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Frequently asked questions |
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FREE PHONE 0508 TIMELESS
(0508-846-353) |
Designers and
Builders, for Timeless Design and Timely Construction |
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Click on any of the links below to
go to the answer provided for that question. For more information, please
contact us. If you have a question, not featured here, please fill
in the form and we’ll answer you by e-mail. We may even add
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1
New Zealand Colonial Style: Is the
New Zealand Colonial or Villa Style unique? No, sadly, New Zealand Colonial or
New Zealand Villa is not unique. See the images to the right? You’d think
that these are typical New Zealand Villas, but these are both timber frame
villas in the USA. Colonial home styles throughout the world follow design
principles for those styles, often reproduced in the most convenient local
material. Fashions were sometimes slow to reach the colonies, but New
Zealanders, like most others, followed fashion and that’s how the different
colonial styles developed, worldwide. Some elements of the New Zealand
Colonial styles have evolved differently here, in New Zealand than in many
other countries. Usually, this was as result of not all the machines and or materials to make a certain product was available here. In
this sense, some mouldings are therefore unique, because local artisans made
their own. But, there’s really no major difference in style between, for
instance, a Victorian Villa in Australia, New Zealand or South Africa, or
even parts of the UK or the USA. In the same way, a ‘Californian Bungalow’
here was, initially, a copy of the Bungalow Style popular in the Western
United States, in the early nineteen-hundreds. In the early days, lots of
building materials, and in some cases, whole buildings were imported. Later,
more parts were manufactured here. Because timber is the predominant building
material in New Zealand, and always has been, most colonial style buildings
are timber frame, timber clad and have timber detailing. In Australia and
South Africa, cast-iron fretwork is more commonly found than timber fretwork,
while, in the USA, for instance, timber fretwork is often seen on colonial
structures and in many cases, the fretwork, finials and corbels are almost an
exact match of what we have here. Rusticated weatherboards
have been used in the |
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2
How do I date an old building? There are some broad stylistic periods,
and some more definitive descriptions for periods within the broad periods.
(See the time-line drawing below.) Colonial, in the New Zealand context,
sometimes called colonial Georgian, dates from approximately 1800 to 1840.
These houses are usually symmetrical with simple hipped roofs. The Regency
style is a precursor to the Early Victorian style and is not that common in
New Zealand. It dates from 1811. Early Victorian dates from approximately
1840 to 1860. Many Early Victorian homes retain the symmetry of the earlier
Georgian style, usually with more decorative features. Mid Victorian dates
from approximately 1860 to 1880. In the 1850’s to the 1870’s there was a
style called Cottage Ornée or Gingerbread which was called Fancy Colonial
here. Also in this period, there can be some influences from the Gothic
Revival style, also called Carpenter Gothic. Late Victorian dates from
approximately 1880 to 1900. Most Late Victorian homes are asymmetrical and
the homes usually have far more decorative features than the earlier styles.
Outside, there can be Classical Revival features, even some Egyptian
influences, while inside you may see Art Neuveau
features in homes from the late 1880’s to 1914. There are several other
variations: Queen Anne, from the 1870’s to 1900. Queen Anne homes often have
turrets, shingle gable panels and bay windows. Also in the 1870’s, in the
USA, the Stick Style developed, predominantly on the West Coast and in the
Mid-West. The Stick Style became very popular here in the 1890’s and early
1900’s. The Italianate style gained popularity in the 1870’s and again later,
around 1900. Italianate influences can be seen on many public buildings of
that era. Some Italianate homes had more classical detailing and symmetry.
These were of a style called Palladian after the architect, Andrea Palladio.
