Devonport villa renovations
Villa renovations

Devonport Villa Renovation Builders – Getting Best Value

How To Get The Best Value From Your Devonport Villa Renovation

If you are considering a Devonport villa renovation, the most important aspect is before you even start. You need to be very clear about what you want to have at the end of your villa renovation. If you have doubts or are not clear, then you may end up spending much more money than you were planning to. Alternatively, the end result might be what you were anticipating. Many times, we have seen people changing their minds part-way through their projects. This inevitably adds more time and expense to the project, but it can cause a lot of stress to customers too since they don’t know their time or financial commitments. That is why we highly encourage our clients to take a bit more time at the beginning working with us through the range of options to be sure that they have a sound project

Devonport villa renovations

Devonport villa renovations


What Do You Want At The End Of Your Devonport Villa Renovation?

This is the most important question to ask. Your answer to this question will determine how much time and expense you are likely to have.

For example, do you want more space, to upgrade your kitchen, or to modernise your home with an indoor-outdoor flow. Each of these requires different amounts of work, and thus differing amounts of time and money.

What Projects Should Your Villa Renovation Include?

There are two ways to look at this. One is to carry-out renovation projects at different times, the bathroom, the kitchen and so on, though there are numerous problems with this – each part of the home will age at different times, but perhaps the biggest problem with this is that you are continually living in a building site.

In our experience, the best way to approach this is to have your villa renovation as one whole, integrated project. You can tie-in the appearance of the whole villa, coordinating your style and finish for the entire home. You will find this a much more pleasing outcome to live in, and when you come to sell, potential buyers will prefer a continuity of style and decorative look.

Typical Villa Renovation Projects

We work on a range of renovations in villas, ranging from big kitchen upgrades, replacing bathrooms, creating open-plan rooms and more.

Knocking out walls to create a big open-plan area can have a dramatic effect on the apparent size of a house. It makes the whole house look much bigger without having to extend the footprint of the house. However, if the floor area is a bit small, we can add an extension to create additional living space.

Which Renovations Increase The Value Of Your Villa The Most?

The answer to that question will depend on the villa’s current state, as well as the area where you are located. However, generally speaking, a new kitchen adds the most value, followed by bathroom upgrades. However, good landscaping can add a lot of value as well. Though we don’t do landscaping ourselves, we recommend that you include modern landscaping as part of your overall renovation project – we can recommend companies in your area if you don’t have anyone in mind. That will allow you to match the appearance and feel of your villa with its surroundings.

Looking at things from a different perspective, in our experience, Devonport villas that see some of the best capital growth, are those where a full renovation has been done. This not only updates the home with luxurious bathrooms and the newest kitchen appliances, but also takes full advantage of the latest heating technologies to reduce energy costs and improve sustainability for the building, as well as making the most of the potential space available.

Top Quality Workmanship In Villa Renovations

Another important factor in increasing your villa’s value and your overall satisfaction with the job is the quality of work that is done. Auckland has many builders, but we take great pride in the high standard of our finished workmanship. Comments from our satisfied customers confirm our own views on our work.

How To Manage Your Villa Renovation Project

The idea of getting a villa renovated is a concept that appeals to many people. Having seen renovations on TV shows, people “want some of that.” The old Kiwi DIY approach is always strong but a villa renovation is a massive undertaking, especially if you also work full-time and have a family. It can be very hard to find the time to do it, and will take far, far longer and cause a huge amount of family strife – not to mention most work can legally only be carried out by a licensed building practitioner.

Other people think it might be easy to hire tradespeople and manage their own villa renovating project. That appears to be a good idea but trying to manage as many as 20 different tradespeople can be a hugely stressful job. It is a hard-enough task for professionals to deal with, but for the average homeowner, it can turn into a logistical nightmare. You can easily end up with idle which means expensive tradies, the wrong materials or materials not turning up on time. Project managing a renovation job is not for the faint-hearted.

Hiring A Top-class Devonport Villa Renovation Builder

It may seem incongruous but usually the lowest cost option for a big renovation job is to hire a well-known top-grade villa renovation company. Even though you will be paying for a significant amount of labour, you will save huge amounts of time, money and emotional energy in other ways.

For a start, you do not have to research, assess and select 20+ different companies. You don’t have to try to source good value materials, and the only person you have to manage is the lead building contractor.

Not only that, the builder will be able to buy materials at much better prices than you because of their volume-discounts that you could never attain.

Finally, the time you will have to invest as an amateur working part-time, versus a team of professionals who know what they are doing, working full-time.

It soon becomes very clear that hiring a good, local villa renovations building company is, in fact, a saving rather than an additional expense.

If you have a villa in Devonport or the surrounding areas that you are thinking about renovating, please call us on 0800 224 628, or email us at We are more than happy to have a chat with you about your options.

A New Build Home In Coatesville – The Right Choice?

Is a New Build In Coatesville The Right Option For You?

