Key resources and information for homeowners

I'm Sam Bowstead and I'm one of the Directors at the Resilient Homes Fund. This video is about building contracts and this is for homeowners and for builders as part of our program. A building contract is an important way that the homeowner and the builder can be protected by anything that arises during the building process. Both the homeowner and the builder are responsible for signing the contract. And it outlines the responsibilities of both parties, and what they will have to do as part of the construction process.

Typically in Queensland, contracts are required for building projects with a scope of works over $3,300 in value. Some top tips for contracts are to always ensure that you're using a licensed Queensland builder, to read through the contract thoroughly and know your responsibilities and the builder's responsibility, and importantly, to outline the scope of works as part of the contract. This way, you're ensuring that all the detail that is going to happen in your build is captured in the legal agreement.

Building is always complicated. And one of the ways that you can ensure the building process goes smoothly is to hold regular meetings and keep up communication with your builder. Sometimes things can go wrong in a building project, and sometimes there's a little bit of tension there. The best thing you can do when you're unhappy with your builder, or when a builder is unhappy with the homeowner, is to look at the contract and look at the dispute resolution processes that will be outlined there. It's always good to put your your thoughts in writing, and it's a good way of tracking the communication from there, if things do get a little bit tense. In the unfortunate event that things do escalate, there is always the support that can be sought from the Queensland Building Construction Commission, the QBCC, and they have a lot of resources for homeowners and for builders in the dispute process. The other avenue is a legal one through the Queensland Civil and Administrative Tribunal, QCAT.

As part of the Resilient Homes Fund process, you will have received a Value for Money certificate, which outlines the scope of work that's included for funding under the program. From there, you'll also receive a Conditional Letter of Offer from QRIDA, the Queensland Rural and Industry Development Authority, which is our delivery partner for payments under the fund. That letter will ask you to sign a building contract with your builder and then send that back to QRIDA. From there, it's time to start building work.

Now that you've heard about building contracts and why they're important in the construction process, check out our other video, which will talk about the important detail that you should include in one.

My name is Sam Bowstead, and I'm one of the Directors at the Resilient Homes Fund. This video is about building contracts and importantly, the detail that needs to be covered as the key legal document that will form part of your building process.

In terms of finding a building contract, it's best to start that conversation with your builder. They'll have a form of contract that they're familiar with and comfortable using. There are other standard templates available from institutions such as the Master Builders of Queensland, HIA or the Queensland Building and Construction Commission. It's really important that you capture as much detail as possible in terms of the scope of your building project in the building contract. Some of the ways to do this include referencing the original quote that was agreed upon, referencing architectural or engineering documents or product specifications as well, otherwise writing out really clear descriptions of materials, details and quantities.

Part of your building contract will outline progress payments. These are the payments made to your builder as construction progresses. The progress payments will be listed in a table, typically, in your contract. As part of the Resilient Homes Fund QRIDA will mirror those payments as part of your funding agreement between the Resilient Homes Fund and you as the homeowner.

It's important to read the building contract in its entirety, including the General Conditions section, which can outline some key conditions that will need to be followed by both the builder and the homeowner. Some of these include if there's a delay, if there's a dispute or something like if there's bad weather. A variation happens when you change the scope, the time or the cost as part of the building contract. It's a very normal part of the construction process. What it does is change the legal terms that that the contract operates under, and recaptures the new detail that happens in a change in the building process. Every contract will have a section which talks about how to vary the contract, and I encourage you to have a look at the detail there, and it will outline the process that is normally taken. Typically it's all done in writing, and it's a conversation between you and the builder.

It's important to remember that all building projects are complex and they can be stressful. Building contracts are a really important document which outlines the agreement between yourself and a builder about the building project. And it's really important that the full detail of that agreement is captured in the legal document.

If for any reason you're feeling unsure before signing a building contract, there's always people that you can talk to to ask for further advice. Some of these are the HIA, the Master Builders Queensland or the Queensland Building and Construction Commission, or a professional like an architect or engineer. And remember, you can always call the Resilient Homes Fund and book a one on one technical advice session.