The Eastlake Style is named after a style which became popular after a book
on household architecture by an English writer, C. L. Eastlake. The book
became especially popular in the USA during the 1870’s and many of the
American timber details were subsequently copied here. Eastlake detailing
includes many of the fretwork designs we see on buildings of the period, and
also lathe-turned spindles, also called Spindle-style where the turned
decorations replace conventional fretwork. Spindle Style was popular in New
Zealand from 1890 to 1910. The Edwardian period dates from 1900 to 1915. Also
from 1900, the Elizabethan or Tudor style, which on
3
Are you Registered Master
Builders? Yes,
Timeless Homes are Registered Master Builders. It’s easy to check any
builder: Simply go to the link ‘check your builder’ on the Master Builder
Federation website, http://www.masterbuilder.org.nz/helpcyb.asp
and type in the name of the building firm you wish to check. 4
Does being a Registered Master Builder
make you more expensive than another builder? Not necessarily. When you work
with a Registered Master Builder, you do buy Proven Ability Better Build
Quality, Greater Industry Knowledge, Higher Standards and an Industry Leading
10-Year Guarantee. This would mean that your Registered Master Builder will
employ more skilled staff, higher skilled sub-contractors and use better than
code-minimum materials and construction methods. Higher skilled staff and
sub-contractors cost more and better materials cost more. Does this make your
building more expensive? Not necessarily: Your Registered Master Builder will
often work at a lower profit margin to remain competitive in the industry
rather than sacrificing their high standards. Usually, it may mean that you’ll
pay a little more, but will get much better service and a far superior
product. It has been shown that homes that win awards in the Master Builder
House of the Year Competition, often market at higher prices. The long-term
benefit of working with a Registered Master Builder can be substantial. 5
How does pricing work? We provide all customers with a
Fixed Price Quote – no hidden extras or exclusions. How do we do it? Once we
have completed the design process for you, we price your home by sending the
drawings and specifications to the various sub-contractors and material
suppliers for prices. At the same time, we quantify all the materials that’s
not quantified by the various sub-contractors and we add all this information
to a spreadsheet. When the sub-contractor prices come back (usually within
two weeks) we add their prices to our spreadsheet, check everything and
compile a quotation. The key difference between us and many other builders is
that we’ll show you the spreadsheet so that you can see exactly how your
quote is arrived at. All the many parts that make up your building’s price is
there for you to see. 6
Where do I find a Timeless Homes
Show-Home? We
don’t have a traditional Show-Home as we have a far more comprehensive
display venue. To complement our
range of brochures, you can visit our display at 142 Main Street, Greytown.
This unique venue offers a one-stop-shop approach to shopping for home design
and décor ideas. Unique in the Wairarapa, the closest thing to this concept
is to be found in Wellington. Our Home Décor Ideas Display features a large
range of products, in one easily accessible venue. We offer seminars on
energy efficient building techniques, with talks by suppliers and
sub-contractors. Some of the goods on display are: A range of Kitchen joinery
materials and finishes options (by Wright
Kitchens & Cabinetry); bathroom fittings and fixtures (by Plumbing World); wardrobe options (by
Innovative Interiors); innovative
energy saving home construction products (by ProClima); renovation and other timber products (by Craftbuilt);
aluminium joinery (by Hollings First
Aluminium); many lighting options (by Superlux); timber joinery,
appliances and surprisingly affordable solid brass Italian door furniture.
The key difference between this display and, for instance, a show-home, is
that our Home Décor Ideas Centre is not a static display. This means that the
visitor is always guaranteed to see the latest in traditional or modern home
décor ideas. Materials and finishes will be changed when fashions change
making this approach far more up-to-date than a Show-Home. We have a full
range of laminate and melamine samples from the Formice,
Melteca, Prime Melamine and Laminex ranges. Feel
free to stop by for samples. 7
What’s the difference between you
and many other builders who offer more traditional designs? There are several differences: 7.1
We don’t just do villas. We’ll provide you with a home in
any architectural style. We just happen to know more about villas than most
other designers and builders. We are also very knowledgeable in many other
traditional styles. 7.2
We are Registered Master Builders.
We are not aware of
any other New Zealand Design and Build firm that specialise in traditional
styles, whom are Registered Master Builders. 7.3
We don’t provide replicas of old
homes. Our home
designs are different in that they do not copy the design pitfalls of old
homes. We copy the best of the style and combine it with the best of modern
design. A home meticulously designed to a specific style, but taking into
account good, sound design principles in order to have a well built,
environmentally sustainable modern home that replicates a specific style of
building. 8
Do you do renovations? Yes, we can take care of your
renovation project, from start to finish. Anything from re-piling to a new
roof, and everything in between. We will not butcher your old home. We
routinely match old mouldings, make doors and windows to match, rewire old
chandeliers etc. 9
Do you do restorations? Yes, we can carry out
restoration. Some of our staff have worked on real restoration projects. Many
people confuse restoration with renovation. Restoration is putting the
building back to the state it was in originally. It is not easy to live in a
restored building. Most of us would like some modern amenities. Mostly
therefore, a project is a renovation project with some restoration elements.
