House and Land

House and Land

The Frame

After the slab has been laid, the most notable step in is the frame. A frame for an average, single story home takes approximately one day to be completed as the framing elements are usually partially assembled in the factory and then freighted to site.

For a two story home, the build time is a little longer – more like two to five days depending on the complexity of the build.

Framing has traditionally been constructed of timber but homes are also now build using steel framing.

The following are normally part of the Frame Stage:

All external & internal frames for walls.

Frame walls are a series of upright beams, joined together by noggins (smaller pieces of wood), to form a sturdy frame for either the external wrapping or internal plasterboard to be fixed to.

The frame walls also form an structure for windows and doors to be fixed to.

Building paper will be also be applied to the external walls.

Building paper, also called house wrap, is a strong, fibrous paper that blocks water and moisture from entering from the outside but allows moist air to pass through from the inside, preventing a buildup of moisture inside walls that can lead to mold.

Installation of all windows & doors.

Once the frame walls have gone up, windows and doors are then able to be installed. This usually happens during or shortly after the framing stage. In some cases, builders will install temporary doors for security or to help control environmental factors.

House at framed up stage at Homecorp Logan Reserve
Electrical box fixed in place.

At this stage, the electrical fuse box that was fixed to the pole during the concrete slab prep stage is now incorporated into the frame of the home.

Floor joists (if double story)

If the home is high set or double story, the upstairs floor joists will have been installed. The second level frame will be constructed on top of this series of upright structures.

Cladding

Based on the design and the requirements of materials specified, the exterior cladding will be installed.

Floor boarding (If double story)

When building a double story dwelling, the upper story floorboards – which are generally chipboard – will be laid on top of the floor joists and securely nailed into place.

Once all these steps have been finished the framing step is complete and the roof can be installed.

House and Land

Foundations and Footings

What is the difference?

As the saying goes, a solid foundation in life sets you up for success. The same is true when it comes to building a house. There are many terms builders use that aren’t entirely clear to would-be owners, especially those building for the first time. In order to decode some of the terms we use, we are going to start from the ground up… with the foundation.

footing is what stands (literally) between the load of the house and the ground on which it is built.

Footings play several important roles including distributing loads evenly across the ground, anchoring buildings against high winds and protecting them from expansive soils and soil moisture. Footings that are well designed and constructed help ensure our buildings are safe and stable.

Foundation is the soil upon which the entire structure rests and must be able to support the weight of the building without failing. One of the first steps when looking at a site is to access the ground or soil to understand what the foundation is. Footings will then be designed to take into account the site conditions and type of foundation. 

Different types of foundation soil offer different levels of stability and drainage. Generally, footings founded on bedrock will settle the least, while footings founded on sandy soil tend to settle quickly and evenly.

Clay soil is notoriously tricky as it absorbs and loses water dramatically in response to weather conditions. In wet seasons, clay soil expands by up to 50%, while during dry months, it shrinks by the same amount. This constant movement can cause mean footings move unevenly leading to cracks appearing on finished surfaces over time.

A geotechnical report provides the necessary information about the soil type, behaviour, and limitations. This allows the Structural Engineer to design an appropriate footing for any project.

What are Different Types of Footings Used in Australian Homes?

There are a range of footings being used in Australian houses. Some of the most common are:

Strip and Stumps

One of Australia’s most commonly used types of footings is the strip and stump footing system. This system consists of two main parts: a strip of linear rectangular concrete or bluestone, and isolated posts known as stumps supported on pad footings.

The strip footing supports external walls, while the stumps support the internal floors. This system is adaptable and can be built on flat and sloping sites. In addition, it creates a crawl space that can be used for storage.

Types of Footings, Strip and stump footing system
Strip and Stump Footing System

Raft Slabs

A reinforced concrete raft slab is a strong and durable foundation for any building. The integral concrete beams provide added strength and support and can be spaced and positioned according to needs. This type of footing is well-suited to difficult or unstable ground. Differential movements of a raft slab can also be minimized with proper design and construction.

Two different types of raft slabs widely used in Australia are:

Waffle Raft

Waffle slabs have become a popular choice for builders in recent years due to their faster, easier and cheaper build process. Waffle slabs are typically 85 mm thick and supported by edge beams around the perimeter and internal beams (known as ribs) that run in both directions, creating a waffle-like shape when viewed from below.

Waffle slabs sit directly on the ground, either on compacted fill or natural soil. Due to their shallow-founded beams and relatively low stiffness, they have become problematic on highly reactive soils.