A quick guide to the Resilient Homes Fund

In this video…

You’ll find out:

• how to submit a funding application
• what to expect during a Value for Money assessment.

Set up a QRIDA account

What is QRIDA?

QRIDA manages your funding application and makes payments to your builder.

You’ll need a MyGov ID to get started.

If you need help, email  RHAS@qrida.qld.gov.au

Submit your documents in the QRIDA portal:

• Home Assessment Report
• Building quote and plans
• Insurance settlement details
• Other supporting documents.

QRIDA reviews your application

They’ll check:

• you meet the RHF eligibility criteria
• you haven’t already received funding under another arrangement
• your funding is for eligible works listed in your Home Assessment Report.

You have a detailed quote from a licensed contractor

RHF does a Value for Money assessment

We ask:

'Does this building quote align with our Industry Guidance?'

Provide more detail, if requested.

You might receive a Request for Information (RFI):

That means:

• we need more detail about your building plans
• we need an updated quote from your builder
• your builder can contact us directly if they have any questions.

Once your funding is approved get your Certificate of Conditional Approval

Your Certificate of Conditional Approval includes:

• a Value for Money certificate, listing:
  • Inclusions (works that will be paid for the RHF)
  • Exclusions (works that will not be paid by the RHF)
• the estimated funding amount (the amount we agree to fund for eligible resilience works on your home).
• your licensed contractor’s business details
• funding requirements and conditions
• the evidence your builder will need to provide to certify works when complete
• milestone payment instructions.

Ready for the next step?

For more information on getting building works underway, watch the next video in this series.

If you need support:

Phone: 07 3007 4485 (and select option 2)

For an interpreter: Phone 1800 512 541

Email:  resilienthomes@epw.qld.gov.au

We’re here to help!

Learn more qld.gov.au/resilienthomes

A quick guide to the Resilient Homes Fund

In this video…

You’ll find out:

• how to find a builder who understands the Resilient Homes Fund
• what to include in a building quote.

Find a licensed contractor

'Who can carry out my RHF works?'

Works over $3,300  must be completed by a licensed contractor.

A licensed contractor is a builder or tradesperson who holds a licence through the Queensland Building and Construction Commission (or QBCC)

Search the Resilient Homes Fund Register

Created in partnership with the QBCC, the register:

• lists 500+ licensed contractors who want to work with Resilient Homes Fund
• helps you search for a builder or tradesperson in your area.

Search: my.qbcc.qld.gov.au

Talk with your builder about resilience requirements.

Do they understand:

• resilience measures, methods and materials?
• how to provide a detailed building quote?
• RHF contracts, including variations?
• completing and certifying works to RHF standards?

If your builder needs information or advice:

• Visit our website
  Search: qld.gov.au/resilienthomes
  • Navigate to Support for licensed contractors

Or call 07 3007 4485 and select option 2 to speak with an RHF advisor.

Discuss your Home Assessment Report

'These are the resilience works the RHF recommends for my home”'

Discuss the resilience options listed:

• What does your builder recommend?

Check out the Industry Guidance booklet

'Do you have a copy of Industry Guidance for Flood Resilient Homes?'

• Discuss the methods and materials listed in the guide.
• Which are suitable for your home?

Resilient Homes fund key resources for homeowners
Download: Industry Guidance for Flood Resilient Homes

What to include in a building quote.

Building quotes must:

• specify the resilience measures and materials being used
• reflect industry standards and current market rates
• only include eligible resilience works.

Home raise quotes

Before you get a quote:

• seek approval to raise from your local council
• arrange preliminary works (surveying, soil testing, design drawings).

Home raise quotes need to:

• itemise construction costs related to raising your home
• detail preliminary costs
• confirm the new floor level meets or exceeds flood levels listed in your Home Assessment Report.