This means, we renovate the building but restore certain elements. This
approach is far more practical for a building that’s not a museum. Some
restoration we’ve carried out includes: 9.1
Finding evidence of old doors and windows and reinstating the original
door and window sizes. 9.2
Finding evidence of original decorative features such as fretwork or
finials and remaking new ones to match the originals. 9.3
Stripping off layers of paint and wallpaper to find the original wall
colours and finishes. 9.4
Removing later additions to buildings to bring the building back to
it’s original shape, especially the street façade. 9.5
Removing 1950’s lowered ceilings and reinstating the original high
ceilings, with added insulation and improved ventilation to re-use the heat
that rises to the top part of the room. 9.6
Remanufacturing of locks and other original hardware. 10
Everyone else wants me to build their
standard plan, with little or no modification. Will you build my plan? Yes! We will not even try to sell
you a brochure plan if you already have a good idea of what you want. We will
work with you, from start to completion, to design your home to your
requirements. Your layout or ours, specifically and meticulously designed to
suit your section and your lifestyle. Your home is likely to be the single
biggest investment you make. We’d like to work with you to ensure that it’s
perfect in every way. 11
I’m a builder. Will you provide me
plans only or can you provide me with permit ready plans and kitset
materials? Yes,
of course. We’ll provide exactly what you require. Some clients want a complete
kitset, others want a lock-up shell kitset only and yet others prefer to only
buy the specialist materials they cannot get from their local building
merchant. No problem! 12
I’m in 13
I’m looking for an expert on
villas. How much do you know about designing and building villas? Mark Jerling grew up in a 12-foot
stud brick bay-villa. He’s been working with traditional style homes since
1987. One of his first projects was the restoration of a two-storey Victorian
Villa. He’s worked on numerous renovation and restoration projects, and
overseas on restoration of even older buildings. (Buildings dating back to
the 1600’s to 1800’s) Mark has been designing new, award winning villas that
pay tribute to the originals in style (but not in lack of comfort!) since 1996.
When selecting a designer for your new traditional style home – start by
asking them about their Architectural Design training and experience. Next,
find out if they share your passion for traditional style buildings. Really –
if someone’s ignorant as to the Golden Section or Golden Ratio and other
classical design precepts, then they may not have what’s required to design a
Timeless Villa! We combine this design experience with our knowledge in
building highly energy efficient homes, thereby giving our clients the best
of both worlds. Best in style, best in comfort. 14
How much does one of your houses
cost to build? House prices vary greatly
depending on the fittings and finishes you select. Assuming you’d like a completed
home, i.e. where everything’s taken care of, then, usually, our homes cost
between $1,550 and $2,400 per square metre to build, including site services
for rural properties. Traditional verandahs cost between $575 and $900 per
square metre. The key difference between us and most other builders is that
we will work to your budget and will design you a home that not only
satisfies your accommodation requirements, but also satisfy your budgetary
requirements, in the style and to the layout you’re comfortable with. To see
more detailed information regarding costs to build, please visit our Transparent Turn-Key Pricing
Page. (Link) 15
How are your design fees calculated? We evaluate the complexity of your project after we’ve had
a first meeting with you, here at our offices or at your property. Once we’ve
done this evaluation, we’ll provide you with a fixed-price quote for the
design stages that is required for your project. If you build your home with
us, we’ll provide your Permit Ready documentation free of charge. 16
Do you need Building Permit Ready
documentation to quote my building project? No. We can price your project from
what’s called ‘Developed Design Documentation’. This means you do not require
Building Permit Ready documents and drawings prior to obtaining a Fixed Price
Quote from us. 17
How do I subdivide my property? OR
– I’m buying a property that has been subdivided – What stage is the
subdivision in? You
need to speak with a Registered Land Surveyor if you’re planning to subdivide
land. (We recommend Tomlinson and Carruthers Surveyors)
If you’re buying land, which the property agent has told you is in the
process of being subdivided, then we advise that you find out (or get us to
find out) what stage the subdivision process is in. The first stage, is a
Subdivision Consent. The subdivision consent alone does not give you new land
titles. There are still a number of steps to be completed before the property
owner can apply to the District Land Registrar (through Land Information New
Zealand - LINZ) to have new certificates of title issued. These steps include
the issue of the Section 223 and Section 224c certificates. These sections
are referred to in the Resource Management Act 1991. When reading through the
subdivision consent decision you will notice that it has been issued subject to
a number of conditions. These conditions are usually broken up into two parts
- those that must be completed before the Section 223 certificate may be
issued, and some that must be completed before the Section 224c certificate
may be issued. In essence, the Section 223 conditions relate to the
preparation of an accurate subdivision scheme plan and associated legal
documents such as easements or land covenants that are endorsed on the survey
plan. The Section 224c conditions predominantly relate to the completion of
physical works on the site, such as the installation of services, or the
construction of access routes. Once subdivision consent is issued an
applicant has five years to lodge a Survey Plan with Council. This plan is a
detailed plan prepared by a registered surveyor showing the boundaries, areas
and, if relevant, any easements and covenants that need to be prepared. If
the plan is in accordance with what was approved by Council as part of the
subdivision consent then a Section 223 Certificate approval will be signed.
