBP. Not every builder is a registered master builder, so the idea that they would have to be for insurance purposes is incorrect and not something we would claim. Maybe the person you spoke to was referring to the Master Build Guarantee (which obviously only applies to RMB’s)?

           Glad you liked our plans and thanks for taking the time to say hi and visit our stand.
           All the best with your build project.

           Kind regards,
           Emma

           Reply

        2. Hi we went with Ashcroft Homes and our experiences was so good we would build with them again. they are so approachable give them a call and get a feel for the professionalism. – if you get the chance attend one of their seminars so informative

           Reply

           1. Be careful – this might be a fake review as they have spammed the site with reviews, saying barely anything except positive shining accolades.

              Reply

              1. Hi all
                 I’ve gone back to both June and Ashcroft Homes and I’m confident June is genuine. It really does seem there’s a good client experience here.

                 Reply

     4. If you decide to go with Jalcon, your experience may not be pleasant, it may more expensive than you think it should have been, and you may find it very difficult to get answers to questions or straight solutions to problems. You could also find the contractor always saying things like, I have no record of that conversation so it didn’t happen. So uhh, maybe you might want to find someone different to that.

        Reply

        1. Thanks Al. Did you build with Jalcon ? or is it based on people you know?

           Reply

     5. Id go mike greer

        Reply

     6. Hi Ashcroft Homes have been amazing for our build the whole process from start to finish has been amazing nothing has been to hard and their support has been amazing.

        Reply

     7. Hi we went with Ashcroft Homes and our experiences was so good we would build with them again. they are so approachable give them a call and get a feel for the professionalism.

        Reply

        1. Be careful – this might be a fake review as they have spammed the site with reviews, saying barely anything except positive shining accolades.

           Reply

           1. I smell a rat here. An Ashcroft Homes stakeholder using the website for business devolvement purposes? The comments don’t seem genuine to me.
              Consensus from my industry network on Ashcroft is that they are good for developers who are solely focused on the financials. Low cost but questionable quality (get what you pay for). Good option to make a quick dollar in a heated market.
              I have seen only a few of their properties and personally was quite appalled by the rough workmanship.

              Reply

              1. This is definitely fake, none of the names used have ever shown up on this blog before (and between you and I Chris, we would know the majority of the regulars on here) and the reviews come in at such quick succession of each other, no other housing company or builders mentioned on here have ever had so many positive reviews back to back and all saying the same thing.

                 When you build a house there are always certain aspects of it that stand out, whether in a good or a bad way, and honest replies generally always mention something specific about their build and the experience of it, these don’t mention anything specific at all. Even the best recommendations from bloggers on here have at least one negative they comment about, these are all just far too vague and nice and fluffy as to be believable.

                 If Ashcroft Homes weren’t well known to many on this blog before I bet they sure as hell are now and not in a good way either. Well done Ashcroft! Excellent marketing strategy! I hope trustworthy and honest isn’t in any of your marketing material, that’ll cost a bit to remove lol………..(I’m still laughing)………lol……….(seriously, I am still laughing)……..

                 By the way, good spotting Chris! I haven’t had a good laugh in ages!

                 Reply

                 1. Hi all
                    I’ve gone back to both June and Ashcroft Homes and I’m confident June is genuine. It really does seem there’s a good client experience here.

                    Reply

              2. Hi all
                 I’ve gone back to both June and Ashcroft Homes and I’m confident June is genuine. It really does seem there’s a good client experience here.

                 Reply

           2. Hi all
              I’ve gone back to both June and Ashcroft Homes and I’m confident June is genuine. It really does seem there’s a good client experience here.

              Reply

              1. Mark, I got your message in my inbox 6 times. Not sure if I am alone here but there is possibly some technical issue with the site?

                 Reply

                 1. Everything’s ok. I posted it several times on the various threads. Unfortunately, I guess you were in them all 😛

                    Reply

              2. My advice here is simple. If you are considering Ashcroft ensure you visit and assess at least 3 recent finished constructions to decide whether the quality standard is acceptable to you. It definitely wasn’t to me.
                 I also checked in on the current leadership team and I can see that the current GM is a personality well known in the industry for being below par on the honesty and integrity front (an extreme understatement but I am trying to keep my language civil).

                 Reply

339. Going through the process of trying to find a reputable building company for a build out on South Head Road (Helensville way). Concrete build preferred at this stage, but we are certainly open to alternatives. Looking for a set-price build who can deliver as per agreed-upon date. Does anyone have any recommendations based on relatively recent experience. Will contact companies such as Compass, Landmark, GJ Gardner, Generation Homes, Maddren… Any issue with these? Any further suggestions? Any help gratefully received, and thanks in advance.

     Reply

     1. HI Tony

        I am researching and have several constraints so taking a while to narrow down on builder choice – with one suddenly having hiked build cost on a change. Anyhow, from my meetings with a few I have found Maddren responsive and not baiting you with low quotes first as many do I am told. I found their quality better than many others. They don’t do large projects. I have not gone with them (yet) because of budget constraints but may talk to them again.

        Hope that helps. There is a lot of opinion here on the others. Good luck.

        Sanjay

        Reply

     2. Not sure about concrete builds, but The House Company build in this area. We are 80% through our build with them (this is our 4th new build) and the only builder / build company I would ever recommend. The quality is superb, the communication excellent and they have made the whole build process an enjoyable experience.

        Reply

        1. https://www.thehouseco.co.nz/

           Reply

           1. Hi Martin

              Seems you are happy with The House Company. Can you give an idea of how expensive they are?
              Thanks

              Sanjay

              Reply

              1. Hey Sanjay, that are at the higher end of build companies but for the experience of building 4 homes you get what you pay for. This is the only build company I have worked with that has stuck to the contract price. The only variations we have had, have been due to changes we have made during the build (example was changing a window to a door and an upgrade to kitchen worktops).

                 Reply

340. Hi

     We are looking to build house with platinum Wellington, but after seen the reviews very doubted to proceed with them. anyone still having issues with them? if so please recommend a good builder in Wellington.

     Reply

     1. Hyden, there are a number of people still having problems with them, even some still down in CHCH that are still feeling the effects of the failed operation there. Check the Stuff news from a month or so ago as a start point.

        Reply

     2. Hi Hyden

        do NOT build with Platinum homes Wellington, MassConstruction – run by Jason Strange –
        significant history of poor management, nothing is done in the interest of the client !
        I can highly recommend GJ Gardner.

        Reply

341. Hi Peter Quinn

     I paid about 4k to a building company so far to do drawings that just will not work as their quote has just jumped 37%. I am looking for another builder. Do you build in Auckland? If yes, we would like to have a chat with you. If not, can you recommend anyone good?

     Many thanks
     Sanjay

     Reply

     1. Hi Sanjay
        Jump on to our site here – http://www.buildingguide.co.nz/builders/auckland-central/ and then you can switch regions to whichever locale you’re wanting. As ever, do your research first!

        Reply

        1. Hey Mark

           Are the builders listed here selected by some criteria or are they paid advertisements?

           Thanks
           Sanjay

           Reply

342. TV ONE News are reporting on a cladding system that is failing in homes around the country. The product is the KT3 cladding, ex-China, imported and distributed by Global Fibre8.

     We strongly advise you to investigate and probably try any number of alternatives… http://bit.ly/2KRxDQf

     Reply

     1. Hi mark. We are one of the home owners that had to demo the House. Please don’t go near globalfibre8

        Reply

343. Hi everyone

     I am wanting to continue to assist homeowners throughout NZ

     Everytime I click in REPLY it never takes me to the conversation .

     Can anyone help me with this so I dont have to scroll through two years o comments

     Thanks

     Peter Quinn
     Quinn Homes

     Reply

     1. Hi Peter
        When you click on ‘reply’ it takes you to the comment box and you reply to the question/comment you’ve selected. I’ve inherited the site and haven’t really had time to change its design. One day soon…

        Reply

        1. By the way, Peter, you can contribute to the upkeep of this page by having your building business advertise on the Building Guide, if you really want to help out.

           Reply

     2. Hi Peter

        I have been frustrated by this too. I have since discovered if I click at the top where the person commented (commented is highlighted in blue) it will take you to the thread. Hope this helps.

        Reply

     3. Hi Peter,

        Do you build in Wellington/Kapiti. If not, can you please recommend a good builder?

        Thank you
        Mani

        Reply

344. Hi

     Any advice on concrete builds? I find very few doing them. Garry Shuttleworth is one – his companies: Compass Homes, Admire Homes, Monocast Limited. Any experience with Garry or with concrete homes would be highly appreciated. I am seriously looking at it. Many thanks.

     Sanjay

     Reply

     1. Garry Shuttleworth seems to have a standing in the building industry/ association. Anyone with any experience with his setup please advise. Or with concrete. Many thanks

        Reply

        1. http://www.monocast.co.nz

           Reply

345. Has anyone built with orange homes? Thinking of building with them

     Reply

     1. Hi All
        Has anyone built with any of the Design Builders (XX) Ltd franchise? They say ‘A home built around you’ and have all these Master Builder awards. Thanks

        Reply

346. Hi

     Can anyone give me reviews about Carl Van der meet builder (CD van Der meer builder)?
     Looking to build in Raumati

     Thank you

     Reply

347. Hi. I am seeking information about two companies that I’m considering for a build at Waihi Beach so they will be the Tauranga franchises. Firstly Signature Homes – their Tauranga branch claims to have wonderful customer service – has anyone built with them? And also Venture Developments. They have a show home in Tauranga and I like some of their plans – anyone worked with them?

     Reply

     1. Hi. Needed some information on Cladding. I am in the process of finalizing the cladding for my build in a semi-rural location. I have been quoted on traditional Board and Batten by my build company. I am not comfortable using Board and Batten from a maintenance point of view. I have made inquiries about Weathertex weather groove cladding. Has anyone used this product in their build? What are the advantages and disadvantages of this product? How does this product compare from a cost point of view to traditional Board and Batten? Any suggestions will be greatly appreciated. The feedback provided by people on this site is great and it helps me make informed decisions. This is my first time building. Want to get it right. Thank you

        Reply

        1. Hi Neville
           Have a read through this. If you’re looking for a truly low maintenance cladding, Nu Wall aluminium cladding is superb and has been used extensively as a replacement for failed cladding for leaky homes. You have options here, including brick, too, and there are new types of fibre-cement tiles that are amazingly strong, robust and low-maintenance, too.

           Just a note on the maintenance thing, however… check your product’s maintenance notes. If you don’t maintain as instructed it will likely void your product warranty if you have problems.

           Good luck!

           Reply

           1. Oops – link to the Building Guide cladding information page is here… http://www.buildingguide.co.nz/suppliers/exterior_cladding/?subcategory=

              Reply

           2. Hi Mike. thank you for that. The problem is I cannot use any aluminum or fiber cement cladding. If i use brick, it has to be plastered over. This is an expensive option. The only cladding that is allowed is board and batten and linea weatherboard. Because the build is within a complex, they have a strict guideline with having uniformity and consistency. I don’t like board and batten, hence the reason for me trying to find an alternative product that looks similar to Board and Batten but is less to maintain in the future.

              Reply

              1. Ah – then definitely check out Nu Wall. http://www.buildingguide.co.nz/suppliers/nu-wall-aluminium-cladding/

                 Reply

     2. We used Signature for our house in Papamoa. The whole process from Sales right through to the handover was exceptional. The price was competitive and all inclusive, no surprise costs. The quality of the finishes was top notch.I would highly recommend them.

        Reply

     3. Sorry to intrude on this comment I cannot seem to find where to comment separately but we’re on the verge of signing up with Generation homes but our broker recommended ZB homes- which one is better? Thank you

        Reply

348. Hi,
     I recently built home through, GJ Gardner, South Auckland and have found scratches marks on my slider window. I raised the issue with franchisee and head office but they are saying these scratches are not visible from 2m. I can see them beyond 2m. Very bad company to work with. There were a lot of maintenance issues and also leak in the bathrooms. Will advise everybody not to use them ever. Liars!! Junk Builders!Does anybody know how to escalate it to MBIE?

     Reply

     1. Hi Naresh
        You can make a complaint to the LBP board via this link here – http://www.buildingguide.co.nz/resources-regulations/consumer-protection/ and it will also give you an overview of your rights as a consumer.

        But before make the complaint, however, I’d suggest you investigate other things first. GJ Gardner generally have a good reputation. Also, complaining to HO is not usually of any use, as your contract is with the franchise.

        If there are issues with the build, the GJ Gardner franchise is required by law to fix them all in the first 12 months with no questions asked (obviously damage done doesn’t count – this is for defects). The scratch marks are on the glass or frame? Either way, they would have used an external supplier for that and I would have thought they would have just passed the issue on to get fixed. It shouldn’t matter that the scratches aren’t visible from 2m or not, and in saying that, they’ve confirmed there’s an issue. This should be fixed to your satisfaction.

        The bathroom leak is a major issue and should be fixed urgently.

        You can check with your lawyer.
        You can check with Master Builders (I think they’re a member)
        You can go to the Building Disputes Tribunal

        Good luck

        Reply

        1. Hi Naresh,

           I agree 100% with Mark. However, the south auckland branch is not registered with master builders but are with NZ certified builders so you can raise it and complain it through them. We are having some issues with them currently and their responses are really poor but i feel they say that first to shut you up and see if that works. Dont fall for it. Like Mark said, raise it with your lawyer, the NZ certified builders and i also think there could be something under the consumers guarantees act. It is a painful process dealing with them I know but hang it there. Make sure to have everything in writing. If you are not happy follow it up with them in email. Don’t take their words for it. If they say they will do something then follow it up with email. Honestly it helps when issues arise. Goodluck

           Reply

           1. Hi Cara. I saw your comment about the Consumer Guarantee. We contacted Consumer about an issue we had and were told that the act does not cover new builds. Goodness knows why, but there you have it.

              Reply

           2. Hi
              We are having problems with our builders too. Is there no protection for the owner of a new house build. We have all these codes, acts and standards and we still don’t get it fixed. Have been ignored, fobbed off, told it is someone else’s problem, they deny there is a problem. Spend a lot of money and you get poor results. Have insurances, warrantees and guarantees and they don’t seem to mean anything. At our wits end!

              Reply

              1. Hi,
                 What is the nature of the defects you have identified in your home?
                 Regards,
                 John Gray
                 President
                 The Home Owners & Buyers Association of New Zealand
                 http://www.hobanz.org.nz

                 Reply

                 1. Hi John
                    You name it. What hasn’t gone wrong. Our main concern is defect aluminium joinery and bricks (in every way). And if it doesn’t get fixed there is likely to be damage caused by it. And don’t know what else is wrong that we can’t see. What can you do?

                    Reply

                    1. Hi,

                       We have brick issues as well. Initially we had our franchise tell us that it was the best they have seen (honestly it was rubbish from every level). We made them aware that we were going to get an independent consultant to come have a look. Unfortunately we had to pay out of our pocket for the mess these builders/franchisees create. Once the report was done (it was done by someone well known in the industry) they agreed to do some work to rectify it (we are yet to see the result). However, they initially argued that no one had complained about the brickwork (our house is being built around 15 odd other new houses and all the brickwork is just as bad) and when we asked them to let us speak to at least of the homeowners they refused it. They clearly know the work is not upto standard hence didnt want us to start up something with all the homeowners around that neighbourhood. I assume these poor homeowners either have no idea about what options they have or are just fed up with dealing with the builders.

                       If i were you, spend about $1.5-$2k getting an independent report done. Its not much compared to what it will cost to redo the brickwork yourself at a later stage.

                       Have you lodged a complain with NZCB? Did you give it in writing to the franchise that you were not happy? have you paid all your money for the build or are you holding some? Talk to your lawyer. Fortunately our’s is a turnkey option so we haven’t paid any amount yet.

                       Reply

                 2. Hi John. Like everyone else we have experienced trouble with our brickwork. I do not want to name the franchise as I really think they have tried to do their best, but contractors have let them down. Our problem is different coloured mortar and scratches on our windows. There are spots of mortar on some of the windows and it appears someone has attempted to clean them and thus scratched the glass.

                    Reply

                    1. Hi Pollu, I understand you may have some sympathy for your builder, if it appears they have tried to do something to help. But frankly, you should not have so much sympathy that you let them off the hook.
                       Because it is a fundamental principle of building contracts (which should all contain a clause to this effect) that the sub-contractors are working for the builder, not for you, and the builder is entirely responsible for any defects in the subbies’ work. If he chose a poor subbie (maybe because he was cheap) that should not be your problem.
                       For this reason it is generally wise to avoid giving any kind of instruction, or making any agreement, directly with the builder’s subbies. It should all go through the builder, and at least confirmed in writing.
                       So in your case, if the builder agrees (as he seems to do) that the subbie’s work is defective, then he should instruct him to remedy it, or bear the cost of the builder putting it right.
                       As has been mentioned on this blog before, mortar can be ground out to a sufficient depth and replaced. Tedious, but not difficult.
                       Damaged window panes can be removed and replaced.
                       And if your builder does not sort this out, then go ahead and name and shame them. That’s what this blog is all about.

                       Reply

                       1. Yes Chris, your point is valid. So far our franchise has been fixing things that are wrong, or have made inroads to do so. Because they have been so good, we wish to meet them half way and allow the time they suggested for the mortar to merge to one colour before we request them to point it. I feel that is being fair. It also meets the disputes requirement of the contract.

                          Reply

                       2. Hi Chris
                          Since a certain builder chose the tradies and is responsible for their work why don’t they fix it. Why would they not show up to even find out where the defect is located and just send the tradie around, so then you have to show them where it is. That would not be instruction.
                          These builders that have done wrong need to pay in one way or another! Why should the customer compromise.
                          Bottom line, building companies and tradies have standards and codes. They need to abide by them. It will be better for themselves to follow these, do they not know that. Do they want to risk their own reputation and getting future work by doing sub standard work.

                          Reply

                          1. Hi Concerned, I assume you’re responding to my post to Pollu on 2/5/18. You raise some good points and questions. And I’m as puzzled as you as to why your builder (or any other) would want to risk their reputation, and getting future work, by doing sub standard work. Presumably because there’s enough business around, and people who don’t know about them, that they can get away with that kind of performance. If not, never mind, it seems that in the building environment here they can just get away with closing down, and re-opening under another name.
                             But to get back to the original point about a builder’s responsibility for the work of sub-contractors. Of course if you, the builder and his subbies are all reasonable people, with enough trust on all sides, and a subbie has just made a few honest mistakes, it may do no harm for the client to talk directly to the subbie. I would still immediately follow up in writing to the builder confirming exactly what was discussed and agreed with the subbie.
                             However, as I’ve said before on this blog, once a Contract starts to go badly wrong, and if the builder is dishonest or useless, it never ends well. But still it may help to get some remedial action or compensation if you have a well written Contract, and follow the right steps.
                             So in the case you mention if I were you I would:
                             1. Check to make sure your Contract has a clause making it clear that the builder is entirely responsible for the work of sub-contractors, as though it were his own work.
                             2. If that’s correct, then write to the builder quoting this clause, and requesting that he send a representative to all meetings with sub-contractors to discuss defective work.
                             3. If he refuses, or does not answer, then write again saying that if he fails to send anyone then you will take this as his authority for you to point out to the sub-contractor what remedial work you consider is required. But make it clear to the sub-contractor he should get his instructions to carry out the work from the builder, and he should talk to the builder about any cost involved.
                             4. Write again requesting the builder to instruct the sub-contractor to carry out the work, and confirm that he will be responsible for the cost of any such work.
                             The danger you’re trying to avoid is that the builder suggests that you have instructed the sub-contractor to carry out an unnecessary change to the work (ie a Variation), rather than remedial work, and so you should be responsible for the extra cost.
                             Of course, all of this tends to go more smoothly if you still have enough retention money to cover the cost of the remedial work, if the builder doesn’t do it! Good luck.

                             Reply

                             1. Many builders don’t care about fixing defects or substandard work because there’s a large demand for builders at the moment and most clients don’t do sufficient due diligence to ensure their builders do a decent job.

                                If you have issues with your builder then go here: http://www.buildingguide.co.nz/resources-regulations/consumer-protection/

              2. Well this is the place to name them,how else will people know which company is
                 ok to deal with.
                 It is very frustrating as they know that you can do very little,they are banking on you not knowing your rights,let them know in writing that they are forcing you to take it
                 to the disputes tribunal by their lack of action.Its a very simple procedure,I doubt you would loose.
                 In most cases they will reconsider their position.
                 Failing that name the “shamed” on this forum

                 Reply

                 1. Hi Sam. Yea its just so stressful. I am surprised i haven’t had a stroke!. The people who are supposed to protect us from this sort of stuff happening didnt. I have been let down by too many.

                    Reply

        2. Hi Mark,
           Scratch marks are on the glass. They are saying scratch is not visible from 2 meters.

           Reply

           1. Hi Naresh,

              They will push back much as they can as it will cost them to rectify. However, Have you contacted NZCB yet? Call up their number tomorrow and tell them your issue. I had a lady from their who i contacted and told her about our issue but asked her to just raise it as a potential issue and not contact the franchise until i went back to her (we were trying to resolve it ourself first). They will contact the Franchise for you regarding the issue. If i were you i would try calling up everyone to resolve the matter. For us that has helped so far. They know they are not just dealing with a family who they can easily shut off. We also made our lawyer aware of our issue and unfortunately had to spend out of our pocket to get an independent review done. However, that has really helped as they went from saying that was the best to agreeing to rectify it to some extent. I think it is equally important to remain calm. In our case i lost all the cool i had but fortunately i have a husband who deals with situations like this in a more calm manner.

              Reply

     2. Hi Naresh, I can give you the email addresses for head office… not that they are helpful.

        Reply

     3. Hi Naresh,

        Can you please specify? Is this for the Manukau/East Auckland branch?

        Reply

349. Hi All

     We are thinking of building with Mike Greer in Ashburton. Anything we should be worried about? Has anyone had any bad experience? Thanks

     Reply

350. Hi all, has anyone designed and built with Leonard Construction and Design before? How did you fair? They are a husband and wife team and we are thinking of building with them. G

     Reply

351. We are currently planning to build in Awatea Park, Wigram area, and considering Generation Homes (offering high price with no PC Sums at all), Signature Homes (offering moderate price with just a couple of PC Sums), and Today Homes (offering lowest price with lots of PC Sums).

     Anybody here who have built with Today Homes but have ended up paying extra than their allocations?

     Reply

     1. Hi Vishal, I’m not sure whether the number of PC sums is the only basis on which you’re choosing a builder. I would hope not. Especially if you think that zero PC sums means it’s in effect a fixed price Contract. Because that would depend on other clauses in the Contract, and it’s very difficult to find a building Contract which is absolutely fixed price.
        But regarding whether these PC sums are a good thing, that depends on what the builder is actually including in his spec. To give you a simple example, if the PC sum is for kitchen appliances, it may be better to have a generous PC Sum in the contract that you know will buy you top of the range appliances, rather than no PC Sum, but the builder has only allowed in his spec for low grade appliances. That’s OK if you don’t mind low grade stuff, but if you later want to upgrade it then it becomes a Variation to the Contract. And that may attract other costs, apart from just the difference in price of the appliance.
        The answer is that you must do your homework, and check exactly what the Contract includes in the overall price, and exactly what it would cost to get what you want. So you can surely look at the PC Sums in Today Homes contract, and ask yourself whether they are enough to get what you want. Typically these are things like kitchen cabinets and appliances, tiles, carpet, bathroom fixtures etc. You should then know whether you’re going to have to pay extra.
        By the way, do not confuse PC (Prime Cost) Sums (which are generally for things you know you will need, but may want to choose an exact type or model later), and Provisional Sums, Rates or Quantities for things that the builder may genuinely find it difficult to assess out until he gets on Site, or which you may never in fact need. For example amounts of excavation required for the foundations, which may vary depending on the soil quality.

        Reply

     2. Hi
        My name is Peter from Quinn Homes. Pc sums can be dangerous if you are on a fixed budget.
        With Quinn Homes, we. eliminate all. provisions costings before construction commences.
        If. you are. interested in pricing, please see our website http://www.quinnhomes.co.nz. My contact details are. in the contact section. We have have several. Homes. under. construction in Prebbleton should you want to. meet. up.
        Thanks Peter

        Reply

        1. I understand what Peter is getting at here, and of course ideally every cost would be completely fixed (with absolutely no provision for increases due to inflation or changes in the builder’s costs) before you sign the Contract. And then the client would not make a single change (Variation) during the Contract. So the final cost would be exactly the same as the original cost in the Contract. In your dreams! With bespoke houses that would be difficult, if not impossible, to achieve. I would happy to hear of examples.
           But my main reason for writing is to say that as a builder Peter should not get confused between PC (Prime Cost) sums, and Provisional Sums (or could be Provisional Rates or Quantities). As I’ve said before, the former is a sum put in for things like kitchen appliances, carpets, tiles etc which allow a sum of money for the client to choose the type they want, when the item is required. So they just pay the difference (or get a rebate) if the cost of the item is more, or less, than the PC Sum. Nothing wrong with this, as long as the client is realistic about what they can get for that sum.
           A Provisional item is different. It is for an amount of money, or a quantity or rate, put in for something which neither the builder nor client can accurately assess at the time the Contract is signed. A typical example of this is in foundation work. The Contract may be based on the assumption that the soil on the site is all of a reasonable standard, which allows a standard type of foundation. But any builder or client with any sense will put in a Provisional Sum (or better still a Provisional Quantity with a fixed rate ($/m3) for excavating and disposing of ‘unsuitable material’, which only comes to light when excavation starts, and replacing it with crushed stone or some other suitable material. Typically that might be 10% of the anticipated excavation. Of course if you get unlucky and it’s a lot more then the build cost goes up. If it’s less the build cost goes down. The main point is that the decision on this should be made by the Engineer. So it’s out of the hands of both builder and client.

           Reply

352. Question about windows – is it better to use aluminium, or uPVC windows? Thanks

     Reply

     1. Hi Jay! We lived in the UK and UPVC is really common over there and it has been for ages, it’s cheaper, quicker to manufacture and install and it has great heat retention too and we loved ours so when we moved back to NZ eight years ago we made it our top priority to get it installed in our new house.

        Well, that was one of the biggest mistakes we have ever made! The stuff was exactly the same as the stuff we had in the UK but what people who import it or manufacture it here don’t realise (or they do realise but they hope you might not) is that the direct sunlight down here is ten times as strong as in the UK and it turns the plastic yellow or spotty (if your choice is a light color) or fades it dramatically and then spotty (if your choice is a bright/dark color) and then the plastic gets brittle and breaks.

        Our UPVC joinery started yellowing after 4 years and then breaking off in pieces the year after that, we took our supplier to court and won only half our money back (I would love to tell you their name but we are not allowed). At the time the cost of the UPVC was only 5K cheaper than a quote of aluminium Altherm Joinery, but we got the Altherm Joinery to replace the UPVC anyway and by then the cost of the Aluminium Joinery had gone up so when we did the sums, we actually lost $45K in the end.

        That was a eight years ago though so they may have adapted the plastic for the harsh NZ sun by now? What I would do is ask them if they have any houses that have their product in them that are over ten years old, and then ask if you can go and have a look and talk to the owners. I would also double check too that the plastic composition and manufacturing process is exactly the same as the joinery that’s in the house they are referring you to. We were trying to argue that our UPVC was not fit for purpose, but the suppliers blamed the manufacturer and accused them of “changing the UPVC production recipe without their knowledge” which can happen, so we were only awarded half our money back because we got 5 years worth out of the product before it failed and the supplier could prove that it wasn’t really their fault.

        I do know of one other person who got UPVC and it started to spot and discolour after two years but it never became brittle, so when they took their supplier to court they lost because they couldn’t prove that the windows were not doing what they were designed for and the Judge deemed them fit for purpose, even though they looked terrible. They did try to touch up the joinery with various paints & resins in the end but it looked tacky and cheap and I felt really sorry for them I will forward them this chat link and see if they’ll talk to you too.

        UPVC is not a favourite in Australia either, and that’s also because the sun is too strong, but like I said before, they may have adapted the plastic to our conditions and some independent testing may even be available but time is the true test of UPVC I think. We love our Aluminium Joinery, and like our builder loves to remind us, there is a reason we have used Aluminium for so long and that’s because it works.

        Good Luck and I hope our experience helps, it makes what we went through worth it if it can 🙂

        Reply

     2. Hi Jay – agree with MB. UPVC is awesome but the stuff here isn’t made for NZ conditions unfortunately. We also have a friend who has run into this issue and his joinery is starting to discolour after just a year. Go with aluminium – make sure you go with one of the better companies eg Altherm as there are different qualities of window build here in NZ. If it were me I would go with thermally broken windows and also the argon gas fill. Helps with heat loss. Also if you can afford it, get tinted windows – the sun is a killer. My husband built our house just before we met and it has standard glass and the carpet and bedspreads have terrible sun fade – drives me mad! Also look into the Low-E glass which I have heard very good things about. 🙂

        Reply

     3. Hi MB and Sarah
        WOW – this is valuable information. Thank you very much!!! We are contemplating whether to use aluminium or uPVC mainly because I’ve read from somewhere that the aluminium framing would still form some condensation in cold temperature even if you’ve got double glazing. I’ve read that uPVC does an excellent job with condensation. However, if durability will be an issue then that’s no good.
        We are definitely going for Low-E. I guess if we see any small amounts of condensation, then we’ll just use a dehumidifier.

        Again thank you both – this is really helpful. We have been thinking about this for a very long time and we will go with our initial preference, which is to go with Altherm Aluminium.

        Reply

        1. Hi Jay – yes you are correct about the condensation on aluminium. If you go for the thermally broken ones they have a rubber seal thingy (that’s the technical term 😉 ) between the layers which helps to stop that. It’s not perfect by any means but it helps – I will definitely be getting them on next house (didn’t have them here when we built current place). IF there’s any one piece of kit I could advise anyone building a house to have its a ducted heat pump system. We have one and its the best thing we ever did. It also really helps to circulate air round and we don’t have much condensation on our windows during the winter – we only get it at the bottoms where the air doesn’t get to because of the curtains. Anyway just a suggestion but worth looking into it if you can afford (if you are planning in staying in house long term then a great investment). Good luck with your build 🙂

           Reply

           1. Thanks Sarah! Our budget is a bit limited. We’ve considered ducted heatpump but we can’t afford it at this stage. Will ask our builder about those rubber seals. Thanks heaps 🙂

              Reply

              1. Hi Jay,
                 The thermally broken and double glazing wont eliminate the formation of condensation – it simply helps to limit the development. It is a big misnomer that ducted air conditioning (heatpumps) will solve the problem too unless it is a system like the Mitsubishi Losnay system (Click here: http://www.beattiegroup.co.nz/images/Brochures/Mitsubsihi_LossnayVL220.pdf) or the Daikin HRV system: (Click Here: http://www.beattiegroup.co.nz/images/Brochures/Daikin_PCH0601_-_VAM_Brochure.pdf)
                 that introduce fresh air from the outside, recovers the heat energy from the stale inside air as it is vented to the outside. The important thing, and something that most people do not realise is that in order to have healthy air and to significantly reduce or eliminate condensation the air in every room needs to be “changed” regularly and this can only be achieved by installing a ventilation system with or without heat pumps.
                 There are heat recovery ventilation systems available which would be a good interim measure but without the expense of the heatpump. But later you can use the previously installed ducting for the ducted heatpump when you can afford it. Remember to plan ahead for where you would have to install the condenser units outside your home and it is worthwhile pre-wiring and pre-plumbing during your build phase to avoid the expense of removing cladding and cutting holes everywhere in the future when you decide to install the ducted heatpump.
                 There are a number of Heat Recovery Ventilation systems available and there are some amazing products new to the NZ market that have been in Europe for decades that are worth investigating. I’ll give you some links below to assist you in reviewing the options but I love the FANTECH system that recovers heat from the earth!! Another favourite of mine to help keep the cost down, especially if it is difficult to run large ducts to any particular room, is the de-centralised ventilation fans which incorporate a heat recovery mechanism. These are also very useful for renovation of older homes where running 300mm ducts might e impossible without incurring huge expense.
                 Please note that I do not have any commercial affiliation to any of the products to which I have provided you links for – I have garnered this knowledge by helping thousands of HOBANZ members look at their alternatives and also in researching the options for my own renovation.

                 https://www.eboss.co.nz/library/stiebel-eltron/lt-50-decentralised-ventilation-system

                 http://www.fantechhhv.co.nz/pages/whyVentilate.asp?page=ZN

                 https://www.stiebel.co.nz/ventilation-systems

                 https://archipro.co.nz/blogs/view/the-future-of-ventilation-with-the-heating-compant-the-heating-company

                 https://www.theheatingcompany.co.nz/lunos-decentralised-ventilation.html

                 Good luck with your build!

                 Reply

                 1. Hi John

                    Many thanks for taking the time to provide this useful information. Lots to think about. We will certainly re-evaluate our options. It is interesting to find out that thermally broken and double glazing will not completely eliminate the formation of condensation. Thanks very much for the links you provided. 🙂

                    Reply

           2. Hi Sarah, separator in thermal break joinery is polyamide between internal and external Ali. Depending upon build location thermal break might be an overkill. Condensation bleeding is down to internal vs external environmental conditions and ventilation/causations of such should be looked into, not dehumidifiers as a solution. Double glazed with Low E is the best solution and maybe look at LowE film placement on glass face to target heat retention/loss. The supplier should be able to talk thru options for supply to meet any budget constraints.

              Reply

        2. I meant to add that a large number of our members have had issues with the quality of the low-e glass produced in NZ. Scuffing from the ceramic rollers when the glass panes roll out of the machine have caused the glass to present white stripes in certain light conditions and because it also leaves a minute indentation in the glass it also cause distortion when looking through the glass.
           What they will also not tell you is that when the Low-e glass is doing its job it shifts the dew point to the outer face of the exterior glass pane and therefore on certain days, particularly in Autum and Winter, you will find that you can’t see out the windows until the ambient outside temperature increases and the condensation evaporates. This came as a surprise and a real disappointment to many members who had magnificent views out of the windows that they could not enjoy in the morning unless they went outside and squeeged the condensation off!!
           Regards,
           John Gray
           President of HOBANZ
           http://www.hobanz.org.nz

           Reply

           1. Hi John.
              Thanks for your reply. That’s a really useful insight – we will take that on board. Were the complaints mostly in regions where there is snow and extremely low temperatures? We’re based in Wellington and I wonder if the dew point/exterior condensation issue is mainly due to extremely low temperatures? Thanks.

              Reply

              1. Hi Jay,
                 No it has happened all over the country, even Wellington and in warmer climbs in the North. The local climate will simply have an effect on the frequency with which the condensation forms on the outside of the windows to the extent that you can’t see outside or that it seriously limits visibility.
                 Cheers,
                 John

                 Reply

                 1. Thanks John. We will have a rethink. I wonder if Thermal Heart for aluminium would be a better option then? Has anyone had any experience using Thermal Heart?

                    Reply

                    1. Hi Jay,
                       Thermal Heart is just a fancy marketing name for a thermal break between the exterior and interior aluminium components of the window or door joinery. There is no doubt that any joinery that has a thermal break around the entire perimeter of the window or door is more energy efficient in so far a limiting the heat transfer. Several manufacturers have included thermal breaks in the joinery so the options remain wide open in that regard. It is interesting that some experts say that they most efficient thermal break (barrier) is timber framed windows given the natural insulation properties of timber!
                       Whilst on the subject of thermal breaks and insulation – please make sure that your foundation slab is properly insulated and especially around the outside to prevent heat transfer down and out through the sides of the slab.
                       Cheers,
                       John Gray
                       President
                       HOBANZ
                       http://www.hobanz.org.nz

                       Reply

                    2. Hi Jay – I meant to say that whilst I have made comments about some of the draw-backs of low-e glass I should say that it is really beneficial in terms of thermal efficiency. It is just that we have seen some serious quality issues arising from production problems and of course the unexpected high degree of condensation forming on the outside of the windows. The condensation is, ironically, an indication of the low-e glass actually doing it’s job to keep heat in.
                       So please don’t dismiss the idea of low-e glass, rather be aware in advance of the potential for quality issues in the glass panes which you would demand replacements for and of course that any lovely views out of your home in the morning over any vista you might have may be impaired by the presence of condensation of the outside. You just have to weigh up the pro’s and con’s by being fully informed.
                       John Gray
                       President
                       HOBANZ
                       http://www.hobanz.org.nz

                       Reply

353. Hi – Does anyone have reviews about Epic Homes in Wellington? Thanks.

     Reply

     1. I’ve had some friends who built with Epic and had a horrible experience! The boss (Rodney I think) didn’t want to sort things out for them after final payment and there are still things unfinished. Apparently they lost one of their top guys who went to Sentinel(?) Homes down there and things turned to custard. Beware.

        Reply

        1. Omg thank you! Our friend is is thinking of building with them eek

           Reply

354. Has anyone had any experience of Genius Homes in Timrau? They build onsite and deliver in the South Island. I’m looking for a resonably priced option for a build in Glenorchy, and the local building costs have gone crazy.

     Reply

     1. Hi Adrienne,

        I contacted Genius Homes as well, they provide prefab house with much lower price. Unfortunately their design does not meet our requirement so we cannot go with them. Which company did you choose at the end? We are going to build in Queenstown and it is so hard to find someone reliable and not too greedy.

        P.S: My friend who works as a QS told me the prefab house can have some guarantee issue. It is hard to say whose responsibility it is, the manufactory or the builders who set it up.

        Reply

355. I have been looking at the flat pack houses from EasyBuild in Masterton. I haven’t a clue how feasible this would be to have one shipped up to the Coromandel. But I am wondering what is a ballpark figure to hire someone to put the house together once it is delivered?

     Reply

356. Hi everyone,

     Has anyone had issues with their bricklaying. We are in the process of building a house with one of the so called ‘top builders’ in NZ and the quality of bricklaying is nothing but very poor. When we approached the operations manager we were told it is good standard from their opinion and that is in accordance with standards. It is not, the mortar (the joining in between bricks) is supposed to be 10mm +/-3 according to the standard. When we measured some they are in the 16-20mm range. What are our options here? we are far from being happy with the quality of bricklaying and apparently it was done by someone with 15years experience.

     Has anyone had similar issues and how did you deal with it? which 3rd parties did you involve and what was the resolution?

     Thanks

     Reply

     1. Hi there
        I would suggest talking to Master Builders and asking for advice from them. I vaguely remember an issue where someone who was not happy with their brick finish and Master Builders were called in to provide an opinion as well in order for it to be resolved. I would also be asking for the brick layers credentials to confirm they are a registered bricklayer and also talk to your council to find out what the inspector saw when they inspected it.

        Reply

        1. Hi Kerryn,

           Thank you for that. We dont have masterbuild guarantee but we have the 10 year Halo NZ Certified Builders guarantee. So i have reached out to them and have obtained independent brick consultant to review it. The report does agree that the workmaship is very poor. We are trying to resolve this with the builder and hopefully it can be resolved without having to go any further.

           Reply

           1. Hi Cara
              How did you get on with the brick issues with your house? We too have very poor workmanship of brickwork.

              Reply

        2. The role of the building inspector is solely centered on ensuring that your home is built to the building code and any council specifics, not really the quality of the workmanship

           this is your quality bible

           https://www.building.govt.nz/assets/Uploads/projects-and-consents/guide-to-tolerances/guide-to-tolerances.pdf

           the manufacturers specifications are also important,when trying to get a builder to remedial any defective work , as is clear written communication of any issues generalising wont help 🙂

           perhaps BRANZ or Standards nz should be made to make all codes and practices available free of charge so that people can get the in formation , after all they are a government department , put pressure on your mp

           don’t forget that you can also make a formal complaint to the LBP registration board

           Reply

     2. We have had issues in this regard. We have written documentation that we are unhappy with our brickwork. Ours is a variation in the mortar.colour. An acid wash was done, but this has not been very successful. We have been told it will fade over time, but this is unlikely in our opinion. Nevertheless we intend to give the company 12 months from the date of bricking, to see if this happens. We feel this is only fair.

        I think you can contact BRANZ for help, but failing that, my husband has made some enquiries and may be able to steer you in the right direction. I think I know which franchise it is and in which region. I think I can even name your bricklayers. Hang in there. You are not alone. Whatever you do though,, get written documentation of your complaint. Even if it is just an email to the franchise holder along the lines of, “Further to our conversation on the (date0, we are still concerned with the quality of the brickwork …. Your contract will guarantee the quality of workmanship and it may be worth contacting your lawyer to appraise him of the situation.

        All the best.

        Reply

        1. Hi Pollu,

           It is a really stressful situation to be in and I am beyond frustrated with the franchise for not responding to us yet. We have everything documented as we learnt from the very first day that we needed to have everything in writing in case a situation like this arose. We also had a clause in the contract specifically added to ensure that we were happy with the work before we took possession of the house. The independent report was done by a reputable brick consultant in the industry so hopefully that will help. We are going to give them about a week to respond to us. If not, can we contact you our your husband on this to see if there are any other option for us? Its also frustrating that we have to spend out of our pocket to prove these poor workmanship.

           Reply

           1. Hi Cara,

              I would be glad to help you any way I can, as long as it does not include putting personal contact details on the site as I feel it is not a safe thing to do. I truly understand your stress. We have had a number of issues with our build and thus I have had many a sleepless night. However my husband has managed to stay calm and endeavoured to stay on good terms with the franchise holder. This has resulted in one really big issue being fixed at no cost to us. It is for that reason we are prepared to wait 12 months to see if the mortar fades to the same colour. Guess you could say we are meeting him half way.

              Your issue however is whether the bricks are the correct spacing, is that right? If it is a structural problem, then building inspector should have picked it up. That being the case, it may be worth talking to your local council. Unfortunately inspectors are not too interested in aesthetics, hence our mortar problem is of no concern to them.

              I am so glad you have documented everything. I really think that is the key. The fact that you had that extra clause added was a really good idea. I wish we had done something like that. At the moment we are in the process of moving into our new home and with all that going on, I forgot to speak to my about this. I will get back to you as soon as I can with more information.

              Cheers

              Reply

              1. Hi Polly,

                 Thank you and yes i totally understand about not providing personal information on this site.

                 Our problem is also aesthetics. Not a structural problem. The work is done so poorly in terms of the workmanship and that’s exactly what our report says. Also, in my case my husband is trying to be very calm in dealing with the franchise. We have had so many stressful nights over this as I can see the franchise trying to do everything to not redo the work to our expectation.

                 It must be great to moving into your new house now. I hope all goes well with you.

                 Reply

                 1. Hi Cara,

                    I spoke to my husband, would you believe about 3am this morning. He was suffering from cramp, and as he woke me, I thought it as good a time as any to ask who he contacted about our bricks. It was the Brick and Blocklayers Federation of New Zealand. I believe there is only one guy that does the assessments in the South Island, I don’t know about north of Cook Straight.

                    Yes we are eager to get into our new home. As I said there are still issues. However, as we have our documentation and the franchise holder has made an effort to put things right, we are prepared to wait 12 months after the bricks were laid to see if the colour merges.

                    Hey, do keep me posted as to how you get on. As they say ‘knowledge is power” and all that jazz. If I have anything else helpful to share with you,I will certainly leave a message.

                    Cheers..

                    Reply

                    1. Hi Pollu,

                       Sorry i was meant to respond to your reply and forgot until today i saw so many similar issues/comments come through. Thank you for talking to your husband about it. We have had some positive over the last week. The franchise went from saying ‘that was the best’ to meeting halfway only because we got an independent report done. Well they are offering to do a bagged finish as opposed to flush finish. We agreed (on the basis they showed a few homes they did this finish on) for them to do that on one wall and show before doing the whole house (this is yet to happen). I will update once it is done. It is really sad and frustrating to see so many comments here about bad workmanship, i wonder if it is the same franchise. I was honestly considering contacting the neighbours (keep in mind all the houses are just being built so no one is physically living there) however, we told ourself we will just get our issue resolved as we dont want the builders doing more damage to the house that we wont see but will come to light years later. It is just really frustrating so many poor home owners’ hard earned money put to building their DREAM homes and these builders ruining with poor workmanship.

                       Reply

                       1. It all frustrates me too Cara. I actually think we need to be covered by some independent body and it should not cost the home owner so much to get a fair deal. I mean who wants to pay top dollar for a second rate product. I have to say the franchise responsible for our build has tried to do the right thing by us, but boy have some of their contractors let them down. My husband and I cannot understand why they still use them. Cheap they may be, but the business they will be losing via word of mouth I think would be considerable. I really hope you are well on you way to getting your issues settled.

                          Reply

                       2. Hi Pollu. Sounds like this is common. We asked for test areas too. As to date test area not completed. Absolutely gutted our DREAM home is not the high quality promised.

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                    2. What area are you building in ? We are having major problems with our brick work to, colour of mortar pòr workmanship etc.

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                       1. Hi Hadenough
                          We are in the North Island. Sorry I can’t say anymore than that at the moment. Where are you?

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                          1. We are in the North Island. That’s about all I can say too.

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           2. OMG – There are others there having the same issues. We thought we done the right thing and had everything documented but they just deny there is a problem. I have found out just recently some Franchises just fold the company and reopen as another branch. How can we get resolution????

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        2. Hi Pollu
           Help! We have issues with our brick too. But we are finding the builders influence people in their favour. Anyone who can see or is honest will tell you the brick and workmanship is not good. Don’t know what to do… Thanks

           Reply

           1. Hi Concerned. Take photos and gather all documentation, then see your lawyer. He/she is the best one to advise you. You may like to contact The Bricklayers Federation of New Zealand. They have people who will assess the brickwork. Like you I am beginning to see that this is a widespread problem and something must be done about it. I am afraid at present I cannot be much more help. I know of someone who has withheld payment and they have had some success, however be aware that some contracts have a penalty clause for doing this. Good luck.

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              1. Thanks Pollu. But some of these franchise just fold one company and start another. Leaving the the poor owner out of pocket. Or a house with defects that they cant afford to fix.
                 I am shocked to hear of so many people having problems with builders. I have learnt alot and it is highly likely i will never build again because of this bad experience.
                 If anyone tells you colour matched mortar fades over time its bs. It will wont fade on south side of house. A year later and ours hasnt.