Retrofit quotes

Retrofit quotes need to:

• adhere to Industry Guidance for Flood Resilient Homes
• itemise costs related to strategies listed in your Home Assessment Report.

Does your builder need help providing a detailed quote?

Search: qld.gov.au/resilienthomes

Support for licensed contractors and quoting for work

Ready for the next step?

For more information watch our next video on submitting a funding application.

If you need support:

Phone: 07 3007 4485 (and select option 2)

For an interpreter: Phone 1800 512 541

Email:  resilienthomes@epw.qld.gov.au

We’re here to help!

qld.gov.au/resilienthomes

A quick guide to the Resilient Homes Fund

In this video you’ll find out:

• how to sign a building contract
• what happens if you make a variation.

Get a Certificate of Conditional Approval

How to sign a building contract

'I’ve got my Certificate of Conditional Approval'

You can now enter into a contract with your builder.

Your building contract is an agreement:

• for your builder to complete works
• to get paid for their work.

Before you sign a contract

Understand your rights:

• Read the QBCC Consumer Building Guide.
• Find it on the QBCC website.

A valid contract must:

• be signed by you and your builder
• include the scope of works, costs, payment and project milestones and any supporting documents
• detail your cooling-off rights.

Submit your contract to QRIDA

When you have signed your contract:

• Upload it to the QRIDA portal: qrida.qld.gov.au

Or

• Email: RHAS@qrida.qld.gov.au

Or

Post: Queensland Rural and Industry Development Authority, GPO Box 211, BRISBANE QLD 4001

Receive a Letter of Offer from QRIDA

The Letter of Offer includes:

• the approved funding amount
• a list of eligible works
• milestones and Payments table
• terms and conditions.

Your builder can get to work! This looks great! What’s next?

• Meet with your builder regularly.
• Discuss how works are progressing.
• Address any issues or problems.

'This doesn’t look right. Will you fix it?;

If you disagree about building works, talk to your builder.

Send them a written notice detailing the issue.

Contact the QBCC for advice on:

• defective work
• incomplete or non-complete work
• faulty building design
• damage to your property.

qbcc.qld.gov.au/complaints-disputes

Understand variations

• Sometimes works need to be changed for a wide range of reasons.

These changes are called ‘variations’. Variations, no matter how minor, must be approved by the RHF.

• Submit a Variation Request form to QRIDA.
• Include the revised quote, revised scope of work and supporting photos or plans.

Wait for a new Value for Money assessment.

• Do not continue with works until you receive a new VfM certificate.
• Unapproved variations will not be funded Make milestone payments.

You will need:

• Milestone Payment Forms (these were provided with your Letter of Offer)
• Your builder’s invoice.

For co-contribution arrangements:

• Make your agreed co-contribution directly to your builder.
• Send your builder’s receipt of payment to QRIDA.

RHF releases its co-contribution to your builder.

Attend a completions inspection

'My work here is done, here’s your certificate!'

• Your builder needs to provide you with certificates to verify the work is correct and complete.
• Attach these certificates with your final milestone payment form.
  I’m here to check the building works
  Enjoy your resilient home!

If everything is in order:

• Receive a completions pack.
• Receive a completions letter that declares your home is resilient.

If you need support

Phone: 07 3007 4485 (and select option 2)

For an interpreter: Phone 1800 512 541

Email:  resilienthomes@epw.qld.gov.au

qld.gov.au/resilienthomes

My name is Sam and I’m the technical advisor at the Resilient Homes Fund.

This house here is a really good example of a resilient retrofit.

Resilient retrofitting is simply about making it easier to clean up after a flood, decreasing the disruption and being able to get back in sooner.

This house flooded 2 metres through downstairs in the 2022 flood event and has a risk level that actually goes into upstairs.

The owners in this house have chosen to retrofit so that they can maintain the space here, downstairs.

We normally recommend starting with resilient retrofitting by looking at the essential elements in the home - the floors, the walls, the services and then things like cabinetry.