Once this has been signed by Council the plan may then be lodged with Land
Information New Zealand ("LINZ") for approval. Once a 223
Certificate has been signed by Council an applicant then has a further three
years from the date of signing to obtain a Section 224(c) Certificate. A
Section 224(c) Certificate is a final approval from Council that all
conditions of the subdivision consent have been complied with. A formal
application for 224(c) Certification needs to be made to Council by an
applicant once all works required as part of the subdivision have been
completed. This application needs to set out each condition of resource
consent and comment on how compliance has been achieved. This work is usually
carried out by the property owner’s surveyor. There are legal aspects
relating to the issue of titles. The processing of a 224(c) Certificate
requires Council Officers and Engineers to undertake a site inspection,
review supporting documentation supplied with the application (including as
built plans showing new services), confirm that the relevant development
contributions have been paid and undertake a check of each condition of
resource consent to confirm that they have complied to the satisfaction of
Council. Once Council is satisfied that all conditions of subdivision consent
have been complied with then the 224(c) Certificates will be signed. An
applicant must then lodge this certificate with Land Information New Zealand
(LINZ) to allow separate titles for the newly created lots to be issued.
Please note that Council is not responsible for the application for new
titles – the subdivision consent holder or their agent must make the
application. The 224(c) Certificate must be lodged with 18
What is a Consent Notice? A consent notice is a notice which is registered against the
titles of the newly created lots which brings a future purchaser’s attention
to certain conditions relating to those lots. A consent notice may be used to
address such issues as minimum floor levels, or storm-water disposal for new
buildings on the land. An applicant’s subdivision consent decision will set
out if a Consent Notice is required and the conditions which are to be
included in that notice. A consent notice is issued pursuant to Section 221
of the Resource Management Act and will need to be supplied by the applicant
at the time of application for 224(c) Certification. 19
Some other builders charge around
$1,050 per square metre. I note your building costs range from $1,380. Why
the difference? Many other building companies make
house building costs sound attractive to gain unsuspecting customers. The
astute customer soon finds out how these builders get it right to appear so
cheap. They seem cheap because they down-spec or leave important high-cost
items out completely. We do not work this way, preferring instead to give you
an accurate idea of costs, up front. For more information about pricing and
(real) building costs, please see our Transparent
Turn-Key Pricing Page. (Link)
We will not use the following tricks, to make costs seem lower than they
really are: 19.1
Some volume builders provide only one batten holder as a light fitting
in each room. Not us! We supply quality energy efficient light fittings in
every room. 19.2
Some volume builders provide one hot-point per room or only 8
hot-points for the entire house. Then, they increase the price by charging
their unsuspecting customers for extras. We provide hot-points appropriately
positioned throughout your home. 19.3
Some volume builders provide just the most basic sanitary-ware.
Another way to allow the customer to upgrade and blow out the budget. We
supply quality fixtures and fittings throughout. 19.4
Some builders provide an $8,000 allowance for a Kitchen. An $8,000 allowance
will not give you a complete Kitchen. These are simply tricks used by many
builders to make the house seem cheaper. We will provide you with realistic
sums where we cannot price actual items. We’ll even fix prices before we
start, if you’d like us to. 19.5
Some volume builders provide just the minimum standard insulation. Not
us! Always better than code – mostly much, much better. A very small
additional investment in additional insulation will quickly be repaid in
reduced heating energy bills. 19.6
Most builders provide 17.5mPa Concrete slabs. Not us! Always 20mPa
minimum. 17.5mPa slabs do not provide a good base for many floor finishes.