When you are in the market for a house, whether it is a first-time buy or even looking for an additional investment property, people tend to think about buying an existing house. However, going down the route of a new build is also well-worth thinking about. TV shows are littered with stories of delays and budget over-runs but that is when people are renovating. A completely new house build is a very different issue since we are building on a bare piece of land rather than having to work around existing infrastructure and boundaries. But there are other reasons too. Here we explain why it makes a lot of sense to think about a new build in Coatesville if you want a new home.

Easier Deposit And LVR For A New Build

The first reason is the Loan-to-Value Ratio (LVR) as set out by the Reserve Bank. The LVR is lower for new builds (10%) than it is if you are buying an existing property for yourself, typically 20%, or for investment then it is a 30% down-payment. You can see more details here

Even though the financial security is similar to buying an existing home, i.e. the security on the mortgage deed, one reason for this distinction is that with a new build you are adding to the housing stock rather than simply transferring it. The Reserve Bank and many other commentators have said that a restricted supply is one of the reasons for high house prices so it makes sense that they will offer an advantage to someone willing to increase the stock of housing in Auckland.

New Build CoatesvilleThe different percentage may not sound a lot until you put it into dollar terms. With the median house price in Auckland currently being about $850,000, if you were buying an existing home for you to live in, you would have to find a deposit of $170,000. Instead, if you go the new build route, then you only need a deposit of $85,000.

For investors, the news is better still. They can still opt for a new build with the same 10% deposit of $85,000. If the same investor buys an existing property, the deposit they need would be 30% or $255,000. This difference is massive and should make every investor in property look seriously at the smarter commercial option of new builds.

A More Modern And Better Appointed Home

The next benefit of going the new build option is that your property will be much better appointed than buying in effect, a second-hand home. The fixtures and fittings will all be brand-new, and you can choose the most modern designs according to your budget.

The kitchen and bathroom will have all the latest styles to make your home a talking point. And you can easily include features like a home theatre, playrooms, or a separate granny-flat.

Bedrooms and living areas can be designed to the layout and specification that you want rather than having to accept the best option when looking at open homes.

Less Maintenance With A New Build

Another big benefit, especially for younger families that don’t have a lot of free time, or for senior couples who don’t have the same desire, is less maintenance. Your home will be freshly decorated so you don’t need to look at that for five years. The walls, kitchen and bathroom will all be newly fitted-out with new appliances which will be under guarantee so again no need to worry about repairs or maintenance.

Better Quality Tenants For A New Build

If you are an investor, then with a newly built house, with higher specs for decoration and appliances, you will be able to attract a better-quality tenant. They will likely look after the property better and you or your letting agent will be able to be far more selective about the tenants you accept. For example, you could easily let a brand-new build to overseas corporate clients looking for a two-year stay in Coatesville. And with better tenants, you will probably be able to charge a higher rent too.

The Various Options Available When Purchasing a New Build

There are many ways of buying a new build.

The hardest by far is to purchase a piece of land or work with a property you already own and try to manage all the construction and installation work yourself. You need lots of time, knowledge, patience and a very understanding family if you choose this route. With this option however you do have increased flexibility in the design and overall finished look of the new build, as you have the freedom of selecting the builder and architect for the project.

You could buy off-plan but this is not as simple an option as many people think. We have seen a number of bigger property developers go bust in recent months. This is mainly because their financing was wrong and their costs were under-estimated. Often people buying off-plan have to come up with significant additional money before they can take possession of their home. These extra amounts can be six-figures!

A third option is a “House and Land Package”. These are offered by some of the national building companies and don’t have the funding problems of big developers because the carrying cost has been the land they bought years ago. The funding for the house only comes into play when a buyer comes along and they are the funders, not the building company. The two main problems with this option are that there is no choice about the location and is often on a development with other houses. The second problem is that they offer a limited number of designs to choose from. So if you want to have a purpose-designed home, this option is not for you.

Choose A Builder For An Architecturally Designed, Purpose-built New Build

If you want a bespoke design new home the only option is to have an architecturally-designed home built. The easiest way to do this is to start by finding a residential builder for new builds in Coatesville. This is for two main reasons.

First, they know the area and can give you a ball-park estimate to start with so you know the potential size of your project cost.

Second, they usually know a number of draughtsman or architects that they can recommend which will save you a lot of time and frustration.

Finally, a good house builder will also manage the entire project for you. Some people try to project manage themselves and it generally ends up costing them a lot of extra money and certainly a huge amount of stress.

Financing A New Build

Arranging finance for a new build in Coatesville is quite easy and straightforward. The banks are doing this all the time, and your builder will be paid in the increments agreed to for completing various stages of the project.

This means you are not paying the mortgage for the total cost from the start, but it increases as the value of the property increases with completion of the next stage.

If you are looking to build a new home in Coatesville or nearby, please give us a call. Not only are we local to the area, we recognise this is the biggest financial investment you are likely to undertake and therefore are committed to providing you with all the help you need to have a stress-free build. Cain Built can take care of the entire building process from start to finish, from new build house plans and designs right through to completion, so you can relax knowing you’re in good hands. Give us a call on 0800 224 628 or if you prefer, you can email us at

Dairy Flat New Build Home – Certified Existing Plan Or An Architectural Plan

What ‘s Better For A Dairy Flat New Build – A Certified Existing Plan Or An Architectural Plan?