Resilient retrofits mean that it's easier to clean out. So there's no cavities in the walls, and there's water-resistant materials that aren't as susceptible to damaging water.

What they've done here is open up the stair underneath to make it easier to clean out afterwards.

It's one of the common spaces where water can get where it's hard to broom out after flood.

You can see here single skin construction. And they've done this throughout downstairs.

What that means is, is that there's a wall lining just on one side.

This is fibre cement sheeting, which is more resilient than plasterboard.

And on the other side, it's open so you can come in and hose it out after a flood.

They've also sealed the bricks, which allows moisture to be kept outside, and to be able to wash inside after a flood.

Solid core doors stand up so much better in a flood than the normal hollow core doors that you have inside a house, particularly if you seal them or paint them at the top and bottom of the door.

Around the outside of these doors is solid hardwood skirting and architraves. Hardwood stands up so much better in a flood than soft wood like pine. So these are examples of flood-resilient floors.

The idea for floors is that you avoid having a build up of layers like carpet or MDF floating timber floors which can swell up or go mouldy.

So, we've got polished concrete here.  And then we've got tiles which have been fixed by a moisture-resistant adhesive and a semi epoxy grout.

Some of the other examples of flood-resilient floors are hardwood floors, when you have a suspended floor, or if you have something like a concrete slab here.

Another alternative is epoxy sealing. So, this is a flood resilient kitchen.

There’s a stone benchtop and outdoor-rated material for the doors, carcasses and the kickboards.

Some of the materials that you can use are compact laminate, PVC or marine ply.

Now, these are much better than chipboard, which traditionally swells up when it gets wet.

Importantly as well, there's a kickboard down at the bottom here which can be removed and cleaned out underneath after a flood.

Part of what we look at in flood resilience for retrofitting is making sure that everything

can be cleaned properly, that you have sealed surfaces and there's no cavities or gaps where water can get to that you can't clean out after a flood.

This is a really important prevention method for things like mould, which has major health consequences.

Raising services is one of the simplest things that you can do in resilient retrofitting, like this hot water system here, which has been raised up about a metre, putting it further out of harm's way of flooding.

Other services that you can think of raising are things like air-conditioning units or the electrical mailbox and switchboard.

So, the homeowners have raised the power points to as high as practical downstairs. It's not above the flood risk, but it will get above a low-level flood.

One of the great things about resilient retrofitting is that it can be more affordable than large structural alterations, like home raising.

It also allows people to stay in their existing homes and improve them in a way that increases their resilience.

The home was affected by an inundation that was significant and, and it it's the highest it's ever been.

Even in ‘74.

It didn't go inside.

The water came inside the house by about 1.2 metres.

So it affected everything.

Our biggest fear was the safety of the people inside and then and, and the property itself and the total extent of the total damage or decimation of the place inside and out.

The contractor register was useful in that it provided some guidance to various builders that were available to help and, could undertake that kind of work that we needed.

We reached out and, and we ended up speaking to Hugh and the Ponsford team, who were terrific and they came in and, and demonstrated that they really cared about getting us back on track and back where we needed to be.

So they walked us through the process and, and helped guide us to completion of the project.

The process in raising this home … the owners actually came to us with their architectural plans and engineering drawings, which we then took to a private certifier who then issue us with the BA, the building approval.

And from there we do the usual of engaging our trades, our subcontractors, making sure they execute the work properly and then we'll pay them promptly.

And I have to say that the Resilient Homes Fund’s been really helpful because once they were satisfied that we got to that payment stage, they had us paid within a week, which makes it really helpful for us to pay our subcontractors on time.

This project here was actually our first job with the fund and we did learn a lot from.

We've picked up more work through recommendations and just people driving past.

There's been a lot of flood resilience work that's come from this first job.

So it's been a really positive experience for us.

For other builders looking at signing up for the Resilient Homes Fund work, I'd say it's definitely worth looking at if you're prepared to put the hard work in and do a quality job.