Waffle Raft

Waffle Rafts are the style of footing currently being installed at Prestwood Estate by Homecorp.

Once plumbing service pipes have been installed, a barrier layer is laid on the site and reinforcing is laid out. Wafffle Rafts are then placed and spaced ready for concrete to be poured on top.

Stiffened Raft

Stiffened Raft typically consists of a 100mm thick steel reinforced slab with stiffened internal and external beams embedded into the Natural foundation soil for extra strength and support. The edges of the stiffened raft slabs are from 300mm to 1100mm thick, depending on the type of construction they support (e.g. clad frame, brick veneer, full masonry etc.).

Stiffened Raft a type of footings in australia
Site preparation for construction of Stiffened Raft Slab

Suspended slabs on piers

Some sites can be very problematic due to the significant reactive nature of the foundation soil or the presence of deep layers of unstable Fill material that are unsuitable for use as a foundation. In these cases, deep concrete piles are installed to support the concrete raft slabs and take the load down to the Natural soil, where the amount of movement, due to reactivity, is somewhat limited. The piles are rarely structurally connected to the concrete slab above, and as such, this footing system is very susceptible to soil heave.

Slab on Ground

This is usually made from reinforced concrete and is approximately 80mm thick. The perimeter footing is usually slightly thicker, which helps to increase the stability of the slab. The slab is typically built on a layer of crushed gravel and a sheet of waterproofing plastic to prevent moisture from seeping up from the ground. This type of footing is generally suitable for non-habitable areas, such as garages and driveways and is installed on flat sites.

Slab on Ground

How deep should footings be?

The depth of a footing is dictated by the type of soil beneath it and the amount of bearing capacity required. The heavier the building is, the deeper the footings should be. Also, soils that are more reactive necessitate a deeper footing in order to minimize differential movements. One of the roles of design engineers is to account for adverse factors present on site, such as trees, which could potentially impact on the footing’s performance.

The Australian Standard AS2870 Residential slabs and footings provides minimum requirements for footing design; however, this standard should be treated as a general guideline only. Every site must be thoroughly tested and analyzed by both a Geotechnical Engineer and Structural Engineer to ensure an appropriate footing type and depth is proposed.  

Homecorp House and Land packages are designed so all the hard work, including things like geotech reports and engineering assessements, are all taken care of. Our team of experts look at each lot and pair it with the a plan and layout that capitalises on what that site has to offer.

To find out more about where Homecorp are developing just reach out to the Homecorp team today.

House and Land

Infrastructure Spend: WIP 2024

Before selecting areas for house and land estates, Homecorp does a lot of digging. By this we mean hundreds of hours of ground work, in terms of research into the potential for growth in an area, has been done before buyers get to see an estate.

Homecorp considers a range of factors when developing house and land estates, like the infrastructure spend outlook for 2024.

New infrastructure or upgrades to existing amenities can influence the desirability of a suburb and the increased workforce can drive demands, enhance business and even flow through to the property market.

2023 was a busy year for the Australian engineering and construction industry and current forecasts point to an equally busy 2024.

“There is a cautious optimism surrounding 2024,” explained James Lawrence, Group Manager for Customer & Markets at Coates. “While residential construction is declining, nationally the market remains in an upward cycle driven by concurrent booms in road, railway and renewables construction.”

“If businesses can successfully navigate challenges and retain the talent to deliver on demand, the next decade will be a rewarding time to be working in this industry.”

Here’s what engineering and construction businesses can expect from the year ahead:

Current trends and market conditions

Despite challenges, the overall position of Australia’s construction markets remains strong.

State-based demand

The value of construction work is a key indicator of the health of economies and, based on current forecasts, Queensland and WA are expected to outperform NSW and Victoria in coming years on a percentage growth factor.

“These states have relatively strong foundations for demand this decade, with growing populations, mineral and renewable resources, relatively low debt and major events like the 2032 Olympics in Brisbane stimulating further opportunities,” Lawrence said.

Growth sectors

Nationally, the construction of transportation, utilities, renewables, transmission, industrial, road and rail infrastructure projects will continue to drive significant activity in 2024, and provide longevity for engineering and construction businesses.

“We’re seeing considerable expansion into social institution infrastructure in areas like health and education, particularly in regional locations,” Lawrence said.

“We’re also starting to see the return of private investment, in large scale multi-dwelling projects, which will be essential for meeting the needs of Australia’s growing population.”