Building a new house is an exciting project. At the same time, it is also one of the most challenging endeavours you can undertake. There are lots of decisions you will need to make along the way but one of the most difficult is whether to choose an already existing certified design, or to go for an architectural plan from scratch. This article takes a closer look at these options to help you understand their pros and cons, and to make an informed decision in regard to building your new build in Dairy Flat.

Advantages Of Using Certified Plans For New-Builds

Fast Availability

Certified existing designs from New Zealand Certified Builders have the huge advantage of being already available so you don’t have to wait for architects to create plans from scratch, or waste time having to discuss, then review and amend ideas with designers. This one step alone can save you weeks of going backwards and forwards.

Having plans ready from the get-go also means that you can begin the consent application a lot earlier, which in turn means you can start your construction sooner.

Browse Plans Online

New build Dairy FlatSome of the Certified new-build plans and designs are available online, so you’ll be able to browse through multiple options to find the one that best suits your needs. If you have an open mind and are flexible, whatever the size and the layout of your dream home, you can find something suitable. Your effort will be well worth it, as you will save both money and time by not having to hire an architect to create original work.

Lower Cost New-Build Plans

Another important advantage of choosing an existing design is the price. Hiring an architect to produce a custom-design for your new build will cost you a lot of money. Certified designs have already been prepared so the cost is far less than a custom-design option. An already certified design will save you from problems in obtaining all approvals needed to proceed with your work.

Costing For The Builder

A further benefit of using pre-approved designs for a new build is that the builder already has a good idea of the cost of construction materials. This means you should have a much more accurate price estimate. Of course, each site will have its own cost challenges, but the material costs will be relatively easy for the building company to assess.

Advantages Of A Bespoke Architectural Plan

Despite the above, architectural plans do come with some advantages as well.

A Unique Design For Your New-Build

First of all, you will have the opportunity to create a living space just as you want it to be. A pre-approved Certified new-build plan will probably have been built somewhere else before. For some people this is an issue, so with an architectural design, you know you will have a completely unique design just for you.

A Distinct Design For Your Building Section

Dairy Flat new buildWhen you create your space from scratch, you can design it to suit your specific section and locality. You may want to take advantage of certain aspects of your property, such as coastal or rural views, streams or bush which can be incorporated or drawn on for inspiration to create the design and feel of your home. You can also choose the building materials that either match your location or are ones that you specifically want to use. An architectural design means that you can match your home to your location.

A House Designed Specifically For Your Wants

Perhaps the biggest reason people choose an architectural design for a new build is that they can incorporate their specific desires to build their dream home. This could be a granny-flat, a home theatre, a specific kitchen layout, windows and views for a certain aspect and so on. Certainly, if money is not a serious constraint, then having a new house built to your own specifications and design is a route to consider.

Drawbacks With Architectural Designs

The two main drawbacks of architectural plans are their cost and time to completion.

As you can imagine, a custom-plan costs more than ready-made ones. The architect needs time to discuss, interpret, and develop your project. This will inevitably require multiple conversations and meetings with the owner to get the design exactly right. An architect’s time does not come cheaply, so the more iterations and amendments that you have, the more it is going to cost.

Once you have agreed on your preferred layout for a new build, you will have to submit plans to the Council for approval. This will also take more time. Building Consent at Auckland Council can take months to come through. A pre-approved certified new house build plan will remove a certain amount of that application approval process.

Summing Up Certified Plans Vs Architectural Plans For New Builds

Dairy Flat new build homeAn architectural-design will allow you to create a home specifically to meet your preferences. It can also match the feel and environment of your building section. However, they are expensive and take more time to get to the start of the construction process.

Certified plans for new builds do cost less, are quicker to get to the start of construction and also mean that the builder can give you a much better costing for the whole project.

As members of New Zealand Certified Builders, we can offer access to over 30 architecturally designed plans that are ready to build immediately or which can be customised to reflect how you live. These plans cater for all different housing needs and have been designed for urban living, rural living and seaside areas.

At the end of the day, the choice is up to you. If you would like to have an initial chat to discuss your new build in Dairy Flat or neighbouring area, feel free to give us call us on 0800 224 628 or if you prefer, you can email us at, we’re here to help.

Renovating Old Colonial Villas In Ponsonby

Tips For Engaging The Best Builders For Renovating Old Colonial Villas In Ponsonby

Ponsonby villa renovations builderColonial villas were built in another era using materials that have since been discarded in favour of new and more sustainable building components. Renovating an old colonial-era villa can give you a valuable piece of real estate but with all the mod-cons of this century. Having all the latest bells and whistles can certainly make your life more comfortable but you chose an old villa for its looks too. Therefore, the big question is, how can you ensure that the villa renovations work will keep the look, feel and structural integrity of the old building, both during and after the renovation is completed?

Finding An Architect For Villa Renovations Drawings

The first step is to find a good architect or draughtsman who can convert your dreams into a design that retains the integrity of the existing visual appearance. If you want to maintain or return a villa to its original glory, you should hire an architect who has an in-depth understanding of construction methods and architectural styles used during the colonial period.

