{"id":20337,"date":"2018-02-19T01:00:50","date_gmt":"2018-02-18T14:00:50","guid":{"rendered":"https:\/\/www.realestatetalk.com.au\/?p=20337"},"modified":"2018-02-19T01:00:50","modified_gmt":"2018-02-18T14:00:50","slug":"buying-house-and-land-packages-andrew-mirams","status":"publish","type":"post","link":"https:\/\/channels.realty.com.au\/realtytalk\/buying-house-and-land-packages-andrew-mirams\/","title":{"rendered":"Buying house and land packages \u2013 Andrew Mirams"},"content":{"rendered":"

With an increasing amount of building and construction around Australia, more buyers are needing to fund new house and land packages.\u00a0 It is also an affordability consideration and as such it is attracting many first home buyers.\u00a0 We look at the funding requirements from the banks with Andrew Mirams.<\/strong>
\nTranscript:<\/strong>
\nKevin:\u00a0\u00a0<\/strong>I recently recorded a Skype interview recently with Andrew Mirams from Intuitive Finance, which you may have seen. We were talking about financing new and established properties and we branched a little bit into house\/land packages.
\nIt\u2019s a conversation all on its own, isn\u2019t it, Andrew? How are you?
\nAndrew:\u00a0\u00a0<\/strong>Good day, Kevin. I\u2019m very well. And yes, absolutely it is. With the amount of building and development that\u2019s happening all around Australia, it\u2019s quite a current concept, one that\u2019s happening a lot around the place.
\nKevin:\u00a0\u00a0<\/strong>Does it happen more with first-home buyers? Do you find that that\u2019s the sort of package they\u2019re looking for, Andrew?
\nAndrew:\u00a0\u00a0<\/strong>It is often an affordability issue where you have newer estates that are more affordable than inner city and inner rings. Obviously, where you have inner Melbourne, inner Sydney, inner Brisbane, they\u2019re all developed so they\u2019re not house and land packages, but you have new estates in areas all around outer suburbs, where from an affordability or a location perspective, people are looking to buy into.
\nKevin:\u00a0\u00a0<\/strong>Is it always advisable to buy the land and then engage the builder, or do it as a joint package? How does the bank look at that?
\nAndrew:\u00a0\u00a0<\/strong>That\u2019s a great question, Kevin. There are probably two ways of doing a house and land package. There\u2019s one we would term as a turnkey solution or a turnkey purchase, and the other one is where you actually buy the land and then build the house on it.
\nThe differences are that a turnkey is really one where you go, you find the piece of land, you find the house you like, and you\u2019ll contract the builder and the land, you\u2019ll put down a 10% deposit. It\u2019s very much similar to a traditional purchase where you put down a 10% deposit and the balance on settlement. That\u2019s kind of what you get with a turnkey solution.
\nYou\u2019ll agree to the price, the fixtures, the fittings, how it and when it will be built and what time it will be built by, you put down your deposit, and then the builder goes and builds it. On completion, they\u2019ll hand you a brand-new home and you\u2019ll pay the balance. And that\u2019ll be done in a fairly timely manner, because obviously, the builders want to get in and get out. They\u2019re holding the actual cost through the whole development, so they want to turn that around relatively quickly.
\nWith a house and land, it\u2019s different. You can buy the land\u2026 And a lot of people will do this. It might be an affordability issue, it might just be that they\u2019re in no hurry, they\u2019re not sure what style of house they want to put on, etc. Do they want a pool? Do they want a big shed? All the other things.
\nWith a house and land deal, you can settle on the land today, and then you have time to make those decisions about your house, and then you\u2019ll do your house as a separate contract and normally as a separate loan. Within that, instead of just paying a deposit and then the balance on completion, you\u2019ll pay for your land, and then through a building contract you pay certain stages.
\nTraditionally, the stages are the base stage, then you get your frame stage. You go then to your lockup stage, so once it\u2019s all bricked up or boarded up, the roof and the door is on so that it can be locked up as the name suggests. Then you have your fit-out or fixtures stage, and then pretty much your completion stage.
\nKevin:\u00a0\u00a0<\/strong>There are quite a few stages to that sort of development. Does the bank normally come out and just double-check that all those stages have been completed before they\u2019ll actually forward the money?
\nAndrew:\u00a0\u00a0<\/strong>It varies a lot lender to lender. Normally, they won\u2019t go out and view a slab; they\u2019ll assume that the slab is down, because nothing much can be done there. But as you get to the main stages, the lockup, they will generally do an inspection on lockup just to verify that it is in fact at that stage. Certainly, at fit-out and on completion, they\u2019ll absolutely want someone to inspect and make sure that the work\u2019s been done.
\nKevin:\u00a0\u00a0<\/strong>With that type of construction, let\u2019s hypothetically say that there was a build cost of $500,000 and it\u2019s going to be done in maybe half a dozen stages. Is the full $500,000 funded right up front? In other words, when do you start paying off the loan?
