When you apply for a loan, the lender will need a copy of the building contract/tender and the plans. They’ll ask their valuer to estimate the on-completion value of the property and will assess your loan on the lesser of the land price plus cost of construction or the on-completion value.
Once your loan has been approved, the lender will issue a loan offer for you to sign and return, just like with any other home loan. When your builder is ready to begin receiving payments from the bank he’ll need to provide additional documents, such as the final council approved plans, his insurance & drawdown schedule.
How do you request that the bank pay your builder directly?
The builder will send you an invoice.
You’ll then complete and sign a drawdown request form (available from your lender).
Send the drawdown request form and the invoice to the construction department of your lender.
The lender may require a valuation to confirm the work that has been completed so far.
The funds will be advanced to your builder generally within five working days.
Repeat this process for each progress payment required by the builder
The Stages Of Construction
What happens after my construction loan is approved?
Building your own home can be exciting but a lot of first-timers go into the construction process blind.
So what happens when construction starts?
There are typically 5-6 stages of construction that are important to understand.
How does it work?
Let’s imagine that you’ve bought your land and provided all of the relevant documents you need to get formal loan approval including a signed building contract and council approval.
With most lenders, construction will need to start within 6 months and be complete within 24 months so it’s important to get started as soon as you can.
The first thing you’ll normally have to do is pay your builder an upfront deposit to cover the initial cost of materials. However, this really depends on the building contract you’ve negotiated.
Generally speaking, the deposit will be around 5% of the total building costs.
Your lender can actually cover this cost if you’ve provided them with all of the relevant building documents and make the lender aware of the upfront deposit from the outset.
Nevertheless, once the deposit is paid, the builder will commence work.
Clearing of the site
Depending on the nature of the land, there may be soil testing, site levelling and clearing undertaken prior to actual construction.
The slab or base stage
As the name suggests, this is simply the foundation of the property. It includes measuring out the design on the site, pouring the footings, under slab drainage, moisture barrier and special mesh for termite protection.
This includes the installation of your internal and external support structure, along with walls, conduit for electrical and plumbing, the roof frame and sheeting, gutters and insulation.
It’s at this point where you can literally start “locking up” the property because your windows, doors and remaining walls will be installed.
It’s also safe for plumbers, electricians, cabinet makers and other tradesman to begin fitting out the property.
Fit-out or fixing stage
This includes the installation of plumbing, electrical (including lights and powerpoints) and other fixtures and fittings.
The design features that make the property a home will also be added such as cornices, tiling, cabinets and shelving, reveals and architraves.
Practical completion stage
This is basically where all painting, installations and detailing have been completed and you’re effectively ready to move in.
What about additional works?
Depending on your building contract, your driveway will still need to be poured and landscaping undertaken. Other additional works may include installing your garage door, a verandah or even a shed.
Again, most building contracts don’t include these additional works (particularly swimming pools, which is a specialty area) so you’ll need to organise your own contractors for these jobs.
Nevertheless, once construction is complete, you generally have 3-6 months to notify the builder of anything you notice that needs to be fixed or repaired.
During the stages of construction, some aspects of the property can sometimes be overlooked or not completed to a high standard of quality. It’s important to make a list and make the builder aware in one go rather than going back and forth, which can cause delays.
Bear in mind, you may only notice problems during certain times of the year or in certain weather conditions, such as noticing a hole in the roof or a blocked stormwater pipe when it’s raining.
When do I make each progress payment?
The building contract should detail the progress payment schedule, which in itself should align with the completion of each stages.
In an ideal situation, you’ll receive an invoice from your builder at the end of each stage. This is known as a ‘progress claim’.
All you’ll have to do is simply sign their tax invoice and the bank will then authorise the next drawdown for your construction loan once they receive the signed invoice.
Once the builder has been paid for their completed work, they will then move on to the next stage of construction.
How much do I pay at each stage?
The amount paid at each progress payment stage is based on a percentage of the total costs of completion.
As a general rule, the amount you pay at the different stages of construction is as follows:
The deposit: 5%
The slab or base stage: 15%
Frame stage: 20%
Lockup stage: 20%
Fit-out or fixing stage: 30%
Practical completion stage: 10%
Is the progress payment schedule in your best interest?
In most cases, around 90% of the construction loan is drawn down at the lockup stage even though it will still take around 3 months or more before construction is complete and you can move in.
That means you’ll basically be making full mortgage repayments even before you actually take possession of your home.
Although it sounds a bit unfair, you’ll just need to remind yourself that you can get a head start on making extra repayments on your home loan (if you’re on a variable interest rate) since you won’t have to worry about paying bills and rates just yet. Besides that, an alternative payment schedule can actually put you at undue risk.
In recent years, some builders have been known to increase their early claim percentages and have small percentages at the end of the build.
For example, they may put in progress claims for upwards of 60% of the total building costs in the first half of construction rather than the latter stages.
This presents a huge risk to you as the client because if your builder were to go out of business, you may be in a position where you’ve paid too much for the work completed so far.
Your building insurance may not even be able to save since more money is required to complete your home than is left on the construction loan.
That’s why it’s important to get legal advice before signing a building contract.
How long does each stage of construction take?
Although it depends on the size and design of the build, generally speaking:
The slab or base stage: 1-2 weeks
Frame stage: 3-4 weeks
Lockup stage: 4 weeks
Fit-out or fixing stage: 5-6 weeks
Practical completion stage: 7-8 weeks
We’re construction loan specialists!
Whether you need a construction loan or you’re looking to release some equity for renovation work, Redlands Mortgages understand construction better than most banks!
We can be the professional middle man between your builder and the bank to ensure communication is never lost, the loan and drawdown process is smooth and easy, and you’re kept up-to-date in all the stages of construction.
In that way, you can focus on making the decisions you need to make to turn the home of your dreams into a reality.
Call the team at Redlands Mortgages today on 1800 REDLOANS for your free construction loan assesment
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