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                 1. I hear what you are saying Concerned. Has this group set up a new company yet? Another thing, were they a limited liability company? You need to check the company’s register and find out who the principals are. If not you can sue them. We did this some years ago when we got house levellers in and they did a shoddy job. We found out we could sue the principal. You may find if they have done this too often or the principal is an undischarged bankrupt, then they cannot form an Ltd. I hope this is some help to you. My husband is answering a lot of your questions via me, so you are welcome to keep in touch. He has a lot more knowledge than me.

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                    1. HI Pollu. Looks like they do buy the dates of the company start dates. So would mean they could transfer everyone’s job over to the next. Yikes! Yes, there was liability insurance but was told that that ends a short time after move in. They are a Ltd company. And I see there is one that has been around a lot longer than the rest. Looks like a new franchise starts around 5-6 years. 🙁

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                       1. Oh my goodness Concerned. Usually the insurance lasts 12 months. I really think you need to get your lawyer involved in this one. Is this one of the big franchises or a smaller one? Look will get back to you later. I am going to get my husband to look over what you have written. He has a better idea than me. He will answer you comment soon.

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                          1. Oh! If its 12 months after handover i might be lucky. Only problem is getting them to lodge a claim. They still denying there a problem.. grrr. Its not fair people pay a lot of their hard earned dollars and are getting ripped off.

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                             1. Oh! If its 12 months after handover i might be lucky. Only problem is getting them to lodge a claim. They still denying there a problem.. grrr. Its not fair people pay a lot of their hard earned dollars and are getting ripped off.

                             2. If 12 months from start date then no such luck.

                             3. Hi Concerned, yes it is 12 months after handover. Just check your contract. Incidentally, are you in the Christchurch area? If so we may be able to arrange a meeting face to face. I prefer not to put my details on line, but if you are in the area, maybe we can help each other.

                             4. do you have a master builders guarantee or similar ?

                          2. Hi Concerned, Polly’ s husband Ian here. Most larger building companies and franchise operators offer a free building insurance cover during the build and for a reasonable time after completion. Halo is one insurer and Master Builders are two, but I can’t recall the names of others. As I understand it, this is more of a warranty that the build will be up to standard as per the NZ Building Code. It usually does NOT cover cosmetic imperfections such as mis-matched mortar. However, the brickies are expected to perform their tasks “in a workmanlike manner”. There is no guarantee that if you were to take them to Court that the court would find in your favour, given that you would need to find a competent bricky with many year experience to stand up in court and say that the work had not been performed competently, “in a workmanlike manner”. This problem seems be be generic in NZ as there has been no or minimal apprenticeship training in the bricklaying industry for a number of years. It may be worthwhile contacting BCITO, the Building and Construction Industry Training Organisation, to see if they can put you onto a bricklaying tutor or inspector for advice. The NZ Brick and Blocklaying Federation may also be able to give you the name or names of people who, for a fee, will inspect and report on the workmanship. There is no guarantee in that process that the report will be in your favour, so it’s “caveat emptor”, let the buyer beware. Sorry, but I believe there are many off us “new builds” who are up the same creek. Best of luck, and keep pushing.

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                             1. Hi Ian. Free because they work together and not in favour of the customer. Mis matched mortar is because they didn’t do a proper job the first time. Colour matched mortar that was to be bagged so it doesn’t show a difference. Its stand out obvious. Its not just cosmetic.. Something has to be done about all the shoddy work going on. Why cant all all the good guys stand up together. As these cowboys are giving the brick and building industry a bad name. Not only stressing out new build home owners. I just hope it improves

                             2. possibly the phrase ‘workman like manner’ has been changed to competence and skill ,
                                but different colored morter would definetly come within the gutde lines set out by minestry of buisness and addopted by mb and cb,,,,

                                its your main contractors issue make him fix it , document it , identifie the standard and then give him reasonable time to remedial the issue 90 days what ever ,

           2. Hi,

              I suggest you get an independent brick consultant to come and review it and do a report on it. Yes, you have to spend out of your pocket but it will help you alot. It did in our case. And you could potentially try and claim it back from the franchise (not saying they will pay but still can give it a try). Contact the Master builders or NZCB (depending on what guarantee your contract has) and let them know. But as a starting point, did you let your builder know in writing that you are not happy with the brickwork? Do you have reference pictures of what your house was meant to look like when you initially signed the contract?

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        3. Pollu we were told exactly the same thing the mortar will dry over time. Well we are still waiting some 18months later no change. Would you tell me what type of brick you are ? We would love to know.

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           1. By Monier and the colour I think was Electrum. We had our check recently and the franchise inspector acknowledged that it was unlikely the colour would fade. We will however wait till the 12 month point and then assess the situation. The contract says that things should be done in a workman like manner and everything is in writing, so will have to see what happens then.

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           2. Hi Hadenough
              Ask an honest experience brick layer. It won’t change over time. We have variations of mortor colour on East and South walls. It has not changed to match the rest. They did laying at different times and also patch jobs. These didn’t change in colour nor match. They also did another large patch job at a different time and yet that area matches the rest! Figure that one out…

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              1. That is exactly what has happened to us. The bricklaying was done at different times and weather conditions. We did engage a independent report and it has given a damming report.

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                 1. Had any luck in getting them to fix the issue?

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                    1. No!! The colour of the mortar is only one of the issues we have with the bricks.

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                       1. Take them to court???

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     3. We are currently experiencing issues with our bricklaying on our new build too. We have issues with the mortar colour, it was supposed to be colour matched to the brick, and unfortunately he must have been colour blind, as well as very poor workmanship with some of our mortar joints ranging between 5mm and 26mm in places, certainly not within standard. Also we specified a rolled finish, in places we got a raked finish, a flush finish and a finger dented finish – which on a good day looks like a poor attempt at a rolled finish.We have bricks with very large chips and only some of the bricks have been checked around the soffit joins. Our building company have been very good in trying to resolve the issues, however the bricklayer seems to be trying his luck and has started to redo the mortar in the correct colour ( finally getting it right after a couple of attempts)and trying to do a rolled finish but is ignoring the other issues. He is supposed to be grinding out the original mortar to a certain depth, and we suspect he has not done this as there is no evidence of grinding dust, and just added mortar over the top. We are afraid that over time this mortar will crack and fall out! We also have cut bricks that have not been cut straight or to the right size and the overall result looks terrible. We have been very patient and given all parties involved the opportunity to rectify the issues however this has held up our completion date as it has been going on for over a month now. We have also had advice from our lawyer. I have’t lost any sleep over this as yet but I am starting to get frustrated with the whole thing and I understand what you must be going through Cara. Hopefully our ongoing troubles will be resolved in the next week or two, but I am not holding my breath.

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        1. Hi JJ. Talking to my husband, he says you are right. If the mortar has not been ground out to the correct depth, he believes the new mortar is likely to crack and fall out. In his words, “It is like an veneer.”

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        2. Hi JJ
           Did you get your brickwork sorted?

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     4. There is a Registered Brick/Blocklayers board you can go to, just like the LBP register

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     5. HI Cara
        We have had heaps of issues with the workmanship and quality of bricks. Got the run around by everyone. It doesn’t meet standards nor are we happy with it. I would be interested to know if anyone has been successful in getting their bricks sorted too. Thanks

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     6. Hi Cara, we are having the same issues as you with the brick work. I suggest you contact the Bricklayers Federation for an assessment on the quality of the work carried out. We were advised by the brick company who supplied the bricks to contact the NZ Bricklayers Federation, and omg what a damming report they did. We are trying to get MBA to do the right thing and honour their guarantee but oh no they will fight you all the way. We are now in a real war with the builder,NBA and our lawyer. You need to keep fighting don’t let these arrogant companies get away with what is their responsibility. Good luck

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        1. Hi there,

           Just an update on our issue, so the builders came back with some alternatives. So our contract says flushed finish but they asked us if we would be happy with bagged finish. We were taking a bit of risk by confirming to them that they could go ahead with the bagged finish (of course only after viewing some of their bagged finished brick work). We were also weighing up the cost and benefit of going with this or further putting our fight and possibly including our lawyer. That was definitely going to cost both the parties more time and money. We didnt want that so we took the risk and confirmed for our builder to go ahead with the bagged finish. I must say i am really happy with it. Looking at all the other houses around us ours look way better. I feel so bad for these neighbors who maybe have been shut down by the builder saying that was the best quality and blah blah. We didnt buy that, and went onto getting an independent brick consultant and the final result we were happy.

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           1. Hi Cara.
              Is it going to last with that finish or just fall out over time? If the workmanship was reported very poor by the brick expert, I would have expected a different resolution.
              Our brick is a major feature of our house and there is poor workmanship and other issues. The building company tried to tell me it is just cosmetic. Well, I had other experts look at it and it’s not. Absolutely gutted. And don’t know what we can do.

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              1. Hi Concerned/Cara
                 Bagged finish over brick is excellent. We had this on our previous home- a 1940s ex-state duplex and the finish was still rock hard and durable. Personally, I love this look and intend using it again. Well done for an excellent compromise.

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                 1. Hi Mark
                    Unfortunately this bagged finish will not go with the brick, design and look of our house.
                    Cheers

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                 2. Hi Mark
                    With the extend of brick issues the bag finish will fall out over time. This would not be an acceptable solution for a high end build.

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                    1. Hi GP
                       Our duplex was 60 years old when we bought it and kept it for close to another 10 years and had no problems with the plaster bagging. It looked fabulous, too!

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                       1. Hi Mark
                          That was 60 years ago where the bag finish was done at the time. And probably done by a good bricklayer with good materials.
                          If you add bag finish after the build to poor brick workmanship WILL NOT last.
                          In my opinion bag finish is for a certain ‘look’ of houses and not for all.
                          If a person wanted a high end certain type of look then bag finish is not the answer.

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357. Hello,
     We are looking to build for the first time rurally in Tauranga and just wanted to get an idea of your experiences you’ve had with the local building company’s.
     I have met with Calley Homes and meeting with signature next week. I have had a number of emails from Stonewood but they seem more focused on keeping the price down not our personal input.
     I won’t go near GJ’s or Jennian homes and David Reid said anything lower than $600k build is not worth their while.
     I have just read the comments that Golden Homes have surprise costings which is not ideal so I think I’ll give them a miss too.
     I have spoken with Classic builders but haven’t met with them yet.

     Any other building company’s you know of that would be worth me getting in touch with would be great. Also any thing to consider for rural builds would be greatly appreciated too.

     Thank you.

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     1. Hi Ashley, I’m sorry I don’t know any builders in Tauranga, but one thing I would just recommend if you are building rurally is to make sure that any contract includes all the costs for putting in your services. When we built rurally the builder only included a PC sum that was woefully inadequate (was the one they used for normal urban sections!!) and we ended up with an extra bill for about $5,000 for the trenching and cable laying to the site from the boundary. It can be a lot more than this depending on how far you have to go, so just make sure they have allowed for this. Same with any water connection. Make sure you check that all PC sums are realistic as this is where hidden costs lie. Some companies look like a good price but its because they have unrealistic PC sums in the contract. Good luck with your build.

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        1. Hi Sarah,
           Thank you very much for that.

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     2. Hi Ashley, I totally agree with Sarah’s comments. But I would add that you should also push the builder to keep the number of PC items to a minimum. For example in the case of the service connections mentioned, a PC sum in a general spec you see when you first visit the builder is not unreasonable. But should not be necessary once they know the actual site details. At that stage they should include the actual price in the final contract that you sign. If they don’t want to do that they are being lazy, and hoping you’ll cover them for their mistakes.
        The actual meaning of PC is Prime Cost, and is intended for use only for things that you the client have some choice about. For example kitchen fittings and appliances, or tiles and carpets. Not for essential engineering parts of the house that don’t involve any choice on your part.
        There are also what are called Provisional Sums, Rates or Quantities for things like the amount of excavation in the foundations. You may have no control over these, but also the builder may be unable to calculate the exact amount until the engineer sees what the soil condition is like. I suggest that if possible you always go for fixed rates on provisional quantities, rather than just a provisional sum of money.

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     3. Hi,
        Ring Zach at ZJ builders. He is a excellent builder and a really honest trustworthy down to earth guy.

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     4. Hi Ashley
        I would recommend going to Generation Homes as they have fixed price guarantees which are usually very helpful. I would NOT recommend Stonewood Homes as their client relationship is very poor. I have heard of some people who have built homes with them and never once met with their project manager. They are also very poor at fixing maintenance issues after handover as well.
        There ‘must be a reason why Classic Builders have the majority share in Taurnaga, I guess they do a good job too? I don’t know much about them sorry.

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     5. Hi Ashley,

        I have personal experience with Stonewood Tauranga and I can’t stress enough to stay well away from them. They have beautiful show homes and excellent sales staff but when it came to the actual build EVERYTHING took longer and cost more than it should have. Kevin (the Director) restructured the company and we lost our project manager (Who we actually only met once anyway) and from there we pretty much had to project manage it ourselves because he wasn’t doing it. From word of mouth we found out that a lot of reputable contractors won’t do work for them, and the end result was a house which was not finished to the high quality it should have been as he employed monkeys. We were shafted time and time again and so ended up paying and moving into our home which wasn’t completed as we would have liked but we had a toddler and baby on the way so after 14 months since our initial deposit was paid, we weren’t willing to wait any longer for him to get more monkey contractors in to fix the stuff ups. There have been a number of small things they should have fixed post move but they haven’t done that either and communication basically ended as soon as we moved in despite trying to get them back. There is paint on the outside facade of our house, overspray for Africa and things that were just not done properly. PLEASE take my advice and write them off as a company to build with unless you would like to age prematurely!

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        1. Funnily enough, now they have a 20 year old being the Project Manager. Hired to be a “Junior” but Kevin has thrown him under the bus and given him all the jobs to look after. I agree with you and write them off completely.

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     6. Hi Ashley,

        Can I ask who you built with in the end? How were Calley Homes to deal with?

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358. Hi there, maybe I am in the wrong website, but can someone please recommend us a good builder for a large extension of the existing property in Birkenhead/Auckland? We are struggling to find a good robust builder in Auckland (they all seems to be in Chch :)). Thanks in advance, Elle

     Reply

     1. Hi Elle
        Maybe we can help out?
        http://www.durabuildconstruction.co.nz
        cheers
        Ray
        0224288403

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        1. Thanks, Ray. I thought that you are Warkworth based…We would prefer a local based team if possible.

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           1. We are based in Warkworth but we cover most of the Akl area and up to Waipu.
              If you struggle to find a local crew, please feel free to give me a call.
              Happy to help.

              Cheers

              Reply

              1. Hi Elle
                 You can always have a look through our listings here:
                 http://www.buildingguide.co.nz/builders/auckland-north/
                 And make sure you get a copy of the Building Guide or at least get to the website!

                 cheers

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                 1. Thanks, Mark! Much appreciated.

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359. Be wary of ‘Jack Suo’ from ‘Skywings Construction Limited”. He totally ripped us off on a building project. He lied many times, did poor quality of work, was really expensive, aggressive, rude and cannot be trusted. He’s a Auckland based builder. Do business with him at your own peril.

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     1. Hmmmmmm so Jack Suo is telling us to beware of Jack Suo????!!!!! Okey dokey then 😉

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360. RE: master builder template building contracts. You must 100% see a lawyer about these. Your builder will have you over a barrel on these terms. they are a nightmare. the terms need significant re-balancing. if your lawyer pies you off and says they look pretty standard and not much can be changed, then get a better lawyer. if you think the MBS organisation is there to keep builders honest and that their terms are fair to consumers, think again.

     everything is geared towards the builder. if they say they can’t make any changes then run a mile. listen to your lawyer. don’t take the risk. what can go wrong will go wrong and the money invested in legal advice and re-drafting will be well worth it. as an organisation, the registered master builders are there to protect builders and to gather money for back-of-the-cereal-packet “guarantees” that have more holes than grandmas crochet blanket, all of which your builder and the organisation will drive a truck through to roll over the top of you.

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361. RE: Master Build Guarantees, highly over-rated in my opinion. Better to invest in some decent construction insurance and get something for your money. Once you get into the fineprint of the master builder guarantee and if you ever try to claim on it, they will shaft you seven ways til sunday. one of these guarantees is probably handy and better than nothing when you’re buying a completed new-build all ready to move into and fully CCC’ed etc., but it will not help you if you are the principal (i.e. you’re paying a builder to build a place for you.) For minor little issues MB might play ball, but if you get a major issue or anything slightly nonstandard they will run a mile and hide behind every possible loophole in their guarantee. The guarantee is next to impossible to comply with so you end up voiding it before you get anywhere with them.

     I’ve seen registered master builders get up to all sorts of shonkiness, poor build quality, poor remediation, go into liquidation etc. and even after you complain to the master builder group they don’t seem to care and let the builder stay on as a “master builder” under their new, phoenix trading entity after the old one has gone belly up. it’s a money-gathering and marketing exercise and nothing more. better than nothing but you’re better off with something that isn’t stacked against you like a good construction insurance policy – at least insurers are regulated!

     Reply

     1. Hi Roger: Can you elaborate on the insurance a bit please? Would Buildright/Buildsafe be a decent construction insurance? Many thanks

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     2. unfortunately we have learnt this too late. In our new build home and discovering they are giving us the run around try and get this fixed 🙁

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362. Take care with anyone associated with Eva Xu (also known as Yun Xu). Formerly of Good Opportunity Development Limited (now in liquidation) and Good Opportunity Development Auckland Limited recently renamed to Perfect Housing Limited. On top of a previous entity named Good Opportunity Development Limited that was renamed to United Projects Limited. She has record of sloppy work that you can’t her to fix, late-paying or underpaying or failing to pay her subbies and seems to have gone down the path of phoenix companies to try to dodge her creditors judging by all these disappearing entities with the same names. She operates in the North Auckland/Albany area mainly I believe.

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363. Hi we are looking at using Stonewood homes to build a 2 story in Bay of Plenty..any recommendations??

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     1. Hi Prey (hope your name is not an indication of what you will be to a builder),
        No experience of using Stonewood for an actual build (we dropped them before it got that far), and of course different SW franchises may perform differently. But first warning is examine their build contract carefully before doing anything else. I have some experience of building contracts, and the one they showed us (a few years ago) was not just very biased in their favour, but almost unintelligible. Frankly I don’t think they knew what it meant themselves. But were totally unwilling to discuss any changes. Don’t worry, ‘she’ll be right’, that never comes up, so we never need that clause! So delete it then. Oh no, can’t do that. Boss won’t like it.
        A later experience with another SW franchise gave me the impression they’re all smooth talk, but don’t follow up on promises.

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     2. Not that it necessarily makes any difference to the way a particular franchisee operates, and I don’t know how they are building homes, but for some people it might be worth knowing that Stonewood is ultimately owned by the Chow brothers, who came from and made their money in the prostitution industry originally as brothel-keepers.

        Maybe they are straight up, salt of the earth dudes, but it does make one wonder a bit. Personally I would prefer someone with a bit of pedigree and ideally a family reputation and legacy to protect rather than an investment vehicle for parlaying the profits of prostitution when it comes to building my family home, but that’s just me https://www.stuff.co.nz/business/77697968/chow-brothers-add-stonewood-homes-to-property-empire

        Reply

     3. Hi,
        We used Stonewood Northen a few years, it was a nightmare, wouldn’t touch stonewood again.

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     4. Completely agree with all the answers below on this one. Wouldn’t touch Stonewood with a barge pole. The project Manager avoids meeting the clients during the build and also ignores anyone with maintenance issues after hand over. They do PC sums which can really bite you in the behind as well if they haven’t done their homework properly. I have even heard of builds taking over a year to complete!

        Reply

364. We are thinking of using Stonewood homes to build a 2 story in Bay of Plenty. Any recommendations??

     Reply

365. Hi
     I live in the South Auckland area and am going to extend my house front and back. Would appreciate if someone has done similar extensions and would have any builder recommendations. I was very impressed with the SO Renovate company until I read the reviews on this site. Does anyone know of a reputable company out there that can help me from start (plan) to finish (build) or is it better to have different people working on my project. Thanks

     Reply

     1. Hi there,
        SO Renovate changed ownership in November 2017. With the new owners they did a complete revamp of staff and contractors. I know the new GM and from what I can see it’s a very different company (in a good way) than what was being commented on here.

        Reply

        1. That is good to hear. We felt sorry for the new owners when we had heard that it had changed hands. The previous owner and senior management had a lot to answer for.

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366. Do you know which companies (apart from Platinum Homes) are affected by the Homefirst CBL Insurance liquidation?

     Reply

367. We are looking for suitable people interested in two adjoining large sites with a house on each in the Mt Albert area. The sites are around 1600 square metres each and both right of way.

     Reply

     1. Hi. Could you give me some more detail, address etc as may be interested.

        Reply

     2. Happy to take a look if not already sorted?

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368. I just wanted to throw a good review into the mix – we just finished building with A1 (Kumeu) and they have been awesome. We were really nervous having read all the terrible reviews on this site and spent a long time looking at lots of different companies. Dan and his team stood out as you speak to actual builders at the show home (rather than slick sales people) who have the practical knowledge to help you undertstand the pros and cons of your design and the build process (we ended up modifying one of their designs). They finished ahead of schedule and on budget. They were great communicators and have quickly sorted out any of the minor issues we had once we moved in. They were very flexible and reasonable and didn’t charge like wounded bulls for variations. I totally recommend giving them a look.

     Reply

369. Does anyone have any feedback on Great Land Construction Limited (Auckland)?
     They gave us a very good quote.

     Reply

     1. Hello, we were having a few problems with our builder about the same stuff that many of you all seem to have been through and my faith in the building industry was pretty much non-existent but one of our builders men went out on his own and we are using him to finish all the builds on our rentals and our own home, and he’s absolutely fantastic!

        He was there first hand watching us trying to deal with his dick head boss and now he’s struck out on his own he’s doing everything the complete opposite and I told him to read this blog for more ideas on what not to do and we couldn’t be happier with him.

        So, if you’re looking for a builder in the Hamilton-Waikato area his name is Mitchell Williams. He’s fully licensed, meticulous with his work and he listens to his clients (more than we can say about our previous builder) and after reading this blog he’s got his lawyer putting together a contract that’s actually fair for both parties, not the crap they peddle on the Master Builders website! If you want to talk more, my email is mmjenkins @zoho.com I’ll happily sing more of his praises because it feels great to throw a good builder into the mix after dealing with idiots and scam artists for so long.

        Reply

370. Hello I am looking at building in Christchurch and have been looking at Homes by Maxim and Greenland Homes. Does anyone have any feedback on Homes by Maxim? I noticed there already is some positive feedback for Greenland Homes.

     Reply

     1. Hey Glen, I don’t know anything much about Maxim but I have built several properties with Greenland and cannot recommend Sean highly enough. He’s a man of integrity which is hard to come by these days. 🙂

        Reply

     2. Hi. We built our home with Paul McStay. The process was smooth. Prices didn’t change and we got exactly what we wanted. Brendon was great to deal with. One of the best things we found was that we were speaking directly to the architect and any changes were done almost immediately. Even the first day I met them and showed them a floor plan I had drawn up, they got back to me that same day with their plans done. That was what made me go with them and haven’t regretted it.We found that dealing with any of the larger companies, you had to talk to a salesman who would pass it on to architects. The process was very long and more often than not the plans would come back completely wrong. A lot was lost in translation. I also believe that the value for money is much better. A higher spec and larger home for the same price. Cheers Adrian

        Reply

        1. Yep agree with this comment. Paul McStay is great too. Know his son and also know a couple of people who have built with him and been very pleased. A man of integrity.

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371. HI. Does anyone have any feedback around Russell Properties in Wellington? Thanks.

     Reply

     1. We built with them 2 years ago.
        Would we CHOOSE them again? Probably not if we had options (but they own so much of where we wanted they were basically it..) The build quality is good, the finish – especially the paint job is pretty average – we had to complain afew times to get minor things fixed but they DID sort it – in the end. Their customer service isn’t amazing – felt we were being SUCH a pain if we had a question and if we had any issues they made it such a hassle. (Neighbours on both sides also RP and felt the same).
        BUT overall the house is solid, the retaining etc is above what was needed and the price we paid was less than if we’d got the land/built seperately.

        Msg me if you have any questions 🙂

        Reply

        1. Hi Michelle
           Thanks for your response. We’ve always wanted a Russell Properties home but the price is too steep. They don’t offer build only services – just land and build packages i think?
           Is the house warm? What sort of heating is included in the package?

           Reply

372. Thanks For Your valuable posting, it was very informative.I am working in Interior Decorator in chennai

     Reply

373. Does anyone have anything to say about GL Construction?

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     1. We are wanting to build in Kaukapakapa but having trouble finding a builder and a draftsman who thinks outside the square as we have unusual building site. Have approached franchises and they just want to build square rooms and do not seem to have much innovation. Does anyone have any recommendations re bulder and draftsman?
        .

        Reply

        1. Hi Yvonne, we used LTD architects in Silverdale and The House Company for our current build for the exact reasons you are describing. It was about how to get the best out of the site and a home that worked for our family. Looking good so far.

           Reply

        2. We have used Trevor Wilson based in Orewa. http://www.ARCreate.co.nz
           Had a very step site with limited access but wanted to have some connection to an outdoor lawn and garden. Was pleased with the result.

           Reply

        3. Hi Yvonne
           Funny that your text popped up right now. I am myself looking for a builder to build some houses on my site.Just a development
           I am a German Engineer and gained chartered engineering status 2 Years ago.
           I am an experienced designer and back in Germany I was well known for thinking outside the box. I have had my own construction company from 1987-2007 and have build about 80 houses 15 to my own design, all in Germany.
           My approach to customers always was
           1.Talk to them see how they live,ask and feel what they want
           2. Look at the site,orientation,sun, garden,etc
           3.. pre check any council requirements
           4 If I like the circumstances(People with ideas, challenging site,etc) I.Make a preliminary design.Down to earth a design you will like.
           5 present design and chat and change.If that takes to long we won’t fit together. Don’t like it ? no payment necessary.
           If you like it the journey starts
           6 Final design and council consent application. discuss costs now.
           7 You might have to find a builder of your own.Yeah well might be I can help here as well ,just looked on google maps it,s actually not to far away

           If that catches your interest feel free to contact me

           Reply

        4. Hello,
           We are builders on the shore and do projects out your way. I Live in KKK and Id love to have a phone call with you ro see if we can help you. Please give me an email to discuss

           Reply

           1. Email is yvonne.webster@ywasteit.com.

              Reply

     2. Hi, we are looking to build with Golden homes. We see they have a build price of $328k. how much extra do you think it would cost approx to get CCC for services, water tanks etc on a flat site?

        Reply

        1. Be EXTREMELY careful with Golden Home. Make sure you get in writing that they will advise you of EVERY SINGLE variation and the EXACT cost of each. I had to take them to court because they added another $16K to my cost without even telling me. Make sure you look through all the comments on here about Golden Homes Christchurch (Peak Construction) before making your decision. I can recommend some really good and honest builders in Chch if you are interested (ones I have used, not that I am “involved” with or anything!). 🙂

           Reply

           1. Wow. Déjà vu. We had exactly the same problem with Golden Homes in Wellington(Gillies Construction). They billed us for an $18,000 variation that they hadn’t told us about and tried to stop us getting into our house unless we paid. Thanks to our lawyer and a few genuine threats to go to fair go we got to n but not before all our carpet offcuts we were going to use for mats disappeared. Their prices are cheap because I have been told (and saw first hand) they use the cheapest fittings around and lines about to run out. Also didn’t allow enough lights in the rooms in original price obviously to make it look like a good deal. Like the saying goes you get what you pay for.

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              1. We built with Golden Homes in Rodney and they were a nightmare. Franchisee went bankrupt after building our house so no maintenance or follow up and problem after problem during build. Measured kitchen incorrectly, so did not get kitchen I wanted, measured bathroom incorrectly so had to change windows and on and on and on. Do your homework.

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           2. Hi Sarah. You wouldn’t know any good and honest bricklayers in Christchurch would you? We are unimpressed by the brickwork on our newly built home. It appears the bricklayers have used two different coloured mortars and all our builder’s, GJ Gardner, can suggest is an acid wash. The colour difference is so great, we doubt this will make any difference..

              Reply

              1. Hi – sorry for late reply but no sorry I don’t know any bricklayers. 🙂

                 Reply

                 1. Thanks anyway Sarah.

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                    1. Hi there. I am in the process of signing a fixed price contract with a building company. We have one contentious issue and that is the choice for the cladding. They have quoted me on Board and Batten. Is this a good product? Is this very low maintenance? I am very keen on the Linea Oblique. Can anyone please advise what the difference is in terms of price between both these products?

                       Reply

                       1. Hi Neville
                          Carter holt Harvey are being threatened with a class action suit over their Shadowclad product. This is the typical product for the board and batten look. It is somewhat cheaper that Linea per m2.
                          There is another product called Plyclad by IBS that may be suitable for the B&B option.
                          Do some research and have an open conversation with your designer about it. Don’t sign until you are completely satisfied.

                          Regards

                          Reply

           3. Hi Sarah
              Do you know anything about Onyx homes in CHCH

              Reply

              1. Not really Bevan. They were building a house next to one we were building once in Wrigram Skies and it looked pretty good but other than that don’t really know much about them. The house was located at 52 Valiant Street, Wigram so you could always go door knocking to ask how the buyers have found it??

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374. Hello!

     We are building this year in Christchurch, have spent a good amount of time wandering showhomes and talking to builders.
     The ones which we are leaning towards are generally David Reid (VERY expensive), Mike Greer, Peter Ray and Maxim Homes…..does anybody have any particular experiences or recommendations for any of those mentioned?
     Thanks

     Reply

     1. Hi Stevo, I can personally recommend Peter Ray Homes. They are extremely good quality and very transparent when it comes to costs. We have built two houses with them and have been very pleased. Mike Greer are pretty good, the team there are great but they are one of the more expensive I think per square metre – if you do go with them I’d recommend going fo the traditional build rather than one of the Concision houses (have heard some people with problems). Two companies that I would also recommend (not sure if you have looked at these or not) are Paul McStay and Greenland Homes (Sean Zhao). Have personally built several properties through Sean at Greenland and he gives excellent value for money and is very trustworthy. He has won Golds recently at the Master Build Awards. Good luck with your build 🙂

        Reply

        1. Thanks Sarah! that’s very useful. It’s interesting you mention Greenland Homes and Sean as I have worked on a project professionally with Sean recently but hadn’t actually considered him! Cheers

           Reply

        2. Hi Sarah

           Are you able to elaborate on the problems people are having with Concision homes?

           Reply

     2. What ever your choice, stay as far away from Platinum Homes as possible.

        Reply

     3. Compare the addendum of each for a real comparison. It’s likely David Reid appears more expensive as the allowances for kitchens, tiling, flooring etc. are higher. This means you get to select a better quality and more expensive product. I’ve heard terrible stories of the cheaper building companies leaving things out of the contract all together (like carpet) just to get the cost down to win the job. It then gets added as an extra cost later. Basically all of these franchise building companies can build the same thing for the same price, as their supplier material and labour costs are generally pretty similar. But look at the details and what you get for that price. Tiled floors cost more than Lino – for example. You really do get what you pay for. Good Luck.

        Reply

        1. I agree with everything Nixon says here. I’d just like to add that although the up front costs for builders may be similar (or even look very attractive) when they’re trying to get you to sign on the dotted line, the crunch time comes when you realise that things have either been totally omitted from the spec, the standard is way below what you actually want, or the sums of money allowed are just not enough to get you what you want. At that stage you’re already well on the hook, as the house is half finished. So you have to either pay what the builder asks, or go without. (In connection with that, keep in mind that even with a ‘fixed price’ contract, it’s likely that the price for stuff that just has a money allowance in the contract will be the cost at the time you need it in the house, not when you sign the contract. So allow for 12 months inflation.)
           The solution is very hard and tedious, but necessary. You must examine the spec in detail, decide as far as possible exactly what you want, and make sure it’s covered in the spec, or include real prices for what you want. If the builder is not willing to help you through that process then find one that is. You will almost always get a better deal if it’s hammered out before you sign the contract.

           Reply

375. Hi there – I am looking for recommendations on reputable building companies in the Rodney area for a Matakana new build. Would ideally like a company who does all-inclusive for fixed fee and we choose the plans that suit us. i.e. Navigation homes. Anyone had any good experiences with any of these types of building companies in the Rodney area? Thanks!

     Reply

     1. Hi, try Maddren Homes. Good rep and solid comments about them on here. They are also about he only building Company that encourage you to talk to people they have built for.

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     2. Agree with Richard – Maddren Homes have an awesome reputation 🙂

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     3. Would also recommend giving Brent at Sentinel Homes in Warkworth a bell

        Reply

     4. I can recommend The House Company. We are currently building with them and its going really well. This is the 3 new build we have done and the first build company we would recommend.

        Reply

376. Hi,

     can anyone supply a review for Rogers Residential building Ltd currently based in Mangawhai Heads?

     Reply

     1. Linda you have most likely seen by now that they have gone in to liquidation and formed two new companys……..RRB Homes Ltd and Seabreeze Homes Ltd. Run a mile as fast as you can so as they don’t steal your money like they have done to myself and several others.

        Reply

        1. Hi Ruby, thanks for your response. Unfortunately, my husband and I have also fallen victim to Greg Rogers’ company. How can they set up two new companies and yet owe people money?
           Atrocious! RRB Homes and Seabreeze Homes should be boycotted!

           Reply

           1. Hi Linda, sorry to hear of yet another! If you want to contact me feel free 021 480722

              Reply

377. Hi,
     We are looking for a good relible company to build a second dwelling (3bdrm house) on our site in North Shore Auckland.
     Hopefully we will get a building consent soon.

     Reply

     1. Hi, If you would like to give Gareth a phone from Manly Construction. We are a reliable building company that specializes in new builds, renovations and alterations on the Hibiscus Coast and North Shore. Most of our work comes from recommendations from previous clients who we are happy for you to be put in contact with. Ph 027 212 4484

        Reply

     2. Hi NZL
        Have a look at our builder listings here…just select the region you’re in…
        http://www.buildingguide.co.nz/builders/auckland-central/
        cheers

        Reply

     3. Hello,
        We could help you with providing you a cost estimate for you proposed dwelling. We are a 10 year old company based on the north shore and have teams in Rodney. I live in Kaukapakapa and could meet with you as soon as youre ready.
        Dont hesitate to call me on 0210762068

        Reply

378. HI there
     Is it quite common to have some defects in a new house? What are some of the common defects? We’ve found some paint peeling off (very tiny), some loose seams in vinyl flooring and also water leaking our of the shower box.

     Reply

     1. Hi CJ
        Yes – defects are very common, and paint is *the* most common. Water leaking out of your shower box is the greatest concern, so get on to that urgently. Builders have a 12 month period from completion of the build to fix defects, no questions asked, but it looks like the problems you have will be from sub-contractors, and they can be slack coming back, so make sure you chase them hard.
        cheers

        Reply

379. Hi, we are looking to build in the kapiti / levin area. We have read through the comments and picked up some good hints and tips. But does any one have some recommendations of reputable builders in our area? We are looking at engaging with A1 homes.

     Reply

380. Hi,
     Looking for advice or opinion of clauses 83-87 of the Registered Master Builders Association Residential Building Contract. These clauses relate to providing the builder with a memorandum of mortgage over the land should we fail to pay any money to the builder.
     Our solicitor is adamant that the clauses should be removed, the builder (large franchised builder in the Wairarapa) is insisting that we keep them. Any opinion on the risks we accept if we keep them? Many thanks in advance.

     Reply

     1. This is a very dangerous draconian clause, trust your lawyer here. We had something similar in ours and removed it after it was explained to us what could happen and boy did we have problems with our builder, thank god we listened!. With this in your contract you are giving all power and control to your builder, its not to say that he would abuse this, but he could if things got nasty. See if you get away with putting a mortgage clause on him?

        If something happens during your build for example damage to site or house caused through negligence via the builder or his contractors which might not be covered by insurance and started a dispute where you withheld money for work already completed, the first thing that would happen is the whole project goes on hold. And they will drag this out!

        The building act will have you pay out any monies owed to the builder for work completed regardless of the situation as you would need to go to court to deal with the dispute issue if it cannot be resolved with the builder. This is where the clause becomes a problem. If you withheld money then the builder could cancel the contract (using the act) and claim the mortgage even though he was the cause of the dispute!!!!!!!!!.

        Once you have paid up monies owed and unless you are prepared financially for the “unexpected” and the months of legal battles etc then he would have no right to use this clause and would be an idiot to do so,, but if he’s dodgy and knew you didn’t have the money to fight he could abuse it, turning a bad situation into an even worse one for you. Also, what happens if he goes under while you are going through the dispute process and hes used the clause and taken a mortgage out on you? What happens here?

        There are alot of things that can go wrong in a build dont think it wouldnt happen to you its common place these days, and the home owner is the least protected!

        Master Builders certainly wont be there for you that is shocking that that clause is in there! Find a builder with a good reputation who doesnt have to many builds on the go at the same time as they dont need to rely on clauses like this if they are good guys! Remember you are paying for expensive legal advice for a reason! Be warned re the home building groups, read this blog in depth!

        Reply

        1. Hi Kevin
           Have a read of our page here – http://www.buildingguide.co.nz/planning/building-contract/. We recommend against using the Master Builder contract and recommend the Building Disputes Tribunal contract instead. There’s a link to their contract here – https://www.buildsafe.co.nz/BUILDRIGHT+Conditions+of+Contract.html.

           Has your builder given you the Prescribed Checklist? They must as it’s mandatory. If they have not, will not and aren’t prepared to use a different contract, you may wish to review your arrangement with them.

           Reply

        2. Hi
           Does this clause still apply after hand over and all moneys are paid to the builder? What happens when you have a dispute during the 12 month defect period and they wont fix defects or damage that was noted on handover sheet.
           Cheers

           Reply

381. Hi Can somone please give me a price they have been charged for a kitset house to be built for a 2 bedroom

     Reply

     1. Hi Jack
        It’s very difficult to give a price for any house, even kitsets, without knowing the specifications – bedrooms/size/etc. Also, there just aren’t that many kitset homes sold in NZ.

        Reply

382. Hi, has anyone had experience (good or bad) with Classic Builders Tauranga? Looking to build with them on one of their new subdivisions at the Lakes. So far the comments on them here are all positive…

     Reply

     1. Hi Jason,
        Just wondering how you got on with Classic’s or who you ended up going with?
        Thanks

        Reply

383. Hi,

     Has anyone build with Golden homes in Stanmore Bay Auckland? Are they good? We’re seriously considering them but the price is a bit expensive.

     Reply

     1. Have you thought about not using a franchise company and getting plans drawn and using an independent builder ?

        Reply

        1. We used Golden Construction (not Golden Homes) to build in Riverhead. We were very happy with them and would happily use them again. They have a show home in Huapai and millwater I think, and I believe they do build in Stanmore Bay.

           Reply

           1. Thank you. That’s helpful.

              Reply

              1. No worries. You can email me at malhar_p@xtra.co.nz if you need any more information about our building experience. I can introduce you to the owner of the company if you want.

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     2. These are steel framed homes only. Once the build is complete to renovate or alter is a nightmare as u can’t cut frames easily and is very costly. Steel frames are noisy and crack loudly so see if you can contact some existing steel framed home owners first. Don’t be sold by the timber doesnt last or is inferior technique as Golden only offer steel and not timber. This means to install the roof is extra cost due to steel fixings required. Also they normally bring their pricing down by offering large garage space that do not require same as internal finishing. Ensure any contract you sign has the correct number of electrical fixings per room that would be required in a normal house build as group house builders short change on these and they are expensive variations to have to pay for. Just another ploy they use to reduce price upfont and then charge like wounded bulls for. Golden have a good name on the Shore and they have been in business a long time and are secure. Another franchised company that you are paying franchised fees to a head office and that’s why they are more expensive. If you want to spend time building the right way, get a known builder who has excellent references who project manages the build themselves and is controlling quality and the timeliness of the build. Best question to ask is how big is their team and how do they conduct a house build. Do they complete one project prior to the next? If they are small don’t use them. If they are committed to finishing multiple projects don’t use them.

        Reply

        1. Thank you so much so that detailed response. really appreciate it.

           Reply

        2. I think you have very little knowledge on steel frame homes. My one it 14 years old. Has no cracks anywhere (We live in the Wellington region) and does not make any more noise that the timber house we use to live in. We also did some alterations and an extension 3 years ago with no problems.
           If you want a good sound home go with steel framing

           Reply

           1. Good for you LT. Must be one of the few.

              Reply

           2. Not a good response to belittle people. Lets keep this seemly LT. Everyone is entitled to their opinion and mine is being in the construction industry for a long time so I speak from experience and have no association with any building company whatsoever and know of both timber and steel construction methods and outcomes. Good to hear your home is of good quality. Lets keep the derogatory comments out of this forum. The wonderful intention of this forum is to keep open minds about all coys and their offers to market, not to go down the track of belittling.

              Reply

     3. buld with sentinel homes.Im currently building with them, theyre on schedule and give me weekly reports with photos on progress. They also priced up very reasonable and economical. Highly recommend.

        Reply

        1. Thanks, they are our number two choice. The show home they have in Millwater is so good.

           Reply

           1. yes their show home is excellent, they strive on quality and customer satisfaction. Im halfway through my build and from the start they have been so helpful. Ive been able to contact them with every silly little question I had and they always responded asap.
              I had a terrible experience with bella vista homes , i pulled out before money was spent there, sentinel homes knew of my scare with bella vista so they made everything as smooth and possible . When it came to signing the contract, they happily met me and my lawyers needs with no hassle as well. Really good natured people running the company!

              Reply

        2. Sentinel Homes secure and are great guys to deal with. You can be certain they will finish a good quality build and the owner is outstanding and his team great creds.

           Reply

        3. Hi, Are you able to tell me who you are dealing with at Sentinel? Thanks

           Reply

           1. hi danae im dealing with Isaac Dean the manager from the Bay ofPlenty region as im building in Tauranga. All Regions have their own manager and ive heard all are excellent. which region are you considering?

              Reply

384. Are there any other comments or experiences building with GJ? We are looking at purchasing a house & land package or land to build in the Marlborough area and would appreciate as much feedback as possible. Thanks everyone!

     Reply

     1. Another franchise company. Do your homework as just because they are under a franchise group each company is run separately and their head offices do not take any liability for any franchisee going broke. I know of someone involved in a GJG branch failure where HO asked contractors/suppliers to finish off a number of builds at their own cost, eliminating any exposure to GJG’s. Each franchisee is different and builds their own way and are different in their communications. Some are good to deal with but do your homework and seriously look at an independent builder that comes with great references and even better referees as they will be so much cheaper than a franchise. Don’t be pulled into this, because we are big we get cheaper prices. You are paying a minimum of 2-4% franchise fees straight back to HO and then you will pay to support the huge infrastructure of site supervisors, estimators, sales people, admin and of course management. Also if you do go this way, ask if their site supervisor is a qualified LBP. These guys are running jobs and are not qualified builders and SUPERVISE your build. For a little bit of homework you can easily acquire a great builder. If you don’t want to do your homework, go with a franchise and pay the extra and don’t complain with the outcome. Good luck.

        Reply

        1. Note please. Double up with some comments changed as page came up not working so rewrote. My apologies.

           Reply

        2. Thank you for the advise, very much appreciated. Extreme amount of building happening in Marlborough a.t.m especially in Blenheim with 5 new subdivisions…all at once! Greed does have a way of biting one in the bum! All advise is taken on board and appreciated.

           Reply

     2. Do your homework with the individual franchisee and ask for some addresses you can go and look at that they built. Then go door knocking to see what the previous clients think. Reviews on websites are mostly fake. Also if you have some time and want to do your due diligence get a referral from a local builder and ask for referees and do the same.

        Franchisees such as GJ are not cheaper as you are paying for franchise fees -2/4% which is added into your build price and then you are paying for the massive infrastructure, including site supervisors that run the build but are not licenced building practitioners or even a builder. The people building are mostly contactors working for these franchisees. Don’t be fooled by their sales people advising they get better rates on product making them cheaper, as that is misleading by the time they put a double digit markup on you’re already paying more than the local guy you could build with successfully. The biggest problem you have between local independent builders and franchisees is the communication. Local builders were historically bad at communication and not sales oriented but most are getting better and will allow you to have more input into the build than a franchised coy would. Also to note, the good builders are not working for franchised coys but are out there doing their own thing and doing it well. The franchised coys pay their builders low rates so one should question the quality of the franchised build first and foremost. Our neighbour just built with a franchise – 42 week build time for a 200m2 simple brick clad house!!! Our neighbour (independent builder) just completed a 400m2 house (upmarket spec) in 20 weeks. Choose wisely

        Reply

385. Any suggestions about Grove Homes?
     Want to build a house in Aotea.

     Reply

     1. Hi we are looking to built in Wellington and suggestions about who to build with ??
        GJ ??

        Reply

        1. Hi,

           If you are after a quality home give Delmira Homes a look. They are a design and build company who are prepared to be a bit more creative with home design. They appear more expensive upfront, but include all costs to reach a turnkey key solution. Make sure you compare apples with apples. They build quality houses and have integrity.

           Reply

           1. Our GJ experience in Wellington is not very good. Very slow and non responsive and finally got over it and now looking for another Builder. We also welcome suggestions for a good Builder in Wellington.

              Reply

              1. Ditto with Wgtn GJ’s
                 Very slow to respond, didn’t make changes to preliminary plans as requested & didn’t evaluate section properly to advise on earthworks
                 Gave up & went elsewhere

                 Reply

                 1. Same with us, very slow responses. Contract was non negotiable and completely in favour of builder, very unhappy with how things were done. We gave up and would not recommend to go with them.

                    Reply

386. Hi,

     Does anyone have any recommendations on who to build with in the Wellington region please?

     Thanks

     Reply

     1. Try Andrew Leslie at Progressive Homes (depends what your budget is)
        Also try Hayden Rau at Sentinel Homes as he has been in the industry a while. New company but the guy knows what he is doing.

        Reply

     2. Please don’t go with Platinum Homes (Mass Construction), One of the worst building company in Wellington region.

        Reply

        1. Same. Ask anyone in the region about them. Do your homework before you use them.

           Reply

        2. You are right Sam, Platinum Homes is a terrible company all round.

           Reply

           1. hi! Does anyone have any experience with Jennian homes and Sentinel homes in the South/East Auckland

              Reply

              1. I don’t know about Jennian or Sentinel, but I have had a really bad run with Signature Homes franchise at Botany.

                 Reply

                 1. We are building with Jennian homes right now – Beachlands. Looks like quality builders to me. Quite reasonable with communication. We spent good 6 months discussing plans, specifications and contract to make sure we get what we want. Owner of franchise is nice lady who seems to keep her promises.

