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Scope and exclusions

Know what is included.

Preliminaries
  • Coordination with property managers and tenants
  • Professional building peg-out by a registered surveyor.
  • Temporary site fencing, all-weather access and site toilet to SafeWork requirements.
  • Public Liability insurance as per statutory requirements.
  • Builder's site rubbish containment and regular removal of debris.
  • Engineering inspections of foundations and framing (QLD).
  • Project management of construction and authorities to deliver the secondary dwelling and occupation certificate in line with the scope and drawings.
Site preparation
  • Site scrape and stockpile 100 mm topsoil with a 1 m offset of the building footprint.
  • Excavated material assumed VENM. Soil assumed Class S or M.
Foundation and termite protection
  • Foundations supported by 1 m deep screw piers connected to the slab by N16 bar (or equivalent). 1.5 m unobstructed access required for 5 tonne excavators.
  • 225 mm waffle pod slab with 300 x 300 mm perimeter beam. Minor site cut and level, 50 mm sand import. Formwork and excess concrete removed. Concrete pump wash-down off site.
  • Slab poured to a maximum 310 mm above surface level. 75 mm bathroom set-down; no laundry set-down; 100 mm set-down to verandas and patios.
  • Termite perimeter protection by Smart film impregnated blanket.
Structural framing
  • 90 mm treated pine frames with bracing to AS 1684-2021, at 600 mm centres (450 mm in bathrooms).
  • Noggings in the bathroom for disabled-living guidelines (QLD).
  • Roof structure at 600 mm centres; prefabricated trusses to the site wind classification.
  • Internal ceiling height 2400 mm.
Roofing
  • Colorbond steel, profile to match plans; Colorbond fascia and gutters, downpipes to NCC.
  • Medium-duty sarking and R1.3 anticon blanket (60 mm).
Glazing
  • Windows and sliding doors from the Wideline Essential range.
  • Austral Pearl or Black hardware to suit the colour scheme.
  • Finger-jointed pine reveals.
  • Flyscreens to all openable windows.
  • Viscourse flashing to heads and jambs.
  • Custom head flashing extended 150 mm past the sill in white where not protected by an eave (QLD).
External facade
  • FC Sheet cladding with vertical architectural joint (9 mm) fixed to cavity battens & breathable sarking and PCV cavity vent
  • Heavy-duty breathable wall wrap.
  • H3 Dressed All Round external architraves.
Internal trims and doors
  • 920 mm wide entry and bathroom doors for accessible-living guidelines.
  • Hume Haven HAV22 solid core entrance door with Orion Grid Connect smart door knob lock.
  • Hume Hampton HAM01 internal doors, lift-off hinges to bathrooms. Gainsborough Bela privacy and passage sets, doorstops.
  • 90 mm bevel-edge skirting; 66 mm half-splayed architraves.
Insulation and linings
  • R2.0 batts to external walls; R3.5 ceiling batts.
  • CSR 10 mm plasterboard to walls and ceilings; 6 mm Villaboard to bathroom walls; 10 mm Aquacheck to splashbacks; square-set junctions; bulkheads above kitchen overheads; Level 4 finish.
Joinery
  • Kitchen: Polytec Decorative 16 mm matt range with matching Hafele hardware; 16 mm MR white melamine carcass; slim soft-close drawers and hinges; 20 mm YDL silica-free engineered stone benchtops and splashback; pencil edge; overmount sink by Phoenix (or equivalent).
  • Wardrobes: floor-to-ceiling, mirror finish, one shelf and one hanging rail.
  • Bathroom: Australian made vanity with a centre-bowl basin.
Appliances
  • Haier 600 series 60 cm induction cooktop, low-current (HCI604MFTB4).
  • Haier 600 series 60 cm oven (HWO60S16TPB5).
  • Haier 60 cm freestanding dishwasher (HDW15F3S1).
  • Haier undermount rangehood ducted externally.
  • Haier 300 series 6 kg sensor vented dryer (HDV60A1).
  • Installed by licensed trades.
PC items and fixtures
  • Kitchenette: stainless steel single-bowl overmount sink; high-arch pull-out spray mixer.
  • Bathroom: twin shower rail with rain head and handheld diverter; wall-mounted mixers; back-to-wall toilet suite with soft-close seat; 800 mm towel rail and roll holder.
  • Laundry: 30 L compact tub and cabinet; laundry mixer.
Bathroom and laundry
  • Waterproofing to AS 3740-2022 and NCC 2022 clause 10.2.
  • Floor tiles with stainless tile inserts.
  • Full-height wall tiles to the bathroom.
  • 1200 mm tiles behind the laundry sink and skirting tiles elsewhere.
  • 10 mm frameless shower screen (2000 mm) with brushed nickel hardware.
  • Wall-mounted mirrored shaving cabinet.
  • Linear channel drain within a maximum 5 mm set-down for accessible-living guidelines.
  • Wet floors graded 1:50 to 1:80.
  • Bathroom & laundry exhaust fans ducted externally.
Plumbing
  • Full internal sanitary drainage; external 100 mm PVC; council inspection fees included.
  • Cold water connected to the on-site water meter.
  • 230L heat pump hot water with tempering.
  • External hose taps.
  • 90 mm PVC downpipes; 2000 L slimline rainwater tank; submersible pump with automatic mains changeover; rainwater to toilet, washing machine and an external tap.
  • Certificate of Compliance on testing.
Electrical
  • Lights, fans and GPOs per electrical plans; new sub-board with RCD/MCB; sub-main to the primary dwelling; Clipsal fixtures; one sensor-activated spotlight; interconnected smoke alarms to AS 3786 in all bedrooms (QLD) and living/corridor.
  • 5 kW (QLD) or 3.5kW (NSW) air conditioner with two remotes, condenser on a services slab, tundish drain to the nominated location.
  • Internet connection – Starlink or NBN
  • One garden bollard light on sensor for resident access.
Painting
  • Walls: Taubmans Ultra Prep Pro and two coats Taubmans Endure interior matt.
  • Ceilings: Ultra Prep Pro and two coats Tradex ceiling paint.
  • Skirting and architraves: Ultra Prep Pro and two coats water-based enamel semi-gloss.
  • Internal doors: Dulux Aquanamel semi-gloss.
  • Cladding and eaves: Taubmans 3-in-1 and two coats Allweather low sheen.
  • Soffits: Allweather low sheen.
Floor finishes
  • Premium 8mm laminate plank to all rooms except wet areas, AC4 wear layer. Aluminium edge trims to sliding doors.
  • Blackbutt New-Tech Wood terrace decking to entries for a 5 mm flush accessible transition (QLD).
Window furnishings
  • Internal roller blinds to all windows and sliding doors (bathrooms have obscure glass). Manual chain drive. Reveal-mounted. Child-safety devices to ACCC standards.
Practical completion
  • Client walkthrough; professional internal clean; windows cleaned; floors swept or vacuumed.
  • Coordination of the final inspection by the Private Certifier or Council for the Occupation Certificate.
  • Handover of keys including the digital entry lock.
  • Investment Ready handover: separate tenancy plans, professional photos and tenant manuals.