A knowledgeable villa renovations contractor can provide useful tips on how to best restore a vintage residence to its original glory, but they will still need working drawings to follow during the actual construction project. You will also need drawings to submit to the Auckland Council for Building Consent.

It is often easier to find a villa renovations builder in Ponsonby than to find a suitable architect, so ask the builder for recommendations of a good, and sympathetic architectural firm.

Finding Good Ponsonby Villa Renovations Builders

Villa renovations Ponsonby


Once you have your design approved and the finance in place, you need to hire a builder qualified for villa renovations. This is highly skilled work beyond the range of most handyman builders. The building techniques needed to retain the visual aspect are more complex than on a new build for example. So the key to a great villa renovation is to hire an accomplished building contractor for the job.

One way is to hire specialists for each aspect of the project. A villa roofer, a window retrofit company, another for the interior work, etc. But this is complex to organise and you will end up with a lot of work managing all those trades and sub-contractors.

The best way is to hire one lead renovations builder who will know specialists they have worked with on other villa renovations projects. Managing those sub-contractors then becomes the work of the renovations builder. This makes your life easier, and will also make the whole project flow better since the builder will know when they need which workers on site, and when.

Things To Ask A Villa Renovations Builder

When hiring a prospective villa renovations builder, you should ask interested candidates to show their portfolios. Any contractor should have successfully renovated villas to the full satisfaction of clients. They will have photographs or a portfolio of the renovations so you can see the quality of the work they have produced before.

A further step to make sure you hire a good building company is to ask for references from other clients. Make sure that you get in touch with the referees provided to ascertain that a prospective builder did indeed carry out the work they are showing to you.

  • At the same time, ask how the builder was to work with.
  • Did they clear the site properly?
  • Were they good at communicating progress or problems they faced?
  • Did the project come in on schedule and close to budget? If not, what were the causes of any over-runs? Often it is down to changes made by the client rather than any failing on the builder’s part, but be sure to check.

This leads onto the project management skills of the builder. If they cannot manage the different sub-contractors and different trades, the project will be behind schedule. This will not only be inconvenient to you, but can also cost you more money. For example, you may be renting while the renovations works are carried out. If there is a delay, then you may be on the hook for extra rent. So adhering to a building schedule is essential.

Other Requirements From A Renovations Builder

Villa renovations builder PonsonbyIn these days of labour shortages in the building industry, it is imperative that you hire qualified builders. Ask to see their industry accreditations. This can be a Master Builder, Licensed Building Practitioner or a Certified Builder. If the builder has any of these certifications, it shows they have been trained to the top standards of the building industry. To retain these accreditations, the builder has to undergo regular training so if you see these, you know you are hiring a qualified builder, rather than someone who has a van and few power tools.

Insurances are another key issue to check. This includes Public Liability so that for example, if there is damage to a neighbour’s property, the builder has suitable insurance coverage. In a similar light, if someone is injured on site, the builder ought to be carrying the right insurance protection. Ask to see the insurance certificates because, if they don’t have the coverage, then you are liable for any damage or injury claims. A Certified Builder is required to carry these insurances, so this is another reason to only hire someone who has that industry certification.

You will also want a guarantee of the building work. Again, hiring a Certified Builder will cover you in this regard since the certification process comes with a ten-year guarantee, even if the builder is no longer trading down the track.

Villa Renovations

Carrying out renovations on a villa is a significant financial investment so it is important that you make a good and informed choice when hiring a Ponsonby villa renovations building company. Don’t take the cheapest quote. Be sure to ask for references, and to see examples of their renovation work. If you follow these guidelines, you will have a fantastic villa renovation when it is finished, one you will be happy to show off to your friends, and one that will suit your family for years to come.

At Cain Built, we have worked on villa renovations in various parts of Auckland. If you’re looking to renovate your villa in Ponsonby or surrounding areas, please give us a call on 0800 224 628 or email at and we will gladly have a chat with you about your aims and give you some guidance on your villa renovations.

Northcote Villa Renovations Builder – Some Tips

Some Tips For Renovating A Colonial Villa In Northcote

Northcote villa renovations builderIf you have had thoughts about renovating a colonial villa, you are going to want to implement some things to get the most out of it. There is plenty that you should be looking to do to save money on the renovations and to get more out of the process. Below, we offer our key tips that on what to implement when you are looking into renovating a villa.

Key Tips For Renovating A Colonial Villa: 

  1. Know Your Budget.

Most importantly, you will want to know and understand the budget that you have to work with. Knowing what kind of budget you are willing and able to spend on the villa renovations is key. You want to identify the total amount that you are willing to spend on your renovations because it can make a big difference in determining if you are able to complete the renovations within your respective budget. 

  1. Flooring.

One of the best renovations that you are likely going to be able to make when you are dealing with a colonial villa renovation would have to be the flooring. The flooring that you have in your villa is likely worn down. You should be able to update the flooring to really bring life back into it.

  1. New Paint.

Villa renovations builders NorthcoteAnother extremely cost-effective update you can make which will surely freshen up your villa is painting. By giving your walls and doors a new coat of paint, you will really be able to effectively improve the feel of your villa. Simply painting the molding and trim white can brighten up your villa and make it look much more modern. Don’t stop with the inside – painting the exterior of your house can add that valuable street appeal also.