                    Reply

387. For anyone looking to build in the Wellington region – avoid Navigation Homes. After being given the run-around for the past 12 months, we’ve been quoted a price significantly over our agreed budget and are having to walk away from the deposit we paid for our scheme plans to start over. We can’t comment on the quality of their builds, but based on our dealings with the team in Aotea to date and the increasingly condescending and unprofessional emails we received from them, we’re relieved we didn’t end up signing a building contract.

     A learning from our experience – unless modifying an existing plan, do not get talked into using your building company’s architect. It seems like a great deal paying $3k for a custom design but in reality, you get what you pay for in terms of quality and expertise. And at the end of the day, regardless of how involved you have been in designing the house or what your agreed budget is, the building provider then owns the plans so can charge you whatever they like for the build.

     In hindsight, we should have used an independent architect or draughtsman to draw up our concept plans and then approached building companies to take it from there. We realise there have been successful cases through the Disputes Tribunal where companies have failed to provide scheme plans that can be built within the agreed budget, but it’s not worth the stress of dealing with Navigation Homes any longer and we can’t get the past 12 months back. If someone else can learn from our experience, then it hasn’t been a complete waste.

     Reply

     1. Hi Rachel, You make some good points.
        We’ve just recently moved into a new build, and the house is nice in many ways. But the whole process has been a very stressful disaster. Especially if you choose the wrong builder, as we did. Actually good build quality, but went into liquidation, leaving us and subbies in a very difficult position.
        I’ve been in the construction industry (civil) my whole life, on the client (government) side, so I know all jobs have their problems. But when it’s your own money and life being affected, things look very different.
        Some people obviously have a good experience building, but my impression they’re the exception rather than the rule. The building industry in NZ is frankly a disaster. I could write a book about it.
        But just to give some advice about your point regarding copyright of drawings. People often don’t realise that before you pay or sign anything it’s all up for negotiation.
        So just tell them that if you’re paying for drawings then you want to ‘share’ the copyright. Perhaps you can agree only for your own use. If they don’t like it then tell them to get lost.

        Reply

        1. Hi Chris – who did you build with?

           Reply

           1. Hi CJ, As I mentioned they went into liquidation, so not really relevant to anyone else now.
              So I’m not trying to keep it a secret, but do you mind if I ask first why you want to know?

              Reply

        2. Chris is correct. Currently the NZ building industry is a disaster and unfortunately there is no quick fix. There are still builders out there building leaky homes, still architects designing leaky homes and still suppliers of compressed fibre cement product (biggest name on the market) promoting products they have no idea will or will not fail early in the piece. An architect told me that he can do what he likes as its councils fault and not his, because they rubber stamp the drawings. Their are people out there specifying wind zones for the wrong sites and its you the unknowing home owner that end up with the issues, no-one else. Its the suppliers who are promoting these products with architects for large back handers, sweeteners (call them what you like) and then when court cases appear, these individuals are never to be seen. See court case currently – Herald today –
           Two James Hardie companies, James Hardie New Zealand and Studorp, lost their application to toss out a leaky buildings class action case in the Supreme Court.
           The High Court is set to hear a representative action brought by leaky building owners against James Hardie alleging that leaks in their homes are attributable to inherent defects in cladding systems manufactured by James Hardie.
           They also claim that James Hardie made misleading statements about the cladding systems in the technical literature.
           James Hardie went to New Zealand’s top court after the Court of Appeal upheld a ruling allowing the suit to proceed, arguing among other things that the Appeal Court erred in finding that the respondents had the “same interest” in the subject matter of the proceeding as the class members it is proposed they represent.

           And this company is a huge supplier to our NZ Construction industry. Our industry is a major mess and all that is happening is a joke and there is no way any government is going to solve our ongoing issues. The only way we have to go forward is for architects to design responsibly and take out insurance for any build that are involved in. This is what they do overseas and it works but my only issue is that architects consistently charge like wounded bulls and alot are severely lacking in their plan skillsets leaving the builder to work out what is required as detail is missing. No detail, no responsibility!!!! Back on the builder again. Only then architects will build as they take responsibility for the design and the build and only reputable builders will be utilised. The unfortunate state of our industry is that builders out there are choosing to not be LBP licenced (most don’t do complete building works in this area and only new home builds) as an LBP they take full responsibility should product like the aboves fail as historically these coys fed the builders to the wolves as the problem (and some were with installation but majority weren’t). The only solution is to not utilise any such product in our market. This statement is an old ploy to mislead and they pull all failing product off market including all reference to such failures: From Herald -They also claim that James Hardie made misleading statements about the cladding systems in the technical literature.

           The NZ Construction industry is a joke and all unsuspecting parties need to ensure they use expert builders, not hammerhands, not unqualified teams, not builders who just stand new home frames and don’t know how to fully build a new abode. Such a web of deceit across all trades in the construction industry. Seriously disappointing to all of us who are in this for the longterm good.

           Reply

     2. Please Please Please do your due diligence on Navigation Homes prior to sign up in whatever area you are wanting to build. The master franchise owner has and continues to have a chequered past with his franchisees, came out of another Group Home Builder coy (court battle ensued after he misappropriated their plans – fact) . The majority of these guys unfortunately were stung by the master franchisee as it appears he only wants to sell franchises and is not interested in doing his due diligence on actual business acumen or credibility. This says a lot about how he operates his business and I believe he does not do due diligence to his network which unfortunately then affects good people wanting to build a forever home. A family member runs the South Auckland office. I am sick and tired of Jo Public getting caught with these guys and then losing money. Use a reputable builder peeps and lose those who use marketing ploys to drag you in, promise the earth and never deliver, tainting your opinion of our construction industry. For peeps sake do your homework first and foremost.

        Reply

        1. This is a most interesting find as we are also caught up with the master franchise owner and experiencing challenges. I would be most interested in past dealings with him and his company.

           Reply

     3. Also never build with Danny Cancian and any Bella Vista Homes company he has. He screwed people over big time in Tauranga, and by the looks of it, his next move is to Wellington, unless the liquidation of Bella Vista has (hopefully) stopped this from happening to more victims in other areas.

        Reply

        1. Unsure if true but have heard with Bella Vista going into liquidation due to worksafe issues. Bullshit. This guy has been shakey for some time as we in the industry have heard not paying his accounts and when we get a request to price from someone like this like we did recently we know they are have payment issues. This site should be a great medium for folks out there sourcing a businesses financial health position and hopefully keep the public safe from this scenario. My thoughts with those parties affected by this business failure. Note to those building – easy as to ask suppliers in the construction industry who they supply and which ones always pay their accounts on time and most of them know who are good and whose not. This way you know straight away who is in good health. Also they are the suppliers who will refer you to good companies although the only misnomer here is that they will probably always select their favourites. Sometimes not a bad thing.

           Excerpt from Herald – 81 requests for information just with a building consent app. That’s unheard of.

           BDO’s report revealed that a single building consent application by Bella Vista generated 81 requests for information by building consent processing staff.

           BDO’s report revealed that a single building consent application by Bella Vista generated 81 requests for information by building consent processing staff.
           ”There is no doubt that TCC building department have learnings from their dealings with Bella Vista over the past 12 months.”

           Comment was sought yesterday from Bella Vista Homes director Danny Cancian of Pyes Pa. He did not respond by deadline to messages, including a request forwarded through his accountant.

           Reply

           1. Update for the general public. Danny Cancian is endeavouring to start up a new housing company – oh so soon – and all the unsuspecting parties out there who don’t know. 101 Homes and Sierra or Sienna Homes. BEWARE. Apparently he has family fronting the new startups – BOP and Wellington way maybe. Lets stop him before he gets his hands on any other honest persons money. Disgusting he goes broke one week and initiates new startups the next. He was a bankrupt in Wellington so I heard through the grapevine.

              Reply

              1. Displaying 51 – 71 of 71 results.
                 « Previous
                 1 – 2 – 3
                  
                 CANCIAN, Danny John
                 SHOWERBUDDY LIMITED (1533396) (Removed) – Ceased Director
                 CANCIAN, Danny John
                 CANTECH LIMITED (1467530) (Removed) – Director
                 CANCIAN, Danny John
                 OHANA HOMES LIMITED (4959260) (Removed) – Ceased Director
                 CANCIAN, Danny John
                 ROOF LIFT LIMITED (6253753) – Ceased Director
                 CANCIAN, Danny John
                 101 PROPERTY INVESTMENTS LIMITED (6309612) – Ceased Director
                 CANCIAN, Danny John
                 CANCONSTRUCT LIMITED (4219858) – Director & Shareholder
                 CANCIAN, Danny John
                 LAKES ENGINEERING LIMITED (6209687) – Ceased Director
                 CANCIAN, Danny John
                 LE CASA DEVELOPMENTS LIMITED (6232249) – Ceased Director
                 CANCIAN, Danny John
                 LE CASA DEVELOPMENTS LIMITED (6232249) – Ceased Director
                 CANCIAN, Danny John
                 BELLA VISTA HOMES NEW ZEALAND LIMITED (6010390) – Ceased Director
                 CANCIAN, Danny John
                 BRACING SOLUTIONS LIMITED (6133527) – Ceased Director
                 CANCIAN, Danny John
                 STRONG BUILD NZ LIMITED (4216018) – Ceased Director
                 CANCIAN, Danny John
                 STRONG BUILD PRODUCTS LIMITED (4308578) – Ceased Director
                 CANCIAN, Danny John
                 ACCESS HOMES LIMITED (4215838) (Removed) – Director
                 CANCIAN, Danny John
                 GROUND EFFECTS LIMITED (6219262) – Ceased Director
                 CANCIAN, Danny John
                 QUAKETECH LIMITED (6211367) – Ceased Director
                 CANCIAN, Danny John
                 PROPERTY BID LIMITED (6219227) – Ceased Director
                 CANCIAN, Danny John
                 LAKES HOMES LIMITED (6228425) – Ceased Director
                 CANCIAN, Danny John
                 BELLA VISTA HOMES LIMITED (5379301) (In Liquidation) – Director & Shareholder
                 CANCIAN, Danny John
                 RENT MY HOUSE LIMITED (6107871) – Ceased Director
                 CANCIAN, Danny John
                 RENT MY HOUSE LIMITED (6107871) – Ceased Director
                 « Previous
                 1 – 2 – 3

                 Reply

                 1. Danny Cancian is behind the new housing company Lakes Homes in Tauranga. AVOID AT ALL COSTS. He has people fronting the company for him but you will see his name as ‘presenter’ on all the legal documents, so definitely involved!

                    Reply

                    1. Danny Cancian has also been in prison in China for manslaughter, so there’s that: http://www.stuff.co.nz/world/asia/8452504/I-didn-t-see-the-Sun-or-the-stars-for-four-years

                       Reply

388. Jennian Homes Wellington – I would not recommend dealing with this company. We found them rude, unhelpful and a pain to deal with. They kept forcing us to pay a 5K deposit and sign a consent form before even discussing the house. They wanted to charge us full price for a house that was advertised as ‘negotiable’ and then put ridiculous mark up’s on minor changes we wanted. We tried discussing and negotiating a price even with their horrible service and they all of a sudden said its ‘not negotiable’ and told us to go elsewhere. My husband and I are young and I felt like they were trying to take advantage of that. I don’t recommend them at all! Disappointed to say the least, I would have expected more from a company of this status.

     Reply

     1. I think you will find as the market regresses, firms like this will start to change their attitude with customers, as they have had a boom period for quite some time now and have been maxed out and turning customers away. Enquiries from customers have wained and they are starting to pull their heads out and tout for biz again, which is good for jo public. Note though that build costs are increasing for all products incorporated and cheap is no longer. Land is expensive still and needs to readjust to bring house pricing down (contrary to what politicians tell you). It will not happen by endeavouring to cheapen the actual build price of the house, only the land.

        Reply

     2. We approached Jennian in 2016 and some other building companies. I think Jennian is more high end, and sells standard plans, rather than catering to customised /tailor fit requirements. The guy we spoke to said our budget was too small for a single level house, 170 sq m. and said we wouldn’t fit 4 beds in a 170 sqm. he was very dismissive and didn’t show any interest. it’s all about business at the end of the day, and I can’t blame them. looking for a builder is a challenge, but the build stage is way more challenging. We started building in March and the house is now due to finish 20th December. Every stage was a challenge because of the delays. The workmanship is good though. We engaged with a builder and an architect early on so we knew the cost implications of our decisions. The cost of our build is higher than our budget but we got most of what we wanted. And also we were able to upgrade insulation, doors, windows, etc and the overall price is still much much better than the big companies. It’s just the delays that we had to deal with because the tradies are all busy working for other bulk builders like Russell Properties, plus we had a lot of rains this year.

        Reply

     3. Agree. We built with Jennian Wellington and did find them rude and disrespectful. We felt we were bullied. We were also pushed to sign on the dotted line without much time given to review their contract or designs. In the end we had to pay for changes which we could have included in contract and designs, if we had enough time. We did expect more professional care and attitude from a brand like Jennian homes but it was not the case with Wellington franchise. If we had a choice we would have gone with other builder.

        Reply

389. We have just finished building with Maddren homes in the Taupaki area. We could not recommend them highly enough! Seriously, go and meet them tomorrow if you are thinking of building in Auckland. You will not be disappointed. We found the entire process ran smoothly, we were kept well informed and consulted every step of the way. Everyone on staff who we met on Rodgers team from Nicolle our first point of contact, the office staff, architect, consultants, builders, tradies and our awesome site supervisor Shaun have been professional, friendly and available to help as needed. We felt that we became part of the Maddren ‘family’ during the build, it was personal and everything we could have hoped for.

     From the moment that we walked into the Maddren show home in Kumeu we were impressed by the workmanship and high quality finishing and our own home has lived up to this initial perception. The high quality of our build is everything we expected and the whole process ran to time and budget. We love our new home. If you are looking for an innovative and experienced firm to build your new home we suggest you phone Maddren. Thanks team for building us our perfect family home!

     Reply

     1. Tony has a great name out there and is a stunning individual.

        Reply

390. We are looking at some land in the Coromandel. In order to make it work we need to do this as economically as possible. 2 things:
     Has anyone used A1 homes in the Coromandel?
     How are they if I want to make changes from the plans – up front before building commences?

     Reply

391. We currently have entered the design stage with Signature Homes CHCH and theyve gone out and purchased a bit of land for that plan – we havent signed a thing yet. We have now come across Online Design and Build who seem to offer plans better suited to our needs but if we jump ship now we will forfeit the design fee with Signature (not too concerned about that) but will have to find a way to secure another piece of land. Has anyone had any experience with Online Design and Build and them offering turn key packages? (i.e. we jump into the design stage and they help us find the land, and secure the land for our plan within our budget) … any + or – experiences with Signature and/or Online Design and Build CHCH

     Reply

     1. I believe online design and build is a part of orange homes I wouldn’t go for them

        Reply

392. I’ve been looking in to building with Bella Vista Homes in Tauranga? Anyone have any experience with them?

     Thanks

     Reply

     1. Ring me 021 850511 and we will discuss

        Reply

     2. DONT !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!

        Reply

393. Hi if anyone is having issues with SO Renovate, (previously Selah Construction) then please feel free to contact me on johnzcampbell@outlook.com

     I might be able to help.

     Reply

     1. Apparently SO Renovate Ltd sold the business (not the company). SO Renovate (2017) Ltd that has new owners was set up on 19th October 2017. We hope the new company will do a better job but have concerns for the disgruntled customers of the original SO Renovate Ltd – will they be hung out to dry??

        Reply

        1. I finished off a renovation that Selah had started and the clients kicked them off site. Ive heard there were a few unhappy clients even back then.

           Reply

        2. Both the former owner and the former general manager of SO Renovate are now running SELAH Homes.
           FYI.

           Reply

     2. Please no longer contact this e mail address, it has been closed. John

        Reply

        1. Hi John,
           We are currently having a reno done by So and we are exeriencing some issues – is there any way we can understand more from your experience? Many thanks!

           Reply

           1. My parents are past/struggling clients. Can you email me about your experience? david.hira@outlook.com

              Reply

           2. Hi, we are considering a renovation with SO. I would be interested in knowing more about the challenges you are experiencing.

              Thanks

              Reply

394. Ours used heater initially which did nothing. Then used dehumidifier which took maybe 4 days from memory?

     Reply

     1. Oh wow! Thank you! 🙂

        Reply

395. Our builders used a big industrial dehumidifier…

     Reply

     1. Thanks! I’ll ask our builder. He used this big industrial diesel heater. How long did it take for your frames to dry?

        Reply

396. Hi. We are building our house in Wellington. The frames got wet during the rainy season. Waiting for it to dry and bring the moisture level to 17% before they put the preline. is there a quick way to get it dry? thanks

     Reply

397. Hello, looking for recommendations for a house renovation project in the Canterbury area please. Relatively close to Rangiora?

     Reply

     1. interesting to read. I have some problems with searchinggood building companies in Auckland, but now found a solution. My coworkers recommend me to contact with Max Contracts This building company will build my new café near sea. I hope all will be fine.

        Reply

        1. Hi Samuel, good look with your project, hope it runs smoothly.

           We are hoping to find a reliable builder in the Christchurch, Rangiora area, if any one can recommend?

           Reply

     2. Hi Catherine.

        My name is Chris I have a small building company based in CHCH I am a licenced builder and also a member of the Master Builders Association. We specialise in new house builds and renovations/extensions no matter how big or small. We currently have two large scale renovations in progress one the design was done by the clients designer the other we helped with design through to consenting stage.
        If you would like to discuss my company further and discuss what you are looking to do please don’t hesitate to call or email my details are below.

        Chris Magrath
        021 129 2449
        Chris@ctmc.co.nz

        Reply

398. Hi All,

     Just wanted make aware to not to use a Licensed Building Practitioner Jason Dragicevich from Dragicevich Contractors Limited from Pukekohe. He is a cheat and very unreliable person to deal with to $4000 and never finished a minor renovation. A big liar, always find excuses to escape the situation. The best one was “I DONT HAVE LADDER TO REPAIR THE FASCIA” even though it was 2.5 mtrs high. Avoid him…..

     Reply

399. Just wondering if anyone has experienced anything similar to the following…..We have just finished building and now find that our builder, without consulting us, arranged for an “affected person” sign off to overcome a council consent objection to the neighboring section – the objection was raised by the council because the neighbors plans adversely affected our section. Is this common in the industry?

     To explain a bit more, our building company had 4 or 5 adjacent sections, and we signed up for one of them with a house and build contract. The neighbouring section (same builder) has a retaining wall/fence well over 2 meters high about 30 meters in length very close to our boundary. We have just discovered that the council initially did not consent to the neighbors plans because the retaining wall/fence was too close to our boundary and adversely affected our section. On the day that the council raised the objection to our neighbours plans, we settled on our section and took title. However on that same day our building company filed with the council a waiver (supposedly signed by the then owner of our section) and the council subsequently approved the neighbours plans. Is this scenario common in the industry?

     Reply

     1. Hi.
        You may find that ‘legally’ the builder has got himself covered if he was the owner of the sections at the time of the objection.
        Morally the builder should have shown you what was being built next door, but once again ‘legally’ if you didnt ask… buyer beware.
        If you bought off the plans &/or the title was transferred into your name before the Building consent was applied for, then you have a case.

        Reply

400. Hi there,

     Possibly not the right site for such a question, but – due to a recent experience with a driveway company in Christchurch, I’m looking for sites to warn others about this company. Doesn’t seem to be any…? Odd. If anyone has come across such a site, be great to hear about it.

     Thanks

     Reply

     1. By all means fire away! You can also try NoCowboys but you have to register and I think pass the job through their system first.

        Reply

401. Can someone please provide some feedback for Homebuild Homes, Baillie Construction‎ and Origin Homes in Palmerston North please. We have chosen to go with a local business. What’s important to me is – affordability, quality, sustainability, flexibility in design, and communication! This is our very first build and want to steer clear of sharks.

     Reply

     1. Home build were signed up to build and project manage our son’s house. It soon became obvious the builder was incompetent and Homebuild were asked to several site meetings to discuss the very poor workmanship. My son was fobbed off. Eventually he stopped the build by locking the gate to the property. A quantity surveyor was employed by my son to determine how bad the build was; his report was that it was ‘a push over and rebuild’. After almost 8 months of being ignored the situation was finally taken to mediation and a confidential settlement was reached. However it is obvious my son does not have enough money to pull the build apart and rebuild to an acceptable standard.

        Reply

     2. If you are seriously considering Baillie Construction, find people they have built for and talk to them directly. Don’t take the directors word for it, he is not a builder. Get everything in writing. Their site reads very well and seem to have good ideas but very difficult to make it happen in reality.

        Reply

     3. Homebuild Homes are the worst. Avoid at all costs!

        Reply

     4. Stay away from Bailee Construction, they make promises to finish your build in a short time, but in fact, don’t in anyway meet timelines or take due care

        Reply

     5. Homebuild Homes are nothing but disappointment! Don’t be fooled by their false promises of low costs and fast build because you will be very disappointed at the end. The only time that they put an exceptional service was prior to signing a contract with them. After that, it went down hill and will give you excuses after excuses as to why there are so many long delays! It took them a year to build our house when everyone else around us were being built for 6 months. At the end, we ended up spending way more than what was promised and more than what was quoted by other home builders. Avoid them at all costs!

        Reply

        1. Hi john,

           Im interested as Im looking into them.
           Would you be available to contact?

           Reply

     6. It’s way past when you’ve built, but I want to plug for Origin Homes. They were spectacular to deal with in our New Build. Transparent on costs, and such great builders – perfectionists. There were some cost overruns due to weather, and they were very upfront about it, and were happy to go halves on a cost for particular mistake in calculation (this was around $4k in total, so a tiny %)

        We’ve referred a few people their way. A colleague built with them, then built with someone else afterwards (paint finish wasn’t quite 100%) but now has many regrets going to another company, as Origin were so good.

        Reply

402. We consider ourselves very lucky to have selected Maddren Homes to build our home from the myriad of building companies to choose from and recommend this fantastic team to all. The differentiators we saw initially in Maddren Homes when compared to others was a locally owned business with a tight-knit team and focus on programming their selected high quality subcontractors to deliver fantastic homes. Those perceptions became a reality as our build was a quick easy, stress free process that left our neighbours astounded as we moved in 4 weeks ago while they are all many months from doing the same. Many thanks to our site supervisor, Jamie for non-stop communication and also Rodger for swapping beer recipes on the way. Also to the team in the background Andy, Jacqui, Terena, Nicolle and the rest.
     Richard and Mel.

     Reply

403. Does anyone know roughly how long it should take to build a house that is around 350 sqm? We are being told it will be 9 months from start of construction which seems incredibly long. I cant quite ascertain if it is actually going to take that long, or if they are just beng cautious in their estimation. This is on the back of multiple avoidable delays with the consent process hence the frustration.

     Reply

     1. Glen they should easily be able to build a house in 9 months but there are many variables,it can take 6 months to get building consent,then weather delays they factor into it.
        If they give you a date that is reasonably achieveable and they don’t finish by that date they leave themselves open to a damages claim against them under recent law changes.
        Unfortunately they will tell you anything to get you to sign on the dotted line then come up with every feeble excuse they can to delay it.
        There are a great many builds that are taking up to 2 years from start to finish.
        Most of the reason is taking on too much work.
        Hope that answers your question.

        Reply

        1. Thanks for this. We have already got building consent but they are saying 9 months just for build. I suppose we don’t really have many options at this stage – we will just have to wait and see.

           Reply

        2. Hi there, quite keen to understand where I can learn more about the options for “damage claims” if the work is not completed on time. Is there some materials that you could direct me to please?

           Reply

           1. Hi Geetha, I’m not a lawyer, but I spent my whole career writing and overseeing construction contracts. So I can tell you first that you could write a book (and people have) on dealing with delays in building contracts. So if you can’t afford a lawyer who knows about building contracts (not all do), try looking in the nearest library.
              But to keep it brief:
              I assume you are already part way into the build, so I assume you must have some kind of contract. The first thing obviously is to read what that says about finish date and delays in plain English. My understanding is that if the contract is over $30K, and was signed after Jan 2015, then by law it must give an expected completion date, and how to deal with any delays.
              Ideally that method would state an amount the builder has to pay you in Liquidated Damages (ie a fair assessment of your actual loss, not a penalty) for each day of delay. After allowing for all reasonable time extensions, due to things like bad weather, and other stuff outside the builders control, or extra time for variations you have requested. This of course is where arguments can arise. In my view the builder just being busy on other jobs is not a valid reason, but if he can’t get subbies in because they’re too busy, or he’s inefficient and doesn’t order materials on time, so they come late, you tell me. But at the end of the day those kinds of delays don’t justify taking 18 months on a 9 month job.
              If you have none of the above, then look for words like working ‘with due diligence’. Then start keeping accurate records (with photos) of when the weather is fine but he’s not working. That may not get you any monetary damages, but might at least help if you want to take legal action and terminate the contract.

              Reply

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     E-mail: george.smith7th@gmail.com
     Team Regards.

     Reply

405. Hi, Sorry for posting on here. Its very hard to get clear answers from people on this.
     If I ask my builder for proof of actual cost of variations, is he to supply subcontractor invoices etc? My builder is trying to claim a variation and with no proof of actual cost is trying to charge me an extra $20k. I have asked for a clear break downs etc, but he does not supply. We are now at the disputes tribunal over this and still have no proof of the variation. He has supplied a letter from his contractor which states original price was x, new variation costs 20k. But no proof via invoices. Is this allowed? Thanks so much for helping 🙂

     Reply

     1. Hi Charles. It doesn’t sound like you’re being unreasonable. Did he tell you up front what the cost would be or did he go ahead and do the variation and then bill you?

        Reply

        1. Hi Mark, We didn’t even authorise the variation. The builder just did it as he said he needed to lower floor level on build as the driveway would have been too steep. We did not discuss any price, nor did he tell us it would cost more. We have no idea what we have paid for as the progression payments he asked for were all very large (around the 80k mark), with no detail on them other than progression payment.
           He billed us for this 18k. At the end of the build we had a number of issues and disputed a bill as we felt we had paid too much already. There are jobs not finished also.
           The builder has now changed the price on this variation (and the name of it to “extra work required for building consent”). The price is now 15% more than previous as we made a complaint about some of his work. He says he is allowed to do this as per the contract.

           We are at a total loss about this and a raft of other issues. Do extra work have to written? Or can just be verbal as that is what he is saying happened (which is didn’t)

           Reply

     2. Please read the following regs,clause 3 variations,the builder must notify you of the cost of the variations before he does the work ,end of story,just take it to the tribunal that’s what its for.
        http://www.legislation.govt.nz/regulation/public/2014/0361/latest/DLM6322530.html
        Good luck.

        Reply

        1. Hi Sam & Charles, I’m not a lawyer, but I’ve spent many years managing construction projects, so I know from bitter experience that contractors (ie builders) often see different interpretations in contracts, although the meaning may look obvious to you.
           So regarding this one, firstly it seems to me it relates only to variations which arise from Council approval or consent in order to get the building consent. It says nothing about other variations.
           Secondly, although it says the contractor must state the effect on the price, it does not say he has to justify that with any specific documentation (eg invoices or quotes). It just says you have the right to cancel the contract if you don’t like the figure.
           Of course in this case you may have a bit of leverage, since it seems the contractor has gone outside the terms of these requirements, by proceeding before the variation was agreed. Hopefully that was pointed out in writing, the moment you could reasonably have become aware of it. Because if you knew, but failed to notify him, he could perhaps assume you did not disagree.
           Lastly, I think these new regs may have only started in early 2015, so perhaps your contract would need to have been signed after that.

           Reply

           1. thanks so much for the feedback. I guess no matter what the contract says, you can not contract out of the building act? So these variations/extra work would need to be in writing? the contract was signed in 2016.

              With the lowering of the floor height we knew of it as the builder said he was lowering the height. No consultation. No variation signed agreeing to this. We had to sign a minor variation form for council as the builder said he needed it for inspector.

              We did not know the new floor height would change the price. The builder did not mention any change in price.

              This among other changes he made without consultation. Which now have changed the price of the build.

              We are very frustrated and not sure how to defend ourselves at the disputes tribunal.

              Reply

              1. The implied terms in the act cover this under building consents clause 1.3.

                 1.3

                 If any approval or consent is issued subject to any conditions that will require a variation to the building work, the building contractor must advise the client, by notice, no later than 10 working days after the date the consent is issued, of—

                 (a)
                 the building work that will be required to achieve the variation; and

                 (b)
                 the effect (ie, the increase or decrease), if any, on the quoted or estimated price for the building work; and

                 (c)
                 the effect, if any, on the due date or the estimated due date for completion of the building work.

                 1.4

                 If the terms of the variation are not agreed within 10 working days of notice being given under clause 1.3, either party may, by notice, cancel the contract.

                 1.5

                 Notices under this clause must be in writing, despite anything to the contrary in the contract.
                 Plainly put you the builder must notify you in the proper manner if you are to have any additional cost as it varies the contract terms.
                 Its very clear what the procedure is ,if they don’t abide by it then you would be justified in not paying for it as the “professional” you are using should have been aware of it at the least and in
                 turn should have made you aware of it,passing the buck onto you won’t work.
                 It would probably fair to say you would not have signed the contract if you had known this could happen.
                 Please check your contract to see if there is a dispute procedure in it.
                 Sounds like he is taking advantage of you.
                 I wouldn’t worry about the tribunal process as they are used to these sorts of things in a very simple and factual way,heresay is not a good defence ,so long as you have anything in writing to support yourself.Its a very inexpensive way to deal with these sorts of problems.
                 Hope it works out for you.

                 Reply

        2. Thank you so much for this Sam. Does this apply to changes which are classed as “extra work”? Builder told me and the courts that a variation is a change that a home owner wants changed which needs to be in writing. But work classed as “extra work required for building consent” does not need to be in writing. Thanks heaps again!!

           Reply

           1. Sam thank you so much! you have basically sorted my defense :). Would just like to clarify one more question if you can help. That document you referred to states the builder must provide code of compliance before it submits final payment etc. However, my contract states its the owners responsibility to gain code of compliance. Does the document you refer to over rule this aspect in the contract? Thanks so much again! We are yet to be issued COC as builder will not supply any producer statements etc.

              Reply

              1. Schedule 3 clause 2 of the building remedies as follows,2 Code compliance certificates
                 2.1

                 The building contractor undertakes to obtain all code compliance certificates.

                 2.2

                 The building contractor must provide the code compliance certificates to the client before the building contractor submits its final payment claim under the contract.
                 Its fairly straight forward if he did the work he should obtain the code of compliance,I don’t believe you can contract out of that anymore.
                 This whole section covers it:http://www.legislation.govt.nz/regulation/public/2014/0361/latest/DLM6322530.html .
                 If he breaches this it opens the door for you to obtain damages for any losses you have incurred due to this such as rent and interest etc,to obtain this you would have to take a civil claim against him.
                 Put a complaint in to the master builder or whoever he is affiliated with.
                 This legislation was introduced to take away some of the “surprises” in a contract that people unwittingly sign.
                 Its clearly deceptive on his part.
                 That’s my grasp as I see it.

                 Reply

406. I would like to take a moment to express our gratitude of a job well done to Maddren Homes Ltd.

     They set the bar pretty high for us and if we were ever to build again Maddren would be the one we use. We can’t express enough how delighted we are that their experience and commitment to deliver brought our build in on budget and not only that but ahead of schedule. I highly commend them for the trades people they use and the team they have in their company, they made for us what can be a stressful journey genuinely exciting and enjoyable.

     I’d also like to take the opportunity to express to you and to especially thank Jake Griffith our site manager who’s communication, organisational skills, ability to be professional yet friendly and genuine desire to deliver the product I wanted, how I wanted it and to a quality of the highest standard really impressed me and gave me a lot of confidence throughout the build. He really is an asset to Maddren and I would happily have him managing a build for me again.

     A big thank you too Kate, Hannah, Jucqui, Terena, Tony, Rodger and everyone who keeps the cogs moving in the back ground for the excellent job you do.

     Michael and Anna, Auckland

     Reply

     1. Any guidelines of their pricing? Thanks

        Reply

     2. HI Michael, can you give us some ideas of their pricing? Thanks

        Reply

407. Hi, we are new about to build our first home with Key2. Has anyone used them before and what has their experience with them been? the quality of the products (i.e. woods and etc) used by their builders?

     Thanks

     Reply

     1. Hi … As others have said.. with this blog displayed on your screen, press CTRL + F then enter KEY2 in the pop up Window .. there are 17 occurrences of their name at present…

        Reply

408. Hi, Sorry very random question. We employed a builder to do a new build in East Auckland. We got a few quotes/estimations before we started. We decided to go with Builder A based on his initial consultation and he included in his price a few items that were not on the plans. This was to fence the property at the end.
     The builder was very eager to start and started the job without a contract in place. We kept asking for the contract etc. It was about 3 weeks till we got it. We signed it quickly as we trusted the builder etc and wanted to make sure we were covered by insurance etc. He did not give us time to get the contract checked by our lawyer.
     Anyways the contract states the scope of works as “per drawings and specifications”. As the fencing of the property is not on the plans the builder is now refusing to do this. We all agreed this was to be included before the job started and it was on his original estimate etc. But he is now saying the estimate and contract are not related.

     Any help would be greatly appreciated?? Please

     Reply

     1. Hi Charles,check out the following site for remedies http://www.legislation.govt.nz/regulation/public/2014/0361/latest/DLM6322564.html.
        The fair trading act covers this as you are liable for what you tell people,easiest and cheapest
        way would be to take it to the builders tribunal and represent yourself,take any evidence or
        witnessesyou have to support your case.
        The above site should give you an idea of what to do.
        It depends on what is in your contract as how you remedy disputes with your contractor.
        Give it a go and good luck.

        Reply

        1. Hi Sam, thanks so much for the reply. Is that link for building works that have no contract? Or does that link supersede what’s in the contract. We have a contract in place now, but the contract start date and sign date are after the actual building work start date. Ie. We signed contract March, but works started early Feb. Alot of work had already taken place between these times.

           Reply

           1. Hi Steve,so essentially you have a dispute over what the Builder told you he was going to do and what is in the contract.
              If your contract outlines dispute resolution procedures then you are required to go to mediation
              under its terms,if not you can go to the tribunal as they are there to resolve disputes so as not to involve the cost of litigation.
              This is more the fair trading act we are talking about as it is a verbal contract ,which is just as binding as a written contract,sounds like he has enticed you to sign the contract with an appetizer.
              You must put it in writing to him and give him the opportunity to reply.
              If he doesn’t reply then take it to the builders tribunal.
              In most cases when they serve the tribunal papers to him they reconsider their position.
              Unfortunately Kiwis take everyone as being honest but some people will take advantage of that.
              You do have rights and he isn’t leaving you any option.
              Hope it works out for you.

              Reply

     2. http://www.businessdevelopers.co.nz/

        Reply

409. Building a new house has the potential to be the most stressful thing you can ever do. It was our first time and we weren’t sure about how it will go. However, we’re really pleased to have chosen Maddren Homes as they made the whole process enjoyable and fun. The team at Maddren is quite prompt, honest and upfront with their communication. There were no nasty surprises and because we were happy with the quality of products they supplied, we didn’t feel the need to upgrade or change them which saved us time and money. Our Site Supervisor Jake was professional, kept us well-informed throughout the process and made sure that all questions were answered in a timely manner. He managed the build really well and that literally took out all the stress from the process. Things were on schedule throughout and the house was handed over to us well before the estimated completion date.
     It’s a well-knit team at Maddren Homes and that reflects in their quality of workmanship. The house is just great and we’re loving every moment in it. We’d happily recommend Maddren Homes to anyone looking to build.

     Reply

     1. Hi Mayank and Shivani: This is good news – among the ruins! Would it be ok for us to have a chat with you? Please let me know.
        Thanks

        Reply

     2. Can anyone recommend a good house company to build with in whangarei.I have bought a section in “Totara parklands”.Thanks

        Reply

        1. Hi Shannon. We have just started a build with Classic Builders and to date can not fault them. Definitely suggest you at least put them on your short list. We checked pretty much all the “group” builders plus a couple of independents before we decided.

           Reply

           1. Thanks for that Colin.We have heard classic builders are really good to deal with.Have you got any information or dealt with Barrett Homes in Whangarei me and my wife were interested in them as well.
              Thanks again.

              Reply

              1. Sorry Shannon. We didn’t try Barrett Homes so have no idea where they fit. For us we had a section and needed a plan to suit. Plus we had a budget limit to stay within. We gave our requirements to a fair few builders and in the end it was Classic and Jennian who both worked hard to make it work but in the end the Classic home gave us a better living layout and we think best value for our dollar. Our build is just starting so we haven’t got the final result yet but we have seen quite a few of their builds and everything looks pretty good. Good luck with whatever you decide

                 Reply

                 1. Thanks Colin for your feedback much appreciated. A lot of good things to think about.
                    All the best with your new home, We can’t wait til we start that process as well.

                    Reply

              2. Hi Who did you end up going with Shannon? How did it go? My brother is considering Barrett Homes due to the fixed price contract.

                 Reply

     3. Hi we have just paid our deposit on a section in East Auckland, title due Dec, looking to build early next year. First time building and are not sure which residential home company to go with. Do Maddten built East Auckland or any other recommendations please?

        Reply

        1. Hi Chris, I’m a Show Home Consultant for DW Homes and would be happy to have a chat to you about your build. My contact phone number is 021 515006.

           Reply

        2. Hi Chris
           You can also check the 135 builder listings on the Building Guide website here for Auckland East: http://www.buildingguide.co.nz/builders/auckland-east/

           Reply

           1. Thanks so much Mark, it is my first time on here and am just navigating my way around so thanks for the link. I have also bought the Builders Guide.

              Reply

410. It’s so sad to know that many plumbers do ill-practices. However, it largely depends upon the customers who should they choose. They need to better search the plumbers of gas fitters they are hiring, and try reviewing them on different portals, like one can post about them in here or Quora.
     Hamilton Gasfitter

     Reply

411. Hi 10% is pretty normal re consents/engineers/ landscaping if needed that the builder has to pay for upfront however paying in advance for the whole build you are asking for trouble. I would be weary of this builder he could have cash flow problems plus its an open ticket to rip you off!. No matter who you end up building with you should have a building construction lawyer go over any contract for you $900 – $1500 as you cant afford to enter into this blind. Look for finance companies like New build finance that take care of the progress payment side of things so builder doesnt get paid in advance, work assessed before payment etc if you prefer that option,

     Reply

412. We are going to build our house in Auckland North Shore. The builder we are dealing with has asked us to pay 10% on signing the contract. He would only apply for the resourse concent and building concent after he recieves the 10% deposit. Is it a norm? It seems very risky. Can you please share your experience if you were asked to pay upfront or not?

     Other condition is he would want money before starting each milestone. I thought builders ask for payment after they finish the milstones, and not before?

     Any help would be appricaited.

     Thanks

     Reply

     1. Hi

        Peter Quinn from Quinn Homes in Christchurch.

        In this day and age many homeowners have lost significant funds due to builders taking large deposits when these fund are not required by the builder and who generally pays most costs 20th of the month following purchase and then for the company you go bankrupt..

        Some cost like permits and resource consents do require to be paid once processed by council so the request for a deposit at signing of the contract is appropriate. If the builder has organised the draughting of plans, soil tests etc he will have costs to pay.

        We protect our clients by asking for a 5% deposit when the contracts are signed and no more payments until the subsequent stage of construction has been completed. I should point out that in our case there is nothing to protect our clients from, however it gives peace of mind.

        if you take a look at our website you will see it is the first thing we highlight so you should do sifnificant due diligence or re negotiate the payment terms

        Reply

     2. Hi Yasmeen,much depends on your pain threshold for risk.
        There has to be some “good faith” between the parties,can you afford to lose 10% of the build price?
        What ability do you have to get your money back if they went under.
        The initial costs are fairly minimal in the overall scheme of things 5% would be max,
        you must not pay any money before the milestones,the fact that they are wanting this would put up warning flags,in my experience once you pay them before they do the work you end up waiting longer.
        Use the rule banks do,on completion of the work milestones and to your satisfaction they get paid.
        With builders being in short supply at present they can dictate the terms pretty much,but as you may have read on this site in recent days there is reason to be cautious.
        The safest way is to put your money in an escrow account where someone else pays them on your instructions that the work has been done satisfactorily,which means they can’t use your money to fund other debts.
        The down side is they probably won’t agree to it.
        Make sure you have a guaranteed start date and reasonable finish date,with penalties if they can’t complete in time.
        Your time would be well spent checking out the builders previous work and if possible talk to the owners to see if they were satisfied.
        Good luck.

        Reply

        1. Hi Yasmin,

           You need to be careful when paying the deposit because from the bad experience I had with the certified builder that I engaged took 8% of deposit from me ($60000) when signing of the contract. They refused to refund the money though the work done was only at the concept plan stage when they found out that the house could not be built at the planned site. They forfeited the whole sum and claimed that they have done work to that amount when nothing was done because there was no agreement at the concept plan stage. Now they have gone under voluntary liquidation and I am left with the lost. Don’t trust anyone with your hard earn money. This cheaters should rot in hell .

           Reply

     3. 10% on signing is more than i would expect a builder to ask for. On the builds we have completed (3 in the past 7 years) the most we have paid on signing is around 5% of the build price. Is the contract a Master Build contract? If so then they will cover up to 5% of the contract price or $20,000 including GST, whichever is the lesser (or up to $40,000 if you go with the premium guarantee) should the builder go under. However, this is only if the builder actually completed the paperwork and pays Master Build for this service.

        Reply

     4. This is not normal practice except for “flyby night” operators. I would not agree to this as it gives all controls to the builder and is dangerous as you are open to him just walking if not properly done. Avoid that builder.

        Reply

413. We have just been contacted by the lawyers for Build 7.

     Due to the attached threat (link here: https://www.dropbox.com/s/ft8scapm7mdbna4/17-04-27%20Build7%20Lawyers%20letter.pdf?dl=0) a number of posts regarding Build 7, Build Plus, B 7 Construction and AKL Construction, and their assorted Directors, Dean LIster, Alan Butcher and Craig Paterson, have been removed from the site as the publisher does not control the accuracy or inaccuracy of the information.

     However attached is the link to the liquidators report which includes a significant number of unpaid creditors: https://www.companiesoffice.govt.nz/companies/app/service/services/documents/04458FB5EF053E341B612DB2CD88601C

     It is our strong recommendation that people do not use Build 7 as their contractor. If you have used them and have a problem, then you can make a complaint about licensed building practitioners (LBPs), of which Craig is one, can be made here: http://www.lbp.govt.nz/lbp/complaints/complaints-to-the-building-practitioners-board

     Reply

     1. I hired Gavin Laird (GML Builders, Langana builders) and Peter Stewart (Peter Stewart Ltd) to build my new house. They said they would be working together, hiring Peter Stewarts builders.
        However from the onset I had only Gavin and an inexperienced apprentice. Gavin then built the steelwork in the wrong places and badly, the framing severely out of plumb and not level, the cladding so badly I had to get another building company to rip it all down and re-do it from scratch!
        I am out of pocket badly as I had to fire him and find a new builder to fix all the bad workmanship. Please don’t hire these people as you will get very bad workmanship. If I had not fired them my house would have been an even bigger disaster, they are seriously cowboys!
        Next I hired Craig Paterson, of Buildplus to fix my house and finish it. He was a friend and I thought I could trust him as I was so stung by liars and A-holes already. Craig came on our build and started the job without a contract, until I said he won’t get paid til the contract is sorted.
        Over time I came to understand that Craig never actually scoped the job, time managed his builders, or cared about the budget. His method was to just go charge up and it costs what ever. His builder Greg Paterson was capable as a builder. Even when we stopped Craig about the costs he never offered to have a budget or scope everything properly. The amount of work that still needs doing is substantial!
        Buildplus has gone into Liquidation owing a lot of money to creditors, however
        If you hire Craig in the future you will also need to hire your own Quantity Surveyor, a project manager, an estimator, someone to watch the budget. Oh you will need to get all the contractor’s to bill you directly so they will get paid…
        We are still trying to figure out what Craig is actually good at.

        Reply

     2. Not content with Build 7 (AKL Construction Ltd) and Build Plus Ltd going into liquidation I see that Craig Paterson has now re-surfaced with one of his previous companies the PROPERTY CHANNEL LIMITED.
        He has a new 2017 website http://www.propertychannel.co.nz/
        I’m sure that this posting should be OK as the information is publicly available.
        I do agree with Mark’s comments that any complaints re Craig Paterson be forwarded to the Licensed Building Practitioners (LBPs)

        Reply

        1. To all those that have been affected by the lawyers letter to Mark. I received a similar letter or threat from the same lawyer last week. I forwarded the letter to the liquidator because as far as I have knowledge of the law, when a company goes into liquidation, all of the affairs of the company shifts to the liquidator. The liquidator got in touch with the lawyer and myself confirming that Enterprise Law ( the sender of the letter) has not been authorised to act for AKL Construction (previously known as B7 Construction Ltd) . Therefore the authority stated in the letter is void.
           Further Build 7 is not a company and therefore it does not have any directors. It’s just a trademark/logo. So, the characters mentioned to be directors of Build 7 is a musconception.
           I just thought I let everyone know the status of the ‘threatening letter’ sent by Enterprise Law.

           Reply

     3. Jo Public should carefully checked out before using any of their build companies. Having had dealings with Mr Butcher at a supply level, his use of colourful language on first meeting he is a ‘different kind of home builder’ and left me absolutely stunned as to why anyone in their right mind would choose them as a build partner. Due diligence people and keep posting factual comments to ensure no-one else gets taken by any unworthy builders.

        Reply

        1. Hey guys, be very careful about latitude homes wellington they falsify there paperwork

           Reply

414. Hi,

     I would like to know if anyone have any recommendations on good land surveyors in West Auckland area.

     Reply

     1. Thomas from A I Bates was excellent for our survey. It was going back a couple of years, and it was very simple, just to check site boundary.