The minor saving is just not worth it. 19.7
Some builders provide minimum size and specification doors and
windows. Not us! We’re always installing much better than code minimum to
give you years of trouble-free service and save you $ in heating and cooling
costs. 19.8
Some builders provide no floor coverings. Not us! We usually supply
all floor coverings unless you ask us not to. 19.9
Some builders make no allowances for site services, or say so many
metres from the house. Not us! All site services priced and installed as
required. 19.10
Some builders make no allowances for Very High Wind Zone, Snow Zone or
other special requirements. Not us! If your site requires these upgrades,
we’ll price for everything required. 19.11
Some design & build firms even draw furniture smaller to make
floor plans seem larger. Not us! Not only do we show everything ‘actual size’
on our drawings but we will measure and draw your specific furniture to make
sure that items of furniture will fit where you’d like to locate the
furniture in your new home. 19.12
Lastly – there’s no such thing as a free lunch. If they’re giving you
an unrealistically low price it will usually mean lower standards, cheaper
products, less skilled labour and cutting corners. 20
What do you do to future-proof
your homes? The
first, and most important thing we can do, is to build your home to save you
money in the long run. That’s the reason for installing much higher than code
spec insulation. Or, fittings and fixtures that last. Or, specifying products
that have lower running costs or lower maintenance requirements. We routinely
install 21
Do your buildings comply with Part
E2 (External Moisture) and E3 (Internal Moisture) of the New Zealand Building
Code? Yes,
absolutely! When you’re looking to build, ask your builder what they’re doing
to ensure your building complies with part E3/AS1, Acceptable Solution 1.1.4
(b), which states: “Insulated cavities
shall be enclosed with no ventilation.” It would seem that most designers
and builders do not do anything special to comply with this rule as these
designers and builders all assume that there’s no air movement in a wall and
no ventilation into that wall space. As result of our supplier, Pro-Clima, we
can test compliance with this rule and make sure that your home’s insulation
works far better than the norm. 22
I’ve heard that you can Guarantee the Energy Efficiency of your homes. How? It’s only possible to guarantee
something if the outcome is measurable. So, we’ve teamed up with Pro-Clima
Ltd, who carry out the necessary tests for us. When
we design your home, we determine, at the design stage, what energy outcomes
you would like for your new home. Depending on your requirements, we can
build to a range of specifications and options, This
means you can have a home that’s easier and cheaper to heat and cool, by
varying degrees. Read more about our guarantee here. 23
How do I know what size heat-pump
I’ll need? Several
heat-pump suppliers have calculators on their websites. Usually, you’re
required to input room sizes and heights. This is because the volume of a
room, as well as insulation values, losses from doors, windows and other air
leaks, location and other factors affect the sizing calculations. The problem
for heat-pump suppliers is that too small a unit simply does not work and too
large a unit will cost more than the opposition will suggest, so it’s
important for them to size the unit accurately. For most of New Zealand, the
sizing, for a modern, well built home, will usually work out to roughly
50-100 W/sq.m (Watts per Square Metre) Multiplying the square metres of the
area you wish to heat with the number of W/sq.m will give you a certain kW
(kilowatt) heating and/or cooling requirement. (This is a somewhat simplified
explanation as there are many factors to consider.) What we’ve found, is that
we can, without adding a lot of cost to your home, provide a home that needs
only 15 W/sq.m, which means an immediate saving of 70% or more of the usual
size of heat-pump. Not only will this saving in initial cost of the
heat-pump(s) be welcome to the home-owner, but the running cost is
automatically reduced by the same margin. Before we moved into our new
offices, and not knowing how well this technology would work, we installed
two heat-pumps and a low-energy heater. Our measuring has now shown that we
could have done without one heat-pump altogether and the other could have
been located differently. Having carried out this experiment, we can now
confidently predict the levels of heating and cooling our clients will need
in their homes. As a minimum, you can expect lower energy usage than the
norm. Best case scenario, we can offer savings of up to 90% of heating and
cooling costs, if we could fully predict our clients’ lifestyle. Because we
cannot fully predict our clients’ lifestyle, we prefer to offer guaranteed
savings of up to 75% of heating and cooling costs. 24