Renewable energy infrastructure will surge significantly in 2024, notably in the Eastern states. Industry research and forecasting company Macromonitor recently forecast spend on renewable energy infrastructure to rise 49 per cent to reach $5.2 billion in FY24, and grow to $12 billion in FY26.

The proposed Integrated System Plan (ISP) from AEMO2, Australia’s independent system and market operator, indicates there will be continued escalation in infrastructure for large-scale renewable generation, distribution and storage, and a contraction in traditional sources of power generation. The impact of this investment will be truly national as indicated on the ISP project roadmap.

Challenges

Market capacity, capability, cost and carbon reduction remain key focus areas for construction in 2024.

Capacity and capability

As the pipeline of construction work continues to exceed the availability of skilled and unskilled labour, workforce challenges will remain.

Cost inflation

A slight resettling of costs and the completion of the Federal government’s infrastructure review will bring more surety to the industry.

Carbon

Navigating changing environmental regulations and the need to deliver on carbon reduction targets and strategies is another factor that will shape construction activity and the cost of delivering construction projects in 2024 and beyond.

“Initiatives and legislation, such as the Sustainable Buildings SEPP3 in NSW, are shifting from reducing operating emissions to reducing embodied carbon – that is the carbon associated with construction materials, their transport to and from site, and the construction process itself,” Lawrence said.

“Construction businesses will increasingly need to consider embodied carbon in the early stages of the project life cycle.”

Opportunities

Across all sectors and geographies, there is potential for construction businesses to improve productivity and ease cost and capacity constraints.

Utilising technology

Technology has a role to play in easing labour pressures and offsetting rising construction costs. Homecorp is investing in further development of its Build Portal which allows stakeholders, owners and suppliers to track build progress online, anytie.

Embedding more sustainable practices

While the path to net-zero presents significant challenges for the industry, it also offers opportunities. Embedding circular economy principles – such as reusing materials, designing structures for disassembly and reducing waste – can yield significant benefits including increased efficiencies that can lead to cost savings and reductions in embodied carbon.

Homecorp offers home designs that achieve stringent 7 Green Star ratings to ensure we are not only building the best homes for today but also for the future.

Take a look at Homecorp House and Land opportunities or talk to the team about your needs today.

Develop and build with Homecorp

Essence Estate has undergone an impressive transformation from piles of soil, pipes and gravel to lush landscaped boulevards and level lots.

Words don’t do the process and transformation justice. The best way to really appreciate the hard work that has gone into creating this new community is from the air.

Take a moment to watch the progression of each site visit captured in the video below.

From the early earthworks to the homes that have already taken shape in Stage 1. Fly over the beginnings of boulevards and see them become sealed streets. We are proud of the tremendous team effort that has transformed Essence from bare land into a boutique estate.

Toowoomba Takes Off

With the initial stages built or commencing construction, Homecorp are now preparing lots in Stage 2 and Stage 4 at Essence Estate for release to market to meet demand.

Essence is rapidly developing into an inspiring community. The dedication of our team is creating an estate people are proud to call home.

Toowoomba offers many advantages including housing affordability, employment opportunities, education, health services, open spaces, sport, and culture.

It is one of the most liveable regions in Australia, supported by one of the nation’s most diverse and healthy economies.

A surge in activity has broadened the economic base to include manufacturing, along with education, transport, logistics and information communication sectors.

As a result, Toowoomba was one of Queensland’s top performing property markets for 2023.  

New house and land packages are being released in Toowoomba's Essence Estate

Homecorp Hot Spots

Homecorp’s assessment criteria for development locations is something we have fine-tuned over decades in the industry. 

Our track record speaks for itself with five of Homecorp’s key development locations – Toowoomba, Logan Reserve, Ipswich, Rockhampton and Adelaide – featuring on hot property lists for 2023.

Essence Estate Toowoomba is ready for new houses to be built by Homecorp

Want to know more? Take a look at Homecorp’s plans for Essence Estate or talk to our team today.

Site Visit: Essence, Toowoomba

House and Land

Queensland Homes Hit All Time High

Key points:

  • Property in almost every part of Queensland has hit all time high prices overtaking COVID-era peaks
  • Analysts say a combination of affordable regions and fewer homes on the market is driving up prices
  • Housing advocates warn that as prices rise, those already struggling will be under even more pressure

Queensland Property Prices 

Property analysts CoreLogic found that every regional centre in Queensland – aside from the Sunshine Coast and Townsville – are now at their peak and continuing to rise.

In the south-east, homes in Brisbane’s south, inner city, along with Logan and Ipswich, are now at their highest-ever median price.