        Reply

415. Hey John,
     Resene Integra is a very good product, its probably up the top of the aerated concrete products. There isn’t a problem with a plaster finish – although you will have to get it re-painted probably every 10-15 years or so to keep it looking good. The whole leaky building thing was mainly to do with direct fixing of claddings – with Integra we usually use a 20mm cavity and it is very strict now with using the correct flashings etc under E2 of the Building Code. Councils are very hot on it. I would happily use Rockcote on my own house (I’m an Architectural Technician). If you do like weatherboards then I would suggest linea over timber (as long as its fitted properly and sealed properly) there is a good guarantee period on it. Hope your build goes well 🙂

     Reply

     1. Hi Sarah,

        Thank you very much for you reply truly appreciate it.

        Cheers,

        John

        Reply

416. Hello everyone

     An acquaintance who is finishing a build in Auckland said he finally decided to go with the one builder who returned his initial call and was ready to communicate. I had found that an unsatisfactory yardstick. But, now, I am increasingly convinced he was right.

     Reply

     1. Hi Everyone,

        I am about to build our new home and was wondering which cladding is best? My current design is for a home with mixed aerated concrete (Resene Integra) and weatherboard cladding. I wonder if the aerated concrete would have a negative connotation if I sell in the future as this will have a plaster coating? Is AAC widely accepted in NZ especially the Resene Integra brand? Is it better to stick to timber weather boards?

        Thank you and appreciate your feedback.

        Cheers,

        John

        Reply

417. Hi Gerry, could you please let me know where you saw that because I need that evidence to give it to my accountant. I am going to lodge a police report against these people in a couple of days. Thanks for your help.

     Reply

418. Hi All,

     I would like to sell my rural section in Bombay, Auckland. Would anyone be interested?
     Thanks
     Jasbir

     Reply

     1. Hi Jasbir

        Can you please email me through some details to nicole@dwhomes.co.nz?

        Thanks 🙂

        Reply

419. Saw your Builders Guide site – v good and lots of info..Including the Mortgage People. Will call them to see what they can do better than a bank.
     Tell me, the builders that pop out on searching with a location on Builders Guide site are just a compiled list or are they the accredited ones?

     Thanks

     Reply

     1. Hi Mark, that was addressed to you. Thanks

        Reply

        1. Hi Sanjay
           Sorry – just saw this. Thanks for the kind words re our site. We set it up to provide people like you with good, useful and independent advice, so always nice to get good feedback.

           Re the builders listed on our site, they pay to be there and there’s a mix of Certified, Master and independent builders. We don’t endorse any – you have to do your homework.

           One key thing a lot of people miss is that builders now have to give their client a ‘Prescribed Checklist’ which is a list of items about which there must be clear understanding – the nature of the job, a contract if over $30k (we recommend one anyway), disclosures around complaints, financial backgrounds and insurance coverage, and more. It is scandalous that this checklist, which is mandatory, appears to only be used by less than half the builders out there.

           Reply

           1. Thanks Mark.
              Looking at cases, scandalous is right. Yes, saw all the requirements and recent Act changes. What I am wondering is how all that helps the customer if builders can get away with it. Is implementation/ monitoring lax… and from whom, the Council? any other authority? Difficult for the owner to complain until something has gone quite wrong – a bit like complaining against a dentist or doctor as you can’t do that while you are still in their care.

              Homefirst guarantees seem quite reasonably priced. Could anyone please share their experience with them or any other insurance for build? Mortgage People – any experience?

              Many thanks

              Reply

420. Has anyone built with The House Company recently? Im interested in understanding how the process went, how well they managed the project, did they stick to the original budget and time frame, was the quality and finish as expected, any feedback on their people etc? Thanks.

     Reply

     1. Hi Martin – I’ve not built with them yet but am in the process of doing so now – just started. So far, what I can see is okay and better than any of the other builders I’ve dealt with in lots of ways. Their people are always very friendly, competent and unlike some quick turnaround with plan changes and alterations at concept stage along with costings. They seem fair – and both my bank and the lawyer were impressed with their final contract and its inclusions and layout.

        Regards
        Marilyn
        I

        Reply

        1. Thanks Marilyn. Are you doing a design build with them? If so they have indicated to me they use the standard master build contract, is this what you have been work on with them? Interested to hear how you get on once your plans are agree and priced. We have just started on concept plans with them and they are being very responsive and open.

           Reply

           1. Hi Martin

              Yes I’m doing a design build – I’m not familiar with the whole building process but they’ve been excellent so far. They helped work the plans both to allow me to obtain what I could out of my “dreams” for the limited budget I had. I have changed a few things since then as Variations but I’m more than happy with their pricing so far.

              Plans are almost out of council stage now and I’m working with their QS Supervisor who I can highly recommend and their Designer who is excellent also.

              Hopefully you are on your way now and are happy also.

              Reply

              1. Hi Marilyn, How are things going with the the build? We have just signed with The House Company and are working through getting the engineering drawings done and hope to start breaking ground in October.

                 Reply

                 1. Just seen this – mustn’t have had it ticked to email on update. Its November now and my house is whilst not finished, well on the way. I can say I’m very happy with both the build quality, their suppliers (so electrical, plumbing, gas etc.,) though I used my own kitchen people – interior painting being done and all top quality so far. Project Manager is excellent too along with their QS people. I just want it to move faster but I guess thats normal – probably they’re working on yours too right now…..

                    Reply

421. I don’t think you’d ever get them to change the agreement in this way! They will never take increased costs on the chin or actually have a “fixed price” – I believe the only fixed price you will ever get is if you buy a house and land package on a standard agreement for sale and purchase and then literally don’t change ANYTHING! I have never known anyone on a build contract to ever pay the price they were first quoted! If anyone has then they have been very very lucky – its not the norm. I have in the past run contracts past lawyers who have tried to amend clauses, only to be told by the builder “no, like it or lump it” – especially in a busy market, they don’t have to please the customer in this way. Its no good for the consumer, but that’s the way it is unfortunately.

     Reply

     1. Thanks also been my experience with all the builders we have used in the past. They say “we offer a fixed priced contract” and out comes the Master Build agreement with all the clauses under the sun to allow them to increase the price. If im paying for a builders experience and knowledge i expect them to know what things will cost and manage these costs with their suppliers.

        Reply

422. Has anyone been successful in getting a builder (using a standard Master Build contract) to include a sunset clause or remove any of the clauses that mean a “fixed price” isnt a fixed price (i.e. increases due to unforeseen ground conditions requiring additional excavations, changes to the plans and specifications required due to obtain Local Authority (Council) consent or increase in the costs of materials and labour following signing of the building contract)? It seems there is very little you can do as a customer to minimise the risk of going over budget when the builder has the ability to shift cost on to you.

     Reply

     1. Why should the risk of cost increases fall solely on the builder?

        For things within the builder’s control, I agree that the builder should wear any costs. For things outside of their control, SOMEONE has to pay, why is it the builder?

        If you do get a contract that covers such things, you’ll simply find that they’ve built-in those potential prices into the contract, so you’re guaranteeing that you’ll pay the higher costs regardless; if the higher costs don’t eventuate, then the builder will have gotten extra profit for free and you’ll have spent more money than you needed to.

        Reply

        1. Your right Lanthanide, and the flip side to that is why should it fall solely on the purchaser? My point is they sell the idea of a fixed price contract when in fact there is no such thing. Also if i am paying for the knowledge and experience then why should the risk of increases due to them not knowing what is required to gain building consent or that materials specified increase be born by me? If i order a new car and they dont have it in the colour i want, i can wait for months to get this, the dealer doesnt charge me more if the price of steel goes up during this time.

           Reply

           1. The price of steel going up won’t affect the price of the car because:
              1. The car is (most likely) made by a large manufacturer, who has economies of scale on their side – they’ll have deals with suppliers for x amount of steel at $price, so the market price on any given day should not impact on the prices of cars made over the next quarterly period.
              2. Similarly a lot of things go into making cars, and they would have big margins on the order of 30-50% (I’m guessing). Thus even if the price of some components goes up, they can take the loss of profit on the chin, sell it to you at the agreed price and put the prices up for subsequent customers to make up the price difference.
              3. There’s a good chance your car already exists somewhere in the world in a warehouse, and you’re waiting x months to get it shipped to NZ, rather than it being made to order.

              Those items do not apply to local builders. If roofing iron goes up in price, are you expecting the builder to take a hit on their profit? They aren’t major multinational companies, and they don’t have supply contracts sorted for years in advance. Do you expect the builder to charge their next customer a higher price? How is that fair to the next customer? Would you like to be paying extra to cover the builder’s previous job?

              Now larger companies like Mike Greer Homes DO have economies of scale on their side. And that is how they CAN sell “house and land packages” at specific price points, as others have said in this thread. But generally builders in NZ simply don’t have the capitalisation to do that.

              “Also if i am paying for the knowledge and experience then why should the risk of increases due to them not knowing what is required to gain building consent”

              Buyer beware. Just like you shouldn’t buy a plaster-clad house built in 1996 without doing due diligence to check if it’s leaky, you should do due diligence to check if your builder is actually experienced.

              ” or that materials specified increase be born by me?”

              It doesn’t matter how much knowledge or experience your builder has, if prices of roofing iron goes up by 40% overnight, what are you supposed to do?

              So you’re comparing apples (cars) and oranges (houses) and then having a whinge. Not achieving much.

              Reply

              1. Are you a builder by chance?

                 Reply

                 1. No, I’m someone who is currently having a house built by a reputable builder who is standing by the terms of the contract – they have recently discovered a small mistake that was made in constructing the foundation, and they’ve now come up with an alternative engineering design that they are paying for out of their own pockets – because it was their mistake.

                    I’m also someone who has a realistic view of how the world works for 1-off construction projects undertaken by small companies, as opposed to mass-produced commodities such as cars.

                    Reply

                    1. Well good on your builder. If only the other 99% of kiwi builders were so good. But the reality (something i dont think you are familiar with) of most building experiences (you just have to read the comments on this site) in NZ is that the builders will take every opportunity to use the clauses in a Master Build contract to their advantage and the quality of work and experience is pretty shocking.

                       Reply

                       1. If you think the experiences on this blog represent the experiences for “most” house builds, then this industry would be getting pilloried every day by the media.

                          Reply

                          1. This is an open forum in a democratic society.
                             It maybe the problem is more widespread than you have experience with or you have a vested interest in making that comment.
                             As long as no litigious statements are made and they are honest and truthfull accounts then people have a right to know if a company is reliable or not.
                             All too often the threat of legal action is used against someone speaking out.
                             We don’t want to slander people,but if its an honest and truthfull account we can’t be guilty of that.

                             Reply

                             1. > This is an open forum in a democratic society.
                                I’m not sure what the point of that remark is. I’m not proposing communism, or that this forum be made private.

                                > It maybe the problem is more widespread than you have experience with
                                Or, it may be that Martin has read this forum, assumed that “most” (ie, over half) of all builds suffer the types of problems described, and that he is over-reacting as a result. The commercial reality is that when costs increase SOMEONE has to pay. The most equitable way of deciding who pays is that if it is things the builder is in control of, they should pay. If it’s out of the control of the builder, then the customer pays. You can try and write a contract that says otherwise, but all you’ll end up doing is baking-in those extra costs and paying them up-front regardless of whether any extra expense is incurred.

                                Are there gray areas? Yes. Are there too many cases of builds going bad, and builders doing shoddy jobs? Yes. Does this equate to “most” builds in this country? No. Is there a remedy available already? Yes – court.

                                Fundamentally no-one is forcing you to build a new house. You should do due-diligence on the building company. Ask to see their previous houses and talk to the owners. Any builder that refuses that is a red flag and you should move on. If you don’t want to take the potential risk of cost-overruns or having to take someone to court, then it’s simple – don’t build new, buy instead.

                                > or you have a vested interest in making that comment.
                                A vested-interest in dealing with reality as it is, and not making fanciful wishes that the economics that apply to mass-produced cars on an assembly line, would also apply to 1-off construction projects that last months, on sections exposed to the weather, where multitudes of suppliers and contractors need to be organised, that are typically carried out by small companies.

                                > As long as no litigious statements are made and they are honest and truthfull accounts then people have a right to know if a company is reliable or not.
                                I agree. I’m not sure why you’re making that statement, are you trying to suggest that I implied that? Any implication is in your own head, not my words.

                                > All too often the threat of legal action is used against someone speaking out.
                                Not sure what relevance that has to this discussion.

                                > We don’t want to slander people,but if its an honest and truthfull account we can’t be guilty of that.
                                Again, not sure what relevance that has to this discussion.

                          2. Around 26% of projects end with a ‘major problem’ between builder and client according to the BRANZ report on builder satisfaction. And the media won’t cover these problems for a number of reasons, mostly because one-off problems don’t make for an issue that affects many people. However, there are enough problems out there that it is a real concern, and while there are very good builders, there are terrible ones, too, and somehow they keep getting work.

                             Reply

                             1. So I’m correct, it’s not “most” builds.

                             2. And overall 85% of people had to call back their builder to fix issues. This report is also only a survey of 700 people when over 30,000 building consents were issues in the survey period. so 26% of people with a ‘major problem’ between builder and client could be almost 8000 people in NZ, granted its not “most: but is a damn site more significant than “a few”.

                             3. Martin, why have you put “a few” in quotes, when no one but you has actually said that?

                                Do you know the purpose of quotation?

                             4. Great catch thanks Lanthanide I appreciate the grammar coaching. If we are giving constructive feedback you might want to learn to spell truthful (its just one l).

                             5. Hey Martin, it seems you’re not very good at following conversations / reading comprehension.

                                1. I wasn’t giving you grammar coaching, I was pointing out that you’re trying to imply that I said “a few”, when in fact I didn’t say that at all. In other words, you’re setting up a straw man argument. That isn’t grammar coaching, it’s pointing out that you’re bad at constructive argument because you rely on misconstruing other people’s words in order to prove yourself ‘right’.

                                2. I never myself wrote the word “truthfull”. I was quoting Sam, you can tell by the way I started this section with “>” and that the words I quoted were originally in Sam’s response.

                                I expect this will be deleted by the moderator as being off-topic, but at least you’ll receive this email first. Hopefully you can reflect on my feedback and come better equipped to online discussions in the future.

                             6. Thanks again Lanthanide. Im sorry i don’t have the time to engage with you on this further but it’s obvious you are trolling and have a very big ego.

                    2. Hi Lanthanide
                       We are looking to build in East Auckland. We like your “reputable” builder, any chance of recommending us to your builder.
                       Thanks

                       Reply

                       1. My builder does not operate in East Auckland, sorry.

                          Reply

                          1. Hi Lanthanide: This blog has become my go to place and as I plan a build with increasing trepidation! your experience seems a ray of hope. Please can you share your builders’ contact? Thanks mate.

                             Reply

                             1. My builder doesn’t operate in central Auckland.

                             2. Its like your builder is fictitious? No wonder they are so good, it doesn’t sound like that actually do any building work.

                             3. So you’re accusing me of lying, then.

                                My house build is going quite a bit slower than I would have liked (3 months overdue currently), and communication with the builder hasn’t been as good as it should have been. I never claimed they were god’s gift to builders, I just gave my particular example of a builder who is living by the clauses of the building contract we signed, by paying for the costs incurred with correcting their (or their subcontractor’s) earlier bad work.

                             4. I don’t believe i accused you of anything? Your cryptic responses to people when they ask about your builder and the fact you have never actually named this “reputable builder” just made me wonder if they were a figment of your imagination? That’s all.

                                My comments have been related to my experiences building 4 houses over the past 10 years. Overall my experience of building have been negative, cost over runs, delays, poor workmanship, lack of communication and contracts weighted in the favor of the builder not the customer.

                                There have been some good sides. Some sub contractors have been great to work with, focused on delivering the highest quality of work, but these are few and far between.

                          2. Can everyone please keep replies civil?

                             Reply

                       2. we built with frame homes. They operate east and south auckland. Not a franchise builder, but decent quality and reasonable time for construction.

                          Reply

     2. In answer to your question is probably not,read the agreement very carefully,several times.
        You will find it is heavily weighted towards the builder and you probably find you have no rights at all.
        What value does the masterbuild contract give to you?Very little,the claimable amounts are very
        small in todays price market,the biggest problem is you have to adhere to the contract dispute
        procedure,does the Master builder contract mean they are “master builders”that would depend on who they contract to do the work.
        Run it past a solicitor ,I know what he would say?Don’t sign it!
        But we do because we want to build a house and our emotion overcomes common sense.
        Demand is so high for builders you don’t have the choice to dictate terms they seem to work on the take it or leave it scenario.
        Good luck.

        Reply

423. Hi Mark – Gppd site this with people active and with helpful responses. You, Sam and others mention escrow. Do builders agree to an escrow account arrangement? And do they agree to withholding some of final payment until defects are fixed? In the new amendment to the Act what level of insurance are builders supposed to have?

     Thanks

     Reply

     1. Hi Sanjay Escrow is a great idea as it protects you and gives you some leverage if the job isn’t being done to your satisfaction,it would appear that many builders trade insolvently and rely on future payments to pay past debts and fund their show homes etc so they are unlikely to think escrow was a good idea.
        I don’t think its legal to with hold payments in case of defects,the Building Amendment act gives you a 12 month defect repair time and a 10 year warranty,enforcing this can be a problem.
        The builder is responsible for the contract price of the house and for the site itself,even to the point that you have to get their approval before you can enter the site(osh etc)It doesn’t become your property until fully paid for.
        The Building guide is a wealth of information.
        Good luck.

        Reply

     2. Hi Sanjay
        Can’t say there’s a hard and fast rule. I do hope builders would be open to it as it means their payments are safely locked away for them until they hit the milestone that would trigger payment. I’ll have to come back to you on the level of insurance – are you talking indemnity or Construction Works?

        PS – that’s for the kind words. 🙂

        Reply

        1. Hi Mark: I was exploring escrow for the whole build project. Will it work to have an escrow with BuildSafe and a HomeFirst guarantee? BuildSafe also has an insurance scheme with Stamford they call BuildSure. Apart from comparing the two insurance scheme offers (HomeFirst gets alternate builders to finish unfinished insured work), do you think a combination is a good idea?

           Wd value any advice on this, Mark – or anyone’s experience with these escrow and insurance purchase please.

           Many thanks

           Reply

           1. Hi Sanjay
              I haven’t had specific experience with them but I’m sure it would. I’m meeting with BuildSafe next week and can ask them if you like.

              Reply

              1. Hi Mark: I missed replying – sorry. Did you ask BuildSafe anyway?

                 Sanjay

                 Reply

424. Hey there – just thought I’d add my two cents worth – totally agree with what Sam says about contracts biased in builders’ favour. Two suggestions I would have though is try an Architectural Designer to do your plans rather than an Architect as they are far cheaper! Also if you use New Build for finance (and one of their associated builders – although please don’t touch Golden Homes or Platinum) then they actually do keep your money in escrow and they have a far different payment plan than the usual stage payments. They go out and inspect the work every time and only pay if it has actually been done. Great if the builder goes tits up as well! They also build mortgage interest for about a year into your loan so you are not paying mortgage (unless you want to) for the new property until you move in – I found this great as was renting while build was happening. Anyway good luck with the build!

     Reply

     1. Just checked New Build. How much responsibility do they take? Some of their preferred builders seem to feature quite prominently and negatively on the site which for me is a concern.

        Reply

        1. Hey Colin – sorry I only just saw this. New Build take quite a lot of responsibility. They make the builders change the contracts so that instead of the usual 5/6 progress payments in standard building contracts there are about 27 payments instead. This is because at each stage of the build they go out and inspect the work and it has to have actually been done before they will make that payment. That way if a builder goes tits up you have only paid for work which has actually been done already. I have used them twice and been very pleased both times.

           Reply

     2. Hi Sarah, can you please provide me with more info why i should not trust Platinum. I have just asked then to provide me with an estimate new house build using my concept designs. Please advise me!

        Reply

        1. Hey Neville, I used Platinum to build a property and at the time they were OK (not great, not terrible but OK). One thing they did to me at the time was to make us pay for variations up front rather than at the end which is standard – was as if they didn’t trust that we had the money! Very offensive. The actual build was pretty good but the reason I mention them in the comment above is that I understand from all the other comments on here that they have since changed hands and that they are now very bad – I would have a look through here at all the other Platinum comments which seem to be about the company as it now stands rather than when I built with them. Which region are you in? I have seen on this site that the Canterbury and Wellington franchises are bad but I am not sure on other ones. If you are in the Canterbury Region let me know and I can recommend a couple of builders 🙂

           Reply

           1. Hi Sarah. Thank you for the information. I live in Auckland i have made contact with Platinium Homes, South Auckland Branch. This is my first new build…very nervous, anxious and excited. I have a limited budget and i cannot afford to be ripped off. I have had 2 quotes to date, Landmark and Genian Homes….very expensive. Really need someone that is reliable, but not overpriced. Thank you Neville

              Reply

              1. Hi Neville, What you wrote makes me nervous for you. I’m not saying Platinum are always a bad bet, as some parts of the franchise may be better than others. But if you check through this blog they have certainly had a lot of negative comments. Don’t just hope for the best.
                 On a more general point, I have worked on (and supervised) a lot of large construction contracts here and overseas. And I can tell you that the building industry has many uncertainties. Even on major government contracts, which have massive, very detailed, contracts, and gangs of professional staff supervising them, it is normal to allow for at least 10% ‘contingencies’. Meaning an amount on top of the contract price, for the unexpected.
                 So in my view anyone who enters into the often poorly written and poorly supervised house building contracts so typical in NZ, without access to at least that amount above whatever the builder tells them it will cost, is just asking for trouble at the end.
                 Unless you have a very tightly written ‘fixed price’ contract (and in fact most builders sneak in some inflation clauses somewhere), never alter a single thing during the build, and have a builder who can actually stick to a programme etc etc there will be extra costs.

                 Reply

                 1. Hi Chris. Thank you for your comments. The whole process is very stressful. Do you know of any reliable, honest building companies in South Auckland? Cheers

                    Reply

                    1. Hi Neville, Can’t really help you with any personal recommendation on builders on S Auckland. But I’ve noticed that Maddren (I think based in Kumeu) seem to have a lot of positive comments, and no negative ones.
                       But maybe all written by their friends and relatives!!
                       Good luck.

                       Reply

                       1. Hi Chris. Did get in contact with Maddren Homes. They do not build in South Auckland.

                          Reply

              2. Hi Neville
                 Just a note – you say “…someone who is reliable, but not overpriced.” If Jennian and Landmark come in at a price that you think is expensive, and there’s one that is much cheaper, logic would indicate that the cheaper one is the outlier. Bear in mind, building is not a cheap exercise, and if it is, then there is often something missed in the quote, or they’re doing something wrong, or using products that may not be up to spec. I’m not saying this is the case here, but be wary.

                 And above all, remember, in building you usually get what you pay for. Is ‘cheap’ what you want?

                 Reply

                 1. Hi Mark. I just think that a quote for $3900 per/sq meter is a bit too much for a standard spec build.

                    Reply

                    1. I hear you, but it all depends on the spec and if both Jennian and Landmark are in the same price vicinity, but Platinum are way lower, it still suggests Platinum may not have priced properly. Too many people go for the cheaper price, then get bitten later when variations come in, or it’s realised that things were left off the quote. I’m not saying that’s the case here, but I am suggesting you be careful and maybe even get an independent QS to check the quotes.

                       Reply

        2. I also build with Platinum Home Wellington (Mass Construction) and it wasn’t a nice experience. Bad communication, not delivered with in considerable amount of time period, etc.

           Reply

           1. Hi,

              Has anyone here have recently built with GJ in Takanini to whom i can talk to about any issues and what we need to be aware of? Any information is much appreciated. We are at the early stages and would really appreciate it. Thanks

              Reply

              1. This may be a little late, but check plans thoroughly. We found dimensions changed by architect which were not initially apparent. This caused a number of problems, sleepless nights and the stress has been all too much. Please make sure door and window sizes are correct. If not it can cause issues with aesthetics and function, something we have learned the hard way.

                 Reply

              2. Cara, how has your build gone with GJ in Takanini? We are considering building with them and would love to here your experience.

                 Reply

                 1. Hi Robyn,

                    I personally wouldn’t recommend them. However, they have tried to rectify mostly everything. Our whole process didnt go as we expected. If you do end up going with them be prepared to micro manage them. Dont believe thier ‘your whole experience will be prefect’ because it wont be. Also, have every single detail outlined in your contract. Take your time to sign and specify everything, be as picky as you can be. Provide reference pictures especially for brick work. All the houses around there have poor brick laying, we had to put up a fight to get ours to be fixed. Also, put in clauses to the effect that if it is going to be really delayed then they need to compensate you. We were told 5 months to complete the house but it took 8 months. In saying that, their director is quite a genuine guy. Its the operational guys who mess up. Like i said, be prepared to micro manage them like crazy throughout the process. Good luck

                    Reply

                    1. I would like to endorse what Cara says. Though we live in a different part of the country, we have experienced the same. It is the contractors that let the whole thing down, but I must say, the local office has bent over backwards to rectify things. Please double check drawings and make sure measurements are correct. Because most houses are built from a master plan, any changes you may make in the in the initial stages can be undone when they go the the architect. You may not be informed of these changes and the salesman will probably push you to sign there and then without looking over the plans. This was our experience anyway. Some of these changes can affect the functionality of the dwelling.

                       We have also had some trouble with our brickwork and have informed the office in writing. Hopefully this will be sorted soon, but I would stress in any build, please keep a good paper trail and photos.

                       Reply

                    2. Cara thank you for your response. Were you happy with the cost side of things (anything unexpected)? Is there another company you wish you had used? Thanks again!

                       Reply

425. I am happy to commit fixed price contracts for a single build if you have consent.Also final payment on council signoff,and a detailed program but sundown clauses come at a cost.
     Regards Tony 0274758445.

     Reply

426. We recently finished building our house in Riverhead. Our builder was Golden Construction and I would not hesitate to use them again or recommend them to friends and fmily. However, I am not sure f they would build in Central Auckland as most of their sites are in Rodney. Out of curiosity, where are you building?

     Our contract did not have a sunset clause or a penalty clause. Though a builder would give a “tenative completion date”, I don’t think they would commit to a date on contract as there are so many variables such as weather, etc. But we had the last 5% payable on receiving CCC, which we did just last week. This should be standard I think.

     Good luck in your hunt for a good builder, which I think is the key to a good, stress free build. Let me know if you want my builders contact and you can ask them if they can help.

     Reply

427. I need advice on the contracts that builders will sign please – from those who have had the experience of a recent build in central Auckland. Am frustrated that no builder has the time to commit to our project – and some who might wish to do three houses not one. We are still looking but want to know if builders, so hard to find, will actually sign a sundown clause, a penalty clause. Also, will any of them agree to have the final 5% or 10% paid after all Council approvals? Grateful for any advice.

     Reply

     1. I think you are in for a bit of a reality check.
        Unfortunately with the huge amount of work around I would think it unlikely any builder would agree
        to terms that you suggested,as they simply don’t need to.Take a look at the Masterbuilders contract,even with a finish date there is 15 clauses of how they don’t have to keep to the finish date with everything from weather to someone stubbing their toe.
        And what are your rights?Basically nothing you can do as the agreement is 100% biased to the builders favour,if you do question something you are refered to their mediators,bit like the police investigating themselves.
        The use of p sums seems to be widespread and where they make considerable margins from it,stay away from them,
        Integrity and honesty do not seem to form any part of the contract these days and the major players in the industry are well versed in contractual matters.
        Most usually command 10% deposit and as many houses are in the $1,000,000 range that’s $100,000 deposit that they can sit on and use free of charge,not uncommon to take 12 months
        to start building the actual house,so if you have 10-20 houses there’s $2,000,000 gratis.
        Then you will find they will require you to pay as you go leaving the $100,000 in advance making it impossible for you to cancel the contract as the loss would be too much.
        Ideally we should put the funds in an escrow account whereby they get paid in instalments and to your satisfaction that the workmanship is up to standard,I would guess most would not be in business if this was the case.This is the biggest investment of your life it deserves carefull thought
        and consideration.
        Most group builders are nothing more than facilitators with their own flashy sales and design team to get you hooked in,then show you their beautifully finished show home that you may or may not get.Then they contract the work out to anyone that can hold a hammer.
        Alls not lost as there is now a 10 year builders guarantee as long as the builder is still around,sadly most fail at around six years.
        Go to an architect and get him to design and recommend a contractor,preferably one that is a bit older as they have a healthier work ethic and more extensive building knowledge.
        Check out the building act 2004 and the Building amendment act 2013 for some guidance if you run into problems.
        Hope I haven’t put you off and good luck.

        Reply

        1. Many thanks, Sam. That was really helpful in terms of the law. Went thru some of it. Looks like the provisions leave a lot of wriggle room for contractor – and, as you say, they don’t have to sign stuff that are not illegal. I am now quite diffident really.

           It seems all the big firms Landmark Signature GJ have given grief to people reporting here. Like you, others have also advised me to go for a builder one knows – and who is experienced. That may be the best option when available. Not having such people in my network I am still looking.

           Anyone with experience with good/trustworthy (oops) builders in Auckland city, maybe smaller firms, or architects that have such contacts please share. Many thanks.

           Reply

           1. Sanjay, try Maddren Homes. We found them both good and trustworthy. Certainly wouldn’t reccommend GJ ever under any circumstance.

              Reply

              1. Hi Richard

                 Does Maddren have a central Auckland franchise? Is that good? Did you build in Cockle Bay with them or was that another Richard on this blog? I saw a beautiful house on the North Shore that Maddren built with a lot of extras – the owner’s pride really – but was told they were expensive so did not contact Maddren. How did you find the prices with Maddren? Did you also find out about DW – how are they and do they do central Auckland?

                 Many thanks

                 Reply

                 1. Hi Sanjay

                    Maddren Homes aren’t a franchise and yes they are building in Auckland central. Different Richard. I personally don’t think they are expensive, you get what you pay for and with them you get things done right.

                    Reply

                    1. Thanks Richard. Makes sense. The North Shore one was extraordinary with lots of smarts too – and close to 5k per sq m. So I am keen to see anyone else who built with them. Did you? or did you go with DW who also look good with their designs and I plan to visit. If ok, would like to hv a bit more detailed chat if you hv experience with either.

                       Thanks

                       Reply

                       1. Hi Sanjay

                          I’m a home consultant for DW Homes and will be happy to talk to you about your build and also any queries you have regarding building contracts etc. My phone number is 021 515006

                          Thanks, Nicole

                          Reply

                          1. Thanks, Nicole. Am travelling, will get in touch.

                             Reply

              2. Hi Richard,
                 Is there any particular reason you don’t reccommend GJ, especailly after the TV ads and the good reputation they seem to have?

                 Reply

428. Yes, it means they are in trust so that no one can touch them if they go under or get sued etc
     Most business people do this.

     Reply

429. Hi, I have also found the master builder contract heavily favoured in the builders side. You can use FairWay mediation services for free but both have to agree to use them.

     Reply

     1. I wondered what takes precedence the law or the contract,I couldn’t find I had any rights at all unless the builder “willfully disregarded the code,which would be hard to prove.
        Whats there to mediate really ,you have to stick to the code and consent or fix it I would have thought.
        What happens when the builder goes over the specified finish date by 4 months and doesn’t notify you?

        Reply

        1. Contract takes precedence then legislation.

           Reply

           1. Hi CHCH, I would suggest it’s not always that simple. Generally I believe that under ‘consumer’ law, which is what we are talking about here, there may be certain rights which cannot be contracted away. Also, if this contract was signed after Jan 2015 I suggest you look at the amendments to the Building Regs, which made some aspects of building contracts mandatory, or ‘deemed to be included’ for all contracts over $30K, irrespective of whether they are actually stated in the contract.

              Reply

              1. Of course you cant contract out of legislation, thought that was a given.

                 Reply

                 1. Hi CHCH, Please read your reply of 27/3 to Sam, which said the exact opposite of what you are now suggesting is ‘obvious’.
                    I really don’t want to prolong this, as unfortunately there are a lot of people asking questions, and responding to them, who seem to know so little about how building contracts work that they should probably not be entering into such contracts, or trying to oversee them, without expert legal/technical advice.
                    I spent most of my career overseas involved in writing and administering civil engineering contracts, and more recently employed a builder to build a house here. And I can tell you that the building industry in NZ is a nightmare, even for someone who knows something about building contracts.
                    Of course you need to start with a reasonable contract. So it helps if you know what that should contain. But frankly once you reach the stage that either party has to actually resort to the contract terms for satisfaction, it has already gone so wrong that it will not end well.
                    Your only hope is to find a builder who does a reasonable job, and charges reasonable prices, just because that’s the kind of guy he is. And then you have to be a reasonable client, who does not expect miracles.
                    Good luck with that!

                    Reply

                    1. Hi Chris, no it is not the opposite. You are starting from a point that the contract is not legitimate, Im starting from a point it is. You cant contract out of the FTA for example. That’s the obvious reference Im making.

                       Reply

                       1. Hi CHCH, Not sure why you’ve suddenly come back (1.5 months later) on this. I said I didn’t want to prolong the discussion, because so many people don’t seem to understand the realities of building contracts.
                          But now you’ve really baffled me. In my entry of 10th April I said ‘Of course you need to start with a reasonable contract. So it helps if you know what that should contain. But frankly once you reach the stage that either party has to actually resort to the contract terms for satisfaction, it has already gone so wrong that it will not end well.’
                          How on earth do you interpret that as meaning that I’m ‘starting from a point that the contract is not legitimate’? Of course contracts may be legitimate or not depending on how well they’re written.
                          But my point was that if you end up in a ‘dispute’ with the builder that can’t be settled with a reasonable chat, and you end up relying on lawyers, mediators, arbitrators etc, then of course it’s better to have a well written contract. But generally once things reach that stage then the job is not going to end well. So you will probably end up losing money or getting a sub-standard job. But perhaps not losing as much, or getting quite such a bad job, as with a rubbish contract.
                          Maybe it’s a bit like a divorce. If the couple separating can talk reasonably, and have similar ideas about what is fair and reasonable, things can be settled very easily. But if they can’t agree, and end up in court, then it usually ends up an expensive mess, with neither party entirely happy.

                          Reply

                          1. Negligent builder prosecuted .
                             This may be of interest.
                             https://www.nzherald.co.nz/business/news/article.cfm?c_id=3&objectid=12065466

                             Reply

                             1. I don’t know what pisses me off more, the fact that the builder who was prosecuted thought he could get away with running up that poor persons bill by an extra $100k or the fact that all he got for his intentional and deliberate deception was to only have his license revoked for 2yrs! It beggers belief! Unless our legal system starts treating things like this a little more seriously, it’s hardly going to be deterrent to other dodgy bastards out there is it!?

                                But on a nicer note, Yay go the poor home owner who persevered and won! You are a shining example to everyone!

                             2. Hi Sam, Interesting, thanks. Of course if you have a decent Contract, and the support of general law, you can sometimes win in legal disputes with builders. But in a way this supports what I said to CHCH.
                                This article is not entirely clear what the extra $100K was supposed to be for, as the article does not really say that. I can only assume it was for some type of Variation the builder said was necessary, but in fact should not have been, if he had properly taken the plans etc into account when giving his original quote.
                                So to that extent I guess the client ‘won’ the case, and got the builders license cancelled. Not a big problem for him I suspect, as he may be able to employ and work through another LBP
                                But I would be interested to hear what else the clients got out of it, apart from some satisfaction. Did they get the $100K back? Did they end up out of pocket on legal fees? Did they end up with a totally satisfactory house, with CCC etc?

430. We didn’t build with Whitehouse as they were too expensive. Not at all keen on Mr Whitehouse himself and a couple I know who did build with them (who are actually architects themselves) had to keep such a close eye on them and were not at all happy with the build process. It was only because they knew what they were talking about that it didn’t end up costing them lots of extra money. If I were you I would look elsewhere – I could recommend Peter Ray Homes as a group builder, but if you are after a smaller building outfit then I would also recommend Paul McStay Homes – have personal experience of Peter Ray who were awesome and a few friends built with Paul McStay and were very happy – a very honest person. Good luck with your build.

     Reply

     1. Can anyone advise me if you have a masterbuild contract if you are obligated to go by their
        mediation process with regards to work not done to the plans or are you able to invoke the “Implied Warranties”directly to the contractor.
        As I see it the Masterbuild contract actually limits your rights but gives the contractor every right to have a go at you,it would appear to be a “Unfair contract”.Any advice would be appreciated.

        Reply

     2. Hi, I read this comment and just felt like I should leave a note. I am a retired resource consent officer from a regional environment dept. After the earthquakes my house was essentially a rebuild and a very stressful period in my life. I dealt with several builders while waiting for an insurance payout. In the end, I went with Whitehouse builders because of the high quality I saw in the showhome. The price was not the cheapest of the quotes I got but Robert is a perfectionist and so I had confidence that the final product would be as promised.
        My home was built on time and on budget. The team that managed the build were professional and the quality of workmanship excellent. I would definitely refer Whitehouse Builders, Christchurch to anyone building a new home. I have since referred Whitehouse to two people I know and they have had similar experiences. Just thought my experiences being my own and not third party might be useful. Hans T.

        Reply

     3. Sarah, your and the person you knows experience with Whitehouse Builders , and particularly Robert sounds pretty much spot on, best advise I would think would be avoid…. or maybe run

        heres some of what is going on in the background at whitehouse builders currently

        LUHRS v WHITEHOUSE BUILDERS LIMITED 15 January 2019
        https://www.employment.govt.nz/assets/elawpdf/2019/2019-NZERA-15.pdf

        Reply

        1. The above link related to whitehouse builders is broken
           try this one – or google search for LUHRS v WHITEHOUSE BUILDERS LIMITED
           https://www.employment.govt.nz/assets/elawpdf/2019/11ab947c92/2019-NZERA-15.pdf

           Reply

     4. I see that Whitehouse Builders have recently created a New google profile and the old one is gone – along with Negative reviews that were on it including one I placed, I wonder weather this is the 1st time they have done this or not? Anyway I have reposted a review including a screen shot of the old one from an email google sent me

        Reply

        1. Whitehouse Builders in Christchurch have changed their name to Energy Efficient Homes. This seems to have removed their previous profiles and all negative reviews associated with these previous company names. It also may have been a way to distance themselves from the Employment Relations Authority ruling and past legal disputes. Same company director and QS. Definitely a case of buyer beware.

           Reply

431. Anyone has experience of dealing with Whitehouse builders – Christchurch. We are looking at them for building our new house

     Reply

432. A lot of the known names are here. I am wondering if anyone can share experience with smaller builders (not repairs people) or builders who are not discussed here yet please? The well known names are quick to jack up their prices and seem difficult to deal with. Thanks.

     Reply

     1. Hi
        Are you building in Christchurch

        Reply

     2. Hi
        Are you still looking for an honest builder in
        Christchurch with outstanding testimonials

        Reply

433. I wondered if you do link outreach for your personal blog?
     Some friends say to avoid that anymore
     p.s Stay away from the Warrior Forums lol

     Reply

434. What do you think about reporting to fair go to make people know about them ? I tried lodging a negative comment on nocowboys against Craig Paterson but was disallowed because I was not dealing with buildplus but B7 Construction Ltd which Craig is also the proprietor.

     Reply

435. Thanks Kelly. I look forward to your call.

     Reply

436. Jasbir, I will call you after 5.30pm tonight. gives me time to prepare some next step processes “do’s” and dont’s” etc to help safe guard you via the building act through these nexts steps. Cheers

     Reply

437. Hi Kelly,

     Thank you for your response. My email address is sidhulaw@yahoo.com and my mobile number is 0210459116. I am desperately looking for some guidance. I was thinking of making a police report as well for cheating.

     Thanks

     Reply

     1. Yesterday I lodged a complaint against NZCB for misrepresentation misleading in their adverts that clearly states that there is protection against loss of deposit period and without any provisos. However when I asked them about it they gave excuses.

        Reply

438. Hi Jasbir,,, Ive been through exactly what your going through and can help you with some next step advice in dealing with CB, Arbitration is not the next step, Jason is clearly playing the same games.If you like give me your email address or contact number and I will call you. Its important when dealing with major cases like this that you have an understanding of the process around disputes. No surprises to see that CB have not assisted here. Cheers

     Reply

439. Hi all
     I was having a chat with someone today who was having a problem with their builder and we got cut off. Please feel free to call me back – 09 360 8885×2.

     cheers
     Mark G

     Reply

440. Is there an easy way to sort through all these comments? We are looking for feedback on builders in the Manawatu- Wanganui area but there are so may posts.
     Great idea though!

     Reply

     1. Hi Helga, I am also new to this site. Press Ctrl and F and type in Manawatu, there will be 9 finds as shown on the right side of computer screen.Click on arrow keys.

        Reply

     2. Hi, we’re looking at building a house in Palmerston North/Manawatu and have narrowed down our choices to GJ Gardner, Japac and Baillee Construction Ltd. We already have a section (a good one) and just looking for a builder. We are totally new to this whole house building thing and don’t really have any experience. This does not mean we have done a great deal of research but have just gone to what other people have said/recommended. We found Fowlers too expensive and have not gone through the likes of Landmark or Jennian as they be just as expensive. It’s just rather confusing for us at the moment to know how to go about building as some have said go to the likes of GJ and some have said get a plan drawn then get a quote from builders.

        Really look forward to learning from everyone else’s experience especially for those around the same area.

        Reply

        1. Built in 09 in tokomaru with Brent o,neill

           Reply

        2. We are currently building for the second time in Ashhurst, this time ith Fowler Homes. We sought out many companies and the final two we decided between were Fowler Homes and GJ Gardiners. GJs was great and ive heard good things about them but Fowlers gave us exactly what we wanted which is how we made our choice. Japac to me has way too much going on and Baillie’s… well, let’s just say we built with him the first time and not the second.

           Reply

           1. Hi LM what didn’t you like about Baillee Construction?

              Reply

           2. unsure whether you will get this but could you please elaborate as to what happened with Baillie construction? we may be in a similar position

              Reply

              1. The home we built with Baillee construction was when they first established their company. It’s run by a businessman not a builder so really has no idea what’s he’s doing. I don’t want to say too much on here sorry as I’ve in the past been threatened with lawyers re. Slander – even though it’s all true. All I’ll say is if you ask around the Manawatu – you’ll no doubt get ya answer! Not just from clients but contractors too!! Lauzanne15@hotmail.com if you want to talk further. Would be interested to know what’s happened for you…

                 Reply

              2. I’ve built with Baillie, my email is
                 illepu@msn.com
                 I’m happy to share my experience

                 Reply

        3. Hi Rudi, have you chosen who to go with? How is it going so far?

           Reply

           1. Hi. Sorry it’s been awhile. We have gone through to Fowler Homes.

              Reply

              1. We had a great experience through Fowler Homes! All the best.

                 Reply

441. Hi,

     Quick question. If you have a registered master builders contract which does not give any values for Prime cost sums or provisional sums. ie kitchen cost $xx. Could you argue this is a fixed price contract and if the owner hasn’t requested any changes to taps, bench tops etc ie the builder just used what he initially was going to use,then this cost can not be increased to the owner? As the owner wouldn’t have know how much was allowed for the kitchen in the first place? Just seems an easy option for builder to argue increase in costs to build.

     Reply

     1. Hi Charles
        I consulted for you! Here’s their response:

        Nobody, when signing a contract should allow sums that do not have a monetary value (i.e. Kitchen Cost $xx) to be included in a contract UNLESS the client is vary aware of this approach and had the full ramifications of such an item explained to them – i.e. Kitchen have a cost and somewhere along the line the client will have to pay for what ever is decided.Unfortunately if that is the bases of a contract then you are stuck with it but it tends to be an open chequebook for the Builder.

        Sometimes when generic contract forms are used, mistakes occur when some items that should be deleted remain in the contract. It’s not clear from your brief question if there’s any other details in the specification and on the drawing which could form the bases of establishing a cost for the kitchen, or if there had been any discussions between client and builder about the kitchen with evidence, such as an email, of what was agreed.

        Under a dispute it may be ruled that such additional evidence over-rides or negates the specification sum of no value which could be seen as a document error.

        Unfortunately some builders put unrealistically low “sums” in for items like Kitchens that result in quite horrific legally claimable price increases for the actual final installation.

        It is also an area where clients should understand the consequences of PC and Provisional sums and be alert to their nominated value. This is especially important when comparing overall prices from two or more builders when there can be significant variances in such sums nominated by the different Builders.

        Best Practise is for the Architect/Designer to nominate a realistic sum in the specification that is common to all builders.

        Cheers
        Mark G

        Reply

442. Hello,

     Has anyone dealt with Matrix Homes? My understanding is they build in a large Upper Hutt based-factory to good specifications then truck to site?

     I am considering placing a small sleep out in the front of my section and having had dreadful experiences with traditional building, was wondering if these guys can help?

     All thoughts appreciated,

     Cheers

     Evan

     Reply

443. Thanks Maddrens

     Well we did it! Building a home is not something to take on lightly and we did our homework and looked at numerous showhomes, magazines and spoke to a lot of trades people. Now there is a saying that “you only get what you pay for”. I believe this to be the case with Maddrens. Yes there are companies out there that promise they can do it cheaper and there is a reason for that “Quality”. The quality of our finished home is exceptional every little detail is perfect and anything we needed to change along the way was never an issue. They bent over backwards to make the process as stress free as possible and I can honestly say I enjoyed the whole experience.

     There wasn’t a moment in time when I didn’t know what was happening we were well informed about every step. I have never seen such a team of people who are as house proud as the new owners. Not only did they come up with ideas to make things better along the way but they did it off their own backs and came to us with their suggestions even if it took hours of their time to find solutions.

     I would like to thank the whole team at Maddrens and especially big thanks to our building supervisor Sean and also to Rodger and Hannah on an amazing experience that I will remember for as long as I live. Hopefully our home will go on to give other families great pleasure years down the track.

     What they have created for us is a masterpiece our vision has now become a reality and my husband and I can’t thank them enough. But the best thing of all is I feel like they treat their clients like family. If I ever build again there is only one company that I would use and that’s Maddrens. Thanks again so much, Maria and Richard

     Reply

444. bad experiance signature homes new plymouth
     we stipulated we wanted to use an experienced concrete layer to place slab for polished salt and pepper finish.signature guaranteed there placer and come time to polish we have uneven floor to polish resulting in having to do full grind to salvage floor,now have uneven finish with vibration trails and foot marks.signature are trying to cover up saying we signed variation for full grind.
     we also find there insurance company ril is part of signature homes so we see them as acting for signature not for the consumer.
     garage floor was and still is dirty from contractors,signature do not want to remedy clean floor stains.
     contract stated pink batt insulation all internal walls excluding garage, we assumed all walls would be insulated lucky we caught this on time.however signature made us pay extra for insulation.over all build was very poorly project managed and quality control was minimal with,no attention to detail.
     guarantees not backed up.bullying stand over tactics used to minimise and not take responsibility for remedial work.