  1. Do Your Research.

Not all builders are created equal. Talk to a few builders and find one that you can build rapport with and feel comfortable having in your house. Builders who are trade association members such as with New Zealand Certified Builders Association (NZCB) are great, as members have to be vetted before joining. They also offer extended warranty guarantees to protect your investment.

Cheapest is not always best. Weigh up what your builder has to offer as a complete package, as opposed to simply looking at the bottom line figure – often the real value is in the overall service given.

  1. Do Renovations Yourself Where You Can.

If you are someone that is much more handy with work around the house, you might be able to handle a lot of the basic renovations on your own. By doing some of the work on your own, it is going to end up saving you a lot of money in the long run. This is especially true when you are talking about basic renovations that can make a big difference for something like villas. For the larger and more complicated tasks though, it is still best to employ a qualified professional to ensure a high level of finishing and that compliance is met.

  1. Update The Kitchen.

One of the best renovations that you will be able to make which can pay off in a big way would have to be updating the kitchen. By making improvements and updates to the kitchen, you should be able to make your home much more desirable on the open market and it can really help to enhance the overall look and feel of the colonial villa in general.

  1. Add More Space.

You might be able to knock down a wall here or there which can really open up your entire villa, whether it’s knocking down a wall to make your kitchen larger or even your living space. Doing this is a great way to get more living space out of your villa and to make it look much more spacious in general.

Overall, there are a lot of different things that you will want to implement when you are aiming to renovate a colonial villa. By following some of the tips above, renovating your colonial villa doesn’t have to be too difficult and there are plenty of simple and affordable ways to spruce up the villa to make it much more modern and livable.

At Cain Built we are not only New Zealand Certified Builders Association accredited (NZCB) but have renovated colonial villas before, so we understand the intricacies involved and therefore are sure to be able to help you renovate yours. If you have an idea for your villa, please give us a call on 0800 224 628 or email at and we will gladly have a chat with you about your project.

House Extension Builder For East Coast Bays

Expand The Living Space Of Your Home With A House Extension

If you are starting to outgrow your home, you might want to consider adding a house extension. Many people in this situation immediately think about buying a new home or moving to a new neighbourhood. This option has lots of challenges, especially if the children like their school. However, another idea means that you can stay in the home and suburb that you love by adding an extension to your current home. Below we look at some of the ideas for house extensions East Coast Bays homeowners can enjoy.

There are two main ways you can build a house extension. You could build upwards by adding another storey, or build out into your garden making a bigger footprint for your home.

Adding Another Storey For A House Extension

Home extensions builder East Coast BaysA common approach to building a house extension is by adding another storey to the house. If your land area is limited this is often the better option for you. Also, if you live in a hilly area then adding a second storey can give you extended views and vistas that can take advantage of the locality that you live in.

However, be warned. An additional storey obviously means additional weight on the house foundations or concrete slab. Therefore, a key question to ask a house extension builder is, can your home support the added mass of another level? For this, you must talk to an experienced house extension builder. Often this is a question that only an engineer can answer but a good builder will be able to refer you to a good quality structural engineer that they have worked with previously who can give a definitive answer for you.

Why People Build Up For Home Extensions

Building up is a great approach to adding more space to your home. In many suburban areas, sections have been sub-divided into two or more building plots. This clearly puts a restriction on the ground area available so upward is often the only viable option.

But what about height you might ask?

Well, in the Auckland Council Unitary Plan, they are advocating developers build higher developments than before. This is mainly for building new multi-level (up to six storey) apartment blocks, but the Council is more open to considering allowing higher homes in some locations to leave more ground available for an additional dwelling on the same section. In short, Auckland Council wants denser housing which inevitably means taller houses.

Personal Choice With Another Storey Home Extension

Adding another storey to your home is going to give you a lot more space but more importantly, it is space to your specifications. You get to choose what bedrooms, bathrooms, or other rooms you want in that space. It is much easier to design your dream space from a blank canvas than to change an existing living area.

Added Value From A Home Extension

A broad rule of thumb is, more space means more value, so adding another storey will also increase the value of your home. In some suburbs you need to take advice from a local real estate agent about possible resale values of homes with extra living space, but in many areas, if you have additional, Council approved living space, your house will increase in value, often by more than the cost of the extension building project.

Building Out For East Coast Bays Home Extensions

If you don’t want to add another storey, or if you have the land available, then you can add an extension to the side of your house.

For many people, an extension built out from the home is the better option. It doesn’t require any strengthening of the foundation pad, and is often a relatively straightforward building project. Extending the footprint of your home can add grandeur and elegance to your house as well as the extra space.

When people have an extension built, they often take the opportunity of upgrading other areas of the house, especially those close to the new addition. This can include upgrades to kitchens, or making living areas open-plan. This makes the new and the old tie together to create a fabulous looking new home.