Construction exclusions

Demolition & Site Preparation
  • Saw cutting, demolition or removal of existing concrete, asphalt, paving, driveways, slabs or hardstand.
  • Tree removal, arborist reports, root management or vegetation clearing.
  • Removal of asbestos or buried demolition materials not visible on inspection.
  • Contaminated material: testing, classification, removal, disposal or replacement.
  • Importation or removal of spoil, over-excavation, engineered fill or handling beyond on-site reuse.
Service Upgrades
  • Swivel adaptors or other performance solutions for stormwater and sewer connections.
  • Water pressure upgrades, booster systems or upgraded water services.
  • Stormwater upgrades: charged lines, pump systems, on-site detention, absorption systems.
  • Level 2 electrical works including meter box upgrades or private power poles.
  • Electrical authority fees, service upgrades or network provider charges.
  • Groundwater, seepage, dewatering or pump-out.
  • Classification and disposal of topsoil and other materials under environmental regulations.
  • Piering obstructions or excess excavation from rock, shale, sandstone, refusal or unsuitable ground.
Foundations
  • Boundary survey, finished floor level survey, ident survey and other authority-prescribed surveys.
  • Traffic management: road occupancy permits, traffic control, council work zone permits, hoarding.
  • Site access constraints: restricted access or parking, overhead services, in-ground service conflicts, loading limitations.
  • Shoring, battering, excavation support or retaining for excavation stability.
  • Drop edge beams, widened or deepened beams, welded slab reinforcement or alternative slab designs.
  • Crusher dust or other imported base material for the slab; a client direction to pour in soft soil is a variation.
Frames
  • Suspended floor systems (bearers and joists) and floor sheeting.
  • Raised subfloor system, decking other than the entry decking listed in the inclusions, balustrades, handrails or edge protection.
  • Amendments to approved architectural, structural, hydraulic, civil, fire, acoustic or energy designs.
  • Wind classification upgrades beyond N2.
  • Scaffolding, fall protection or void protection beyond standard allowances.
Lockup
  • BASIX upgrades beyond baseline (glazing, insulation, subfloor sealing).
  • BAL upgrades: fire-rated materials, steel framing, bushfire measures beyond baseline.

Design and approvals agreement

A Consultancy Agreement is required prior to a Building Contract to enable Marsh Homes to design the secondary dwelling and obtain the necessary approvals in accordance with the NCC and relevant state and local agencies' requirements. The costs of the approval process vary largely between regions, and thus the standard inclusion covers all mandatory requirements and the excluded costs are those that may only be relevant on a site-specific or regional basis.

Included in the consultancy fee
  • Feature survey of the property
  • Architectural plans from a Marsh Homes standard design
  • Site visits by the Marsh Homes team (designers, estimators, construction) and site inspections by plumbers, electricians, and various other consultants required to produce a fixed price contract
  • Preliminary planning check to confirm the approval pathway
  • Structural design
  • Site classification (soil test) to AS 2870
  • Plumbing and hydraulic design, including reworks to the existing house services
  • Landscape design
  • Liaison with the tenant, property manager or letting agent
  • Council and certifier application and assessment fees for the ticked pathway
  • Building Approval through a private certifier, including assessment, mandatory inspections and the final certificate
  • A Development Application to council, if that is the ticked pathway
  • Energy reports (BASIX, NatHERS)
  • Plumbing and drainage application and online lodgement with council
  • Service locating reports available online – Dial before you dig and sewer diagrams
  • Various minor government charges and reports such as archive fees, planning certificates, etc
  • Road opening permit preparations
Excluded from the consultancy fee
  • Arborist and other environmental reports
  • Demolition applications and associated engineering costs (if required)
  • Hazardous material surveys (for asbestos identification)
  • Contaminated land reports
  • Flood reports and flood overland surveys
  • CCTV inspections and reports to determine sewer locations
  • Plumbing and drainage approvals and associated fees (NSW only)
  • Water authority deeds and associated design works
  • Road opening permit fees
  • Bushfire reports
  • Mine subsidence reports (QLD only). Included in NSW.
  • Boundary definition surveys
  • Long service levy
  • Home warranty insurance
  • Council contributions and infrastructure charges
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