     Reply

     1. Thanks mark for posting, have heard of someone else’s experience with signature where the contractor backed into the house! I will not even be giving them a look. We are currently looking at housing companies in the taranaki are and am completely underwhelmed. Really sick of all the sales tactics and getting difference stories from them all. I feel like I’m not being listened to and always steered away from what I want. I’m thinking the franchise house company is not the right option and that getting an architectural designer/builder is the way to go. From my research it seems that the end result is by far a much better product and not much more expensive? Any advise or thoughts on this ?

        Reply

        1. Hi Tania,
           A guy called Andrew Kuriger is an architect and has just launched Sentinel Homes in New Plymouth. Probably worth talking to if you want someone with design and build experience! Hope that helps.

           Reply

445. Hi there, anyone would have any suggestion for a building company re:new built in Raglan ? Any feedback / recommendation re:Sentinel Homes – K Built (seen a lot of their builts in Raglan) – Signature Homes ? Many thanks for your assistance and help. cheers, Fred

     Reply

446. Thanks Alex. We looked at golden homes but weren’t a fan of the steel framing as it would make any alterations very difficult in future. We are going with Peter Ray and have so far found the process very smooth.

     Reply

447. Hey Alex – just watch out with Golden Homes with any variations – make sure they show you ALL and ANY changes to price and get you to sign. If I were you I would get email confirmation from salesperson/manager that they will do this. I had a very bad experience with them where they whacked an extra $16K on the final bill for extra works that they hadn’t told me about or got authorised. That said – finished product is good – they have good tradies. Good luck with your build.

     Reply

448. Hi

     I am looking at using zb builders in Tauranga has anybody got any feed back on this company.

     Kevin

     Reply

449. Hey Steve – sorry to hear you are having this trouble – I know exactly where you are coming from as had the same trouble myself once. However just to put my two cents worth in, you have to be clear what is a variation – these are just where you actually change something or if something HAS to change in the build which adds extra cost then yes you do have to sign off, but any changes in costs of materials or labour aren’t variations and don’t have to be signed off and usually the RMB contract allows them to charge extra for that. If it was indeed variations that they didn’t get you to sign/agree then yes you can argue that. Good luck. 🙂

     Reply

450. Heads up on a builder purporting to be a Licensed Building Practitioner. Blair Cole of Akoranga Constrcution, Albany, has just been convicted http://www.nzherald.co.nz/business/news/article.cfm?c_id=3&objectid=11792571.

     Always check your LBP is registered: http://lbp.ewr.govt.nz/publicregister/search.aspx

     Reply

     1. Hi Mark

        The LBP site says some practices/persons who are not on the LBP register may be on the other public registers such as NZ Architects, IPENZ, Plumbers/Gas fitters, etc. If an engineer builder is registered, say, on IPENZ and not coming up on the LBP site you mention, is that ok? Many thanks

        Reply

451. Further to this if you are holding back money you need to understand the building act. You may need to prepare a payment schedule when there is a dispute this is to help protect yourself your lawyer can advise here.

     A payment schedule is a response to a payment claim by the Respondent.
     It must be (as per the Act):
     Be in writing
     Be addressed to the Claimant.
     Identify the payment claim to which it relates
     State the scheduled amount that the Respondent proposes to pay (even if that amount is $NIL)
     Provide detailed reasons for withholding payment if the amount proposed to be paid is less than the claimed amount.
     The payment schedule should be served:
     Within the time required by the relevant construction contract or
     Within 10 business days after the payment claim is served
     Whichever time expires earlier
     Please note, that the due date for the payment and the due date for the payment schedule may not be the same, depending on what is specified within the relevant construction contract.

     Reply

     1. Hi, I was hoping if someone could tell me how section 16 of the registered master builder contract works. The cost fluctuations part. Can a builder use this clause for justification of project blow out? For example, if the builder had been quoted 9k to get the electrical work done but was charged 11k. Does that mean the Ower is liable for the extra 2k? Thanks in advance 🙂

        Reply

        1. Hi Steve, Can you clarify which Edition and Clause of the RMB Contract you’re referring to. Because in the 2015 Ed (which I think is the latest) Cost Fluctuations is Clause 64. What do you mean by Section 16?

           Reply

           1. Hi chris, it’s on page 10 bullet point 16 on the rbc1 2016 additions and alterations. It’s also on bullet point 5 page 10 of the rbc1 2016 new build contract. Our build was over a 3 month period and builder trying to use this clause to justify 20k increase in price.

              Reply

              1. Hi Steve, Sorry to pursue this, but the latest version of the Registered Master Builder’s contract I can find is 2015. And if the one you’re referring to is RMB then your 2016 version must be very different to the 2015 version.
                 But anyway, based on the Cost Fluctuations clause (Clause 64) of the 2015 version my personal view on whether an increase of $2K on an original figure of $9K for electrical work could depend on a several things:
                 -Was the $9K an actual quote based on a detailed scheme layout, or just a provisional sum, with the intention that the scheme details be decided later?
                 -If the latter, did you ask for things that pushed the price up?
                 -If the former, how far in advance of actually doing the work were the scheme and quote prepared? Although the construction only took 3 months, maybe the quote was a lot earlier. I think most of these quotes are only valid for about 30 days.
                 -These days I think $9K would only get a very basic electrical system for a fairly small house. So if you finally got something satisfactory for $11K maybe that’s not too bad.

                 Reply

              2. Thanks for the reply. If it matters the construction started the day we signed the contract. The builder should have put a contingency in place for slight increases in his prices?
                 He did not provide any provisional or prime sum costs even though we kept asking and asking. I know we shouldn’t have used him. We didn’t add anything extra to the electrical work.

                 The whole project has gone over by about 30k with a couple of variations which we didn’t know about or agree to some of them. Do all variations have to be signed that yes we would like to proceed?

                 Reply

452. Has anyone had any experience using Point to Point Holdings or Maddison Homes?

     Reply

453. Hi – has anyone had any experience of Genius Homes based out of Washdyke, Timaru. I’m in the process of getting a quote from them

     Reply

454. Hi, we are looking for a turnkey option home in Christchurch using Peter Ray homes. How have others found that company? Is it reliable and deliver to standard? What other companies would be recommended for fixed price turnkey in the marshlands area?

     Reply

     1. I would try Jennian Homes North. They are great to deal with and good honest builders

        Reply

     2. Hi Rebecca
        My partner and I are building with golden homes in chch. They offer 0% deposit pay on completion for land and house which is what we went with. Building consent was issued 2weeks ago and they were on site literally the next day They have just completed the framing- our house is going up way quicker than any other on the st.

        We did tons of research and the only other comparable company was mike geer they were around 70k more for similar houses and basically told us politely we couldn’t afford it (being a young couple).

        When we looked at the packages advertised there was not a lot we liked but we made an appointment any way and they found us a section and suggested plans that would work. After meeting us at 8pm 3 times for 2 hrs each time we decided to go with them.

        We dealt with Ethan smith at golden homes and found him really good/patient.

        Alex

        Reply

455. Hi all,

     I am looking at removing my current house (Cockle Bay) to design and build a new double story house. Our section is narrow and on a small slope so it restricts what plans we can use.

     Does anyone have any recent good or bad experience with Jalcon Homes or GJ Gardner in East Auckland? Or can anyone kindly recommend an established company they have used?

     Any guidance would be appreciated.

     Thanks

     Richard

     Reply

     1. Hi Richard

        I’m a Sales Consultant for DW Homes Ltd. We have a standard range of double storey plans available (with base prices) on our website, http://www.dwhomes.co.nz/our-plans/two-storey/ and can also offer a custom design service. Would be happy to talk to you about your project – 021 515006

        Kind regards,
        Nicole

        Reply

        1. #

           Reply

     2. Hi Richard,
        I am a local builder, LBP in carpentry and site 1,have capacity and keen to talk
        It sounds like you need a specific design, I have undertaken numerous design builds in my past ,happy to show you what can be achieved..
        Regards Tony
        0274758445

        Reply

     3. Hi Richard

        We may be removing an existing house also and would like to discuss its feasibility. Could you recommend anyone you found good to go with on this? We could do new build alongside as well as from where the house is removed.
        Many thanks

        Reply

456. Hi Chris
     Thank you for your answers. We are rebuilding with a TC3 Ribraft foundation consisting of a bottom slab and a jack slab on the top. Our original build was only 3 months old at the time of the 2010 earthquake and after the 2011 earthquake became up to 100mm out of level. We fought for 4 years to become a rebuild which we have organised ourselves with a building company. This is our reason for checking for what is considered normal for new construction and we also intend to put a zip level through the house when the rebuild is a little further on (windows and doors have just gone in at present).
     We went for TC3 ribraft so we would be able to relevel the foundation if necessary if there was a problem with further earthquakes.

     Reply

     1. Hi Janis, Thanks for the reply, but a pity you didn’t explain any of this in your original post.
        Clearly in your case it’s not just a matter of discovering that your builder has constructed a house which is ‘out of level’, and wanting to know to what extent that is acceptable.
        If by ‘out of level’ someone meant that the whole house had been constructed to a different level to that shown on the Council approved plans by 100mm then that might create slight problems with height to boundary or drainage issues etc, but quite possibly not make the house structurally unsound or unusable.
        On the other hand if you mean a floor slab that is out of level by 100mm from one side to the other then I guess that not only would it be quite noticeable, but clearly would mean all sorts of tolerances on slab finish and framing etc would be exceeded.
        Also a house being ‘out of level’ due to a builders incompetence is a whole different ball game to a house being out of level due to an earthquake. By which I mean in the first case it’s a question of whether you can ask the builder to remedy defects at his own expense, and in the second case it may be just looking at whether the resulting house is structurally sound and habitable.
        But from your reply I suspect you already know most of this, so I’m not exactly clear why you asked the original question.

        Reply

457. hi there,
     currently building with Ideal Homes in Auckland.Has anyone built with this company? And have you had communication issues with them?
     Also, if you get a quote for x amount and it ends up more, should they notify you? I got a quote for an amount which was more than the site builder or forman said it would be? New to building and this is only a minor dwelling. But finding communication hard and strained at times, and prices have not been accurate.
     Thanks

     Reply

     1. Hi Nathan, Are you still having communication issues with your new Ideal building ? If you are or just want to get in touch, please feel free to email me Alex Styles Brand Manager Ideal Buildings

        Reply

458. We are going to look at the show homes of Compass Homes and Maddren Homes this weekend (in North Auckland). Does anyone have any experience with these companies? Are they good or bad?
     Thanks

     Reply

     1. Hi Yasmeen
        Yes we can recommend Maddren. They are true to their word and great people to work with.

        Reply

     2. Hi Yasmeen

        I will be in our Millwater Show home on Sunday 11-4 if you would like to come and have a chat about what you are wanting, i can help with concepts for your site and provide a reliable estimate.

        I can also provide you with a list of clients for you to call if you want further confidence

        Kind Regards

        Kate Lawrence

        kate@maddrenhomes.co.nz

        0273091556

        Reply

     3. My wife and I built with Maddren last year, moved in on the 22nd December.
        I cannot speak too highly of them, we were dealing with some extremely brutal health issues and Maddren made the whole process work for us and it was actually a nice distraction to what we were dealing with otherwise.

        Reply

        1. Our build was in Warkworth

           Reply

459. Hi, We are looking for a good builder to build our brand new house in North Shore Auckland. We have visited many show homes and talked to their salesmen, but we are not fully satisfied with ony of them yet.

     All the major companies like Signature, Landmark are very expensive. We have now narrowed it down to two companies – Key2 and one of the Chinese builders (they have been building houses from last 10 years and we liked the house they recently built), but we are still not 100% convinced with any of these.

     We want someone who can finish our house within the set budget and price, and with good qulaity. We don’t want any in-between surprises. Can someone please recommend us a good builder/company from their experience?

     Many thanks

     Reply

     1. Hi Yasmeen,
        I am a Licensed builder with 35 years NZ experience and have availability in the new year.
        I have a recled to to but it has been held up in the consent process.
        Happy to supply fixed quote and provide references.
        tonysonghurst1@gmail.com

        Reply

     2. Hi Yasmeen,

        We are building our house with Golden Construct in Millwater and we’re happy with the progress. Golden Construct is one of the Key2’s builder. Our Building consent was approved mid December and now is in foundation stage. Happy to discuss if you want to know more.

        Reply

        1. Keep away from Key2 as you will be ripped off with delay after delay.

           Reply

460. Does anyone have any experience with a builder named Point To Point Construction (CEO Steve Foley) who are based in Whangaparoa?

     Reply

     1. Hi Chris – just wondering if you found anything out about this Company?
        I am looking at using them for a project but just wanted to find out anything about them good or bad also.

        Reply

        1. Hi Jackie, You’re the only person who has responded to my post. I was asking because, at the time, the liquidators were proposing to sell them the company I was building with, which had just gone into liquidation. Apparently that sale failed, so I was no longer interested in them.
           But I spoke to them, and they seemed reasonable guys, who said all the right things. But then all builders do during initial meetings, or none of them would get any jobs. I got the impression a lot of their work came from picking up jobs from other companies who had gone under (like in my case), but maybe nothing wrong with that.
           Feedback from others who’d done more investigation indicated some possible issues (you could try Googling names). But that was just hearsay, and most builders have some unhappy clients. I suspect sometimes the ones who don’t really understand how building contracts work. Sorry I can’t help more.

           Reply

        2. Hi Jackie,

           Are you still looking for a team of builders. If so email ManlyConstruction@gmail.com. We are a local company on the Hibiscus Coast who specialise in residential work 🙂

           Reply

        3. Hi Jackie, I’ve recently heard that Point To Point Construction have gone into liquidation. This residential building game in NZ is a nightmare. If the Government wants more people to build it’s time they stepped in with more regulation to safeguard Owners.

           Reply

461. The only thing I can say is that the builder that built our home was a well respected local Beachlands boy , he has to date now built two homes for Landmark out here the first one being ours so not the same guy that was used on your job. Maybe here lies the difference in customer satisfaction. I was not part of a propaganda campain , we were very pleased with what we got and still are, can’t say the same for the landscape guy but he was not throu landmark , hired by me , most useless twat ever had the mispleasure of dealing with. Was your home the one built down on first ave ? Atlanta plan ?.
     Cheers
     Russell

     Reply

462. Matt must have turned over a new leaf as this was not the case when he was the GM at GJ Rodney Orewa. We have been battling with them for 3 years since our house was constructed in 2013. Good luck.

     Reply

463. I’m also willing to share my build experience with anybody thinking of using GJ Rodney East. We have just finished a build with them and when I say finished they have our money we have the keys not that it’s actually finished yet. Email me smgodfrey@gmail.com if anyone wants to discuss further. The good the bad and the ugly!

     Reply

464. Hi, I’m a pensioner and recently got a guy to build me a raised garden to make it easier on my back. This contact was made through Goodnest agency. Well this job has turned into a real lemon, I was told the timber was H4 but there is no markings on the ends, the capping around the top is only SG8.
     He charged me over 2k which I’m refusing to pay, so he reduced the labour by $300 but I’m still refusing to pay due to the timber not being treated, what do you guys think my next move should be.The business is called ‘Betta Properties’

     Reply

     1. Hi Graham
        Goodnest look like they take a commission, so you could go back to them in the first instance. You should also get a second price to ensure what you’ve been charged is fair.

        At the end of the day, you have received a raised garden and even though the materials are not to the standard you expected (was there any discussion up front about this?), you have got something which has a value. I would suggest a fair compromise would be to pay the cost of the materials – ask to see receipts, and pay the tradie for his time.

        Reply

        1. Thanks Mark, I have been in touch with Goodnest yesterday, they seem to want to get this sorted. My main concern now is that I stipulated that the structure had to be tanilised timber, he has stated in writing it is H4 yet the end grain where it has not been trimmed has no markings stating the grade of treatment. The offcuts that were left behind had a very strong smell of pine where if it had been treated this would not be as strong and there would be a different colour to he timber. Not sure if one can put any pics on this site, but I do have a couple to show if that is possible.

           Reply

           1. Hi Graham
              I’m not sure you can tell H4 by how it smells! Good to know Goodnest coming to the party.

              Reply

              1. Goodnest has now removed this cowboy from their listings and gave me as a goodwill gesture $100 NZ as a non expiry credit. I have not heard anymore from the builder and I hope I don’t. He was invited in writing to come and remove this mess from my property, but it seems he has chosen to ignore me.

                 Reply

465. Try ZB Homes- great company in the Waikato

     Reply

466. I wouldn’t be so quick to write GJ off. Matt Lelean and his team were fabulous. Sure every project has it’s moments but we were able to sort these easily. We really appreciated the after sales support . 8 months down a couple of small paint touch ups , no problem. Controller on water pump failed resulting in weekend call out rates etc, again no problem with paying for it. Love the house don’t believe any other firm could have done it better.

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467. Hi Liam, Concrete is funny stuff. Add ‘extra’ or more water in the original mix than it was designed for and the ultimate strength will be reduced. But wetting or even flooding it with water after it has been placed and started to set is called ‘curing’ it, and is required in most concrete specs, as it increases ultimate strength and resistance to cracking. So may depend on when the rain started, and how heavy it was.
     Not sure what you mean by ‘soft’. Of course if you mean after 5 days you can still stick your finger in it that sounds like a significant problem. That can be checked by drilling a core or two (maybe somewhere to be covered later) and compression testing it in a lab. To see whether it’s equivalent cube strength at 28 days meets the strength in the design (usually 20 or 30MPa). If it’s OK then maybe it’s just a surface thing, and if you’re grinding it off anyway not a major problem. If it’s slightly under an engineer may say it’s still adequate for the situation. But maybe you can negotiate a rebate from the builder, or maybe not if he’s been good in other areas. If it’s so low it’s not adequate to do the job, then I guess it has to come out, unless you can come up with some kind of alternative design like putting another slab over the top. To my mind if you test and it passes you pay, and if it fails the builder pays for testing. But that may depend on what your contract says.

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468. You need to immediately obtain an engineers report along with special strength test analysis of the poured floor.. BEFOR work continues. . and to tell the builder in writing of your concerns to mitigate loss..

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469. Don’t build with Platinum. The director can not be trusted. There South Island branch recently has become insolvent. Look at the last reviews on them on here from Home owners who have built with them. It has caused a lot of stress to owners and contractors. A lot of people are out of pocket from them

     Reply

     1. Hi all,

        Anyone have any experience with rain damaged concrete floors?

        Builder poured it last Monday and it rained consistently for 24 hours.. Looked terrible.Once it stopped they got onto it with kelly floats and added cement to the surface. Looks ok but to me seems very soft even now. I feel it’s going to be sub standard and not a good surface.. Superficial fix.

        Problem is most of the living areas are exposed and polished ( I’m planning to do this). Do I have a case for getting them to rectify it or am I stuck with a potentially inferior floor?

        Reply

        1. Hi Liam, we had a similar experience with our foundation when it was poured and due to the weather it wasn’t power floated enough making it soft and not suitable for grinding / polishing. The builder never told us that the contractor said we should reconsider our polished concrete finish and went ahead with job. The end result was a porous floor with aggregate that kept coming lose and making holes when it was ground. Took 2 different contractors and $14k to get an acceptable finish (although there are still issues we will have to live with these). I recommend getting an expert in. Let them test it and see if its suitable. If its not, save yourself the grief and do a wood overlay or something different.

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     2. The guy is still trading in Paraparaumu lives in a flash apartment on the water front drives a black mecedes and still splashes his money around town to be the big man

        Reply

     3. I can only agree with this post. Being one of Platinum’s Christchurch clients, after 4 years still waiting for maintenance to be completed. I have given up.

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        1. Hi all with reference to Platinum South Island.
           Please call their Head Office to lodge your concerns (they are based in Tauranga) and they should follow up with getting these issues fixed as does hurt the brand name.

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           1. Platinum head office only do so much. Jason should be kicked out of the brand.

              Reply

           2. I assume you work for Platinum.

              I sent a long list of errors and complaints after a hideous build with your Rotorua cowboy to your managing director and heard NOTHING. Your brand has some major issues. My wife killed herself during or prolonged build and while I do not say her experience with your company was the sole cause of her taking her own life….you sure contributed by taking 12 months more to build the home than you promised.

              Your Rotorua franchisee doesn’t care about his clients at all. I still have issues that are not fixed. Don’t tell people to write to head office as they don’t care either. Platinum Homes should be the first building group looked at by the government for their terrible practices. There are around 160 complaints on this site and that will be the very tip of the iceberg. I have been approached by 3 Platinum home owners in my little suburb who all have issues that are not being addressed, all experienced delays. You should be ashamed Platinum.

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470. Hi Martin, A ‘standard’ form of contract (whether RMB or some other) is generally just that, so it’s not a question of ‘may’ have a clause that says the price is fixed. Either it does or it doesn’t. Unless it’s a sort of ‘pick and mix’ type of form, with alternative wordings that you or the builder can agree to use.
     But I don’t think the RMB form is like that. And in the 2011 version (not sure if there’s a later one that’s different) Clause 54 ‘Cost Fluctuations’ means it’s actually the very opposite of a fixed price contract.
     So unless you or your solicitor have put in a Special Condition to overrule or amend that clause then my understanding is you will not have a fixed price contract. Whatever the builder tells you, like ‘don’t worry mate, we never really use that clause’, at the end of the day you’re just relying on his good nature.
     Of course none of this relates to provisional items, which by their very nature are intended to go up or down according to the actual cost of the work, and variations which you ask for after the contract is signed.

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471. Hi Aaron, By saying you’d be interested to see a breakdown of payment schedules from builders other than the one you’re dealing with do you mean you want other people to find these, and post them on line here (hardly practical), or publish them somewhere? That’s really asking other people to do it for you.
     Actually if you want these schedules you could first try looking at some of the standard forms of contract, such as the Registered Master Builders (RMB) form, which breaks payment down into about 15 – 20 stages, each between 2 and 10% of the total contract price, plus a number of other items for extras not part of the actual house. That’s reasonably fair, but as I’ve discussed with my builder I think that both you and the builder can agree to adjust these a bit (increase the number of stages, or the % in each) to more accurately reflect the actual way things will be done on Site. For example he packaged some items where one was done early in the build, and another done much later. So I could have withheld all the payment until the latest one was completed. But I agreed to pay part of the stage earlier.
     I think in the RMB contract it’s just payment of a stage on substantial completion. I guess your builder has had problems with that in the past, so he has chosen to make it more favourable to him. But doesn’t sound too unreasonable to me.

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472. Hi – I’d be interested in seeing a breakdown of some different building companies payment schedules (% at each stage) for comparison, plus knowing if ‘substantial completion’ (defined by our prospective builder as materials on site and 75% installed) is a standard trigger for a payment to be invoiced.

     Thanks

     Reply

473. Hi Daniel, If there’s something in your building contract that gives you the understanding that it’s ‘fixed price’ then it would be my assumption that it’s not a completely standard RMB Residential Building Contract. Because I have a copy of the 2011 form of that contract, and it would appear to me that Clause 54 allows the builder to charge you for fluctuations in the cost of pretty much everything (subbies, materials and services), apart from possibly the cost of his own direct employees.
     I’d suggest you read everything in your contract carefully, and if other clauses contradict this, or it’s not clear to you, then consult a contract lawyer.

     Reply

474. Hi, Looking for advise. Am currently using a registered builder. We have a fixed price contract of x amount. The builder has gone over his fixed price contract about 10% and he is making us pay for this. There have been no unforeseen expenses.

     We have already given him 5% of the 10% he is asking for. Do we have to pay the amount above the fixed price contract? and can we claim back the 5% we have paid him?
     The contract is a regular master builder contract.
     Thanks 🙂

     Reply

     1. As per the other comment from Chis, a standard Master Build contract which most builders use may specify a fixed cost for the work, however, it also includes clauses that allow the builder to pass on any increase in materials etc during the build. Also if there were any items in the contract that were provisional sums then these are need to be finalised and could increase the contract price. Have you made any changes since signing the contract, i.e. moving walls, changing windows etc?

        Reply

        1. Nope no changes to the works. We are also unhappy with some of the work that has been done. Ie the finish is bad. He has tried to fix, and has said that the current state it is in now is the best it will get. We are not happy with it as the concrete floor has chips init through out. This was a newly poured concrete floor in garage. Builder is yet to pass another bill onto us and we do not know the amount yet. Can I with hold payment until concrete floor is at a satisfactory level? Thanks for any advise given

           Reply

           1. Hi Daniel
              New regulations have a 12 month ‘fix-no-questions-asked’ stipulation but builders not coming back to repair defects is the number one problem identified by BRANZ with customer satisfaction with builders. You can make a complaint to the LBP Board or approach either http://www.hobanz.org.nz or http://www.buildingdisputestribunal.co.nz if you still have no satisfaction.

              Reply

              1. Hi Mark
                 Was not sure how to place a post on this site, so thought I would try this way to get in contact.

                 We are having our house rebuilt on the same site at present and would like to know how much a newly constructed house is allowed to be out of level please?

                 We have checked MBIE but we unable to find an answer on this.

                 Janis

                 Reply

              2. This is a response to Janis Wignall’s question, about how much a new house can be out of level, as I can’t find the ‘reply’ point on her post.
                 Hi Janis, Not sure exactly which part of the house you think is ‘out of level’. Presumably the floor slab. For this you need to know the ‘tolerance’ on floor slabs.
                 I would have assumed this to be in NZS3604 somewhere, and if you search through you may find it. However certainly there are tolerances for Timber Framing (Table 2.1) and Masonry Veneer (Table 11.5), which would be quite hard to achieve if the floor slab is too far from the position shown on the plans.
                 MBIE document on Building Performance refers to their Guidance to Tolerances, which in turn refers to NZS3109:1997 (Concrete Construction). I can’t actually open this on line, but from info elsewhere I suspect the tolerance on the surface of concrete slabs is +/- 10mm from the position shown on the plans. Hope this helps.
                 Also, in the event of a dispute (eg arbitration) I assume the arbitrator as a last resort (ie nothing in writing) would fall back on what he/she considers is generally accepted in the industry as being a ‘reasonable’ tolerance. What amount of error do you have in your case?

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475. Hi SJ, If you’re involved with one of the ‘good’, honest’ branches of one of these franchises that’s being criticized on this blog, and suffering as a result of bad practices by other branches, then I have a lot of sympathy for you.
     I’ve said in earlier posts that when talking about a franchise builder people should always be careful to specify the branch they are talking about, as not all are the same.
     Of course they should make their comments as fair and reasonable as possible, and also try to avoid what’s called the ‘halo’ effect in reporting performance. I mean to not let one or two defects blind you to all the good aspects. Tell the whole story, good and bad.
     But at the same time remember that franchise builders presumably hope to benefit from trust generated by name recognition and national advertising. So of course you also suffer if the brand gets a bad name for some reason. You can’t have the upside without the downside. You need to put pressure on your franchise owner to get the bad boys in your group to up their performance.
     If you or they can’t do that then get out of the franchise and use another name.

     Reply

476. Hi Mark, I’ve added a number of comments to this blog at various times, so you know I think it’s a useful resource.
     But one major problem is that there is now a huge number of posts, and they are not in chronological order.
     For example, I clicked on ‘reply’ to your post today about someone else’s reply to someone etc etc, but as I’m writing this the first two posts I can see above are dated March 18th & 19th.
     So I have no idea where to find your post, or any of the others referred to, without spending 10mins scrolling through all the hundreds of posts.
     Maybe my ignorance of how the blog works, So I’d be grateful if you could tell me whether it’s possible to set all posts in date order. If not then I suggest it should be.

     Reply

     1. Hi Chris
        It’s certainly something I’m aware of and to be honest, I’m not too sure about how to go about transferring to a better format. I’ve built several websites over the years but never really dealt with one like this. On top of that, I kind of picked up the baton when the previous admin dropped out and I’m reluctant to put too much money into this when I don’t have much to spare. I’ll have a chat with the web designer who did my http://www.buildingguide.co.nz site and see if he can come up with some ideas… Stand by (I don’t always work fast but I do get there eventually…).

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     2. Totally agree, perhaps you have a separate stream for different building companies. E.G 1 for GJ, 1 for stone wood etc so people thinking about building with a particular company can look at all the reviews about them. Or some way to do a search on the blog. i think this is one of the only review places on the net for NZ now that buildreview.co.nz has vanished.

        Reply

        1. For any web page (including this one) ctrl-F gets the search box up, put in GJ to get, for example, 206 references (at time of writing), then use the arrows to find each one…and read them! Sure hope there’s fewer to read for Signature!

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477. Simple…file proceedings yourself in the District Court seeking to have the business closed down (non legal language)…that constrains them as to what they can do in a wider canvas…you may find they will pay rather than engage the costs of a defence..(if they actually have one.) Filing costs are nominal any you can write up and file yourself.. its not that hard.

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     1. I think this may be in answer to RJ, below, which is in answer to RB below, which is in answer to Pohuehughie’s oringinal post – scroll down for the thread…

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478. I’m looking to build a 3-4 bedroom home in Omokoroa just north of Tauranga. Has anyone got experience with GJGardner, SandCastle, or Classic Builders in that area or region? Is a House and Land package generally as cost effective as buying section then choosing builder?
     Any advice appreciated.

     Reply

     1. I am building with ZB Homes and its great. Go and see them in Lakes Boulevard before u make a decision.

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479. Hi
     We are presently trying to decide between Maddren Homes and Compass Homes. Can anyone advice on this – our primary concern is with regard to cost and timeframes. Thanks in advance for any help you can provide.

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     1. Hi Glen
        I have dealt with Maddren Homes and would happily recommend them. If you have concerns ask them for a list of customers and go and talk to them.

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     2. Hi Glen, where abouts are you looking to build? Happy to have a chat if you are building in the Auckland (& greater Auckland) region somewhere 021 515 574.

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     3. Which branch of Compass Homes are you thinking of using? We are currently building with Compass homes, Pokeno branch. Whilst the sales team promise you the world, they have taken on so much work, their timeframes are totally blown out compared to what we were told when we signed the contract. For example – we signed the contract on 22nd March 2016… it is now 1st Jan 2017 and the house is still not estimated to be handed over until 23rd Feb. We were initially told it would be an 18 week build 🙁 On the plus side, the costs in their estimates have all been pretty close so far (bar extra concrete we decided to pour).

        Reply

        1. Hi ap , how did you get on with compass? we are looking at building with them maybe. We would love some feedback on them thankyou! 🙂

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        2. Hi,
           We built with Compass Homes and the only hold ups were the contractors we tried to organise ourselves. Apart from that, Compass Homes were perfectly on time even with my own personal contractors errors, with a quality product. Maybe something along your build time frame held you up? Did you have something you organised yourself or was your title late? We thoroughly researched Compass Homes and the word of mouth about this company the pros far outweighed the cons and they were competitive in pricing.

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480. No one should feel afraid to comment on this website if you have the facts and evidence to back it all up. http://www.defamationupdate.co.nz is a helpful insight to defamation.

     This is a review site of peoples experiences some good some bad and anyone abusing the site takes it upon themselves the risk of defamation.

     Knowledge is power and this is a community of people sharing information and helping others within an extremely difficult and complex industry full of pitfalls and risks that the average layman unfortunately falls victim to in this country time and time again. If this site is rattling cages GOOD!

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481. Don’t let these companies lawyers frighten ANYONE….the defence to allegations of slander or defamation is either honest belief or truth….and given some of the experiences recorded on this site.. either defence is entirely appropriate…let them sue is my advice.. and let the judge decide…just think of the bad press surrounding those companies that will result. The REAL outcome should be an improvement in their conduct.. not litigation.!

     Reply

     1. Hi Rob, I completely agree. There seems to be someone calling themselves SJ who thinks some of those commenting on this Site are exaggerating or being untruthful. But my impression is that most of them are not out to ‘get’ their builder. They are just telling the truth about what happened to them. And some of those tales seem to be horrific ones of lives being almost ruined.
        I admit that, based on the evidence on this Site, there are probably a lot of people who understand so little about building and building contracts that they should never get involved in a build without expert independent advice. But having said that, any builder with an ounce of sense would soon realise that. The good honest ones would still steer their client in the right direction on likely final costs etc. The bad ones would rub their hands together, and start counting the profit.

        Reply

        1. Now Rob and all else concerned, I feel that some
           People post reviews without thinking nor knowing the facts.
           Nation wide building companies have different licensees in different areas.
           There for what I’m saying is if one has had a issue it has nothing to do with the rest of
           that NZ wide company, staff and family’s and clients all ready in the process.
           Someone post on a site with bad comments about one DOES NOT mean the rest are the same
           or that it has anything to do with the rest.
           I work for a company that has nothing to do with the negative posts about another branch and these posts have cost me builds, thousands in commissions etc. Disrupts clients builds in process. I have a family and so do other in the same boat as me, with the company I work for or other companies. The same applies. All I’m saying is of course comment, but think about the impact your comments with make.

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           1. I can understand your concern. As a prospective client I look at the comments and have based a couple of decisions on them as to who I do/do not want to talk to. Suggest that if you are part of a group getting bad reviews then surely you can use the power of the group to force the renegade(s) into line either directly or through the master franchise. If you can’t then you have a problem.

              Reply

           2. Hi SJ
              It’s good to hear from one of the companies criticised and sharing some of the negative implications for comments. It’s a shame your colleagues’ poor quality work impacts on you and it would seem that’s a matter for the master franchise to address.

              I think there is often a case of letting things go in the building industry unless there’s an issue that’s slapping you in the face, and since the master franchises often don’t directly deal with clients they can be one step removed – this is not ideal. You should take these comments on this page to the master franchise because if there are franchises regularly appearing here and their work is impacting on you, it’s likely they’re impacting on other franchises too.

              Reply

482. Hi there, we’ve bought a section in Gulf Harbour and are looking for recommendations for good builders in the area. We visited the GJ show home today, but after reading the comments here, I really dont think we’ll be considering them. Any advice would be much appreciated, we’ve never done this before and want avoid unnecessary rookie mistakes 🙂

     Reply

     1. Hi Annette, we would love to help you with your build project if you are still on the hunt for a builder, give me a call 021 515 574
        Thanks,
        Emma

        Reply

     2. Hi Annette,

        Not sure if you are sorted for a building company, if you are still looking then send us an email to ManlyConstruction@gmail.com We have done a few builds out at Gulf Harbour in the last 6 months and are a well established building company on the Hibiscus Coast. 🙂

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483. Erin. some advice for your meeting. Go to the meeting. advise the company you will attend by email. Advise your lawyer prior to the meeting about what your concerns are. Take photographs with you of the roof. Make a written list of your concerns and keep two copies. (one for your lawyer. At the meeting make sure you do not sign anything. Do not pay anymore monies until the work is completed. Advise the council and building inspection department. Your job will be under your local council.. Did you employ this contractor privately or is he an employee of the building company? The building company is responsible for all their tradesmen and sub contractors. He sounds like a cowboy. If this is building company do not let them intimidate or bully you. You have to give them a reasonable amount of time to correct the work. Timeline this at your meeting and if it is not done within that timeline make a complaint immediately to the disputes tribunal. Good luck

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484. Just wondering if anyone has any experience dealing with disputes about a payment claim/payment schedule with their building company? Our story in brief:
     – I found out that the roofer our building company was due to subcontract our roof work to had a reputation for poor workmanship (I recently started working for another building company that used to use this roofer and no longer use him due to poor workmanship that the roofer refused to fix)
     – The roofing started a week later than we had been advised by our building company (no reason for the delay was given to us by our building company, and there was only 1 day of bad weather during that week) and has taken 4 weeks to date – all the sheets are up but the flashings and valleys are not finished yet. There is also a significant amount of remedial work to be undertaken – we have found 8 significantly dented roofing panels, one hole of about 15mm in length in one section and 13 roofing nails that have missed purllins and are showing through the inside of the roof.
     – Our building company sent us a payment claim for the roof (we paid 50% of the roof payment prior to the roofing work starting, as per our contract), worth $19k, due within 5 working days (as per our contract) which was Friday 27 Oct. We went up to our section to check over the roofing progress on Wednesday and found the flashings and valleys still unfinished and no remedial work has been done. We sent a payment schedule to our building company on Thursday, stating we were paying 50% of the payment claim and outlining our reasons for not paying the full amount (work yet to be undertaken on the roof, as well as substantial remedial work outstanding).
     – We received an email from the building company on Friday, requesting an “urgent meeting” as non-payment of the full amount of the payment claim is “unacceptable”. We requested a meeting on site, so we could show them the reasons we are not happy to pay the full amount – as we don’t think anyone from the building company has been up to our site all week. The reply from the building company was that it was not a construction meeting but a meeting to discuss our “contractual obligations” so the meeting would be in their office. The tone of their emails has been rude and arrogant, and we’re quite sure that we’re acting in accordance with the Constructions Contract Act by giving them a payment schedule with reasons.
     – We’re not willing to pay the remaining amount until we have been advised how the remedial works will be undertaken and when. The 13 nails that have missed purlins need to be fixed, as well as the flashing fixed down properly, the dented panels and hole fixed and the valleys trimmed up cleanly (2 have been trimmed so far and are very uneven on both sides of the valley, and the row of nails either side of the valley are very crooked).
     Just wondering if anyone has experienced anything similar, as we are wondering what we’re walking into with this meeting next week.

     Reply

     1. Erin,
        Ensure you put all in writing and if they are a Registered Master Builder make a complaint to them as they do need to follow up. This is not to say they will do anything but as a RMB company that I would assume they may be, it is setting precedent for them to resolve the issues. DO NOT PAY the monies at all until resolution. Hoping by now that you have furthered the build and they have come to the party. This type of builder and shite communication is a slight on our industry and one that I deplore to the max. If they have not done so, name and shame. You have a contract and as long as you are within your terms of contract, full completion of the stages are required for payment (unless you have some independent part of the contract to complete) then they can demand payment forthwith. If you are loaning from a bank they will need to ensure completion of the stages anyway to release funding.

        Reply

485. Good thing that you set this up. Many will love to visit this site to get advise in building their homes. Thanks for moderating this site and sharing your thoughts. For more info on steel building construction, visit us at: http://www.steelcobuildings.com/

     Reply

     1. Thanks for the nice words Frank. I’m sure if anyone is building in Oxford, Georgia, USA they’ll check you out. Go Hillary!

        Reply

        1. Damn…

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486. Hi – We are looking at building in Auckland Central and were looking for recommendations for a good building company/project manager. We are Kiwis presently living in Australia so we need someone very competent in Auckland managing the project. I have received a quote of $2800-3500 per sq m from the House Company and upwards of $3200 from Property Partners. The quotes seem a bit steep – is this the current market value in Auckland now? Does anyone have any good building companies or project managers they can recommend? Thanks.

     Reply

     1. Hi Glen
        If you’re looking to build an architecturally designed house that is reasonably straight forward, that seems about right for costs. Visit the Building Guide – http://www.buildingguide.co.nz – and read the cost page there in the Planning section.

        Reply

        1. Thanks for the advice!

           Reply

           1. Pleasure!

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     2. Hi Glen, do you have plans drawn up already? Happy to have a look and give you a quote, give me a call if you are still looking 021 515 574

        Reply

487. Hi,
     I am looking at building a house *My first home with Generation or Venture or DW Homes in Pukekohe area.
     Does anyone has experience with these builders? can anybody recommend the builder?

     Thank you!

     Reply

     1. You could try Richard 021996261

        Reply

     2. Hi Lee, if you’d like to chat please feel free to give me a call and I can give you some referees to speak with.

        Reply

     3. Sorry, helps if I give you my number 021 515 574. Cheers, Emma

        Reply

488. Thank you very much Pohuehughie!

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489. We are looking to build in Whangarei – either our plan if we can get it to budget or someone elses if we can’t. Who should we go to? Who should we avoid?

     Mark, is it possible to put a search query in by district? While all comments are interesting, I am primarily interested in my local area. Other than that little quibble an excellent site

     Reply

     1. Hold down ctrl and F then type Whangarei. Or search for the different companies you have looked at so far.

        Reply

490. Many thanks Mark.

     Reply

     1. Kapai

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491. Hi, we are looking our first house in Wellington. The main companies here for what we are looking for seem to be GJ Gardner, Lockwood and Platinum. Any recommendations of people who have built with any of the local franchises? Thank you 🙂

     Reply

     1. Hi there. We built with Platinum (Mass Construction) in the South Island and had an absolute nightmare with them. The franchisee for Wellington is the same guy who held the franchises for the South Island. Platinum homes have withdrawn the franchise from this company for the S Island and have left behind a number of dissatisfied customers and sub-contractors, which surely speaks volumes. I don’t want to say too much except BEWARE. Speak to people who have built with Platinum in Wellington area before you commit to anything!!!

        Reply

        1. I am one of those left with a disgrace of a house built by Mass Construction / Platinum Homes. Avoid Platinum Homes and Mass Construction at all costs.

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           1. We are building a house with Mass construction/ Platinum Homes. If you need stress choose them. I have lost my sleep and health because of them. They never keep there promises. they do not guide you at all during the process. They reply to you at there own will and comfort. I am so frustrated with them I wonder if we could take some action against them. we have invested our life time savings into the house. I feel the builders have such a monopoly in NZ. I repent my decision of going with them every day. The journey of building our first home has been so painful. A few of staff members specially the administrator are rude and intimidating. The CEO never interferes. I am now looking for options to make a fromal complaint against the company. Please suggest

              Reply

              1. I am a contractor that is out of pocket with this company. I am keen for any legal advice on how to get my money back from them. They have closed their South Island branch but their north island branch is “going from strength to strength” according to the Wairarapa office. How come they can’t use their north island branch to pay all of those out of pocket?

                 Reply

     2. Hi Kate,
        Look for my comments about Jennian – You will need to see all of them as the build progressed, but we are nearly finished and happy with the outcome so far.
        Cheers
        Bryan

        Reply

     3. Have you considered Primesite? http://www.primesitehomes.co.nz ? I recently saw a recommendation for them and they are Wellington based.

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     4. Hi, do you guys here have any experience with Abode Homes in Wellington?

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     5. Please don’t go with Platinum Homes, worst builder.

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492. How do we know you are “Mandy” and not someone wanting Mandy’s comments removed? No name appears with this comment and it looks suspiciously like a previous comment by someone else recently………

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493. Could you please remove my posts under Mandy due to legal reasons. Thank you

     Reply

     1. How do we know you are “Mandy” and not someone wanting Mandy’s comments removed? No name appears with this comment and it looks suspiciously like a previous comment by someone else recently………

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     2. Apologies Sally (?) forgot to fill in the name part but I’m sure Mark (or the admin on this blog) will know that it was from me anyway.

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        1. All good Mandy
           I can recognise the email you used when you made your first post.

           Reply

     3. Unusual to have people complaining about a building company and their difficulties and legal threats withdrawing their posts due to legal reasons!

        Reply

494. We won.. I will never build with Platinum Homes ever again.. They had to pay me cash and repair what was in the maintenance list They were very nasty and used bully means to stop me taking them to court. They showed up for court and I would never have received the outcome I did without going to the disputes court. Regards Irene

     Reply

     1. Good on you, I am heading in that direction with them right now. Well done on your win!

        Reply

     2. Hello we are going through the same. Can you please suggest how to approach this. We are building with them but it has come to a point where I can not take any further stress. We have made 3step payments. The last one was for roof. If I had to take them to dispute court what do I need to do. Thanks

        Reply

     3. Where are you Irene? I have a problem with their Rotorua builder and will likely go the disputes court and media route

        Reply

495. Two things I’d like to make people aware of:
     1. We’re just coming to the end of a build, and it is evident that ‘Practical Completion’ and handover will come before the Code Compliance Certificate will be issued by the Council. I believe this is a fairly common situation.
     I did ensure that our building contract made the builder, rather than us as the Owner, responsible for obtaining the CCC. But I now realise that the Building Consent was issued in our name, so as far as the Council is concerned we are still legally responsible for applying for and obtaining the CCC, even if the builder does it on our behalf. In retrospect I wonder if we should have used the contract to ensure that the builder (or maybe his architect) acted as our ‘agent’ in both applying for BC & RC, and obtaining the CCC. Anyone have any comments?
     2. Once you reach Practical Completion, and handover, I believe the builder’s Contractor’s All Risks and Public Liability insurance will no longer cover your house. So you need your own house insurance. But it seems ‘normal’ insurance companies like AMI (who we used before) will not give you cover until the CCC is issued. Has anyone found a way round this?

     Reply

496. We are looking at building in Ashhurst, Manawatu and wondered if anyone had any advice on picking a building company in this area? Who are great and who not to touch (and why). We have built before (with whose name will remain anonymous) and didn’t have a great experience. Also, has anyone had any experience with Homebuild Homes? TIA

     Reply

     1. Hi Laurie, Seems a little unfair that you’ve asked other people to give negative as well as positive comments on builders, but you’re not willing to say who you built with before, who was not very good, and why!
        The whole point of this blog is to contribute information as well as to obtain it.

        Reply

        1. Ours was more of a personal clash with ‘friends’ who had started a company and we were their second build in, so i don’t think it is fair to publicly slander them for what happened when they were very new. However, if there is someone looking at building in my area and wants to contact me privately i’m happy to talk lauzanne15@hotmail.com. I have already been contacted by them once when i put a comment online that didn’t even name them, but they knew it was about them – and i’m not going to go down that road again. I’m sorry if you don’t agree but that is how it is.

           Reply

           1. Hi Laurie, OK, I understand, and you’re forgiven.
              But you did say ‘started a company’, not just helping you out as friends. So I hope that these people are not still in business as builders, and practising on other people’s houses.
              Because ‘Oh, sorry, we don’t have much experience of doing this.’ isn’t good enough when you’re playing around with other people’s life savings.
              Luckily heart surgeons aren’t allowed to use the same excuse!

              Reply

     2. Hi Laurie,

        Yes I have and it wasn’t a good one. One of the most stressful times in my life.

        They are the most un-proactive, unprofessional company I have personally dealt with, it felt like we were project managing, prompting and managing everything.

        Reply

        1. Can you say which company you had this experience with? Sounds like it wasn’t a great one?!

           Reply

        2. Hi Me2016, were you happy with the finished product thought?

           Reply

     3. Hi Laurie,

        Was wondering if you got any comments back about Homebuild Homes?