\nAndrew:\u00a0\u00a0<\/strong>It\u2019s a pay-as-you-go type arrangement, because the house doesn\u2019t get built in one lump sum; it gets built progressively. So, it goes on a progressive stage like the stages I\u2019ve just mentioned.
\nYou\u2019ll pay a deposit, then as the base \u2013 either the footings or a slab \u2013 goes down, then you\u2019ll pay another percentage then. So, a 10% deposit, 10% at that stage. The frame stage is generally a smaller stage. About 15% might be attributed to that stage. Then the lockup is pretty significant with the roof and the doors, and if it\u2019s getting bricked and everything, that\u2019s normally a significant stage. That might be 25% to 35% of the build, and that\u2019ll draw down that part then. The fixtures and fittings, now your carpentry, cabinetry, any dishwashers and all those things that are being installed all go in, so that\u2019s another significant stage, and they\u2019ll draw down there.
\nThey draw down the money as it gets expended. So, as you get to the stages, you put in a progress draw claim to the lender, it gets shuffled off, and then once it\u2019s paid, you pay interest only on what you\u2019ve actually borrowed.
\nYou might have, like you said, that peak limit of $500,000. You don\u2019t start paying interest on the $500,000; you only pay as you go, as you hit those stages. So, it gets expensive near the end once it\u2019s actually complete, and that\u2019s when people are generally getting excited because they have their new home to move into.
\nKevin:\u00a0\u00a0<\/strong>A dumb question, and I apologize up front for this. When these progress payments are made, does the builder invoice the bank, or does the builder invoice me as the ultimate homeowner and then I pass that on to the bank?
\nAndrew:\u00a0\u00a0<\/strong>No such thing as a dumb question, Kevin. That\u2019s a good question.
\nThe contract is with the builder and with the customer, so they will invoice the client as they get to that stage. The client, in our case, we ask that they be forwarded to us so we can manage the bank in a timely payment, but the client will then send that invoice off to the lender saying this is what stage we\u2019re up to. On most occasions, the lender will then normally send out someone to inspect and make sure it\u2019s at that stage so that they\u2019re happy to advance the funds, and they will advance the funds.
\nKevin:\u00a0\u00a0<\/strong>There\u2019s a lot involved in this. That\u2019s one of the reasons why it\u2019s always good to have a broker working with you. You guys are doing this all the time. I may only do it once or twice in my entire life, so it can be quite a mystery.
\nAndrew:\u00a0\u00a0<\/strong>We have dozens of build projects happening as we speak, Kevin, so you\u2019re right, we\u2019re dealing with it all the time. Most people might build once, maybe twice. If you speak to a lot of people, they\u2019ll say, \u201cAfter I\u2019ve done it, I\u2019m only building once,\u201d for that reason. It\u2019s a bit to do, and it\u2019s quite complex.
\nKevin:\u00a0\u00a0<\/strong>It is quite complex. Having been through it once myself \u2013 but it was quite a long time ago \u2013 I don\u2019t think I\u2019d like to do it again, anyway.
\nAndrew:\u00a0\u00a0<\/strong>I only finished my own build a couple of years ago. I hadn\u2019t built for a long time, so it was great to be back involved in it, and it does give you a nice reminder of why you only do it once or twice in your lifetime, Kevin.
\nKevin:\u00a0\u00a0<\/strong>Yes, it almost becomes a full-time job. Great talking to you.
\nAndrew Mirams from Intuitive Finance. A great fountain of knowledge, and you can reach him, of course, through our website. Any question you have for Andrew, anything to do with financing, just fire it in to me \u2013\u00a0kevin@realestatetalk.com.au<\/a>\u00a0\u2013 and I\u2019ll have Andrew answer it for you. Watch out for his regular videos too. I mentioned at the outset that we had done one just recently. We try and get them out every couple of weeks, or a couple a month, anyway.
\nAndrew, good talking to you, mate. Thanks for your time.
\nAndrew:\u00a0\u00a0<\/strong>Great, Kevin. Thanks, mate.<\/p>\n","protected":false},"excerpt":{"rendered":"

With an increasing amount of building and construction around Australia, more buyers are needing to fund new house and land packages.\u00a0 It is also an affordability consideration and as such it is attracting many first home buyers.\u00a0 We look at the funding requirements from the…<\/p>\n","protected":false},"author":176692471,"featured_media":20338,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_jetpack_memberships_contains_paid_content":false,"footnotes":""},"categories":[32,34,10,11,13,36,22,25],"tags":[101],"class_list":["post-20337","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-buying-a-property-topic","category-finance-topic","category-kevin-turner-sponsored-channels","category-kevin-update","category-latest-story","category-property-investment-topic","category-research-topic","category-sponsored-channels","tag-podcast"],"yoast_head":"\nBuying house and land packages \u2013 Andrew Mirams - 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