House and land for sale Brisbane growth corridor Toowoomba, Ipswich, Gold Coast

Affordable Regions In Demand

CoreLogic founder Tim Lawless said it is no surprise that homes in regional Queensland were rising fast.

He said they are still comparatively cheap and did not experience the same boom as the south-east.

“They didn’t see the same trends as south-east Queensland saw through the pandemic.

“Most of those markets are still showing immediate value well below $500,000.”

In contrast, the average price of a home on the Sunshine Coast now tops $965,000.

“That’s rivalling some of the more expensive markets in Sydney,” he said.

House and Land packages, like those at Essence Estate, open the door to Toowoomba’s hot property market

Prices on the rise

Mr Lawless said homes in South East Queensland’s lifestyle regions went up around 60 per cent through the COVID era. Many then saw dips in value once COVID restrictions eased but prices are rising across the board and demand is strong.

The Outlook in Gympie, Queensland, is readying the next stage of development to meet market demand

More Rental Properties Urgently Needed

Lawless also noted with low vacancy rates, housing supply and more overseas immigration, “it’s hard to see prices going backwards over the near term”.

Looking ahead to the next 20 years, Logan City will continue to be one of the fastest growing cities in Queensland. The population is expected to increase by up to 200,000 within the next 20 years and Logan’s objective is to create at least 53,000 jobs to support this population growth.

Logan Reserve property growth and population growth

Homecorp is developing House and Land estates in Logan Reserve, like The Verge and Prestwood Estate, to help meet demand.

Logan Reserve is a property hot spot offering easy family-friendly living with city conveniences close at hand:

30 minutes to Brisbane’s CBD
25 minutes to Ipswich
35 minutes to the Gold Coast
It’s one hot location, location, location!

Stage 5 at The Verge has just been released and it is the final house and land release in this thriving development.

With limited lots remaining, the time to invest is now! Talk to the team at Homecorp to find out more.

Essence Estate house and land development by Homecorp
House and Land, Property Investment

Toowoomba Hot Property: House and Land

Toowoomba is enjoying strong population growth which is driving property demand. Hot property house and land opportunities in the area include Essence Estate by Homecorp. With Toowoomba having some of the fastest selling property in regional Australia, Essence is proving to be a regional winner for property investors.

CoreLogic’s Regional Market Report shows Queensland’s market is flourishing stoked by southern-state buyers chasing sun, space and affordability.

With around 123,000 residents, Toowoomba is the second most-populated inland city, behind Canberra, and is known for its architecture and rich streetscapes, which includes the art deco picture palace, the Empire Theatre, and a grand city hall.

 

Toowoomba Hot Property: House and Land opportunities include Essence Estate by Homecorp

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House and Land, Property Investment, Why House and Land?

Queensland: House and Land

Queensland house and land opportunities offer a way into a market that is already building towards Brisbane 2032.  You may have seen some of the headlines about the growth predicted in Queensland but the numbers behind those headlines are staggering.

A recent report by property experts RPM Group says Logan is a hot spot that needs to get growing.  RPM’s SEQ Property Report for September 2023 is predicting 54,145 new dwellings will be needed in Logan by 2066.  The current average is around 700 per year so the time to start building is now!

Homecorp has been fine-tuning a unique approach to Queensland house and land development for over a decade.  Before we select locations for development we undertake in-depth research.  Our assessment criteria includes looking at infrastructure investment as well as proximity to transport, shopping and health care amenities.

Queensland House and Land: Logan Reserve

Logan Reserve ticks all of these key boxes.  This is why The Verge is one of Homecorp’s key house and land estates.

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House and land for sale in Brisbane growth corridor
House and Land, Property Investment

Considering An Investment Property

Is capital growth still up? What about rental demand? Where should I buy? 

These are questions people grapple with when investing. With Homecorp investment property, we research population growth, rental returns and vacancy rates as well infrastructure amenities so you don’t have to.

Homecorp compile reports on each suburb as well as the wider region before we choose to develop there. This forms part of our investment property selection criteria.

Our experience tells us that when people are looking to invest in property there are three major factors that come into play:

  1. Budget – usually determined by your bank
  1. Location – when investing that means the right strategic location
  2. The Right Property In The Right Strategic Location  – and that’s where the Homecorp team can help you find your hot spot

Homecorp have been developing since 2004.  We have seen summers come and go.  We have enjoyed springs and found the best way to brave the winters.  When you choose a Homecorp house and land estate to invest in, you get the wealth of our experience for free.

Holmview in South East Queensland

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