        Reply

        1. Hi LK. I haven’t had personal experience with Homebuild but Me2016 did comment up a bit further ‘Yes I have and it wasn’t a good one. One of the most stressful times in my life. They are the most un-proactive, unprofessional company I have personally dealt with, it felt like we were project managing, prompting and managing everything.’ And i haven’t heard great things from others either. We built 5 years ago with the same people that now have Baillies construction. I believe they are a very different company now to when we built (they were just starting out) but to be honest again what i have heard from others isn’t great. Our neighbours-to-be were at contract signing stage with them and pulled out…. I’ve never heard of Origin Homes. Hope this helps somewhat. Its a very hard process to begin with and as nice as it is to ‘keep it local’ its not always that easy. You will often find some of the bigger franchises are also locally owned.

           Reply

           1. Thanks LM but do you know what exactly these people did not like about these respective businesses? Because if it’s things like the time the build took, or not communicating enough, then some people will be prepared to overlook this if they can deliver on the things like quality, affordability, energy efficient and sustainable.

              Reply

           2. unsure whether you will get this but could you please elaborate as to what happened with Baillie construction? we may be in a similar position

              Reply

497. We are thinking of building with versatile in Balclutha. Any reviews or comments on this company..?

     Reply

498. Hi Dave
     We have no issues with what we got, your wellcome to have a look if you wish, my contact phone is 0272040056
     Cheers

     Reply

499. Sounds like GJ. Pay your monies and they conviently forget you and take a long time to fix things.
     Sentinel are buidling in Colonial drive Millwater.

     Reply

500. What ever you do, do not use Sentinel Homes.
     We have experianced nothing but delays, poor workmanship & disappointment. Our build was 6 months over on the build time & worse than that a great many faulty building works were found once moved in. Poor plumbing, poor electrics, top soil about 2cm deep, laminate flooring came up.
     The worse part though is that they take forever to repair their shoddy work & no matter who you complain to it makes no difference. For example I am still waiting for a leaking toilet to be fixed after first informing them over a month ago. They are also no longer responding to requests from us to find out what is happening.
     What ever you do. DO NOT USE SENTINEL HOMES

     Reply

     1. Hello Daniel,
        Who did you have dealings with at Sentinel? Which area franchise did you use? We are in talk at the moment with Sentinel.
        Thanks,
        Nimfa

        Reply

     2. Hi Daniel,
        Where area did you use Sentinel to build in?

        Reply

     3. Hello Daniel
        We are thinking of using Sentinel, which franchise did you use?

        Reply

     4. Hi Daniel
        Currently I am meeting some construction company like Jalcon, Sentinel & GJ Gardener. Could you share something more about sentinel? For example, the more detail about Sentinel’s quality issue on your house? I will really appreciate your opinion and experience about Sentinel

        Reply

        1. Don’t use Sentinel at all costs, build quality is bad and they are cowboys from the top all the way down!!!

           Reply

     5. I don’t think either Daniel or Anthony are real people here. That seems fairly obvious. It’s too easy to type up poor
        Reviews in this column amd be anonymous.

        Reply

        1. Hi Bob, What makes you say it’s ‘fairly obvious’ that Daniel and Anthony are not ”real people’? I assume their comments were written by human beings, not robots, so you actually mean they’re not using their real names, because they are writing false comments to in some way damage a builder’s reputation. That of course may be true, but what evidence do you have? If you have some connection with this builder (owner/employee/friend/relative) I think you should state that. And if you don’t, how can you know whether he’s any good or not?

           Reply

           1. Of course “Bob Dobalina” is a fake name in itself. Have heard it used in many situations so not very original. Although people could post negative comments to try and harm a builders reputation you would think the motivation to post a negative comment is more than likely being driven by a unhappy experience that person has had where they haven’t had a good outcome. It could be just as possible for a builder to post favourable comments under a fake name to try and boost his credentials so it can go both ways.

              Reply

              1. Hi Andrew, Exactly right. And my impression is that there may be a few ‘fake’ comments (both positive and negative) on this Site, but the majority are written about genuine feelings. Some people may of course have unrealistic expectations of their builders, and write in complaining about fairly minor issues, whilst overlooking how much went right.
                 But I find it unacceptable that so many people seem to have problems with so many different builders. The building industry in NZ is clearly in a very bad state, and I think that more legislation is needed to make the penalties for unfair contracts and bad workmanship much stronger.
                 I know that most of these are private contracts between consenting adults. But usually one party (ie the builder) has far more power to cheat the other party (ie the client), and basically ruin the client’s life. This should not be allowed to continue in a properly regulated society, which we (perhaps naively) believe NZ to be.
                 For example, if a builder continues to take money from clients, or get work/materials from subbies and suppliers when he knows his business is already in financial difficulties, and likely to fail, in my view that’s a type of fraud.

                 Reply

                 1. agree totally. It is heavily weighted in the builders favour especially if there is no proper disputes/resolution process.

                    Reply

501. Hi Guys,

     I want to build a house in Wellington.
     Some one please suggest the good Builder for design and build. I want to know the feedback of Gj Gardener Wellington,Urban Homes Wellington or primesite Wellington or any other good Builder recommended for design and build in Wellington Region

     Reply

     1. Cannot recommend Urban Homes Wellington. Look at Google review

        Reply

502. Anyone got any feedback on Bainbridge homes in Canterbury?

     Reply

503. Hi,

     Has anyone used or have experience working with Jalcon Homes in Auckland? Any feedback on this company would be appreciated

     Reply

504. Highmark have built 2 houses in Old Mill Road and are currently building along Colonial Drive and I think they have a couple of sections on Wainui Road near Manuel Drive.

     Reply

505. Hi all
     Apologies for the spam that keeps appearing. Trying to get it dealt with. I will keep manually clearing every couple of days.
     cheers

     Reply

506. We’re looking at building in Millwater with Mike Greer, any feedback or advice gratefully received. We need to go with a H&L package rather than design and build. Was interested in The House Company as i’ve heard good things however they’re out of our price range – we’re looking at entry level for the area. Thanks!

     Reply

     1. Hi DS,
        MG are currently building in Colonial Drive. They have a few sections on the go.
        Wouldn’t buy their Town houses which are behind the Millwater shops as appear to be not value for money and are small for the price they are offered for.

        Reply

        1. Hi Mike, thanks for your feedback. Agree the townhouses don’t look like great value. We’re looking at a 3-4brm on Ormonde Dr or a couple of others around that area.

           Reply

507. By paperwork, I suppose you mean going unconditional on the building contract? We signed the contract mid May, so it took almost 3 months before we got the resource consent from the council. But I think that was because the council needed a few clarifications over and above the usual consent details.
     Thanks.

     Reply

508. Anyone ever built with Builtsmart? based in Huntly they make homes in their factory and deliver these to the land site? Transportable homes. Thanks

     Reply

509. Hi Leo, Valerie,
     We are building with Golden Construction in Riverhead. The building process has just started last week, so it is pretty early to give feedback on the construction process and the quality. But so far they have been good to work with.
     Where are you both building?

     Reply

     1. Hi Mal,

        Thanks for that, we are building in Millwater. How long did it takes from the documentation up to the start of construction?

        Reply

510. could be wordpress web site as has been hit in the past with spam

     Reply

     1. Yes – we moved to a new host and the spam filter doesn’t seem to be working as well. Trying to keep on top of things. Apologies all.

        Reply

511. HI, thinking of building in Christchurch. Any one have any information positive or negative about Strategic Homes. Thanks

     Reply

512. Please tell me about house and land package around Huapai or Kumeu, if u have around 850k

     Reply

     1. Hi Jim, we have some available. Please call me on 0276462233. Simon Wilson (Signature Homes)

        Reply

513. Hi,

     Has anyone heard of Golden Construction (not the same as Golden Homes). Any feedback, reviews, major issues?

     thank you

     Reply

     1. Hi Valerie,

        I’m currently in documentation stage for consent with Golden Construction, as of now so far so good. Where do you plan to build your new house?

        Reply

514. Thanks steve and Brent
     No haven’t signed as yet as had some concerns from a independent party
     So will make more enquiries

     Reply

515. Hi does anyone know what is going on with the buildreview.co.nz website? it has been down now for several weeks for “maintenance”.

     Reply

     1. Hi Steve
        Not sure – we’re not connected with them, although I did try when they were first setting up to work with them.

        Reply

     2. Site shut down due to being sued. Which could quite possibly happen to this one as well.

        Reply

        1. I think you’ll find that we can’t be sued as we’re just a vehicle for comments. So long as what is said is truthful and doesn’t target specific people I think we’re okay. And should they choose to try to sue us, then we’ll make more publicity about it which will highlight the issues for them on a much bigger scale – I’m sure that’s not what they would want.

           Reply

516. Can advise on how good compass homes are on the quality and pricing?
     I was also looking at A1 and GJ to build on lifestyle land. Thanks lots!

     Reply

     1. Compass Homes are very good. Build in concrete so can be a little more expensive in some cases, but the construction is very good and the benefits of concrete mean lower ongoing costs.

        Reply

     2. Hi Chris, where abouts are you looking to build? If you’re still undecided, please don’t hesitate to give me a call to discuss what you are wanting to do.
        Emma
        DW Homes
        021 515 574

        Reply

517. Hi I am about to build with Cavalier homes in Riverhead on the north shore. Does anyone have any feedback on this company?
     Thanks Phil

     Reply

     1. Hi Phil, If you’re still undecided, please don’t hesitate to give me a call to discuss what you are wanting to do.
        Emma
        DW Homes
        021 515 574

        Reply

     2. Hi Phil, we’re building with Cavalier at moment and I have a few questions for you as you’re probably a bit ahead of us ( or anyone else that can answer for that matter. Were you charged over and above contract price for them to bring the water and power mains from the property boundary to the house?
        Thanks

        Reply

518. Given Maddren just won 4 golds in the House of the year award last night I’d build with them.
     Unfortunately we built with GJ Gardner West Auckland and it was such a bad experience. They are great at doing the big sell job however the follow up is shocking. We found Tony Houston very difficult to deal with – this franchise is not interested in service. Also there is no support with the GJ Gardner head office.

     Reply

     1. Has anyone had a house built by Sentinel on North Shore , or Auckland area recently
        Was it on time and within budget
        And of good standards ?
        Any major hassles

        Reply

        1. Still waiting on ours to be finished, would not recommend this company not organised and seem to have issue with every trade. Slab, issue, frames, issue, painter, issue brickie, issue roofer still issue. Build quality is ok if you keep your eye on them. It will likely be 52 weeks from start of build this was with us coming with a complete set of plans and council consent. The General manager Stuart doesn’t care as long as your signature is on the contract. also be careful they don’t sell you a package from investor homes and then up sell you on all the variations, This is is another company run by Stuart. They are over committed and under resourced. I hope this reaches you before you sign, stay AWAY.

           Reply

        2. I just finished building house with Sentinel and I do agree with Brent with all he said! Nothing but nightmare.

           Reply

           1. Hello Adam and Brent,
              Who are you dealing with at Sentinel and which area? I like their house plan and they are on our shortlist of builder as recommended to us. And so far they are very responsive compared to other builders we also approached. Would you mind giving me your email add so i can PM you?
              This will really help us choose.

              Reply

        3. Hi Morris,
           If you haven’t already chosen a builder I’d love to have a chat with you. We build all over Auckland and are not franchised. Give me a call anytime for a chat.
           Emma – DW Homes
           021 515 574

           Reply

     2. I’d be interested to hear more about your experience as we are considering their land and home package at Hobsonville Point?

        Reply

     3. Tony and Terena are passionate about there homes and staff, they welcome anyone to ask to speak to any clients who have built with them, They superseded expectations, have firm processes and customer service doesn’t falter from the first client meeting through to the hand over

        Reply

        1. Hi Kate,
           Saying that Tony is very ‘passionate’ about his staff sounds a bit creepy to me. Judging by this blog, unfortunately it seems a lot of his other ‘clients’ don’t have the same view.
           PS I think you mean ‘their homes’ and ‘exceeded expectations’.

           Reply

     4. We have had the same issue with gj west .we just got lie after lie

        Reply

     5. Hi, we are currently in a contract with GJWest and would like to know of your experience with them. We are in the planning stages but have already noticed some warning signs and limited customer service. Would appreciate any feedback, thanks Tim.

        Reply

        1. Hi Tim, have you signed the building contract as of yet or just paid a small deposit to do concept drawings?

           Reply

     6. A late response to this post, but have been looking to see if anyone has built with GJ Gardner in Hamilton (builder R.G. de Leeuw Construction Ltd) recently. We are due to complete on our hosue soon and are quite angry at how the build has been managed. A different builder, but you are very correct that they did a great job on the sell, very attentive. The follow-up, it’s like we are just and annoying intrusion to their construction process, lack of communication and representations made during the sales process were not in the contract.
        Example: We had specific requirements for our site elevation and agreed (by email and verbal) on the draft proposal and drawings. Our expectation was that this would be represented in the contract, which was not. Somewhere between this approved draft and the final contract, the house was lowered by 40cm and an entire retaining wall removed. There was one elevation drawing in the contract and it was so similar to the original draft, we didn’t pick it up until the site had been prepared. Yes, we did sign the contract, but we thought there would be a reasonable expectation that what was agreed to in draft would be what was in the contract.
        Now, having had to compromise on the site being raised just 20cm, they are expecting us to pay an extra $3,600 for putting soil back on site and $11,000 to install the retaining wall we had previously agreed to. They have no compromise offer for us, “you signed the contract”.
        First, for ANY contract, go through it line by line compare it to any previous plans and specifications you have agreed on. Second, we strongly recommend, do not build with the GJ Gardner in Hamilton.

        Reply

        1. Have to agree with you Murray. Definitely go through the drawing and contract line by line. Unfortunately, as I understand it, the draft plans are drawn up and then sent away to the company’s architect. The plans are all computerised and sometimes things you have changed can revert to the original plan. I fortunately noticed when we were signing that our house was positioned wrongly on the section, but there were other areas that slipped through. Watch particularly when it comes to windows and doors and any internal additions to the house. We added a pantry and it turned into an absolute nightmare because the architect changed the dimensions. Fortunately it was able to be corrected and we were mostly happy with the outcome. Electrician was a fly in the ointment when it came to placement isolation switches. To get what we wanted, we had to change the direction of a sliding door which was an additional cost of just under $400. This was despite many others in the subdivision having their isolation switches placed similarly to our original plan.

           Reply

519. Hi Everyone
     i am looking at building a new home in mosgiel Dunedin, i am looking at any feed back on GJ Gardner, Stonewood? or if there is a building company highly recommended. this is my first experience of building a home
     Mayn Thanks

     Reply

     1. Hi Mayn
        Make sure you get a copy of the Building Guide – it’s free from your local council.

        Reply

        1. http://www.buildingguide.co.nz
           (should have said above ::)

           Reply

     2. I would recommend Compass Homes. We have built with them and Gary Shutterworth was such a great help. Fixed price and no extra costs, moved in on time, and that was the best thing. We are lookng for land know and will build with them again.

        Cheers Lisa Mous

        Reply

     3. I would recommend Compass Homes. We have built with them and Gary Shutterworth was such a great help. Fixed price and no extra costs, moved in on time, and that was the best thing. We are lookng for land now and will build with them again.

        Cheers Lisa Mous

        Reply

     4. Hi Tania
        We built with Jennian homes in Dunedin and found them to be great to deal with and our dream home is everything that we could want, it was built on time and to budget so i can highly recommend them.
        We did a bit of homework and asked around town and there was several building companies that we were told to stay well clear of.
        Good luck on your build !!!

        Reply

        1. Hi Steve,
           Thank you for sharing your positive experience with Jennian Homes. We are going to build in Mosgiel and considering our options. The problem is we are new to the place. If it’s not too much to ask, could you advise which companies in Dunedin better to avoid dealing with?
           Thank you.
           Yulia
           yulia@outlook.co.nz

           Reply

520. Hi Chris,

     Thanks for your comments, it’s not a structural wall, but I changed my mind not to do that purely because I don’t want to ruin builders schedule and get it delayed.

     My worry is I have only 5.2m* 3.8m area for both my family and dining, we have separate lounge 3m*3.5m where we are planning to keep the TV

     Reply

521. Hi

     We are building a house in Wellington. Our frames are completed and also roof frames are onboard. Can I remove a short wall inside the house now? Does that cost a lot and take more time?

     Thanks

     Reply

     1. Forgive me for saying it, Che, but that’s like asking how long is a piece of string. As to ‘can’ generally in building work all things can be done with enough time and money. But as to how much and how long depends on thing like whether it’s a simple partition wall, a structural wall (supporting the roof) or a bracing wall (to stop the place falling over), and then of course how kind and generous the builder is, and whether the work delays his original programme. But generally any kind of change is a reason (or excuse) to charge more money and take more time. Whether you’re in a position to dispute those depends on your building expertise. But depending on the contract wording the builder may be able to refuse to do it unless you pay what he asks.

        Reply

        1. Chris, charging for a legitimate variation and taking longer to complete the project is not an “excuse”! If you make a change to a design then the builder should (common sense and good business practice) reasonably charge and increase the construction duration. People need to understand that shit ain’t free and if you don’t change anything it shouldn’t cost amy more or take any longer. Your comment is like a mechanic doing an oil change and then you asking the mechanic to replace the gearbox for free.

           Reply

           1. Hi ‘A Builder’, Sorry to have upset you, mate. I’m sure you’re very good at building work, but perhaps not so good at reading what people have written. You’ll note I put ‘or excuse’ in a bracket, because I totally agree with you that most variations will be a legitimate reason for an increase in price and a time extension. I’m a civil engineer, and I’ve spent my whole career supervising major projects, so I understand very well how building contracts work. But at the same time it’s very easy to think of variations which save the builder both time and money. The honest ones will admit that. The less honest ones will still try to pull the wool over their client’s eyes, and think of a reason to charge more. If you take time to study the entries on this blog, you will read of many cases where it appears some builders (but not you I’m sure) are taking advantage of clients inexperienced in building work. And even cases where clients don’t change anything, but still find themselves being asked to pay more, or the project running over time. From his original question I assumed that ‘Che’ has very little experience of building contracts, so I was trying to respond to his request for advice.

              Reply

522. Hi Sarah! No, we didn’t because a friend reviewed the contract and the payment terms is not very ideal. Our friend suggested that the terms is very one sided and pretty much just in favour of the builder and could be risky if the builder didn’t complete the project half way. He suggested 10% deposit and 90% balance to be paid upon completion is a better option. Hope this helps!

     Reply

523. We are hoping 3 months to complete the build and then onto the landscaping.
     Slab has just gone in and is looking good. The slab team were very professional and very pleasant as well.
     We’ll know more in a few days once the framing arrives

     Reply

     1. Fantastic!. If you dont mind me asking are you building in Aotea ?. We are in Aotea. On the “drive”.

        Reply

     2. Remember – a fast build is rarely a good build! 35 Years experience in building

        Reply

524. Thanks for your thoughts, some comments :-
     – Electrical Faults – The complete steel frame is earthed in several places. So any shorts to live will immediately blow the fuse/Circuit breaker, and thus end any risk…
     – Sally – I agree, the total lack of a “drying out phase” is a major plus. A friend just had 3 rooms in their 6 month old house, re-jibbed, re-sealed and re-wallpapered… because of drying out damage.

     Reply

525. AXXIS Steel Framed House
     Anyone built a Steel framed house using AXXIS Steel around Whangarei ?
     Who was the builder, and any comments on the results?

     Reply

     1. I personally would not use AXXIS, unless it was reasonably cheaper than alternative systems.

        I’m not a builder, nor have I built any houses before. The marketing for AXXIS talks about it being “dimensionaly accurate” – but so is the wooden timber used to build houses. Similarly they say it is tested for earthquake loading – timber houses as shown by Christchurch stand up well under earthquakes.

        But the main reason I would use steel framing (of any kind), is that steel is a very good conductor of heat, whereas timber is not. So heat in your rooms will be more easily conducted away from them and outside your house. It’s entirely possible to design around this problem, but that requires a specific design for the steel framing.

        Also, and this is a minor concern, if a live wire comes in contact with the steel framing, the whole structure becomes electrically live and can endanger your life if you come in contact with it – say, by nailing in a picture hook and hitting the steel framing, and having the electricity conduct through the nail and hammer into you. Yes, this, is incredibly unlikely and you’re very unlucky, but if a live wire comes in contact with wooden framing, it’s not going to electrocute you (although I guess it could catch fire and burn the house down – but that’s probably possible with the steel framing, too).

        I am however a lay person, so talk to experts and make up your own mind.

        Reply

        1. Steel framing is used in many commercial structural partitioning around the world it new to NZ
           how ever white rust can become a problem especially with high humidity and rust where the screws penetrate the steel to hold the jib. Its a extremely slow process but real.

           Reply

     2. Hi Andrew, now I haven’t built with steel around Whangarei so I wasn’t going to comment but I have to because, with respect, I completely disagree with the other reply to your message. I am trained as an architectural technican and I have also had four houses built, one of them with a steel frame. The steel framed house is great. It is not just about it being “dimensionally accurate” it is also about it not being damp. When timber framed houses are lined they nearly always have some dampness left in the frame and so when it dries out over the next few months you often get nails “popping” out of the GIB and also cracks where the GIB meets (particularly at ceiling junctions). This does not happen with steel. My steel-framed house has had not one nail pop and has no cracks in the paintwork. Timber framing is also not as dimensionally accurate as you would think. When all the frames are put up, builders often have to plane down frames to make sure all the walls are straight before it is lined.

        My steel-framed house is no hotter in summer than a timber framed house. I agree somewhat about the steel being more of a conductor in fires but once you think about the batts in the walls etc it probably wouldn’t be much different with timber once a fire took hold.

        I would think it extremely unlikely that you would hang a picture and get electrocuted! For a start with steel you would mainly hang pictures just through the GIB with anchor hooks and the way they put the cables through are through specially cut holes through the middle of the dwang (also called nogs) so you would have to drill in a pretty long way to get anywhere near the cables.

        My house was built by Golden Homes and whilst I would not recommend them as a company at all, the actual building I am very pleased with and would have no hesitation in building in steel again. 🙂

        Reply

        1. My point about heat conduction is nothing to do with ‘fires’, or summer heat for that matter.

           It’s in winter, when the heat in your rooms will conduct through the wall linings, into the steel frames and out through ‘bones’ of the house, in a way that simply does not happen with timber. Like I said, you can design around this, but standard methods of timber construction applied to steel frames won’t account for this heat leaking factor.

           Reply

           1. Actually no it doesn’t. If you do some research on steel frames they actually use timber thermal breaks outside the frame to stop this happening. You are always going to have some leakage out of your house – in fact the windows are the worst for the leakage and you also get it through the slab (unless you have used one of the new thermally broken slabs – which are good also).

              Reply

              1. When you say “timber thermal breaks outside the frame”, you mean around the outside of the house?

                 So in winter, if you are doing the typical NZ thing of heating only the room you are occupying, then heat is still going to conduct through the wall linings, into the steel framing and throughout the rest of your house, eg into your hallways and any other rooms you’re not actually occupying. This will heat your house overall, but it still means any particular room you’re trying to heat, will be harder to heat than if you used timber framing.

                 Also, I live in Christchurch and have daily driven past a row of about 10 steel framed houses as they were built. I never saw them put timber thermal breaks in.

                 Reply

           2. In regards to inside your house, no it doesn’t spread from room to room. You have GIB lining the walls. GIB is also a break between the timber and the steel. I know for a fact from my steel framed house that you can’t feel any heat from the hallway from the lounge which has a wood burner in it. Also the “NZ way” of heating one room only is ridiculous in itself, but that’s a whole other story. In relation to the houses you saw, it depends what cladding they were using. If you are using a cavity system (which most do these days) then the timber battens on the outside are already a thermal break.

              Reply

              1. Hi Lanthanide and Sally,

                 Steel framed homes are thermally broken by using a barrier between the cladding and the framing system, such as James Hardie HomeRAB. There is actually more insulation within the framing, as it’s hollow, and the batts sit inside that.

                 Just thought I would clear that up.

                 Reply

              2. Hi Sally: Reading your posts I wanted to explore steel. However, I am told by experienced builders there is little expert labour to build in steel in NZ. Would like to get your advice on who are the builders for steel in Auckland please. Many thanks.

                 Reply

        2. Hi Sally,

           I’m thinking of building with Golden Homes in Northland and I noticed you couldn’t recommend them at all but were happy with the house. Any chance you could tell me more about the issues you faced?

           Many thanks!

           Reply

           1. Hi Mike, sure thing – it was mostly to do with PC sums. The guys in the Northland franchise might be nicer people which was a major problem I had down here but you do need to be careful with their agreement in relation to PC sums. If you want to leave an email address I will let you know privately the exact problems I had. 🙂

              Reply

              1. Hi Sally,

                 Thanks for the info and would be keen to hear more if that’s okay. mike.sco@gmail.com

                 Cheers!

                 Reply

              2. Hi Sally. We too are considering golden homes so would appreciate further detail if you wouldn’t mind. DJ.riddell@xtra.co.nz. Thanks.

                 Reply

              3. Hi Sally, could you send the same our way too? Thanks,
                 alex.

                 Reply

              4. alex@ignitesport.org.nz

                 Reply

              5. Hi Dayne, if you are looking to build Auckland/Waikato please feel free to give me a call to talk about your project.

                 Cheers,
                 Emma – DW Homes
                 021 515 574

                 Reply

              6. Hi Sally, I’m considering to build with Golden Homes in Wellington so I would like to know further details. Thanks! vicky.pham1411@gmail.com

                 Reply

              7. Hi Sally,

                 I’m also considering Golden Homes in Wigram area, would you able to Email me your concerns? Sorry I realise it is awhile since you originally posted. Caprico72@hotmail.com Thanks

                 Reply

        3. We built with golden homes- built a large expensive house! communication appalling. Poor workmanship and when maintence finally completed over a year later (to there standard not ours) we were treated like we were a whinging big inconvenience. No care for what was promised and sold.

           Reply

           1. Hi Shelley, may I know which franchise of Golden Homes did you build with?

              Reply

526. Hi there,
     I’m looking for a builder in Lincoln Te Whariki, a new residential area in Lincoln. I new in Christchurch, can anybody recommend any good builder to me?
     Thanks,
     Houston

     Reply

     1. Hi Houston, I would recommend Peter Ray Homes, Paul McStay Builders and Que Homes. All good quality and fair pricing. Regards Sally

        Reply

        1. Hi Houston, we are just about finished our house build with Peter Ray Homes in Preston Downs. Top notch builders and tradies (all excellent and very approachable) and we are very happy with the quality of work and the fittings on the house. Unfortunately the project management by Peter Ray Homes was inadequate throughout and downright appalling at times. We are on our 4th project manager (they just keep leaving) – each one did not pick up gaps or things left undone by the previous one and then placed us under extreme time pressure to make decisions on the spot to rectify this very late in the build. I have had to spend the equivalent of a part time job doing our own project management and communicating with the tradies as otherwise we would have had a shambles. It has been more stressful than it should have been. If I were to build again having been through this, I would appoint an independent project manager to oversee the whole project – the extra cost would have been well worth the peace of mind.

           Reply

           1. Hi We are nearing the end of our build with Peter Ray homes in Rolleston.The builders were great and the tradies to deal with but I agree the management of the project appalling. Started with one person they left, then the GM fumbled his way in then passed to the Customer Service Manager, she left suddenly we are dealing with a Project Manager. No communication along the way as to the changes just happen to find out when you ring to talk to someone and you get the ” they are on leave at the moment” from reception. Some specs were changed by the GM and we didnt notice when we did the final sign up and now are in discussion about changing some fittings as not what we discussed with the original person. It seems once signed and money paid they dont want to know. Then they try to blame us for it. Has been very stressful for us.Fortunately time is not a pressure on us as we have another home to live in. I would never build with Peter Ray again and certainly will not recommend them to anyone. Workmanship seems good but the Management is a shambles. Agree with above employ your own project manager with them

              Reply

     2. Hi Houston,
        Sorry to reply in your thread… does anyone know how to create a new post or a new account here?

        Leo

        Reply

        1. Hi Leo
           If you scroll to the bottom of the page there is a comment block there – that starts a new comment.
           cheers
           Mark G

           Reply

527. Hey, Can you guys please suggest 5 good builders to approach in West Auckland?

     Reply

     1. Hi Alina, I cant provide you with a recommendation but can tell you to stay clear from Raymond (Ray) Lorenzen. He uses a number of different building company names.

        Reply

        1. Hi Martin, I unfortunately too have had the misfortune of dealing with the same lowlife Ray Lorenzen mascarading as a builder!
           Would you believe his background is commercial cleaning! Personally I don’t think his skills in that field would enable him to even switch a vacuum cleaner on! Also beware of his brother who shares his surname building in the West Auckland area.

           Reply

           1. Interesting Todd. I believe he is currently work for Jay Lorenzen, but has been thrown off many sights for being incompetent. However he is still registered with the LBP unbelievably? These institutions are supporting the poor workmanship and unethical behaviour. Rays workmanship was so bad Masterbuild had to tear out and re-tile 2 bathrooms, refinish all of the floors and repaint a significant amount of the interior! Just a big nightmare. Stay away from Ray Lorenzen.

              Reply

     2. Hi Alina, can recommend Maddren Homes out West. Stay well away from Tony Huston and GJ Gardner.

        Reply

        1. Hi Richard,

           What have your issues with GJ West AKL been?

           Reply

           1. Many and varied, but definitely not what GJ Gardner advertise. Design was week and unhelpful, their management was nonexistent and don’t even get me started on their attention to detail.

              Reply

     3. I can recommend Maddren Homes over GJ Gardener – I’m actually building or going to be building up North a way but I’ve spent a lot of time around a lot of different companies now and settled on only 2 that I would build with. The reason I’m going with Maddren are communication, great liaison between sales/design/consultant and myself, good solid design information and plans and the obvious use of great and tested quality construction materials. I’m an analytical freak and they’ve put up with my queries / questions / details etc., GJ’s I found great at the very beginning and then pushy after a while and intent on their own design rather than what I wanted. Other good quality builder I found was The House Company.

        Reply

     4. Hi Alina

        It really depends on what style home you are looking for. I am a mortgage broker in Hobsonville and we finance a lot of builds for clients plus have just recently finished our own, so have worked with a number of the building companies.

        We personally built with Jalcon Homes and they were excellent. The contract included everything and the build went smoothly and we were very happy with the result. The house we build was entered into the House of The Year and won a silver.

        If you search the internet or this forum there are people that have had problems with almost every building company and I’m sure there are reasons, but I can only go on what I know and have experienced. Some companies have had delays recently with issues like concrete shortages and tradespeople being hard to tie down, but most are now quoting a little longer for the builds to avoid setting unrealistic expectations.

        I could recommend the following;
        Jalcon Homes – have built with ourselves and have a number of clients who have built with them too.
        Platinum Homes – good contracts and have had good feedback from clients building with them.
        Sentinel Homes – the contracts are very good and include everything and have had some very good feedback on the workmanship.
        Compass Homes – they build in concrete and are very good.A little more expensive than some but have good contracts and tend to be faster than most due to construction methods.

        There are others that we have worked with too that are good and some not so good.
        You are welcome to contact me directly if you wish to discuss a specific company.

        Reply

        1. Platinum Homes is a disgusting company, just read the feedback.

           Reply

528. Sorry I’m confused by your question, I was replying to the person whose house has been painted. It’s not my house.

     Reply

529. When you say condensation do you mean in the bathroom or throughout the house? No it is not normal for the GIB to act like that if it has been properly sealed when it was painted. You should ask the builder to look at it. If you mean in the bathroom then I would suggest they have used the wrong type of paint – again builder should have a look. If it is their subbies who have not sealed/painted properly then they should go back to them and get them to sort. Good luck 🙂

     Reply

     1. HI Sally

        Do you know who painted it ?. We are having problems with a painter in Christchurch who has used the wrong paint in the bathrooms trying to take short cuts.

        Reply

530. Hi Guys,

     We are looking to build in Levin on a lifestyle block thinking of using http://www.latitudehomes.co.nz/ they have been the best priced but still looking @ A1 allso has anyone used Lattiude Homes to build ?

     Also which is the easiest Bank to deal with ? we have been told BNZ is good any advise much appreciated:)

     Chris

     Reply

     1. Hi Chris,
        Thermawise Homes is based in Levin and would be happy to discuss your build with you. We build use SIP (Structural Insulated Panel) construction which normally works out very affordable compared with traditional framed builds, due mainly to the faster build time (less labour cost). It also will provide a far better level of insulation than a standard build. Check out http://www.thermawise.co.nz for more info.
        Regards,
        Ed

        Reply

     2. I hope you did not use Thermawise. If you did what was your experience ?

        Reply

531. Hi
     I re build here in Christchurch, I have been in my house now for a year, I have had some small problems which are now being fixed by the building company that I used. How ever I have a huge problem with condensation, and I find that the gib used is very porous is this normal in a new home? you only have to bump it.

     Reply

     1. Do you know the name of the painting contractor as we are having trouble as well.

        Reply

532. Looking to build in Ohope Beach, Whakatane. Any recommendations on builders or ones to avoid? Cheers

     Reply

     1. Sarah, good company is ZB Homes in Tauranga

        Reply

        1. Hi Sarah,
           Not sure about a good company in Tauranga, but if a co called Consultancy Plus Construction Ltd, manager Ron Clarke, project manager David Hinds is still around, stay well clear. At one stage they were trading under the name RKK Construction ltd and were a franchise of David Reid homes. We had a home built by them in 2013/2014 and it was a nightmare. If I was building again, I would look for a local builder, may not have the buying power of a bigger co, but, does not have the overheads of the franchise co’s, no franchise fees, project manager, sales people etc. .Another site to view is http://www.buildreviews.co.nz.
           Good luck, if I can help in any other way, just ask.
           Owen.

           Reply

           1. thanks for sharing owen. greg, did u have a good experience with ZB Homes? I have been looking for a whakatane builder for a 2-storey in whakatane since most tauranga builders wont travel far but most local builders are fully booked till next year. Any recommendation or otherwise, even if i have to wait long?

              Reply

              1. Hi Sarah,
                 the other review site is http://www.buildreview.co.nz sorry, added an s to part of the site name.
                 Owen.

                 Reply

        2. Hi Greg
           Have you built with ZB Homes?

           Reply

533. Hi All,

     My wife and I are looking to build our first home. Currently looking at GJ Gardner Wellington and QualityNZHomes. It would be awesome if anyone can share some comments or experiences on these builders.

     Cheers,
     Bob

     Reply

     1. Hi Bob,
        My Partner and I are building with Jennian Homes in Wellington. Whilst we have had a few disagreements and minor issues as we progressed, everything has been resolved satisfactorily and agreeably.
        My only suggestion is that if you are wanting to build something that is not a standard build, then make sure that whichever company you build with can do a Bespoke build… Jennian claim to, but we ended up needing to monitor it very closely to make sure that they got it right.
        In regards to Jennian, they are really busy at the moment with multiple builds on the go, but if you use one of their standard designs and don’t change too much inside, then you should get a good outcome.
        Oh and if you find my other comments, you will see that I don’t work for Jennian, just like to be completely honest and fair.. well as much as I can anyway.

        Good luck and send me a reply if you’d like to contact me directly to talk about our build. I won’t post my email here as it identifies me and my build is not yet finished….

        Bryan

        Reply

534. This goes for the Certified Builders Guarantee too, if your looking at that. I would never build using them or their insurance again its not worth the paper its printed on, I felt totally betrayed. Happy to take your money and thats about it!They were useless in our case of a serious problematic builder and extremely unprofessional to have to deal with. If its major issues and the claims are high then you will also have to get lawyers involved to deal with them and their insurer another wall to go through! I would suggest an independent insurer outside of these organisations as it does appear to be a tight network

     Reply

535. Hi, anyone got feedback with Ashcroft Homes builder in Huapai?
     Also, which is better loan method 10% deposit then 90% upon completion date OR land mortgage and construction loan fornightly during the building process? Also, any feedback with Master Builders insurance versus HomeFirst builders insurance? Thank you!

     Reply

     1. Hi Candice, cant help with feedback on Ashcroft Homes. With the loan it depends on how you want to manage the build and what your bank will allow. I took the option to mortgage the land and pay for the build through our capital. This meant i didnt have to wait for the bank to provide stage payments and also removed the additional costs associated with bank valuations. As far as Master Builders, i would never sign one of their contracts again as they provide very little protection for the customer. Almost all clauses are written to benefit and protect the builder. The guarantee also seems to be a bit of smoke and mirrors. I havent managed to get them to help yet in the build quality issues i have. Infact when i complained and asked them to help, they contacted the builder to tell him i had made a complaint and closed my complaint without informing me.

        Reply

        1. Any feedback on Ashcroft in Auckland please? Candice, Sarah, Debbie? Wanted to find out about their build quality and time/cost budgets performance.
           Thanks

           Reply

     2. Hi Candice

        Did you end up proceeding with Ashcroft we are looking into them now and not too sure if we should.

        Reply

        1. Hi Sarah

           Did you go ahead with Ashcroft?

           Reply

        2. Hi Sarah,

           Please dont go ahead with Ashcroft homes. They will be very smooth until you sign the contract. Once you paid the initial payment, Done.. You will be charged for thier mistakes.. 15% buiders margin even if you add one more brick. They will use every excuses to make your project delay.. Coming from first hand experience..

           Reply

           1. Hi, can you comment any further? How long was your build delayed by and why and how much over your fixed price contract were you charged? Thanks

              Reply

536. Hi!has anybody had any experience with Wildwood homes in Christchurch? Thanks in advance

     Reply

537. south canterbury

     Reply

538. Happy to discuss 0279114711. Call anytime

     Reply

539. Hi there everyone

     My name is Natasha. Partner and I are currently looking into buying a new home.
     We are currently looking at the lifestyle blocks in Pokeno.
     However after reading these comments I am officially scared, confused and dumb founded as to the building companies we should consider as a few of these companies are contracted to the build of this new subdivision.
     We have a meeting with the bank today and I will express my concerns but I’m really doubting this process now

     Reply

     1. Hi Natasha do not be put off building your house I am sure there is lots of great builds out there i have found on the site it is often different from branch to branch.While our build was a night mare we would build again with another builder. There are the exciting things involved in building choosing your kitchen and the paint etc So if its a build you want go for it and be aware there is some cowboys out there

        Reply

     2. Hi Natasha ,

        We live in around Franklin also and are currently building after researching vigorously.
        So far we are very happy with the timeframe, communication and transparency of processes.

        From our experience , I would say that the best outcome is to deal directly with the builder to communicate what you want- in our instance the builder is also the Project Manager.
        This make for more streamlined communication and hopefully no mistakes.

        Bear in mind that larger companies also have longer turnarounds and thus may sit on your initial deposit for longer.
        Hope this helps.

        Reply

540. After months of fighting with the builder to fix a significant number of defects with our new home, I found out today the company has been put into liquidation. My only recommendation is to avoiding Raymond Walter Lorenzen, trading under any building company name in the Auckland Region, he is dishonest, negligent in his supervision of his subcontractors and incompetent in his ability to manage residential build projects.

     Reply

     1. We’re in a similar boat. House is just over 2 years old and we’re still chasing up defects to be fixed and refixed, and refixed for the 3rd time. I want to name the company but defamation comes to mind, so wont go there.

        Reply

        1. Hi RR. I dont think it really matters. The law and contracts all support the builders and you are left with having spent your hard earned money on a home that “just doesnt feel right now”. Interestingly while i am trying to fix all of the issues the builder has left me with, I hear he is in Fiji on holiday.

           Reply

           1. Hi Martin, Just thought I would mention that in January 2015 the Building Regulations were amended to try to ensure that building contracts are a bit fairer to the client (or at least help the client to negotiate a fairer contract). Obviously you can Google details, but an extract of things now required are:
              Prescribed minimum price
              Prescribed disclosure information and prescribed checklist
              Prescribed content for residential building contracts for prescribed minimum price or more
              Prescribed clauses deemed to be included in oral residential building contracts for prescribed minimum price or more
              Prescribed clauses deemed to be included in incomplete written residential building contracts for prescribed minimum price or more
              Prescribed information and documentation to be supplied on completion of building work
              It’s worthwhile to study this, especially the ‘deemed to be included’ clauses, which I assume would apply to any contract over $30K signed after Jan 2015.

              Reply

        2. Hope you work it all out. Which region are you in?

           Reply

541. where to add new business?

     Reply

542. Hi i have found by experience the supervisor is the main person in the build in our case it was the supervisor who arranged the contractors it was a night mare a painter who told me himself he had diminished sight and painted while the floor sanders were in.A plumber who did not read the specs and didn’t put the waste master. The builders had a row with the company and walked away leaving the supervisor to put up the range hood put in the waste master and finish the shower sadly we still have the chip in the bath and the wrong fittings. The company although agreeing with us it needs to all be rectified it has never happened. So make sure your supervisor is up to the job and the company is one who cares about their brand

     Reply

543. Totally agree. $3,500 – $5,000 is absolutely ludicrous – sounds like they are trying to price themselves out of the job if you ask me! Even with landscaping it shouldn’t be anything like that (assuming you aren’t talking lifestyle block landscaping of course!!). 🙂

     Reply

544. Hi . has anyone in Christchurch had a home built by orange. I found the initial consultation very encouraging but am new to building. What I liked was that they were happy to custom a design to our site and understood what I was wanting. Any feedback would be appreciated. Thanks in advance 🙂

     Reply

545. Do not choose Stonewood. Friends had their home in Whakatane sit for close to a year and still having issues getting it completed. Huge hassles with them all over the region from slow poor quality builds to no communication and lies.

     Reply

546. Hi … we are looking at putting a house on a rural block in Kaiwaka. Has anyone used Advance Build, up Northland way? They do transportable homes – built in a factory or some such and trucked to the site.

     Reply

     1. We are looking at using Advance Build this year – did you end up going with them? And if so what was your experience?

        Reply

     2. Hi. I am looking for reviews for Advance Build. We are in Kaiwaka as well! Did you go ahead with them? How did it work out?
        Cheers
        Michael

        Reply

547. Hello I had my first round of discussions with various builders out there and am planning to use Jennian Homes Auckland North & West. Any feedback or advice would be really appreciated.
     Cheers
     Tom

     Reply

     1. Hi Tom,
        Did you go ahead with this? If so how was your experience? We are looking at them at the moment and would love the opinion of someone who’s worked with the same franchise.
        Thanks
        Matt

        Reply

        1. Hi Matt & Tom, Quite a few comments on various Jennian franchises on this blog already, some seem quite good, and some not so good. I suggest you put in ctrl-F and fill in Jennian in the search box. It will then highlight the word Jennian throughout the blog, so it’s easy (albeit still a bit time consuming) to scroll through and check them out. But anyway I guess no one can be visiting builders or their show homes at the moment, while we’re all in lockdown, so plenty of time to do it.
           In any case I suggest you don’t sign with any builder, or hand over any money for plans etc, until you (or someone familiar with building contracts) has checked out their contract.

           Reply

548. Is there a possibility this site could have a search box to search the companies already posted? There are so many responses to troll thru and takes forever

     Reply

     1. I think that would be a great idea RR Hope it could be looked at.

        Cheers

        Reply

     2. Hi RR, Type ctrl-F and enter the company name in the search box. It will then highlight it throughout the blog. This is mentioned at the top of the blog.

        Reply

549. It can be really hard finding a reputable online marketing company at the
     moment, just going to do it in-house I think
     Had to add you to my reading bookmarks, keep up the interesting posts!

     Reply

550. Have you tried “The house company” they built ours and we love it. http://www.thehouseco.co.nz/ They have also been very helpful with the after build too.

     Reply

     1. Forgot to ask Karyn. How much was the average build $ m2? Are you able to share? Thanks

        Reply

     2. Hi
        Am just beginning the build process with them so this is great to know – especially for after build as that seems to be the problem with a lot of builders.

        Reply

551. Hey anyone use Signature Homes Kumeu, Auckland for their build? How was the experience and support? Went to GJ Gardner and it seems they very one dimensional and talking to them it comes across as very doubtful to pull of a design thats not from their catalog but a design that we sat and spent time to do with them. Heading for a meeting with the Signature Homes guys but thought of checking with someone who may have suggestions to how their experience was and any price indication for their per sqm? Thanking in advance.

     Reply

     1. Sorry I thought I replied to your comment but it may have gone through as a post. But I suggested you also talk to “The house company”.?

        Reply

        1. We also had a house built to our ideas. That’s maybe why I like it so much 🙂 It’s not from anyone’s plans.

           Reply

           1. Thanks Karyn, will try finding them. Yeah totally agree.. nothing like having your own design and take on how you want to live. We visited Signature today and we they sound better than GJ guys but still when it came to understanding their price indication they went over the top and suggested between $3500 – $5000/m2. At that rate I would rather go with any private builder.. and no this was us being minimalistic with design and things we wanted to be used were not even discussed. So not sure if its us thinking its expensive or the builders just ready to rip us off. Shopping continues..

              Reply

              1. Hi Cyrus,

                 My name is Simon Wilson and I work at Signature Homes West as a new Home Consultant. I have read your feedback with regards to pricing and I was surprised and very disappointed by it. The numbers you have stated (between $3500 – $5000/m2) seem incredibly high and are inaccurate – unless you are building a very, very high specification home. I am sorry if you were given this information and I would love the opportunity to clarify what the true costs are.

                 I’m sorry you were misinformed. I’m not sure who you spoke to and how or why you ended up with this information. It serves us no purpose giving ridiculously high pricing out (98% of those looking to build do not have that kind of budget so it’s self defeating).

                 It would be useful for me to understand how this misinformation has come about and I would also like to clarify the true costs you seek, so please feel free to call me on – 09 4129010 or email simonwilson@signature.co.nz

                 Reply

     2. Definitely don’t use GJ Gardner. We just built with them and they definitely have no idea when it comes to design and build. If you are in Kumeu try Maddren Homes, they have a good rep and build in the area.

        Reply

        1. Thanks for that Richard. I shall check it out.. our visit to Signature was better than GJ when it came down to understanding the design and build knowledge but when it came to pricing they went over board and were so vague and quoted $3500-$5000 without even discussing the quality etc.. they did mention how it can be less for an average house would be around that. For us its hard to believe as a volume builder rates compared to an architectural builder should be cheaper. But hey we could be wrong.. will definitely checkout Madden Homes.