In fact, this is one of the key ingredients to a successful home extension. You have probably seen extensions that look like a garage has been tacked onto the house. It looks poor and doesn’t add as much value to the house as it could. A well-integrated house extension, tastefully designed, and finished to merge with the existing house will not only look better, it will add more value, and you will be much happier with the outcome.

An extension can be built on most terrains but if the land has a steep slope, then building the home extension will be more difficult, and consequently, more expensive. However, a good quality builder will have the skills to work on difficult sections.

Choosing A House Extension Builder In The East Coast Bays

It is important to work with a good local house extension builder in East Coast Bays. If you are choosing to get more than one quote, it is important that you don’t simply go with the cheapest. You must ask all the potential building contractors to explain why they have priced as they have, as you need to be aware of any additional costs, known as variations, that may not have been allowed for in the pricing (such as tree root removal and asbestos testing and removal) so you know exactly what is and isn’t included. Otherwise, you may think you’re comparing apples with apples, when you’re actually comparing apples with pears, and could therefore be in for some unexpected costs later down the track once the project is already underway.

Also, ask to see their portfolio of other house extensions and ask for references too, so you know the builder is experienced enough for your project.

At Cain Built we are not only New Zealand Certified Builders Association accredited (NZCB) but have worked on many different types of house extensions in the East Coast Bays and surrounding areas, so we’re sure to be able to help you with yours. If you have an idea for expanding your home, please give us a call on 0800 224 628 or email at and we will gladly have a chat with you about your project.

Coatesville House Renovations Builders – Renovate Or Move?

Why Many House Renovations Are Cheaper Than Selling Your Home And Buying Another

Many homeowners reach a point where they want extra space, a different layout to suit their family, or to accommodate new family members such as an aged parent moving in. There are many reasons wanting more or different space but whatever the cause this creates one of two choices; to move to a new home or to renovate their existing home.

There is no right or wrong answer but there are periods where people either prefer to renovate their existing house or sell their home and buy a new one. There are several reasons why renovating the home you already have is a much better investment than selling and buying another. Here are some key reasons why you might choose to renovate and some of the most cost-effective remodeling jobs you can do.

Coatesville renovations builders

Selling A Home Is Expensive On Many Levels

With the high price of houses in Auckland these days, the costs of selling one and buying another has risen as well. According to REINZ,  the median house price in Auckland is $850,000. For that you can expect to pay about $33,000 just for the real estate commission alone. Add to that mortgage costs, legal fees, valuations, LIM costs, removals, and you can be looking at $45,000 – all of which is dead money and doesn’t provide an asset value.

On top of that there is a huge amount of time spent going to open homes, the mental anguish of deciding which house you like, worrying about making an offer at the right price, and then having to do it all again when you miss out on your dream home – not to mention the laborious packing and moving process if you do end up selling.

There is a Better Way – Home Renovations in Coatesville

Instead of wasting your money on all those commissions and fees, plus all the wasted time in finding a house to move to, you can invest in your existing home by renovating it.

There are plenty of smaller renovations that you can do which can make a significant difference to your home, such as DIY-type projects ranging from decorating and landscaping, to new bathroom cabinets and these are well within the capability of a good handyman or a DIYer. However, they don’t make a significant difference to the overall usefulness or usage of space in your house. For this you will need to talk to a draughtsman or architect, and a local Coatesville renovation builder.

Why Go The House Renovation Route?

We have all heard horror stories of bad builders doing poor work, being well behind schedule or charging way over the original building quotation. But it’s important to remember that not all builders are like that. In fact, that type of builder is rare these days, so don’t be concerned about thinking of renovating your home. The chances are much higher that you will have a great result.

Which brings us back to the question, “Why go the renovation route?”

There are many reasons, but for some people, one of the key reasons is that you are not spending dead money. Everything you spend on renovating your home will be directly invested into he increased value of your property. From the cost of the draughtsman’s or architect’s plans, to getting Council consent, to the builder and materials, all of those are investments in your home.

Coatesville renovations buildersOther Big Reasons To Choose Home Renovations

Many of the reasons to decide to hire a Coatesville house renovations builder are emotionally driven rather than a logical, numbers-driven analysis. For example, lots of families simply love their home. A home often has strong family ties where the children were born and raised, it may be a dream location, or whatever the reasons, people just want to stay in their house. Yet they still want more space or to be able to utilise that space better. In this case, renovating your Coatesville home can make this work for you.

In the short-term there will be disruption, mess, and inconvenience. All building sites are like that.  But as the saying goes, “You can’t make an omelette without breaking an egg.”

Finding a good school or even getting into the school zone of your choice can be prohibitively expensive. And while children might complain about going to school, if they are settled have good friends and are doing well, it can be a huge wrench for you and then children, to uproot them to move to a new school. This is one of the biggest reasons that people choose to stay in their current home and renovate it to meet their new needs instead of moving home.

How We Work As A Coatesville Home Renovations Builder

At Cain Built, we have worked with many families on home renovations in Coatesville. One of the first things we ask is what does a family want to achieve with a home renovation? Is it more space, better space, accommodating new family members, or simply making their home look more modern? Whatever the desire, we can help make it happen for you.