Can I heat my home without a
fireplace, central heating or a heat-pump? Yes, you can. Be aware though, that no heat-source
requires a greater commitment to a sustainable living than some active form
of heating. We can design a home for you that requires
no active heating or cooling, but the pay-back period of the technology is
usually too long to warrant the spending. What is more advisable, is to
arrive at a solution which balances costs and benefits better, thereby
reducing the amount of heating and cooling required to reduce costs while not
adding a large upfront cost to your house spend. Ideally, we try to ensure
that the savings in heating and cooling equipment sizing (heat-pump,
fireplace, etc.) covers the cost or nearly covers the cost of the technology
we need to install in our clients’ homes to require a
smaller heat source/sources. It’s not always possible to cover the
entire cost in equipment cost savings – sometimes running cost savings need
to be considered as well. To find out more about the various technologies,
please visit the ZeroEnergy pages. 25
Where do you build? Anywhere in 26
Do you recommend the use of
ceiling fans? For
cooling, in warm environments, yes; for destratification
of air, no. Ceiling fans work by moving air, thereby creating artificial
‘wind’ and that air movement has a cooling effect when the moving air blows
over a person’s body. That means that you should turn off a ceiling fan when
you’re not in the room, as leaving the fan on will only waste electricity.
There are some fan salespeople who recommend reversing the direction of the
fan for winter use in order to move the layer of warm air just below the ceiling
down to the lower part of the room. While the theory has merit, there’s
absolutely no scientific proof that this will provide greater comfort levels
in the lower part of the room. (This has actually been scientifically tested
more than 20 years ago!) The reason is simple: Moving air has a cooling
effect and is therefore uncomfortable to most people, when they’re trying to
stay warm. The key to energy efficient home heating is to ensure that you
retain the heat. Poorly built, drafty homes with
minimal insulation and holes for down-lights will ‘leak’ your warm home’s air
into the cold roof space, and from there to the exterior of your building.
The key to energy efficient heating is to ventilate just enough to ensure
fresh and healthy air in your home, while at the same time limiting the loss
of the warm air to outside. The best results are therefore obtained in homes
that use a heat recovery ventilation system to harvest the heat energy from
the exhaust air, using that heat to heat the fresh incoming air, and thereby
creating a dry, warm and healthy home environment. Some heat recovery
ventilation systems are up to 95% efficient. 27
Is there such a thing as a
‘Carbon-Neutral heat-source’? Theoretically yes. Wood is a nearly carbon-neutral
heat-source. Wood would be 100% carbon-neutral if you hand-felled the trees
on your land, hand-cut and hand-split the wood. In reality, of course, most
people use petrol chainsaws and a petrol-powered hydraulic splitter. This
means that your firewood is seldom carbon-neutral. But, in most cases
firewood’s carbon footprint is still substantially lower than any other form
of heating which requires fossil fuels or electricity. The wood itself is
carbon-neutral. Many new wood fires comply with the Ministry for the
Environment’s particle emission standards and are therefore a safe and clean
alternative to other forms of heating. It is important to always burn well
seasoned, dry, untreated fire wood. Burning treated wood releases many
harmful chemicals into the air and while it may not directly affect you, it
has a detrimental effect on air quality in the neighbourhood. A Consumer
Institute study has shown that firewood is still the lowest cost heat source
available to most New Zealanders. Best of all, there’s the aesthetics of a
real wood fire. It beats looking at the heat-pump any day! |
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28
What are the advantages of Bay
Windows? A bay window
is very efficient in providing more light into a room than a conventional
window. Originally, bay windows were added to improve the aesthetics of a
façade, to provide more light into a room and to provide better views from a
front room of a house. The reason this works so well is because, unlike a
conventional window, a bay window allows you to gain a view not just straight
out, but also up and down the street. The enduring appeal of bay windows can
be seen even in modern neighbourhoods, as many new homes have bay windows.
There are a variety of shapes and styles to choose from and a bay window can
be produced in a number of different building materials and in a great
variety of sizes, even over more than one storey.
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