           Reply

           1. If you pay more than $2,000 – $2,500 per sq mtr, for a standard build on a reasonably flat section, you are being ripped off. I am in the process of starting a build and I have done a lot of homework. I’ve have decided to go with GJ Gardner (for reasons of my own) and have not had any problems with them changing and altering designs to meet my requirements. The figure I stated came from a number of private builders, builder clients and building companies. This cost includes site work and a driveway on a relatively flat section, but no landscaping, fencing etc. Obviously there is a lot of other factors involved, like the slope of the section, earth works required, drainage and stormwater, building materials, etc, so choose wisely.

              Reply

              1. Hi Mornay,

                 What was the rough cost of your build with GJ? Which franchise were you with? Was it on your own section?

                 Reply

           2. Hi there!

              I’m at the show home today at Maddren Homes until 4pm (248 Main Road, Kumeu) if you still haven’t chosen your builder 🙂 We are design and build so welcome any plans or ideas you have.

              Nicolle

              Reply

     3. Hi, which builder did you end up using to build your house in Kumeu? I am also contemplating which builder to choose that is within our budget too. Thank you!

        Reply

        1. Haven’t decided yet Candice. After meeting Signature even though they quoted high and some of the things the design person was mentioning a little off we drove out to Signature out in Hamilton just out of curiosity to see how they dealt with the same queries we had and to understand the build costs etc as the Kumue franchise came across as they ready to rip us off and had reasons pre prepared to make it look legit. So after our visit last weekend to the Signature guys in Hamilton we found the Kumeu guys are indeed bullshitting about the costs and also the quality for the $ figure. It put us off for sure. We even ended up asking the Hamilton franchise if they could build in Auckland but sadly they don’t. We are are still hunting.. someone here suggested Madden Homes, will check them out too. So far GJ and Signature Kumeu are not convincing and coming across very unreliable. Please do let us know if you come across someone decent.

           Reply

           1. Thanks for the tips! I shall avoid GJ and Signature. Have you tried Universal? I have 2 friends who used them at Long Bay and Huapai. It seems like their experiences were good. I would like to buy their house and land packages but they are out of our budget. Also, the friend in Long Bay said that what universal quoted is what they paid for without variations or other hidden charges. Her only complaint was the after sales service took longer than she expected.

              Reply

              1. Have you tried Maddren Homes at all???? I’m talking with them currently and they seem to be okay however a little expensive………

                 Reply

           2. Just finished building with GJ NorthWest (owned by same people as North Shore; Tony Houston) and it was a very drawn out costly process. We have built before (with Nautica Homes – who were amazing). Comparing the experiences this was an absolute shocker! If you build with GJ thinking you can always call the Head Office for support think again. They are not interested in helping.
              I won’t say to much on this forum as we are considering further action however what I would say is – if you are thinking of building with this GJ franchise then get a good lawyer to push back on clauses in the contract before signing. Also be prepared for your move in date to be changed several times and for you to NOT be communicated with or fobbed off on a regular basis.

              Reply

              1. Hi HobPointOwner, we are currently experiencing a similar situation with GJ’s Whangarei franchise. We signed on with them at the end of April 2016 and were told our home would take about 8 months to complete. That was 15 months ago. They blame contractors and anyone else they can for delays. The owner, Peter Butler, is awful to deal with and has sent us emails with comments we feel are unprofessional. I contacted HO a few weeks ago and have found them to be absolutely no support at all – they just keep saying they’ve talked about it and will make changes in their training, which doesn’t help our current situation! We have also found the franchise terrible communicators.

                 Reply

           3. Cyrus, may I suggest you make a formal complaint to the Owner/Director of the Signature Homes Franchise in Albany – I know him, his wife and family personally and know he would not like to hear this is going on. You may find he may very well give you an accurate figure for what you are wanting to build.

              And Kumeu is over priced.

              Reply

           4. I wish I had gone with my gut and built with Madden homes, currently with Mike greer

              Reply

              1. I can understand that. We made the same mistake and even 3 years later still regret it.

                 Reply

              2. Hi Jodie, where did you build with Mike Greer? We’re considering building with them in Millwater and would be very interested in your feedback.

                 Reply

     4. Hi there …the price per sqm thing really does not come into it….
        Get your own plans drawn up then present them to the different companies for a costing…remember to find out how much they have allowed for kitchen, carpet and tiles etc…some lower price per sqm companies can also mean low budget kitchen etc…by having your own plans you do not got locked into the deposit with the company…if you get them to draw your plans and then price it and you don’t like the price ….you have to walk away without your deposit and without the plans that you have spent many hours on.
        You need to know what their PC sums are and ask to see the quotes from which they come up with these figures….PC sum blow outs at the end can cause you a lot of stress when you have budgeted for one amount and then owe them 50K more ….tell them you want all of your decisions that are made after you meet with color consultant electrical and kitchen not to include their 180.00 odd variation fee….ask for their best site supervisor and building team…the wrong supervisor can set you back weeks with late deliveries and unorganized subbies…Remember your building company has screwed down the price rate to the subsidies so they will go in and do just the bare minimum to get the job done…any errors that come up the housing company will be looking who to on charge the extra cost to…if that is not a subbie then it could be you…
        check everything out…get kitchen and electrical quotes first before signing contract with them…get your contract looked at by a lawyer they are usually geared totally to the building company.
        Anyway I could go on and on..

        Reply

     5. Strongly advise against building with Signature Homes. They call their guarantees the best in the business but they stand for nothing. Friends are living a nightmare in a leaky Signature Home in Albany which the company refuses to fix. Also suggest you do an online search for details of franchisees who’ve been ruined by Gavin Hunt and Signature Homes.

        Reply

552. Any feedback on Sentinel homes?

     Reply

     1. Hey Adam, whilst we haven’t built with them I have had a lot of discussions with them via email and I must say I am very very impressed with them. Put it this way. They had a plan I liked, I told them what we wanted and they gave me a rough price that night which even stated what door handles would be used. I have done the same with A1 homes, and, well I haven’t heard back from them since March! And even then she kept dilly dallying around. So we’ve completely given up on A1 homes as their communication was utter crap.

        Reply

        1. Hi Carly,
           Did you proceed with Sentinel?
           Thanks,
           Nimfa

           Reply

553. Hi, feel free to leave your email address and or phone number and I will contact you.
     Cheers

     Reply

554. Hi all,

     Any feedback on Landmark Homes Wanaka area sincerely appreciated.

     Reply

555. Yes! Hope you got everything resolved 🙂

     Reply

556. Hi, We are looking to build in Prestons Park Christchurch. So Far we have narrowed it down to 5. Horncastle, Orange, Peter Ray, GJ Gardner and online design and build. Any reviews on these companies good or bad would be appreciated. Orange homes look good as we can do some of the work ourselves and have heard good things about Peter Ray so far.
     Cheers

     Reply

     1. Have you had any reviews on GJ Gardner North Canterbury?? Or Horncastle??

        Reply

     2. Hey there. Don’t have any experience with Horncastle or GJ Gardner (although there are some reviews further up this chain I think on GJ Gardner). Two friends built with Orange – one was pleased (private build) other was not (insurance rebuild). Think that the finish on both was good though. Have built twice with Peter Ray. Absolutely fabulous. Really nice people and one of the few companies that actually tell you about any extras up front and bend over backwards to sort out anything. Can thoroughly recommend them. Also have a look at Paul McStay – also very good. Good luck! 🙂

        Reply

        1. Hi Sally. Thanks for the info. We are down to 4 now. Gj Gardner is out as the consultant didn’t know what she was talking about, so didn’t get a good impression there. Others have been good with positive feedback and helpful. Plan ideas have been quick to be drawn up, so will be getting prices over next week and then make our decision. Consultant for Peter Ray has been very good and knowledgeable so is probably our front runner at this stage.
           Cheers
           Adrian

           Reply

           1. Hi Adrian,

              We’re also in the same position. Have been impressed with Peter Ray’s team and the process looks good too. We’re down to Peter Ray, Today Homes and Horncastle with a possibility of Compass Homes and Online Design and Build. Today Homes and Peter Ray certainly seem to be good price wise, as well as having a good finish on their show homes. TH want you to pay to get it drawn up and priced though, while PR will do the whole pricing stage for free. Horncastle have been great to talk to, but we haven’t had the responses we’d expect when trying to find out how to get some pricing.
              Maxim looks good, but we don’t have the budget to work with them.
              Have heard good things about Paul McStay as well, but as we haven’t seen a show home, it’s harder to judge what they’d be like.
              Cheers
              John

              Reply

              1. Hi John
                 Thanks for your info. Keep posting here with your progress as I will. Linda at Online design and build has been very good and prompt and you get the feeling she is dedicated to you plan. It is nice that they are the owners and so you you know who you will be dealing with through the whole process. James at Orange has also been good but a little less prompt, however the ideas and plans he has drawn up have been good. Lastly Erin at Peter Ray homes is very good and is making a plan and pricing at the moment, she is knowledgeable and easy to work with. As I said before the GJ Gardner consultant doesn’t have the knowledge and seems annoyed when we have come up with changes and ideas for what will be our home. Mike Greer were initially good, however when the initial design was a bit expensive, we asked for some changes to reduce costs but haven’t heard back from them in 2 weeks+ ( I think we may be too small a fish).
                 Cheers
                 Adrian

                 Reply

              2. Hi Adrian and John
                 We are looking at building with Peter Ray in Preston Park. We have been impressed so far with their showhomes and some positive reviews but recently some comments about the project management side of it are concerning. Did you end up using them? And if so, how did they perform?

                 Reply

557. Hi All,

     We are now looking at Compass Homes House and Land package at Pokeno. Anyone who has experience with them Compass Homes Franklin (Auckland), good and bad?

     Reply

     1. Excellent. The build came in under budget and we were informed really well at all stages. Would definitely have another stress free build with them again.

        Reply

558. Hi. Has anyone had recent experience with Wilson Built Homes out at Lincoln? Just had a good recommendation.
     Also, would anyone have any thoughts about building companies using a different criteria for insurance rebuild quotes rather than just to a private paying customer?

     Reply

559. Attic Installations Ltd are cowboy builders and i would not recommend them:
     1. They turned up with wooden stairs after I had ordered steel stairs.
     2. I compromised and agreed that they could install the wooden stairs to save them another trip.
     3. They tried to rip me off with the price difference.
     4. They then did a very unsatisfactory job and wanted to charge me extra to fix the installation to ensure a tradesman like standard!!
     5. I can supply photos to anyone who doesn’t believe me.

     Reply

560. We are in the process of building with Stonewood in Rodney. Chaos! The left and right hand are doing different things. They are sending us variations to contract with huge additional costs with a complete disregard for our finances or any form of consultation before making changes. Their policy is not to give cost breakdown for these variations but instead you are expected to sign off thousands of dollars with a one line explanation in a language that someone not in the trade will struggle to understand. We are pushing back but believe me it is not making for a pleasant customer experience. I have heard that this is the same of any building company out there….it probably is…but would it not be nice to be with a company who does not make you feel fleeced every day? PS…at the time of writing this we dont even have the slab down so it is a long road ahead!

     Reply

     1. GJ West Auckland, Tony Houston is exactly the same. Nightmare! I feel your pain. The left hand definitely doesn’t know what the right hand is doing. They work in silo’s and the only time they contact you is when payment is due. Have to say the workmanship is pretty average. Would never use these guys again. There is no customer experience – well not a pleasant one anyhow! Can’t wait for the market to change when they actually have to offer service to win business. Good luck with you build. Get a good lawyer.

        Reply

        1. Hi Anne, that is disappointing to hear. I hope the remainder of your building experiences improves and hopefully meets your expectations.
           I’m considering entering a contract with the same GJ franchise currently. Would you be happy for me to contact you by email to discuss your experiences as well as things to watch out for?
           Kind regards,
           Peter

           Reply

        2. Hi I’m having a few issues with g j Gardner. The ccc is about to be issued and final payment is due however they committed to fix some issues prior to the ccc being issued. I contacted head office but they pointed me back to their franchise that I had contracted with.

           Is there anyway of stopping the final payment until they fix the outstanding issues?

           Reply

           1. They will bully you into paying and promise to fix everything. Invest in a building disputes lawyer now, may cost you a couple of thousands but its the only way to hold money back and get action.
              The sales process is slick, head office offer absolutely no assistance and GJ North Shore owned by Tony Houston say don’t worry we will fix it and you get fobbed off.

              Reply

              1. Did you know that Tony owns the North Shore and West Auckland franchise? You were right about head office.

                 Reply

     2. Hi there.
        Stick to it. It is very common these companies (weve built with Stonewood) to do this. The variation MUST be substantiated and justified. Do NOT pay for any variation that is NOT at your direction. It shows that they have made a mistake in pricing and is their risk, not yours.
        You are legally entitled to hold back money if you need to. Don’t be bullied. You have backing in the form of the Building Act.
        We had a very protracted process and are still awaiting CCC some 3 months later. We have held our final payment until we get the piece of paper in our hands. All variations they tried to submit we asked for detailed breakdowns .

        Reply

        1. Thanks I wonder if there is anyway that I can check that they only have taken the builders margin of 20% on the rest of the variations. But I really need to know how to put a hold on the CCC so they can’t get paid till I’m happy. I’ll ring the council tomorrow.

           Reply

     3. We are building with stone wood in the same area. What an absolute nightmare. Horrific customer service, no communication, no empathy, some shocking building errors and heavy unexplainable variations costing thousands
        Do not touch them with a barge pole

        Reply

        1. Hi
           I have build with stonewood and i have same experience. What an absolute nightmare. Horrific customer service, no communication, no empathy, some shocking building errors and heavy unexplainable variations costing thousands. Stay away from stonewwod homes in tauranga.
           Do not touch them with a barge pole. Before signing the contract they will chase you and after signing the contract you have to chase them. Total cowboys.
           I wonder how this people can survive in the industry!!!!.

           Reply

     4. We are building with the same stonewood outfit. Having the same issues. What a shocking company. Throughly regret ever going near them. Cowboys

        Reply
561. Pingback: Games Of Building Houses Nz | Pagamely Games

562. Hi, am trying to do some homework on the two franchise we are choosing for our central otago budget build. Has anyone dealt with either Jennian homes or platinum homes for this area and how did they find the experencies? Thanks

     Reply

     1. All up jennian finally completed a good job. Only major problem we had was they never turned up every day to do the job. Make sure you give them a due date of completion if possible. Auckland build. We are about to build another home but not rushing to jennian but going by the comments here on this site where are the genuine good guy builders. We have no idea who to choose???

        Reply

563. Hi, we are building in central otago area, we have narrowed it down to platinum homes or Jennian. There a some comments that don’t recommend Platinum but not much on the Southland Jennian franchise, anyone had good or bad experencies with these two? Thanks

     Reply

564. anyone have any comments on landmark whangarei???

     Reply

565. We are currently looking at Golden Homes, Rodney, for our new build on a lifestyle block. Has anyone any experience with them? Mainly interested to know if they more or less stick to the build time and if there is much waiting time for sub contractors. Also, project management – good or bad?

     Reply

     1. Hi Marie, I did build on a lifestyle block with Golden Homes Rodney in about 2001, but I suspect it was a different owner/building company then. If it was in Chch I’d say don’t touch them with a bargepole but Rodney might be different (it was more about the people than the actual build you see). Some observations about Golden Homes though that you may want to take note of. When building on a lifestyle block you will find their PC sums in relation to electricity connections woefully inadequate. I have found all building companies only seem to include pC sums that would be for connections on a suburban section. We built in Kumeu and ended up paying about $3000 extra for the extra trenching and cable laying it required from the electrical point. The other thing with Golden Homes is that their “building guarantee” is not an independent one like Master Builders. It is provided by a company owned by the people who own the head franchise and doesn’t cover for a lot of the things a Master Builders would cover (e.g. bad workmanship/materials and loss of some moneys) it only really covers structure. On the good side I would thoroughly recommend the building with the Zog steel. The small house I had built with them has had none of the usual popping of nails, cracking of paint etc etc that you get with wooden frame. Just make sure you keep an eye on any build as it takes place as mistakes are pretty much always made and its good to nip it in the bud early. Hope some of these comments help – but hopefully someone else has built more recently with Rodney GH and can give more of an insight. 🙂

        Reply

        1. Thanks so much for your reply. Every bit of information helps with the final decision.

           Reply

     2. Hi Marie,
        Please contact me. ricksone66@gmail.com

        Reply

566. BUILDING COMPANY REVIEWS have been building the dream homes for a lot of families who got satisfied with the strong and durable homes he made for them that too with the creative designing.
     Building Contractor in Pakistan

     Reply

     1. Any experience, good or bad, with any Whakatane builder?

        Reply

        1. HI Daniel, I too am wanting to build in Whakatane, can anybody please recommend a good efficient builder.
           I would like to build landmark if possible.
           please can someone out there help us

           Reply

           1. HI Barb
              do u now have a builder?

              Reply

     2. Yeah….. cos we all want a building contractor in Pakistan! Very useful. 😉

        Reply

567. Hi all. Well, I after reading many of the comments here, I am now VERY confused about choosing a building company!

     We are in the process of purchasing a section of land in the Christchurch area. We would love to have an architect designed house, but worry about the cost. We are now thinking of going with one of the “Signature” type companies offering a fixed price, but with the option of making some changes (obviously with additional costs for that). We will be building in a windy area and worry that an “off the shelf” design may not suit our site.

     Reading through these comments, I was crossing off the “baddies” from my list and have now ruled out everyone I was considering! I’m not sure if anyone can recommend a “design to build” company or an architect that will not cost a fortune, or do we just accept that we pay a fortune for an architect design and then try to find a reasonable builder?

     Thank you.

     Reply

     1. Hi Nadia, what part of Christchurch are you looking at building? I’m about to start the process of building in Church Bay (Diamond Harbour) which is also very windy.

        We are avoiding the larger building companies and going with a smaller company (Strategic Homes) who actually use Paul McStay Homes for the build. From everything I have read I would recommend considering some of the reputable smaller companies, and they can still offer a fixed price.

        Reply

        1. Hi David.

           We are looking to buy a section in Loburn at the top of a hill with little protection, so don’t want wind to make our lives a misery. I think we may have to consider your suggestion. Thanks.

           Reply

           1. Hi Nadia, and others who wrote about windy sites. Just a brief comment on this. If you’re talking about windy in the sense of being somewhere (eg hill or clifftop) where you can expect occasional very strong winds, bear in mind your architect/engineer will need to design for this in terms of possibly special window flashings and stronger framing (ie extra cost). But if you’re talking about life frequently being made a misery by wind, then you need to design the whole layout to try to put areas for outside use on the sheltered side of the house. Unfortunately that can mean they don’t face the views. All things to think about before buying the section.

              Reply

              1. Thanks Chris. Good point.

                 Reply

        2. Hi,
           How did your journey go with Strategic (now Touchstone) Homes? We are consideraing thema long with Parklane/Faye and would like your input please?

           Thanks,
           Singh

           Reply

     2. Hi Nadia – I would agree with David and recommend using a smaller builder. I can also recommend Paul McStay – they are a trustworthy builder several friends have built with him and very pleased. Can also recommend Greenland Homes – we have built five places with them now – he uses a very good designer called Jeff Mason who can do all kinds of designs and has some great ideas. The other builder I would recommend who is actually a bigger one is Peter Ray – we have built with them before and they are very trustworthy on price – they always tell you if something will cost more and their show homes are up front with pricing too rather than you thinking you are getting something you are not. So hopefully that will give you something to think on. Good luck. 🙂

        Reply

        1. Thanks Sally. I have looked at a few of them already, so will have another look. I appreciate the advice!

           Reply

     3. well I have perused website, and found that feedback good and bad, is helpful. I have also picked up on a number of ideas re contracts, and that thing called addendum. so have never built before so sifting through info has been a little labour intensive however have found informative. one of my observations from this site is a lot of comments made upon building companies – does not always state which franchise, people are having difficulties with… I find it such a shame that one franchisee owner can have such a negative impact on the whole franchise… at this stage, we are looking at landmark in whangarei does anybody have any comments good or bad. which would give some insight thanks…

        Reply

        1. The guys at Landmark Whangarei asked if I would discuss my experience with them in reply to your comment. I moved in to my home in February 2015 and found the building experience with Landmark to be very positive overall. There were a few minor ups and downs but the staff were great to deal with and once the build got underway the house went up very fast and with few dramas. I love my home and would definitely recommend using Landmark Whangarei. I’m also happy to discuss the experience with you personally if you would prefer. Just ask Clint at Landmark for my details.

           Reply

           1. We are considering Landmark Whangarei. Was the build on time. Is there good insurance to cmlete the build. Did you get any nasty surprises with costs during build or was it fixed price. Thankyou.

              Reply

     4. I am thinking of getting GJ or A1 to build my place in rural Dunedin. Is it a good choice l? Any other recommendations? Thanks lots!

        Reply

     5. Hi Nadia, Did you end up finding a builder in North Canterbury? I would be interested to hear who you chose as there are a number of smaller builders around (and personally I’m not that keen on the larger building companies, too many horror stories and too little control over who you get as your contractor). Thanks, Kelly

        Reply

568. Hi there,

     Thinking of building a home with GJ gardner north shore franchise vs. signature homes (North Shore) currently. Its a big decision so we want to be careful. Lots of comments about GJ on this thread, but none specifically on the North Shore franchise. Can anyone comment on their building experiences with them?

     Also, heard GJ north shore franchise (Team Build NZ) is currently up for sale .. can anyone shed light on the implications of this if starting a build with them?

     Appreciate your help

     Reply

     1. Hi there,

        Our building experience with GJ North Shore was dreadful. Several delayed move in dates, attention to detail is poor. They are all nice as pie and promise the world when a payment is due. In between these dates communication is poor. We are very under whelmed. Be prepared to project manage your own house and I felt that costs were not that transparent. They share with you what they want to.

        Reply

        1. Hi Anne, i am about to sign with GJ North Shore – and i am keen to ask you a few questions around your comments regarding costs not being transparent and their attention to detail. Do you have an email i can contact you on directly? Thanks!

           Reply

           1. Hi Anne,

              We did not build with GJ Gardner because of the lack of details in their quotation and later on in their contract proposal. When asked for more details or specifications, they had refused to do so and we decided to drop them.

              Most of surprises and cost increases will arise as a result of poor definition of materials and services in the contract you are about to sign. To avoid surprises you should, before signing any contract, define every specification in the contract (e.g flooring manufacturer and reference number, tile manufacturer and reference number, wall paper reference, tap brand and model etc.) in addition some budget items (e.g.) foundations, driveway etc. ) should be assessed to make sure that there will not be any substantial increase (keep in mind that if the budget included in the offer as “allocation” is below real cost they will keep the surplus money for themselves but not if it is the other way around).

              Last, plan a good 10% of the build cost as a reserve as there will always be unexpected changes in specifications, some of them will be requested by you.

              Reply

              1. As you point out their contract proposals etc work in their favour and the detail isn’t always available. We asked on several occasions before and after signing and they say what you want to hear. We had built before (different company) and had a great experience in every way. In hindsight we should never have built with GJ North Shore/West franchise which is owned by Tony Houston however we thought that being a big company they would be professional, that there was the backing of the head office etc etc.
                 Yes we had a 10% reserve as we knew we wanted to upgrade things – little did we know we would end up spending some of that on lawyers fees.
                 We are in our house now, on going issues however we are thankful that we are almost at the end of the process and we know that we will never ever build with GJ Gardner again.

                 Reply

           2. Hi Elena,

              If you leave a phone number I can call you. Or an email address. Cheers.

              Reply

569. We are currently building with Generation Homes in Hamilton. Although initially I found the planning stages a little rushed for my liking, so far everything else has gone pretty smooth. Our foundations have just been poured and I’m interested to hear from others if there are things I should be keeping an eye on.

     Reply

     1. Hi Sarah,
        Watch everything. Generations only consideration is to complete the build in 14 weeks, regardless of what they hand you over at the end, then come back and finish the house properly under the guise of maintenance. Your with Hamilton, we were with Waipa so hopefully your build goes well, but we moved into our “dream” home and then spent the next 12 months having nearly every tradie back to fix up poor work which Generation missed (because they never looked) and we had to point out to them, and I mean two to three tradies a day at times. The maintenance in our case basically consisted of us finding a fault, reporting it to Generation whose only involvement from there was to pass on our contact details to the tradie involved. I see recently they have removed the review capability from their facebook page too , I wonder why. Anyway proceed with great caution, and like I said hopefully they have picked up their game or the Hamilton lot are better than Waipa.

        Reply

        1. Thanks for this feedback. We are looking at who to use to build in Te Awamutu and will stay far away from Generation homes thanks to this feedback =)

           Have you heard anything about Davies homes?

           Reply

           1. Hi Anon
              Have heard of them but not seen their work. If i were building again i would probably go with RPS, classic or if i had a bit more cash Vida, who have a show home on Cambridge Park.

              Reply

              1. Hi Steve,

                 Yes we have also been looking at rps homes, they are very reasonably priced. And A1 homes.

                 Davies Homes does a lot of the St Kilda builds I believe.

                 So many choices!

                 Reply

570. New here, is there anyone who could advise on what to do now please? i have a new house build which is 2 years old and still has no ccc. There has been a ‘notice to fix’ in place for the past couple months.

     It took this company 1½ years to rectify things we werent happy with. Now, we feel worse off(damaged aluminium, paint on carpet, blotchy gib(even tho its already been level 5’d). We do not feel we should pay the final retainer held back (a minimal 5k). Where do we stand now please?

     Reply

     1. Hi RR, I’m sure there are others reading this blog who can offer a more expert opinion, but in my view you need a lawyer who knows something about building contracts to look at yours. Because I suspect that what you can now do may depend on exactly what that says, together with any correspondence between you and the builder, and records such as site diaries, and photos you may have taken. In fact I’d be a bit surprised if you didn’t respond to me, by saying you have had a lawyer working on it for many months. It would be very difficult to say what else you should do now, or whether you can withhold payment etc, without seeing all of the above documents.

        Reply

        1. Hi Chris, thanks for replying. At present there is no lawyer involved as finances are tied up at the moment. We have taken thousands of pics, and have a diary of events that have been happening. We are just sick and tired of the past 2 years and want to be left alone-not wait for people to keep coming and assess things

           Reply

     2. Hey RR, its a miserable place to be, I totally get you. If you can’t afford a lawyer then a good idea would be to try the citizens advice bureau to see if they can give you some help and point you in the right direction. Is the builder a Master Builder? Do you have a guarantee in place? Because that would be the next step if so. Good luck.

        Reply

        1. HI Sally, no not a master builder and we have the usual build guarantees in place. I’ve thought of going thru the disputes tribunal tho.

           Reply

571. Has anyone in Christchurch had any experience dealing with Strategic Homes?

     Reply

572. Is anyone building with GJ Gardners Christchurch South at the moment? Just wondering how you are finding them. What is their communication like? Is there any delays in the build process. What is the workmanship like?

     Thank you

     Reply

573. Quick comment, please don’t call my number regarding homes that you should or should not build in Nelson. Someone I know well is repeating things made in confidence. This will stop. Ian Durbin. This is the end of the matter!

     Reply

574. I’m waiting on repairs for an existing house in Christchurch before I start my build (in Diamond Harbour).

     This seems like as good a place to get advice on this as anywhere, but I’m interested in a two storey house with a living area upstairs along with a master bedroom, and then 3 bedrooms/kitchen/living area downstairs. I pretty much can’t find any existing plans online for 2 storey houses that have a living area upstairs unless the kitchen is up there too. Am I going to be stuck with a custom plan to get this, and is there a good reason this arrangement isn’t common?

     Reply

     1. Hi David – try Landmark. A friend is building with them up at Westmorland and she told me she had specifically chosen because they do a lot of 2 storey and she wanted a living area upstairs. She said they had plans she didn’t have to change much 🙂

        Reply

     2. In Nelson we have a company called The Orange Group / BQD, hearing quite a lot of negative feedback about them. Their sales tactics involve criticising other home builders methods of building and offering fixed priced contracts that turn out not to be as fixed as you may think!? They keep prices low by quoting very low coverage of kitchens / bathrooms etc. If you are building with them, please make sure you have images of everything you want and have them sign it / your specs may not match what you are expecting otherwise. Seriously, this is a company you should avoid from what I have heard. Milestone, and Jennian are company’s here in Nelson that have a good reputation, and stick with their fixed contracts. Their allowance for kitchens etc are higher so less chance of a variance. Good luck with your ventures. Joane ;o)

        Reply

575. Have had a look at many of these comments and my comments as follows.

     I am considering a new or major refurbishment and I have time to do considerable investigation. Some observations.
     Most people do not read the contract before signing or if they do skim over it and any queries whitewashed by the sales team.
     You cannot tar the franchisees of a particular franchise with the same brush. One might be useless in one area and good in another.
     I believe its too much effort for a franchisee to change their standard contract, most likely supplied by the franchisor and perhaps a few extra mods/additions by the local franchisee.
     While investigating a new build during 2015, Platinum Homes in New Plymouth would not change their standard contract. The contract is waited in the franchisees favour. The one post on GJ Gardener confirms my statement. Would be useful to hear from any one else on this aspect.
     Contractors in general, not just builders rub their hands if you make specification changes during the contract. They make money out of this.
     PC sums. You can do your own homework on this from a cost perspective. PC sums usually for kitchens, tap ware, bathrooms and lighting.
     If you don’t have time to do any legwork then be prepared to pay extra on PC sums as what you select is likely to exceed the sum allowed by design.
     One advantage with one of the bigger franchises is the possibility of them having tied up material supplier to get volume discounts not available to the small one man builder. This has to be weighed up against possible better service and lower overheads of the small builder.
     Having lived in SA most of my life and in NZ for the last 18 years I’ve come to the conclusion that builders are opportunists and will take as many shortcuts as possible and more if given half the chance.
     This is probably a world wide phenomena as well. As an Engineer I am glad that since the leaky homes debacle and Chch earthquake that the building standards have been tightened up and Licensed Building Practitioners are required to do building work. There are some people who call this red tape. I welcome it even if it adds $10 to $20k to the cost of a house.

     Reply

     1. Hi, We are about to start building in Glendowie and are trying to decide whether to go with an individual builder (who we trust) or a building company for simplicity (and maybe cost). What do people recommend, also has any one had experience with the company BUILD7 in south auckland. many thanks

        Reply

        1. Hi Amanda – we are in Kohi and are in the same dilemma. We are thinking of using Jalcon but have some concerns over unique design etc. I would be interested in knowing what you have decided? Cheers

           Reply

           1. Hi Di, my advise is stick with who you trust. If you go with these housing companies you’ll only end up paying more in the long run, oh and there is no such thing as simplicity when building. They are after all only sales people, not the actual builder, and the discounts they may get because they buy in bulk, are exactly that, low disc quality. If you already have a relationship with a good builder and an a reputable architect, then stick with them. You only need to count how many “againsts” on this blog alone. What this blog doesn’t tell you, is how many go through legal action!!

              Reply

        2. Hi Amanda, have you tried Cranston Homes? I learned about them from this site and visited their show homes. They even gave us a house tour and show us some amazing houses they designed and built in Orewa, Red Beach, Northshore and Auckland areas. Man, we are so glad we checked out this site for advice. Our house is not finished yet but we are very happy so far!!

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           1. Hi Rachel. Are you building with Cranston Homes in Glendowie?

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              1. Hi Yvonne no ours is on the shore, not sure if Cranston builds in Glendowie?

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           2. Hi Rachel. Just wondering how your build has progressed. Any significant issues?

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           3. Just a word of warning about Blair Cranston and Cranston Homes he has been kicked out of the Registered Master Builders organisation for breaches of its code of conduct. He is as dodgy as they come.

              http://www.nzherald.co.nz/business/news/article.cfm?c_id=3&objectid=11772482

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     2. Talk about a hypocrite Nigel. “Builders are opportunists and take ….shortcuts…” have you forgotten who was at fault in the CTV building in CHCH, try telling the families of the ones who lost their lives in that building that the ENGINEER did it right! As a builder your comments are offensive. We are not ALL opportunists. We are tasked with converting pretty 1 dimensional pictures on a bit of paper into 3 dimensional 1:1 scale structure, usually a clients most expensive asset.
        The work is physical and mental, if we could get even close to your charge out rate it woud be a great day.

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576. Hi all,
     We are currently looking to build in Redbeach, Rodney. We have read quite a few negative comments about various building companies like GJ Gardener. can anyone recommend a good design and build company that you’ve used and had good experience with?
     Thanks!

     Reply

     1. 1 week out from completing a reasonably large build with GJ Rodney, I can provide a further update here. Our build has been a roller coaster, we have had highs, we have had lows but I think with the best level of planning this is an inevitability. We have had our moments, but with constant vigilance, some necessary rework and calling things out, the result looks good.

        One thing you won’t see with GJ is a delay in getting started, they are quick to get the ball rolling. That said one of the things I would recommend is being a lot tougher with the contract negotiation, specifically LD’s for delay, and a more equitable final payment and warranty period. Their contract is very much their contract and they need to wake up here.

        In any project building or otherwise you have the delta to manage between sales and planning phase and then the actual delivery. GJ’s selling machine is pretty slick, possibly too slick and you will feel a bump when the post sale experience kicks in. Spend the time and be as specific as possible in the spec, it minimizes cost surprises later and also reduces ambiguity between you said and they said. Read it , study the plans and if you think there is something wrong or a deviation, call it out . Have an independent advisor confirm your concerns. Just don’t assume that everything that is happening is right.

        If you don’t have confidence in their PM , demand they swap them out. You can’t set and forget a building project , you need to be involved. At the same time you need a PM that is approachable, takes responsibility, can manage pressure that comes with pulling a multithreaded delivery together and is on top of everything. The same applies to sub contractors proposed for the build. Where possible find out who they are, meet them and form your own impression.

        Happy for you to come and take a look at the result. You can even see the state the property is left in at handover. Email me mjpowell@mac.com I know how big a choice of builder can be. You need to take the time , look around and talk to people who have been through the process with your likely shortlist suppliers. Show homes, brochures and media advertising do not provide a balanced view.

        The big question would I use GJ again? With the learnings from this build, they would be on my shortlist for sure but with some definite modifications to the whole approach.

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        1. Your build sounds like how our build went with GJs Rodney – The sales man was excellent and very approachable. Then the build started off really fast (with some weather delays which were out of our control but what you’d expect building in Winter). They managed to complete almost everything and get us in before Christmas with the promise that they’d fix the remainder and sort out CCC after everyone was back at work – we believed them, paid all the outstanding money and now are still waiting for them to come back and complete work that was in the contract… They’ve been replying to our emails and stuff so I hope they’ll be back soon to complete everything but it’s a very frustrating position to be in… BUT we love our house, the finish is excellent and more than we hoped for. The design we picked suited us perfectly after a few modifications and everyone there is more than willing to help you. We would definitely build with GJs again but we would make sure the house is just the way we want it with everything completed before paying the last of the money and moving in

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        2. Hi
           Thanks for your post here which is most informative. I’m thinking of building with GJ Rodney – sales machine is slick for sure and they’ve so far outdone anyone else for approach, helpfulness etc., however I’m only in early stages. Also considering working with The House Company who so far I’ve heard good things about. My first build project so any suggestions I’d welcome with appreciation.

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     2. Ian Do not use Platinum Homes Rodney as some friends of ours have had a terrible experience with the management and we lost all faith when we built in Karaka with them and would never recommend them at all

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        1. That hear say Irene. Could you be more specific?

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           1. It is not hear say Ian. It is first hand experience. We contracted Platinum to build our home and once the deposit was made we became irrelevant to their team. We were treated disrespectfully. with arrogance as if we didn’t know anything about building houses. My husband has been building for 50plus years and is now 68 years old. Due to ill health and little return on bank interest we got Platinum to build a home on a section that we not sell to us but could employ them to build after we bought it. The delays, the costing of variations for upgrades were on a average of 35% markup. The franchise owner and his son run the show and we had to take them to court for remedies to be made. I hope thus helps you decide never to build with Platinum Homes

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              1. What happened in this court case Irene??, i really want to know!!

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              2. I’m also having trouble with these guys. Would love to hear your story and advice. 021 1509 605

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     3. Megan you should really give Cranston Homes a call, they are very active in Orewa / Red Beach area. I have just replied to Amenda before I saw your question. We had a design drawn up by a draftsman we are familiar with and got a number of builders to price. Cranston Homes was the only one who went an extra mile – their pointed out a few thing that hugely improved the design and maximised the sun. We were so thrilled. Our house is on the shore. Shoot us a PM we are happy to show you the amazing work they have done for us.

        Reply

        1. Hello Rachel I was wondering how your house build with Cranston is going/ went. We are having some hassles with them as his cash flow seems to be very slow. did you have that hassle?

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     4. Hi Megan, we are a local design and build company and can provide local contact details from previous clients for referrals. We are based in Whangaparaoa.
        Website still under construction 🙂 but don’t hesitate to give us a call moving forward.
        Cheers,
        Becky@duncanbuildingservices.co.nz

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        1. We built with GJ in Rodney.. Any building company that guarantees no surprises is smoking crack. The nature of the process will see unforeseens even with best planning. We are overall very satisfied . Happy to share the experience and what we learnt and would do differently next time.

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577. Hi,

     I’m planning to build a house in Christchurch. I saw couple of builders including stonewood & trident homes. My maximum budget is 500K for everything. I’m looking for a house around 240m2 size. Could you please suggest some good builders for me to approach.

     Looking forward. Cheers

     Reply

     1. Hi JJ – you could always try our Building Guide website to find a builder. Go here for Canterbury builders – cheers
        Mark

        http://www.buildingguide.co.nz/builders/canterbury/

        Reply

        1. Thank you Mark

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     2. Hi JJ, when you say $500K “for everything” do you mean build/landscaping or do you mean including the section in there? If just for the build then great but if you are including a section then that would be very tight, even if you are buying in Rolly or somewhere. However, in the meantime some great builders with good ethics are Peter Ray Homes (have built twice with them), Greenland Homes (excellent pricing for the spec) and Paul McStay Builders. 🙂

        Reply

        1. Thank you so much for your suggestions. I’m trying to include section and home only. I saw some sections in Rolleston under 180K. So my actual budget for building house is around 320K only.

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           1. I’m looking at building this year and from everything I’ve read $2000 per m2 seems like a realistic budget you should be looking at. If you’re looking at 240m2 you’re likely going to need to up your budget substantially or decrease your house size (maybe 200m2 is achievable at that price?).

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              1. Yep, totally agree with dw. Was just about to type the same thing. 🙂

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              2. Hi DW/Sally
                 That $2000 m2 is a pretty basic, standard house. If you want an architect involved then you’re looking at starting at $2500-3000 and going up. The size doesn’t generally affect the $m2 price but obviously will to the overall cost of the build. There’s more information here…http://www.buildingguide.co.nz/planning/building-costs/

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                 1. Exactly Mark, couldn’t agree more. Its getting pretty ridiculous for pricing down here lately. Have been doing a few house developments lately and we pay about $1800 ourselves (that’s for a fairly high spec – tiled showers, smart kitchen etc) but that’s developer prices, not “consumer” prices. Its way higher if you go to a housing company. Some are particularly expensive. JJ – There are some housing companies that build off-site now and seem a bit cheaper (saw one on a TV show recently) but it looks like they are mostly in the North Island and not sure if they “ship” them down here. Worth googling though??. 🙂

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                 2. I disagree. $2k a m2 is actually pretty high spec. Your basic GJs is approx. $1400 a m2. At 150m2 house that’s $205k.
                    Which is what we paid a couple of years ago. Rates haven’t gone up much and I think it this house is now $1450 a m2 but you get a lot more built into the price.
                    $2k is a Stone wood or A1 at a higher spec or high spec GJ.

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              3. Planning to go and see couple of show homes this weekend and meet more builders to see the possibilities.. Will update you the outcome soon. Thank you so much for your suggestions.

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              4. Hello JJ – One option to reduce the cash outlay is to do some of the work yourself. Especially valid if you are not pressed for time. There are specialist jobs that require meeting standards, but a lot of finishing work can be done yourself with some simple tools.
                 there are a few websites to get these off too – intex.co.nz, buildonline.nz to name some

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                 1. James is correct – you can elect to do some finishing work yourself, like painting. I wouldn’t recommend plastering unless you know what you’re doing as a high level of finish can be difficult to achieve. Just remember that there’s a time commitment here and exterior painting of timber weatherboards is needed for CCC.

                    Of course, you can buy the tools James refers to at most building merchants, too.

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              5. Any experience with the company online design & build?

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     3. Avoid Stonewood like the plaque. Good sales teams, appear to build nice homes but the actual end result and painful process are not worth it.
        Just look at the Hamilton and Marlborough branches going under and SW Chch aren’t doing a thing to help those poor people complete.
        I would recommend GJs, Classic and Signature however.

        Reply

        1. Hi, just a point about Stonewoods – maybe an interaction with them should been viewed through rose coloured glasses. Asking them wether they have enough money to pay their subbies to finish the job would be a good placd to start! Then the house buyer wouldnt be disappointed & the subbies would be able yo pay their staff.

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           1. Fairly naïve response. Just asking them to be honest wont work. They lied on their disclosure statement to us. So why would they be honest about paying their subs.
              Eyes wide open. Run the contract past a lawyer, school yourself on the minimum information to be provided in the contract. I’m in the business and still got caught out.
              If the information that is supposed to be provided was correct, we wouldn’t have gone with them. But you don’t know until you know and now we know. This will form the basis of our court case against them.

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     4. Hello. We’ve built with Generation Homes last year. No hassle at all. Our agent is really wonderful. She’s with us the entire journey and still checks up on us if we have any issues or concern. I am more than happy to share our experience with you regarding Generation Homes.

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        1. Hi which branch of Generation Homes did you build with? We are currently building with Generation Homes in Hamilton and although there have been some teething issues overall we are happy so far.

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           1. Hi Sarah! We built with Generation Homes Christchurch. It’s been four months since we moved in and our impression with Generation Homes has not changed. They have the 90-day build guarantee to repair defects and all. We can barely find issues with the workmanship.

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     5. Looked at Stonewood here in Auckland. Suffice to say, did not proceed.

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     6. Stay clear of Platinum Canterbury

        worst mistatke i have made
        They are Trouble and not worth the effort
        Try anyone else but stay clear of this company
        we are going through legal steps

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        1. I agree whole heartedly. They are rubbish. The CEO is full of it, talks the talk, but dosent walk the walk. They will take for ever to do anything, promise you the world – and deliver nothing short of pathetic. The CEO is driven by greed, with no thought to the multitude of staff he has gone through and he definately does not regard his clients as his business. Dont even walk in the door of Canterbury, Southland, Wellington, Manawhatu or Wairarapa, which are all owned by the same person and based on the Kapiti Coast. All the licenses are run remotely from there so the support is nothing, they virtually have no competent sales persons left or supervisors to manager your project. You will always be asked ahead of contract to pay each progress payment – but I hope you have time to wait if you are asking for a credit or variation request, absolutley no rush in this department. If you dont believe the numerous blog sites and very poor reviews this man/company has reveived – ask for some references from them, they won’t be able to give you any positive feedback from past clients.
           Good luck with any building project that anyone is undertaking – just walk right past Platinum Homes and this man.

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           1. Also keep away from Platinum Homes Karaka (Auckland) and Pukekohe. There are comments on this blog about the way they have treated clients. The same franchise owner owns both branches .and I had to take him to court to get some action. I would not recommend Platinum Homes to anyone at all

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              1. What happened with the court case? did you win?

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           2. This is so true treats staff like they are dirt he has little man but thinks he has a big head I know what he has done to clients and staff and he should not be able to employ staff ,Total rude and puts them down ,does the big spill about going to pay you ex amount for the houses you sell and then doesn’t pay you shame on you ,one day this will come back to you when your not looking

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     7. Don’t go near Stonewood Homes in Christchurch. I went there and have rued that decision for the last 3 years. The quality of workmanship is appalling, the customer service non existent, the build time took twice as long as my previous build leaving me out of pocket many $$$$’s. Fixing the problems with the build will take years and if not fixed during Stonewood’s warranty period will have to get done under the Master Build Guarantee . I see they are restructuring and have brought in some heavy hitters but that will not change anything. They got greedy, took on too much work, employed below par sub contractors and instead of protecting a reputation with good customer service and a quality product ended up alienating a lot of people and lost a lot of potential clients.

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        1. Same as us. Do not engage with Stonewood Tauranga. Similar story poor poor poor quality from a sub that ended up walking after stuffing up framing to the degree its now not fixable. Stonewoods QA is non existent and although coming to an agreement with their GM the branch owner has reneged on that deal which leaves us in the position of them thinking they will get all of their final payment and walk away scot free. Unfortunately, they have struck the wrong people to battle.

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578. Hi,
     We are planning to build our first home in Wellington. We are thinking of GJ gardner or A1.
     Does anyone have any experience with either of them ?
     Also please suggest your recommended builder and why.

     Thanks heaps 🙂

     Reply

     1. And Hi Manny
        Here are our Wellington builders for you to check out…
        http://www.buildingguide.co.nz/builders/wellington-1/
        cheers
        Mark

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     2. Hi,

        We are in the same situation as you, looking for some (any!) feedback on Wellington builders, especially GJ Gardner, A1 or Estilo…. Russell Homes too.
        Not sure if its a good thing I can’t find anything about pretty much any in Wellington?

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     3. Manny, coming to the end of s lengthy build with GJ’s, sadly the delivery experience has fallen well short of the sales pitch. Would be happy to provided you some pointers throughout the lifecyle, from moderating the sales pitch, pushing back on the contract (it is onerous and unfairly favours GJ with little willingness to budge), PM quality , Design validity, Communication. We have identified a number of learnings. Reality you are dealing with s large company focussed on closing the deals, not so interested in partnering with their customer during delivery. Don’t for moment be taken in by the ” we make it easy, end to end” pitch. You need to be all over the detail. Our experience with GJ Gardiner in recent has taken us from being raving fans to extremely disillusioned. Feel free to email me and I will share more

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        1. HI, We wondered which area of Wellington your franchise was based. We are wanting to buildout the kaputt Coast and GJGardner has been recommended but we have also heard of people in the Wellington area having problems. We are not sure how many franchisees act in the area.

           Reply

        2. Hi there,

           MIke, what issues did you have with GJ? And who was your salesperson?