After our initial meeting and discussion, we can give you a ball-park estimate to see if it is within your budget before you commit too much in expense. After that we know numerous good draughtsman and architects who we can introduce to you who will extract your end goal, and convert that to working drawings for submission to the Council.

Once consent is given, we will firm up the pricing for you so you can talk to your bank about financing your home renovations build. We will also give you a building schedule so you can plan how you want to live while the renovations project is being carried out.

Some families are happy to live in the home among the building work while others move out to family or rent for the duration of the renovations, depending on the scale and duration of the project.


Cost is not always about money. Lots of families have strong ties to their existing home but still want to renovate it for more space or to modernise it. If you and your family are emotionally attached to where you currently live but want to get more utility from your home, please call us on 0800 224 628 or email at, we’d be happy to talk to you about your options.

Coatesville Renovations Builder – What Do Major Home Renovations Entail?

What Do Major Home Renovations Entail?

For people wanting to undertake a major home renovation, this might be to upgrade their existing home or because they have bought a run-down or older house that they want to renovate. If you have never renovated a home before, you might be wondering what major home renovations entail. Is it a project that you can handle yourself, or do you need to hire a builder for major renovations? These are some of the things you can expect.

Getting The Plans

First of all, what is your desired outcome from the renovation? For any major home renovation you will need to have some plans drafted to consider how these new spaces could look, how they could change the overall appearance and flow of your home and also to figure out which improvements actually fit within your available budget. A good architect or an experienced draughtsman will sit down with you and discuss your requirements and budget. They will ask a range of questions about your lifestyle, the family members (teenagers will have different needs from young school children for example) and the anticipated use of the areas you are looking to renovate. All of these will have an impact on how they design your renovation project.

Using their experience, they will also have insights or ideas that you may not have considered. They might suggest a different configuration of the layout or a different orientation to capture more natural light and warmth.

They will also have an understanding of the shape and slope of the land that you will be building on.  This will have a significant effect on the costs of the building project also.

Once they have your input, they can then go away and draw up a sketch design and layout for you to then review, giving you the chance to either accept the design or for you to suggest changes. Once you agree on the design, they will then make the final drawings.

Once the plans have been submitted to Council, it is important that you do not make any changes to these since they are critical for Council Consent – see below. A renovations builder can use these to produce an estimate, though any later variations from the design will undoubtedly affect the construction costs, usually upwards, as well as potentially causing delays, so be absolutely sure that the design is what you want before the draughtsman or architect makes the final drawings.

Council Consent

It is essential to get approval for your building project from the local Council before you begin any major renovations. This might be Resource or Planning Consent, or both. Getting the Auckland Council Consent is a complex process and people are advised to seek professional help with the process. We can point you in the right direction here if you need help with your application.

As part of the consent process you will need to supply the drawings of the final design produced by a qualified architect or draughtsman to accompany your application. Any major variations from the design might need to go back for further approval – causing delays in your project.

Getting consent is vital as the Council has a range of powers to slow or halt building if the consent is not granted. Often renovation building companies will not quote a project without Council Consent first being granted, as it could easily be a waste of their time. It is not uncommon for Council to request changes to the plans as part of their peer reviewing processes for engineering and design.

During and after the renovations process, you will need inspections from the Council. At the end you will get the final sign-off, called Producer Statements (PS). Not only are these important to show that the Council has approved the completion of your work, but if you do not have the appropriate consents, you will not be able to get insurance cover.

Further, you will also find it very difficult to sell your home without the relevant Code of Compliance or PS. Banks and lenders are increasingly looking for reasons to not give a loan or mortgage. The absence of Code of Compliance documents will be all that is needed.

Major Renovations For The Whole House

It is not just updating your kitchen and bathrooms – a major renovation often includes multiple spaces of a house.

These days people tend to want to have a big open-plan living area. So it is common for us to work on major renovations in Coatesville that include the kitchen, lounge, dining room, and hallway for example. With our major renovations building experience we can help create much more living space in a house by removing walls to reconfigure the layout, giving views across the garden or creating much brighter internal living spaces.

Other major renovation projects can include adding an upper-storey or perhaps building out over a garage to add bedrooms or an office. Adding a granny-flat is another popular addition, which can often be part-funded by the parent selling their home, or rented out to gain extra income.

Major Renovation Projects Can Involve Indoor And Outdoor Upgrades

Upgrades and big renovations don’t need to be exclusively focused on a home’s interior. The exterior of a home can also be part of the renovations. If you have created a wonderful open-plan living area, lots of people choose to carry that outside by having a new deck, patio, or outdoor living area built. This way, you can extend the theme throughout your home, creating a steady flow of colour and style.

Another advantage in having major renovations in your garden at the same time as the indoor renovation building work, is that you only have one time of disruption. You might as well “get it over with.” The building company is on-site so they can build the deck or patio for you. The Project Manager can work with the other trades companies for landscaping or outdoors electrics for example.

If people put off the idea of renovating their garden or outdoor living area, they will find it harder to get the enthusiasm at a later date so we always recommend having the indoor and outdoor renovations done at the same time if your budget can handle it.