It is rewarding.

One thing that is worth keeping in mind is you've got to remember that they have been through a natural disaster.

Their homes have often been inundated with flood water and on top of that, they've had to wait a year plus, sometimes more than two years, to even talk to a builder.

So when dealing with them, just keep in mind that they've been through quite a bit, and obviously try and help them and make the process as easy as possible for them moving forward.

Through the process, we've learned that no matter how big or unexpected the project is, just to work at it, do the research.

There are people who are willing to help and if you ask and people who are willing to both point you in the right direction and provide the assistance that you might need.

So for those who are still undergoing the process, stick with it.

Coming out of the other end, you will end up with something that that will give you peace of mind in terms of your home resilience going forward.

This job here was actually our first project that we did through the Resilient Homes Fund, and there are lots of things I learned along the way, but one of the things that I think stands out would have been the quote example done by the Resilient Homes Fund.

It's online there.

Try and use those tools that the Resilient Homes Fund gives you.

Try and work with them.

It's worth learning.

You should get a lot out of it using the examples.

When trying to come up with the scope of works with the homeowner,

I'd recommend using the guidelines that give you an idea of what the homeowner is eligible for under the Fund.

For example, like raising hot water systems and air-conditioning units.

But you don't have to stick exactly to those guidelines.

You can as a builder come up with your own ideas as well, like we've done with the stairs on this job.

I think in the guidelines they might recommend that there's no pine to be used, which is totally right.

But they're recommending F-17 hardwood to be used on the stairs.

Whereas we've taken all the timber completely out of the stairs and come up with the design where we've had a steel frame fabricated and then taken it in to get hot dip galvanised.

So there'll never be a rust issue with that.

Then we've gone on to use open profile aluminium threads and for the landings as well, along with the powder-coated aluminium handrail.

Basically, if this property does get inundated again with flood water, when that flood water recedes, it'll be a matter of simply getting a pressure cleaner out here, pressure cleaning off the stairs and they're good to go again.

And I, I think that's a lot about what this program's about is making these homes resilient.

And that's a good example of working with the Resilient Homes Fund as a builder to come up with more resilient ideas.

I've lived here for 40 years, so twice in the last 9 years it is since 2 years have elapsed.

Just about finished me, can I say, it was not pleasant. I lost most of my belongings, including beautiful furniture that I had just bought again following the previous flood, so yeah, it does this to you.

My biggest fear is that it was going to go under again, and as soon as you rebuild then you've gone again, and you've got to go back to square one and another big fear was that I would never be able to sell the place or that my child after I died would never be able to sell the place.

I guess when we look at raising a home, there's many things involved with it.

First of all, we need to start with our plans, and we move on to our engineering to give us the structural components of that build.

We're going to be dealing with a certifier to get approval for the works. We're going to have surveyors that are going to plot the house on the block block and give us the heights that we're going to work to.

And then it's a matter of getting all the trades in. So, we're going to be getting our house raisers, electricians, plumbers, concreters and carpenters. We're going to have the excavator driver and then we're going to be filling the holes with concrete and finalising the raise.

I know that this yard will flood. It's now in a flood zone, it wasn’t 40 years ago, but it now is. I'll now still have to move my car, but I won't have to worry about getting out of bed and my feet touching water in the morning.

I'm safe. My contents are safe. My house is safe.

So no, I have none of those concerns ever again. Dealing with the Resilient Homes program, we didn't have any troubles at all. We found the process to be quite simple.

We followed the guidelines and we found in Sue’s case here we didn't have any issues with the builders being able to go ahead nice and quickly and the whole process was pretty straightforward.

There is absolutely no way in the world that I would have been able to raise this house following that flood without the help of the Resilient Homes Fund. The Resilient Homes Fund for me is a God send. It’s been an amazing response of government, two levels I understand that, Federal and State.

I can only say thank you to everybody that has helped me along the way including my builder.