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        3. Hi Mike

           Is that GJ Wellington that you refer to? hanks

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579. Currently building with Generation Home Chch (just started) things are going smoothly at the moment. Is there anything I have to keep eye on during this building process.
     Comments are highly appreciated
     Thanks

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     1. Built with them in Cambridge so not a direct comparison but I would say watch anything and everything. Their 14 week build ‘claim’ means excess pressures on their contractors to rush a job to meet a target often at the expense of quality. Visit the site as often as you can and get straight onto them if there’s the smallest thing your not happy with. They chucked ours together and we’ve taken a year of fix ups to get the house to where it should have been when we moved in certainly way beyond anything you could have deemed “maintenance”. Target driven company rather than quality driven. Like I said that’s Cambridge not Chch so hope your build goes better than ours.

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     2. Built with them in Cambridge so not a direct comparison, but I would recommend daily site visits if you can and keep an eye on everything they do, they are a time driven rather than quality driven company and will do what ever it takes to achieve their 14 week build time often at the expense of doing a proper job. We have taken a year of call backs and reworks to get our Generation home even close to where it should have been when we moved in. Like I said not Chch so hope they are better than the Cambridge lot and your hope your build goes well.

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580. Hi all
     apologies for those who posted over the New Year break – I’ve been away around the East Cape and had limited access to the internet. All comments are up now.
     cheers and happy new year (and happy house building).

     Don’f forget to check out our new site design – http://www.buildingguide.co.nz. It’s fantastic (if we do say so ourselves) and for design insipiration – http://www.designguide.co.nz – there’s some absolutely stellar content in there around house design.

     Reply

581. Hi,
     Any suggestion for building in Hamilton, Waikato area? I’ve booked for an appointment with Urban Homes (Hamilton-base builder) but doesn’t seem to have any reviews on them when you look up on the net. Also wants to be in the loop on who to work with for my first home.

     Reply

     1. Hi Faith,

        we have just taken possession of our house from Platinum in Cambridge. The level of finish was beyond our expectations and they did a marvelous job. More important was the quality of communication btween us that allowed a quality build. let me know if you want more details or a phone call.
        regarea Thierry

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     2. Did you get any advice? I am also looking to build in the Waikato, Tamahere actually. I was wondering if you are going with Urban Homes as I was thinking of using them also? The guy I met with didn’t seem too interested, left the meeting for a while to chat with some other people, was supposed to get back to me three days ago and I still haven’t heard from him. I think this is because my budget is under $300k for the build.

        Reply

        1. I don’t know about urban homes in Hamilton, but in Wellington, I would not recommend Urban Homes / Competitive Homes at all. Our experience was; one where they did not meet promises, time frames and sometimes just flat out lying.

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           1. That’s very true of Urban Homes Wellington. Very big mistake.

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     3. Hi there, we recommend not going with PRAGMA DESIGNER HOMES and wonder if anyone else has used this company before and would like a chat. We are very disappointed with the company and lack of communication and follow up. Would be interested in your thoughts. Thanks

        Reply

        1. Hi, I would be interested to chat. Looking at purchasing one of their new builds. This is one of the few reviews I can find.

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           1. Hi Peter. We are also keen to know more about Pragma Homes for the same reason. Can you share any further information?

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582. Hello, I am going to post something might be irrelevant to the topic and I am very sorry about this. Can anyone please recommend a company or builder who does good/certified builders report in Christchurch? I am in the process of searching/buying a house and I know absolutely nothing about houses … Thanks very much in advance!

     Reply

     1. Chris Sinclair from Sinclair builders is fantastic

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583. We are looking to build in West Auckland. We are considering Signature, GJ Gardner or Generation based out of Rodney. Has anyone had any experiences recently with any of these that they can share?
     Mark, thank you starting this blog and also Building Guide. Seems like Godsent for people like me who don’t know where to start and who to contact.

     Reply

     1. Hi MP,

        We are currently building with GJ Gardner Rodney West and I wouldn’t build with them again. The communication has been awful and their project managers seem overworked. We have caught a large number of things that they have done wrong or missed. We have a disagreement currently about the measurements of the kitchen deviating from the signed plan. The good thing is that there has been no price increases (so far).

        If I have one piece of advice it is to ensure the contract has the right protection for you in it and when I build again I will have a communication schedule included as part of the agreement. That way I can ensure I know what is happening and can catch any issues before they become too big.

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        1. Totally agree , coming to the end of a large build with GJ. Having experienced what we have to date , I would not use them again. Totally agree re the comment from TS on contracting. Their contract is onerous, one sided and they refuse to move on any point. I raised this concern and was basically told we are big, we are the best, you have nothing to worry about. The reality, yes you do. Project Management is sloppy, communication is a challenge and all up a pretty dismal customer experience

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        2. Thank you TS.

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     2. Finishing a large build with GJ, Be very careful. Not out to bag them but happy to share our experience and the things you need to be aware of with GJ in Rodney. In short a slick sales engine but sloppy delivery.

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        1. Hi Mike we are in the process of building with GJ Rodney any advice would be appreciated 🙂 smgodfrey@gmail.com

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           1. I would suggest to not pay all money over and move in before you are 100% happy with everything – they managed to get our house ready just before Christmas with a few minor things which needed touching up but now almost 2 months after moving in we are still waiting for someone to come back and fix those things – we have no leverage, they have all their money so have no need to come back, we still don’t have Code of Compliance and it doesn’t really seem like they care or are going to do anything about it

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        2. Hi Mike, please could you give me your contact details if you its ok. We are looking to build our first home and our primary choice is GJ. Currently the land we have shortlisted is in Makarau further north from Kaukapakapa. A basic design in a rural land. Or please email me on pramodravi86@gmail.com
           Thank you in advance!
           Pramod

           Reply

        3. Hi Mike, currently building with GJ and would like to hear your experience please housebuildexperience@gmail.com

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584. Hi, Can anybody give me feedback on their experiences of building with Signature Homes Northland as we are considering building with them? I have not found any feedback apart from their site.

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     1. My friends are building with Signature Homes in Rodney and they’ve had a whole heap of problems – majorly under estimating the PC sums and ending up with a massive bill – they screwed up 3 key feature points in the house and the big boss doesn’t care or want to try and find a solution

        Reply

        1. Major under estimating of a PC sum is a major problem for the Company and a small one for you. If the item is listed as PC Sum in the schedule then the final cost must mot exceed that amount by more than 10%. Contract law.

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           1. Hi Graeme, I’d be interested to know where you got that figure of 10%, because based on the meaning of PC (Prime Cost) Sum I do not see how it can be correct. It is usually taken to mean an allowance for materials to be supplied by the contractor, but on which the principal (owner) has yet to make a final decision. The actual price is to be substituted for the allowance in due course. So for example, they might put in a PC Sum of $1K for an oven, but if you decide you want an oven that costs $2K, then you have to pay the $2K. So the onus is on you to look at the PC Sums before you sign the contract, to make sure they accurately reflect what you might later choose.
              Do not confuse PC Sum with Provisional Items, Sums or Quantities. These are for things like earthworks, foundations and drainage, where only estimates of quantities or sizes etc can be made during design, as the final figures might depend on things like soil conditions, or in some cases what the Council might require in the final design. In this type of case you’re much more in the contractor’s or engineer’s hands to make realistic estimates of what might come up. But of course in general the builder will tend to want to err on the low side, because if he’s too conservative it may actually put you off giving him the job. So most engineering/building contracts would include a contingency sum (allowance for the ‘unexpected’, and that’s not you choosing a more expensive oven!) of at least 10% of the total contract price.

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585. Hello everyone

     We are looking to build our new home in Hamilton
     Does anyone have any experience with landmark homes or burns construction in Hamilton?
     Burns construction based in Hamilton http://www.burnsconstruction.co.nz/

     Cheers!
     Mike

     Reply

586. Having built a couple of homes in Nelson and knowing a number of people who have also built I wanted to share my knowledge. We chose Milestone Homes as we liked their approach with the showhome being standard and we knew exactly what we were getting. This isn’t common and friends have been caught out by misleading reps / companies. We dealt with Adam who we had a great connection with and was very helpful. They were upfront with time frames and had the house finished within 17 weeks from wo to go.
     Orange were quick to put everyone down but have a reputation for poor quality and going over budget. Friends built with Signature and had a lot of extra’s through the process and as I’ve read on here there are a lot of unhappy GJ Gardner customers. Jennian have a strong reputation for quality & service and haven’t heard any negative comments.
     Hope this helps potential builders.

     Reply

587. Bloggers, why waste our time making comments on this type of blog!! GUYS WHO ARE WE? Mere homemakers, some first home builders and ignorant at building!! What good does it do to make less than favourable comments on a blog site like this – don’t bother!!! We need the government to sort these dishonest group building companies out.

     Yes whatever it is that your company does, no matter how you do it, you make a promise to each and every customer that darkens your virtual door. You enter into a contract, even if the terms aren’t explicitly stated. The consumer pays you something, and you promise to provide a product or a service. There are pledges of quality and quickness. Customer service involves living up to your word on these matters, but it really gets to shine when something goes wrong – correct?

     Here’s the thing. Mistakes are opportunities — golden ones. Here’s why. Studies show that a satisfied customer will tell 2-3 people about his experience with your company. A dissatisfied consumer will share their lament with 8-10 people and some will push that number to twenty and those twenty people will tell 100 people and so on. Is this bog site going to that many unassuming new home building families?

     But here’s the opportunity. An unhappy customer will become a loyal consumer if you fix his complaint and do it quickly. Eighty percent (80%) of these folks will come back to you if you’ve treated them fairly. That percentage rises to the upper 90s if you respond immediately. Every day you have the chance to transform your mistakes into returning customers — the kind who will tell other people good things about you. Imagine that.

     It is not so much the trades & suppliers who work for these group housing companies, (who, by the way are screwed down for the cheapest rate and then have to wait a month in Sundays to get paid), it is the actual group housing franchisees, who are making a killing in more ways than one, abusing us along the way.

     What is happening to the 1128 comments on this site, are the housing companies even bought to task about some of the horrendous dishonest behaviour and shoddy customer service when something goes wrong? We say get together and petition the government. We have taken this to our MP and lawyer, maybe you should do the same, and then maybe we can get some traction on this site. Otherwise post this site to your FB page and make an even bigger fuss.

     Reply

     1. Hi Mandy
        Great comments and well done for taking it higher. There are a number of us working in this area, trying to educate consumers and hold building professionals and the Govt to task for poor work. Notables are the Home Owners and Buyers Association – http://www.hobanz.org.nz, and my own Building Guide – http://www.buildingguide.co.nz.

        It’s not easy, especially when there is resistance within the industry itself because they don’t WANT to be held accountable.

        This blog site is useful in that it can warn people about specific operations that are particularly poor, so it’s more than just an opportunity to whinge. Hopefully people who are building will also look to educate themselves by using the Building Guide and hopefully prevent many of these issues from cropping up in the first place.

        I’m always up for a chat, too. 09 360 8885 x2 or email me at mark @ aim-high.co.nz (gaps so the spammers can’t get me).

        Reply

        1. Thanks for your quick response Mark. Don’t get me wrong, I’m not discouraging the use of your blog, but it needs to go a great deal higher and URGENTLY!!! Totally agree with your comment re warning people and the industry not wanting to be made accountable, (that’s obvious), however your site just isn’t warning enough people, as the whole debacle continues to be a nightmare and the housing companies are getting away with it because of the need for cheap housing. Perhaps you need to broadcast it more widely somehow or advertise it on Fair Go or the likes. Just an idea.

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           1. No worries – always good to have someone to share frustration with. I am currently trying to engage with MBIE who administer the Licensed Building Practitioner scheme as some research I have recently done indicates poor consumer awareness of new regulations and appalling administration by LBPs around certain new mandatory requirements. Going to the Minister (Nick Smith) is the next step and then the media if necessary, but that’s unlikely to get real change going – it’s more likely to a brief sensation and then the problem will disappear again. If someone else was willing to do that, however…

              As I mentioned, feel free to call/email me to discuss. I will also forward your comments on to the senior person at MBIE I’m dealing with.
              cheers
              MG

              Reply

     2. Hi Mandy, I’m responding to you because Mark seems to read most of these posts. I don’t disagree with what you’re saying, except perhaps to point out that this blog is of course one of the ways that those happy or unhappy customers can express their opinion, and if necessary warn others of problems. There is also another site where they can put up reviews on specific builders. These should reach a far wider audience than just telling your friends.
        Having said that, I remain amazed at how many people seem to come on this blog asking for an opinion on a particular builder, when a quick look through would tell them not to go near him. Seems once people have set their heart on using a builder they don’t want to hear negative opinions. But I guess that applies to lots of things.
        One other point, regarding the Government doing something. Based on some horrendous issues, like the ‘leaky homes’ problems, I don’t have a high opinion of the NZ government’s ability to resolve this kind of thing. But to be fair they did amend the Building Regulations in January to make building contracts much more favourable to home builders. Mark might help us all by outlining briefly what those changes were. Since I doubt that many (any?) actual building works have started under those new regulations it will be interesting to see what effect they have in keeping rogue builders under control.

        Reply

        1. Thanks Chris – maybe Mark needs to make a heading of each building company and then add the comments which refer to that specific housing company under their name. Perhaps then not only the public can gauge how many opinions fit the right housing company and the company itself can gauge how they’re doing. However it is not only “rogue builders” themselves Chris, but the dishonest housing companies, like Landmark homes, Platinum etc. etc, who try to weedle out of any responsibility when things go wrong. They are, who we, the home builder, have the contract with in the first place, and who have an obligation to sort problems out AS THEY ARISE, not 2 – 3 years down the track and then only when you take legal action against them and they are directed to by the court. Why aren’t these legal events advertised, then people would get the idea to stay well clear of them, if they only knew what they must go through and how many, how often these builds go through legal action. This is why this blog alone, is not adequate enough in warning people of how unscrupulous these housing companies are. It needs to be plastered all over the media. My advise is just stick with your normal qualified Licensed Build Practitioner, run of the mill joe blow builder, who has his one man (maybe 2 – 3) operation’s reputation, who concentrates on your build alone (not 20 others, who has a livelihood to uphold. Stay away from these housing companies!!!!

           Reply

           1. Hi Mandy, A long time since my post that you were responding to. I totally agree that it would help everyone if problems (legal action etc) on individual builders were made more widely known. But I don’t think we can blame Mark, because if you search this whole blog somewhere you’ll find reference to another blog, where you can in fact put comments (good or bad) under the name of a specific builder. I’ve written before encouraging people to do that.
              Regarding your last bit, again as I’ve said before, of course if you can find an honest, reliable, competent small builder then you may well be better off than with a franchise. But remember that small builders, with very few jobs, can go out of business due to cash flow problems. Building is a risky business for everyone.

              Reply

           2. Good morning Mandy,
              My name is Paul Clarke and I am the Managing Director of Landmark Homes NZ Ltd.
              I regret that you have come to your view that Landmark Homes and other companies are “dishonest”.
              I would welcome a call from you to discuss this.
              My phone number is 0274 751311.

              Reply

              1. I can’t speak to any specific building company’s performance, but I would like to point out that Landmark Homes HO has consistently tried to engage with complaints on this site to try to sort out any issues. There seems to be a genuine attempt to run a good, customer-focused business, notwithstanding comments on the site about the Counties Landmark Franchise.

                 In terms of new consumer protection legislation, here’s a link to the appropriate page on our site, with links to the Building.govt.nz pages…
                 http://www.buildingguide.co.nz/resources-regulations/consumer-protection/
                 (sorry for the delay in posting – just saw this!)

                 Reply

588. Hi there, is it possible for new home owners to move into a completed house prior to Code of Compliance being issued? Our new home will sit finished & empty for approx. 1 month prior to Code of Compliance so we’d love to move in ahead of schedule. Is this the norm? Guess I’m just wondering whether we’ll be covered by our insurance company etc and whether we’d hinder the Code of Compliance process?

     Reply

     1. Yes you can. Depends usually on your bank and your insurance company but we have found that most will now accept the final inspection certificate and will give you the final payment and insurance (we are with ANZ and they have accepted the final inspection) and we have insured in the past with Vero but I think most will accept now. You would usually have to sign a waiver for the building company. Enjoy your new home! 🙂

        Reply

        1. Concurr re insurance and bank. Another option is get the builder to issue a Safe and Sound through the council. This is basically a cert of public use and gives legal entitlement to occupy. This would be acceptable under insurance.

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     2. You can, but… Code of Compliance is the Council’s reassurance that the building complies with the Building Code. It requires statements from relevant trades and their registration numbers etc. for accountability purposes. Technically you’re not supposed to move in as it could be deemed unfit for habitation until Code of Compliance is issued. If your builder has used a relevant sub-trade that isn’t licensed then CoC may be refused (i.e. unlicensed electrician or blocklayer). That said, if you’re confident it will pass, then your local council is hardly going to issue an eviction notice within a month and most will usually let is pass.

        It has become fairly common practice for building companies to hand over the keys on receipt of final payment rather than Code of Compliance.

        Reply

589. Hi,
     Has anyone build with either GJ/Horncastle recently in Rolleston CHCH, about to signed a contract with one of them, trying to decide with one is it going to be… Any pros or cons will be helpfull

     Reply

590. Hi, this is a great web site, I would like to post comment on 3 different house building companies that we have had building our new homes over the last 6 years. how do I post comments?

     Reply

     1. You just did, Paul.

        Reply

591. So…building with Stonewood Tauranga. I am a builder and project manager with no time to build my own home. Do i regret that decision now! 6 months before getting on site. A shift 3 times of end dates and still missing time frames. Very very poor quality build. Frames that werent aligned correctly and pinned down. Im talking anywhere from 9mm to 45mm due to not string lining bottom plates. I still have walls out 20mm and a bulkhead out 40mm. Holes in the roofing underlay. Frames not nailed off. Cladding not on but batts installed. Missing blocking for valley boards. They missed pre piping the gas! Ive had half the gutter on for a month with no sign of the rest. Changing plans without notice or confirmation or acceptance. No communication (until invoicing time then we get calls once a day). Poor poor poor company to deal with. A very unhappy process for my poor wife to have her dream home treated in such a way. We are still in the process and it will almost be 12 months by the time they finish. Ive taken some trades off them and managed them myself with no problems so they havent even had to manage the entire build and still cannot get it right. Kevin Norris….you run a very bad company trading in shoddy workmanship and i have had enough.Time to speak out and warn others off your company.

     Reply

592. Anyone have any comments on Wildwood/grove homes in Christchurch? Thanks!

     Reply

     1. Hi i can tell you we built with Keith Hay 3 years ago and are still living the memory

        Reply

        1. Helen .. are you still reliving the nightmare of Keith Hay Homes. We moved into our Keith Hay Homes last October .. It would be fair to say they virtually threw the keys at us. I fought them every inch of the way on issues ..we would of been considered hard customers and while I was in their Drury showroom I overheard one of their sales representatives talking to another about a contract and whether the customers would be hard to deal with .. so I suspect they word there contracts as to the personality of the customer if you get my drift.
           We moved in without a CCC because we had stuff to finish ourselves.. The inspection went through with out an issue but there were three pieces of paper Keith Hay had to come up with to get CCC. We are still waiting after 10 weeks for them to come up with them… getting close to our 60 days. We had paid our final settlement date and now they are asking us for more money.. ??? interesting as it was all signed as final settlement. Grrr I personally think the buck stops at the top.. They are mean’t to be a Christian organisation with good values.. haven’t seen any of that.

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     2. Hi we had a dreadful experience with Keith Hay Builders. I would go with a private builder next time

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593. We are looking to build in Kerikeri – can anyone recommend a good house build company? Or warn us of who to avoid?! We’re after a 4-5 bed home for a family with possible self contained unit / second dwelling on site also. We like Box Homes but not sure if anyone has dealt with them in Kerikeri (or elsewhere in NZ)? We also like Platinum, but the reviews on this site have put us off in a big way!

     Reply

     1. For the person looking at building with Platinum in the Rodney district. Please I recommend you do not go with Platinum. If you wish to talk about it I am on trice.kings@xtra .co.nz.

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     2. I would recommend using http://www.doyourhomework.co.nz . It will help you a lot.

        Reply

        1. Further to Skilled Builder above, this is the new MBIE site. To be honest, I’ve found the new site incredibly difficult to navigate. We link to it off the Building Guide website so have a look at both – here’s ours – http://www.buildingguide.co.nz. And Skilled Builder, have a look too and let me know what you think.

           Reply

594. Has anyone had experience with Platinum Homes Hamilton/Thames/Whitianga

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595. Hi again
     Just an update to let you know our new Building Guide website has gone live today and it’s fantastic. Jump in and have a look – http://www.buildingguide.co.nz..

     cheers all.
     Mark

     Reply

     1. Very nice Mark! As a new graduate of Architectural Technology I am really impressed with your site and its information for those who don’t know about building a new home. I really like the Design Guide website too. Lots of nice ideas to incorporate into a new home 🙂

        Reply

        1. Awesome! thanks for the nice words Sally.

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596. Any one in Christchurch have an opinion about Contract Homes ( used to be called Canterbury Homes) and Trident Homes? Please help….

     Reply

     1. Be very careful as they keep changing there names to avoid ????

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597. Hi! We are planning on building in Christchurch, on a sloping section in Lyttleton, any recommendations? Thanks!

     Reply

     1. Hi. We are currently building with Collective Construction and it is working well. I know they have built in Cass Bay. Their website is collectivenz.co.nz. Phone 379 7846. They are a new company but so far (we are up to the lining stage of a two storey house) we have nothing to complain about. They are all very approachable and seem to be focused on making sure we get exactly what we want. Glenn and Daniel are the Directors.

        Reply

598. I am new to city & looking for new house build.
     In Wellington Region, is it possible to build a house for $400k including section?

     Reply

     1. Hi Sandhu
        It is. It all depends on how big a house you want to build, whether you use a group home builder and a standard plan with little or no changes, who are generally cheaper than a bespoke design and build project, and your choice of materials. At a rough price of $2000 per m2, that will get you a 100 m2 house if the section costs you $200,000, however, that price has to include all the fitouts, compliance costs (Building Consent, Resource consent (if required), etc., and design costs, engineering, drainage, and so forth. Smaller houses cost less to build, fewer materials and less engineering requirements. There are companies who offer house and land packages, too, but realise that if you want to build cheap, you end up getting what you pay for. Check out http://www.buildingguide.co.nz for some critical information around building. Our new site launches in a week or so, too.

        Reply

        1. A question around the $2000/m2 price that is often quoted. If I am looking at a 200m2 house including an attached double garage, say that garage is 40m2, should I still be expecting to pay $2000 x 200, or $2000 x 160 for the house, and a lower price per m2 for the garage?

           Reply

           1. That’s a good question. The problem is each house is so different. The $2000m2 is a very rough guide – it will depend on whether you use concrete slab or timber floors, what claddings you use, the kitchen/bathroom fitout, lights and everything else. While the garage may well cost less than the main house, you’re then looking at the level of fitout in the garage – insulated doors, garage carpet, laundry/workshop fit out. A bare uninsulated garage with exposed framing and manual pull up garage door doesn’t really cut it anymore so you may well be surprised at the cost per m2 of your garage!

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              1. $2k a square is a hell of a price for a house. I would expect level 5 stopped walls, grade 3-4 carpets and top quality hardware and tall stud. To answer your query about the $2k into the garage…yes it purtains. The reason is the square metre is a fairly accurate way to work out the average cost against the build. $1400-1600 per square will get you a very nice house these days. $2k should be top of the line but its not just the house. $2k should get you the best experience with your builder money can buy. And i say should loosely.

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                 1. Great to see comment from a builder in here but I do think Skilled Builder is on the light side of the costing exercise. In large part it depends on your build approach – you’ll be very lucky to get an architecturally designed house for anything like the price they mention above, but if you go with a low-cost builder like Keith Hay or A1 then it’s possible. But, as they say, you get what you pay for.

                    Reply

                    1. We paid close to $2,700 per sq m for our home and we sure didn’t get what we paid for. Still having major issues 3 years after building, and the people responsible for this and who charged us a 15% management fee, have just one a Master Build Award. Honestly, something should be done about these builders who take people’s money, negatively affect their lives and take no responsibility. And as for the Master Build Association – appalling.

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              2. For a group home $2000 a sqm is plenty. Even architectural that indicative cost is getting up there. I would expect $2000-2200. Remembering, the work in a house is down to the finishing, BUT, the taps and shower boxes and toilets are much in a muchness that a group home builder will install. In fact, more than likely the exact same, its the buying power of a group home builder that makes them cheaper for those products.
                 Now remember, group homes are about speed, money in money out. You will find the typical margin on a group home build to be approx 20% of the build value. Your $400k dream home makes them $80k gross profit. Obviously remove franchise fees, overheads, salaries etc. 20% is huge compared to the market whereby you might find a typical builder will charge 10% but the point is, that builder wont have the buying power on the finishing items so the 10% left over from the margin is quickly eroded into the end cost items. Especially if you like the $300 tap vs the $100 tap for example.
                 At the end of the day, the more research you can find on the builders building the home rather than the franchise itself the better. Get the bank to back you on the contract and help protect you and above all else, read the fine print.
                 Quite often they put the contract in front of you and dont show you the project addendum. The addendum supersedes the contract. Get your lawyer to re-do the specifics of both and add in goals like milestone dates with financial implications for not hitting them. Liquidated damages are a good one to add for a completion date. Point of experience from two group home builds, dont take the contract at face value, once your in, your in. It is so so hard to get out.
                 Once your in the build push for weekly site meetings and weekly updates, hold them to the time frames and basically be a pain in the arse. Hold payments if things are not complete and / or get independent evaluations of progress (hence the bank backing you). Be a bully as they will bully you first. Happy to advise people free of charge if your local in Tauranga and have questions re quality (I can site visits to aid you) or problems with contracts etc.

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                 1. Wow ..love those comments. You are right about being a bully first.. We have just moved into a Keith Hay Home. The builder they contracted was awesome but he was pretty much beholden to their building schedule .We just had to keep at them and at them.. they delayed and delayed and delayed and delayed … took us 16 months from start to finish to get into our house which was a 115 sqm basic house . The price per sqm was well over the 2000 and that was before we paid for the balustrade and septics. The interior is pretty cheap to be fair but that is keith hay. Good on you for your comments.. keeping at them and being a pain in the arse is the best way to go.#

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                 2. 20% margin – You’re Dreaming…

                    Reply

                 3. Hi Skilled builder, we are looking to build with Classic Builders at their Kennedy Ridge new subdivision at the Lakes. Are they someone you would recommend? Thanks~

                    Reply

              3. Here is some further clarification regarding m2 pricing. As Mark said, $2,000 is a rough guide only. The industry standard figures fluctuate quite a bit for each major city but the QV Costbuilder and Robinson rates (industry standard rates based on statistics and inc GST) are as follows: “House 100-250m2 with Concrete Slab, kitchen, bathroom, WC, ensuite, Coloursteel Roof, Medium quality fittings, Linea Weatherboard; Auckland $2,041-2,271; Wellington & Waikato $1,926-2,156; Christchurch $2,099-2,329; Dunedin $1,869-2,099; Palmerston North $1,984-2,214. Quantifying and Estimating. Generally speaking, the smaller the house the higher the m2 rate as economy of scale comes into play. There are certain fixed costs in every build you cannot avoid and these get “diluted” or spread out in larger builds. If you half those figures you get a rough idea for a kitset which still includes kitchen, plumbing fittings and supply & install of roof, spouting and floor coverings. Should also point out that margin calculations are <10% and our turn around is about 40 houses per year.

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599. Hi, does anybody have any experience building in Diamond Harbour area? Currently researching build options, after reading through here I contacted Peter Ray Homes but they do not build out there, I have also contacted Today Homes and Signature Homes who confirmed they will build, but have read mixed reviews on this page for both.

     Thanks

     Reply

     1. We built with Today Homes in 2013 and are very happy with our built. You can contact me on 0274966210 if you would like further comment.

        Reply

     2. We are currently building in St Albans with Collective Construction and they have been excellent to work with. Their main focus seems to be building us exactly want we want which we have heard is not always the case with group home builders. I am pretty sure they would build in Diamond Harbour and would highly recommend you contact them. http://www.collectivenz.co.nz phone 379 7846

        Reply

600. Hi,

     has anyone worked with Homestead Concrete Homes, I’m planning having a house built and would prefer to use concrete, if anyone on the forum has already contracted them and worked with them your feedback would be most helpful. btw, the build would be in Wellington

     Reply

601. Its incredible to see all the un happy folks out there that have fallen victim to the “Big boy” franchises. Unfortunately the larger you get the less customer focused the company becomes as the owners of the companies have to delegate more and more.

     I run a small project management business where transparency is the key, all invoices are provided direct to the client so they can see exactly what costs have been incurred and I run off a cost plus 10% basis not 20% + like others.

     Check out Precision Built on trade me and face book if you want the very best house at the very best price that has the entire project over seen by the owner of the company

     Reply

602. Hi I am thinking of building with Platinum Homes in Levin however I have learnt that the owner of that company also owns other areas in the lower north island and south island and that he does not have a good reputation. Does anyone have any experiences with Jason Strange?

     Reply

     1. Hi Jenny, we built with Platinum Kapiti/Levin and it was not a good experience. I wouldn’t recommend them.

        Reply

     2. Hi Jenny, same guy owns Christchurch franchise of Platinum Homes and we had a horrendous experience with them. I know of others in Christchurch who’ve had the same. Wouldn’t touch them with a barge pole if I was you. I’ve posted on here several times so I won’t go into great detail suffice to say I wouldn’t want anyone else to go through it.

        Reply

     3. Keep away from this guy hes bad news

        Reply

        1. I am sure Jason Strange was up in the North Island and he does have a very bad reputation. Do not go near any Platinum franchise. I would never deal with them again after building a home in Kaeaka Auckland. I had to take them to the disputes tribunall to gain satisfaction with regards to their shonky dealings. and I won after 12months of communication with them to no avail

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     4. Stay away from Platinum Homes, it will be the worst financial and mental well being decision of your life if you build with them.

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603. Looking for a builder in Wellington, need to know who to avoid and who comes highly recommended? Any advice is so helpful!

     Reply

604. We are in the beginnings of finding a builder in Wellington, all these reviews are terrifying!
     So I understand it all depends on the actual franchise for places like GJ/Stonewood etc so I’d be so thankful for any recommendations/warnings for basically any builders in Wgtn area….

     Reply

605. IN NEED OF HELP

     long story short im 24yrs and mum and i are looking at subdividing.
     builing new at the back for us and fams. renovate current house and rent it out.
     I was hoping to get some help/suggestions of good, fast reliable companys ?
     Im looking to build in the manukau area, south auckland.
     any help will be much apreciated
     quite like platinum homes plans

     thanks

     Reply

     1. Check out Fowler Homes. My friend built with them in Karaka & is very happy with her home.
        I am looking to build next year in Pokeno & will definitely give them a go.

        Reply

606. Hi all,

     I work for McRaeway Homes 2015 Ltd. Technically a new company since February this year, we have over 50 years of history backing us. We’re 100% a new team and have positive feedback on all the projects we’ve completed to date. While we cannot operate in Christchurch itself, we have numerous builds happening throughout the South Island. We’ve made it our policy to work with our clients and make the process as transparent as possible. Our ‘quotes’ are in fact a schedule of works and nothing proceeds until our clients are satisfied with what they’re getting. We also have an active follow-up and remedial policy. Full House Builds come with a Master Builder’s Guarantee.

     Just putting it out there. You don’t have to put up with poor communication and sub-standard finishes.

     Reply

     1. Just a word of advice, before signing any specs, ensure you have seen images of all things you are receiving. This even includes the mixers, sinks etc that you believe you are getting. Many wonderful and friendly building company reps know exactly what to say to get you to sign on the dotted line but can downgrade the specs. We had this happen to us with Orange Group here in Nelson. Check carpets are what they say they will be and anything to be changed on your plan to be changed as you sit down with them and sign for that and ask for a copy or they may just say you didn’t ask for it and the owner will take the reps side. These fixed price contracts often involve downgrades to anything you might see. Saves legal action and frustration later down the track. Good Luck on your build. One of the best companies on the market that I am aware of is Jennian and Milestone. Most of the others I have heard horror stories from. John

        Reply

     2. Just a heads-up to anyone looking to build in the Christchurch region. McRaeway Homes in Christchurch are no longer operating under the McRaeway name as this has been revoked. I understand they are continuing as ChCh Home Builders. I would also point out that we at McRaeways have no association with ChCh Home Builders and are pleased to be the sole users of the McRaeway Homes name. Their contact details have been removed from our website.

        Reply

607. Anyone have a good recommendation for building in Kerikeri

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608. Hi. Has anyone had experience building with Signature Homes in Christchurch recently? I am considering to build a house in Wigram or Prestons. Thanks.

     Reply

     1. Don’t go with them I have heard terrible things about there lack of quality and unfinished work

        Reply

     2. Hello Liz! I would certainly recommend Generation Homes. Our build started first week of July and we’ll be moving in to our house on Oct 23, a week earlier than the target move in date. Our agent, Project Manager and Sub contractors are easy to deal with. If you want to know more about our experience with GH, just let me know.

        Reply

        1. I’d suggest you read all the reviews on GH before you go anywhere near them. I wouldn’t recommend them to build a letterbox.

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609. Hello,
     We are looking to build in New Plymouth. Can anyone recommend or has experience with a reliable builder or company that we can go through? As well as this if you know of any builders or companies we should avoid please advise.
     Thanks so much!!

     Reply

     1. Hi
        Just wondering who you ended up going with? We’re looking at building in NP too so it would be great if you could pass on any information you found out.
        Thanks

        Reply

610. Hi everyone,

     Has anyone had any good/bad experiences with Signature, Jennian or Stonewood homes in Nelson? Just trying to finalise our building company decision.

     Cheers

     Reply

     1. Hi, I am a window cleaner in Nelson and hear all the good and bad experiences in Nelson. The best to my knowledge is Jenian homes. Orange group, Signature, Endeavour, and Stonewood please avoid. G J Gardner is the worst of the lot. Don’t get too dissuaded on price. Most of these companies state a fixed price offer but you will find the specs you sign for may be downgraded, follow up service is pretty poor also. When signing the specs make sure you know what everything looks like. You don’t want any nasty surprises. Milestone, the sister company is a cheaper version to its sister company Jenian. Adam is a good man I believe. Inhaus is good. And don’t leave out Versatile homes. Good group of people keen to please. Don’t listen to the sales talk of Orange and Signature many people have been very dissatisfied. Peter Ray Homes, pretty good a lady called Kathy works there and is on the ball. Hope this helps. Cheers John

        Reply

        1. Hi we have just bought a section in Nelson & looking for a building company. Our top choices were Orange,Gj & Signature but also an afterthought Jennian. However readings comments here ( & heard today not Orange or Gj from a tiler friend) it seems Jennian are one of the better. Is there a small reputable local builder or any other company (? Peter Ray) to approach. Any other help / info would be appreciated.

           Reply

611. Hi, would like to know if anyone had any experience building with “NZ Homebuilders” in Auckland, we are planning to build with this company, any comments would be much appreciated

     Reply

612. Hi there,
     Can anyone recommend decent and reliable building company in Auckland?? Many thanks

     Reply

     1. Happy to recommend Maddren Homes.

        Reply

613. Is there anyone knows can we move into our new house before we are receiving the code of compliance? AMI agree to insure us and we do not have a problem with the lending.

     Reply

     1. We’ve been living in our house for five months now and we are still waiting for our code of compliance. Hopefully it’s on it’s way as council consent was given almost four weeks ago. We are fully insured so my understanding is it’s fine.

        Reply

     2. Might be an idea to check with the local council as well, surprised the Insurance co would agree.
        Also building co will probably require payment within days of moving in. We did this and it created problems. Under our contract, moving in constituted the beginning of the maintanence period, even thought there were outstanding items requiring finishing which took 3 months to complete, hence no maintainence period. Get the building co to approve your move in writing before you move in.
        Hope this is help full.

        Reply

     3. Hey, yes you can move in. Usually you will have to sign some kind of disclaimer agreement with the builder and of course they will want paying in full. From personal experience, most banks and insurers these days are happy to lend/insure just on the final inspection certificate from the Council rather than the CCC. As for the maintenance period, that is something you might want to check if it will be affected. If you signed your contract for the build after 1 January 2015 then you are actually covered by the new law under the Building Amendment Act which gives you a full 12 months maintenance period (this doesn’t apply though if your contract was signed before that or if work was done before that). Hope you enjoy your new home! 🙂

        Reply

614. Thanks BWT
     You should jump over to http://www.buildingguide.co.nz and have a read.
     cheers
     Mark

     Reply

615. It’s nearly impossible to find knowledgeable people
     in this particular subject, however, you sound like you know what you’re talking
     about! Thanks

     Reply

616. We are about to go to contract with G J Gardner Rodney (West Auckland) Franchise.
     we have been seriously impressed with the support and professional advice so far. Very responsive to our communications, fully listen to our requirements, looking forward to the build.

     Reply

617. Hi, re the comment about builders getting fed up with clients seeing fixed price and then not doing proper research/not understanding bespoke designs…Some of us are reluctant new home builders, having lost our original homes in the Christchurch earthquakes. I knew absolutely nothing about building. Why should I? My occupation and background do not require it. Yet, over four years on, I am dealing with the complexities of an architectural rebuild. I think it would have been great if the building companies I dealt with had looked out of their own bubbles and realised that in this case, their clients’ ignorance is not something to be disdained and exploited. It is just normal, and so just realise that things need to be explained really well. For example, I never knew what a Variation was, never knew there was the margin I had to pay for anything after contract was signed. I did ask the BC, now is there anything I should know about extra costs, and they said no, assuming I suppose I knew about Variations and GDT. Hence i blithely signed the building contract 3 years ago, and now face forking out nearly $100,000 in variations, including margin fee and GST. Stuff like carpets and better wooden flooring, and upgraded bathroom fittings (the contract ones were underspecced, i later learned) I would have organised to be in the contract had I known…..

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618. Anyone there have feedback about GJ Gardner Homes Whangerei?

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     1. Hi there, We intended to build with them until we started the process but didn’t sign the contract as the sales person is the only point of contact you are allowed to speak to.She knew nothing about building. They took 3k to get a quote and told us that it would be for conceptual drawing and if we didn’t go with then that the balance would be refunded. Try getting any back!!! Very disappointing and anyone intending to build with GJs Whangarei, Beware. The devil is in the detail. Went with A1 homes.Totally different experience. You can speak to anyone in the company and these people ARE real builders.

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        1. That seems odd. Just finished a build with GJ. We had a very good sales person, knew her stuff, some useful suggestions and a great sounding board. The contract signing saw the sales person back out and the slab PM take over. At this point estimations of total build plan are provided, but it is a completion date , not a sharing of the plan. A mistake push them for this.

           Secondly make sure you gave independent advice around drainage and rain water collection design. We had a near miss here.

           Once the slab is down, there will be a change in PM to the build completion. Insist on weekly meetings , insist on the ability to inspect before accepting stage payment claims. If it doesn’t look right, sound right don’t be frightened to ask questions.

           We are pleased with the finished result. They are an honest supplier but you owe it to yourself to manage progress closely.

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           1. Thats really odd. Seems in contradiction to what you posted 28 Feb 2016. Just an observation. 🙂

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              1. Sorry Jan 28 🙂

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619. Hi, would like to know if anyone had any experience building with “NZ Homebuilders” in Auckland, we are planning to build with this company, any comments would be much appreciated

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620. Just a word from a Tradesman, I have worked with nearly all of the group builders as a sub contractor and yes, on occasion seen some terrible work.
     BUT;
     Generally most of the group builders do try hard and turn out a good product, with the best bang for your buck, do your homework and see what your square metre rate comes out at….
     Go to one of there work in progress sites and see the finishing detail and ask about the timeframes.
     If you have good prompt correspondance and transparency with the builders representative you
     should not have any problems as these guys do actually value there business and do not want it to go down the pan.
     Just to give you the heads up I built with Platinum Homes under 2 different franchises, Once in Puhoi with the Orewa crowd and now up in Kerikeri with the Northland/Whangarei franchise.
     I still live in my Kerikeri house and 5yrs on we are still very happy with it.
     I would build with them again tomorrow…

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621. I’ve actually made an inquiry with Custom Homes so your input has been really useful.

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622. Has anyone had any experience with eHaus anywhere in the country?

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623. Hi has anyone had any experience with Trenz homes in Canterbury ?

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624. Hi, Just wondering if anyone has any experience in dealing with Classic Builders (Queenstown)

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625. Has anyone got any advice regarding builders in the Queenstown area? Anyone had any good experiences?
     My husband and I have a block of land there and are hoping to start building our first house towards the end of the year. We like plans from Stonewood and Platinum, but after what I’ve read on here about Platinum I don’t want to use them. Not sure what the franchise in this part of the country is like though.

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     1. Hi Jodie
        These guys are friends of mine and I can recommend them. They’re lovely people, too…

        http://www.dunlopbuilders.co.nz

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        1. Thanks for your response Mark, much appreciated. I will have a look at Dunlop Builders website and send them an inquiry.

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     2. Hi Jodie,

        Check out Custom Homes – Greg has built a few houses in Queenstown, Wanaka, Cromwell etc and he is fantastic to deal with!

        http://www.customhomes.co.nz

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        1. Hi Kendyl, thanks for your response. I’ve actually made an inquiry with Custom Homes so your input has been really useful. Great to know Greg is good to deal with throughout the building process and that you’ve seen some of the houses he’s built.

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626. Has anyone had experience with Trident Homes Chch? Can’t really find much in the way of comment or review…

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     1. How did you went on with Trident Homes?

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627. Hi everyone.

     I am not sure it is right platform to ask question about building up home in dunedin otago. We have approached G.J. garden. If some one can suggest us like what we need to look mainly when get estmated cost from company. This will be our first home so wanted to know what basics we should look for before the construction like drainage connection & all. . can anyone guide me for this ?

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628. We are looking at using Platinum Homes in Whitianga, but are concerned with all the comments regarding other Platinum franchises has anyone used the Whitianga group

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629. Hello,

     We are wanting to build in New Plymouth. Can anyone recommend or has experienced a reliable, honest builder or company to go through?

     Thanks so much!!

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     1. Hi Charlie. A few years back I used an independent builder – John O’Connor for an extensive and exhaustive renovation of my house. I found him knowledgable, reliable and rather economical. His work is to a very good standard and I have found him quite ready to come back and do minor repairs free of charge even if at the end they were found not to be due to the renovation. But be careful with the original contract as any change (including minor ones) becomes a Variation with the all the cost involved. Try to get everything in the contract and quote up front.
        Selim

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        1. Hi Charlie
           Got the name of the builder wrong – It was John McConnell of Axiom Construction who did the renovation for me and who I am willing to act as a reference
           Selim

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630. Hi Homebuilders
     Just a general enquiry… would anybody be interested in seeing a website where you (as potential clients) can supply all of your details (i.e. base home spec, wishlist, budget etc.) and wait for building companies to contact you?!
     This way you get to vet building company offers as they come in rather than having to do the running around. A bit like a TradeMe for the building companies.
     Let me know if this is something you’d be keen on… any and all feedback appreciated.

     Cheers
     Torekun

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     1. Hi Torekun, It sounds like a nice idea, and assuming you would set it up, thanks for the offer. But based on my experience (and I think many others, to judge from comments on this blog) the problem is not finding a builder who says he can build to whatever spec/wishlist you want, and initially even do it within your budget (unless your budget is just totally unrealistic).
        The problems come later down the track, when after spending money on concept plans, you start to get into the details, and it starts to become apparent that they can’t do what you want within your budget. Or when you spot things in their contract you don’t like, but they refuse to change it. Although that will be greatly helped by the new Building Regs introduced in Jan 2015 (I’m surprised the screams haven’t already started from builders on that).
        Or even worse, you pay the deposit, and then later find they produce shoddy work, or you realise that things you wanted are not in fact included in the spec for your house.
        So much fun and games!

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631. Can anyone recommend a reliable/good builder in Christchurch? Have land in Aidanfield and want to start ASAP. Was considering Platinum and GJ Gardner but have been put off by a lot of the reviews here. Any advice for a fresher?

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     1. Hi – I would recommend Peter Ray Homes firstly and also Greenland Homes. Have built twice with Peter Ray and they were very good. No fake pricing and nice people. They have great project managers and I also have other friends who built with them and had very good experiences. If anything ever goes wrong they bend over backwards to help the client, unlike others I could mention. Also Greenland Homes – Sean is chinese and most of his clients are chinese but he is very good and knows exactly what he is doing and is like a walking spreadsheet of pricing and products! He has built a few in Aidanfield and I think is currently doing a two storey there so if you have a walk around and look for his boards you can see what he’s built. We are building with him at the moment in Prestons. 🙂

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        1. Thanks Sally, appreciate the reply. I was actually considering PR Homes as they had a design we were interested in and had heard positive reviews about. But after contacting them I found it quite laborious to get a reply or any proactive action from them… so eventually just gave up. It didn’t help that when I visited their showroom in Wigram, the saleswoman with whom my wife and I were in discussion with immediately fobbed us off when someone else came in, and didn’t bother engaging us again even after that person had left.
           We were looking at Platinum initially but were put off by them after they failed to disclose some costs. I then sent out a blanket email to many building companies and have had the best follow up from GJ who have been obliging and considerate… just hope the same goes for the build as we are leaning toward them.
           May have a look at Greenland before we sign anything.
           Thanks

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           1. Hi Torekun,

              Who did you end up going with? We about to signed with GJ. If you went with them any last minute warnings?

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           2. Hi
              Did anyone has recently build with GJ/Horncastle in Rollestone, CHCH? About to signed a contract with one of them trying to decide which one to go for.

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632. Hi, has anyone had any experience with Landmark homes Queenstown? May look at using them to build in Cronwell.

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     1. Hi Vanessa,

        I am the New Home Consultant for Landmark Homes Queenstown I have asked a couple of clients to give you some feedback but not sure if this has been done. I thought I would email you as I can give you a couple of clients numbers so you can talk directly with them and see how they enjoyed working with our team.

        Many Thanks
        Justine McCall

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     2. Hi,

        I have no experience with Landmark Homes, but I would say that with any company, you should speak to as many clients as possible, not just the ones they want you to meet! Seeing as many of their houses as you can will also help.

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633. Anybody has experience building house with Nav