Major renovations builder CoatesvilleThe Costs Of Home Renovations Can Vary Wildly

One of the first things that most people want to know about home renovations is how much they cost. Unfortunately, there isn’t necessarily an easy answer to this question. There are many things that impact the total cost of home renovations.

Upgrading a small home is generally going to be cheaper than improving a larger home unless expansions are involved. Some homes may not need extensive renovation work, but other properties are going to need significant upgrades.

One of the best options for you is to call in an experienced home renovations builder to talk through your ideas. They can then give you a ball-park figure so you can see if that fits with your budget or your valuation for a renovated house in the area.

These days with the quickly changing costs of renovation building work in Coatesville, in fact throughout New Zealand, your own estimate is likely to be some way of the mark. Don’t leave it to chance and start a project that you cannot afford.

Summing Up

In short, there are many ways of renovating your home to create more space, light, or add value. If you have some thoughts about a major home renovation in Coatesville, and would like some advice, please call us on 0800 224 628 or email at, we’d be happy to talk to you about your options.





House Extension, Coatesville Builders, Some Ideas From Cain Built

Benefits Of A House Extension, Coatesville Builders, Cain Built, Have Some Ideas

If a family decides they need more space, they have two main options; to move to a bigger home or to build a house extension. For many the idea of a house extension has more advantages than moving to a new home. As a house extension builder in Coatesville, Cain Built have experience working with families, helping them to overcome their space problems by building a house extension for them. In this article, we will be going over some of the benefits of a house extension.

1. You Know The Area

If you have children then you will know the challenges of getting them to accept the idea of leaving their friends and moving to a new area, new schools, new sports clubs or activities. This is not to be under-estimated.

And don’t forget yourselves either. You will have your circle of friends in the area. Making new friends is not easy so do pay serious attention to this issue.

2. Increase The Value Of Your Home

Another key benefit that you will get from having a house extension built is that you are investing in your current asset, and increasing its value. Given the current house prices in the Coatesville area, if you move to a new home, you will face legal and real estate agency bills of well over $50,000. That is dead money.

Instead, you could invest that money as part of the cost of a brand-new house extension. You will need more than the $50,000 for a completed house extension project of course but that is a significant contribution from which you will get value rather than simply handing it over to agents and lawyers.

In addition, you are going to increase your value of your home, which in time, will make it much more marketable when you do want to move home. That $50k+ investment will be one of the best returns you will get, especially compared to the other option.

3. Make It Your Own

Another benefit that you will get from building an extension to a house is customising your home to make it your own. There may be aspects of your home that you don’t like. Maybe the layout doesn’t work, perhaps some rooms are a bit small, or the sunlight doesn’t shine in where you want it. All of these are issues that you can change if you have a house extension built. By definition, you will be increasing the overall size of your home by extending it, but these other layout issues can be tackled at the same time.

Often when we have worked on a house extension in Coatesville and surrounding areas, we have not just added space by building out, we have changed the internal layout too to accommodate the family’s desires.

Do you want a new bathroom? Maybe you are adding a sunroom or something else. All of these you will be able to include in your house extension building project to make your home much more useable for you.

4. More Space.

As noted above, often a big motivator for families looking to move is that they want more space. Growing teenagers, more children, or aged parents coming to live. All of these are very common reasons for people wanting to have more space to live in.

Moving home is a massive task. You have to decide where you want to live, visit real estate agents who will hound you once they have your phone number, go to lots of open homes, make offers that might get beaten by other buyers, organise finance, and if all of that is successful, then you have to go through the move itself. It is an arduous process.

Much simpler, even though there will be building work and disruption, if you are looking for more living space, is to have an extension built. Many homes, especially older ones, do not maximise the usable space in and around a home. With good design, and modern building techniques and materials, you will be able to add more living space to your property depending on Council approval of course.

6. Luxury From a House Extension

Another reason that people think of moving is to upgrade the quality of their home. Older homes deteriorate; it’s natural. It seems like a good idea to move to a new house. But you can often get a similar or even better result by upgrading your existing home.

When you add a house extension, that automatically adds a feeling of elegance, because of the extra space. But at the same time, you can upgrade other parts of your house. A new bathroom, a kitchen renovation, opening up rooms to create a bigger living space. All of these can be part of a house extension building project. Each of which, and cumulatively, will add a feeling of more luxury to your home.

Move or Work With A House Extension Builder in Coatesville?

In the end, only you and your family can decide which you feel is right for you. However, instead of moving, you might want to consider investing in a house extension. It is a good way to increase the overall value of your home, it adds much-needed living space, you can add a sense of luxury to your home, it is often easier than moving, and, it means you can stay in the Coatesville area rather than having to uproot your family, and start again in a new suburb.

If you would like to have a chat about the possibility of a house extension, please call us on 0800 224 628 or email at, we’d be happy to talk to you about your options.

Window Selection Balancing Act

Windows provide more than just a view on the world outside. They need to multi-task, bringing in light, allowing solar gain as free winter heat, admitting fresh air and limiting heat loss in winter.

Window area and specification has a huge influence on the overall energy efficiency of a building, and often this is underestimated.

This article from Build Magazine explains the benefits of installing properly insulated glass and what to look for when making your selection.