PRICES
- Do Moss Brothers have a price-list?
The pricelist we have is just an indicative guide. This is because each and every period home is architecturally designed and unique to its owner. We need to be careful in issuing a pricelist to someone who wants a classic period home because it's like saying "this is what you get" and that's not the way the discerning 'new home-building public' will accept being treated these days. Your home should reflect your lifestyle and your personality and say something about who you are - not who someone else is. The period home (built between 1880 and 1940) is distinctly and uniquely New Zealand, found nowhere else in the world with its closest design cousins only found in Australia, parts of Europe, parts of South Africa and the US.
- How much are Moss Brothers showhomes?
To build a carbon copy of the Masterton show home on your section or site around $680,000.00
For a detailed explaination please ask to see the Information Pricing Guide (DT-7.1.4)
Moss Brothers Reproduction Period Replica New Zealand Homes and Homesteads:
A very basic model can be built from just $1600 per sq m but realistically budget from $2000 per m-sq. However, some clients request far more complex, authentic design with incredible attention to detail which has pushed their sq m rate over $3000.00 - owners choice. This means we can and do accommodate most budgets
All Moss Brothers homes are architecturally designed by an architect or architectural designer. A qualified and skilled architect or architectural designer (as opposed to a draftsmen), although expensive to employ, will save time and money in the following ways; quoting the build is more accurate, the chance of on-site building mistakes is enormously reduced, with more accurate plans comes a faster build time, and more accurate plans pass through the Council Building Consent process on time or with less delays.
- Are the showhomes available for sale?
The show-homes aren’t currently on the market for sale but we are always open for discussions. The show-homes are purely for displaying goods and services and setting a benchmark for the standard of workmanship you can expect from Moss Brothers when we design and build for you. When Moss Brothers replace a show-home (once every 4 or 5 years) it’s only because we want to introduce new ideas. If you can appreciate, we need our show-homes to show what we can do for you. When there is no show-home it’s like not having a shop front.
- How much does a new house cost to build?
At Moss Brothers the cost of a new house is made up from 5 main ingredients, we call it "the pricing mix":
i. Your budget.
ii. Your preferred house style i.e. what the house will look like from the outside once it’s finished. As example the Moss Brothers style is usually a 100-year-old New Zealand period replica or Queenslander.
iii. How many living spaces i.e. how many bedrooms, bathrooms, living areas or verandas etc…
iv. What’s important to you i.e. what finishings, fixtures and fittings are being used and installed.
v. The degree of complexity and attention to detail in design and construction.
Moss Brothers don’t have a price list but instead have a pricing information guide. The Pricing Information guide gives $ per square meter averages and is very useful as a guide for budgeting. For more information email us and request DT-7.1.4 Pricing Information Guide.
- What kinds of things affect the cost of a Moss Brothers house?
New Zealand building industry authorities set what they call, ‘minimum building code standards’. You’ll probably agree that while minimum building code standards probably do the job and cost less, that’s probably not what’s most important to you. Moss Brothers clients usually demand greater levels of product performance than standard minimums and understand it will cost more to achieve that.
Similar applies to the calibre of tradesmen. When Moss Brothers ask their enquirers or clients what standard of tradesmen’s workmanship would they expect, without exception the answer is always high. I’m sure you’ll agree that regardless of what service (including professional service) we purchase, we expect, no we demand, the standards to be high.
I’m sure you’ll also agree that no two professionals or tradesmen have the same level of attitude, passion, skill, honesty, punctuality, reliability or desire to achieve the same attention to detail. Because some tradesmen’s desire and ability to perform exceeds others, the end result will always be more appreciated and valued by you. So the answer is; if you want a really good job you must employ really good tradesmen. And if you want to employ and retain really good tradesmen, you must pay them well. Therefore it’s reassuring to know that we expect to pay higher rates to secure the tradesmen that meet our collective standards. It’s interesting to note that Moss Brothers have never had a complaint from a client because we employed competent reliable tradesmen that cost more.
- How would you pay for a new house?
By progress payments based on the value of the work completed at the end of a predetermined stage. If borrowing you may find you’ll be required to have an independent valuer provide a valuation before funds are released.
- What is the breakdown or stages of the progress payments?
Below is a guide only as percentages will changes based on the value of a project. But if a project was priced at say $750,000.00 progress claims would be something similar to this:
i. 10% deposit – upon signing the proposal.
ii. 7.5% upon substantial completion of the services
iii. 7.5% upon substantial completion of the foundation.
iv. 30% upon substantial completion of roof framing.
v. 20% upon substantial completion of the roof on, the weatherboards on and the windows in, i.e. the outside complete.
vi. 15% upon substantial completion of all internal wall linings
vii. 10% on completion and at handover.
- What is the Moss Brothers square meter rate?
We don’t have a square meter rate because we specifically custom design and build each home. However, to assist you with an indication of cost, we have put together a pricing guide which shows the average square meter cost of building a typical period replica or Queenslander home derived from the past history of work we have completed or by independent valuation. For a detailed explanation please ask to see the Pricing Information Guide (DT 7.4).
- A Moss Brothers home cost what it does because.....
Moss Brothers never select industry minimum standard materials to design and built with – that’s probably not what’s important to you. We never put their work out for public tender to get the cheapest price – I doubt you’d want that either. You’ll gain more comfort and peace of mind knowing that the architects, architectural designers and engineers are skilled, knowledgeable and competent. That the materials specified are fit for their intended purpose. And you’ll receive consistency and reliability from the tradesmen employed. It’s hard to imagine you’d be looking for ‘who can build for you at the cheapest price’.
Just 2 final points; we can suit most budgets. But remember, it’s not what it costs but what you actually get for your money.
PLANS AND DESIGN WORK
- Can the client change the brochure plan and does it cost any more?
The standard brochure plans are most unlikely to suit your needs. If you can please forget about the brochure floor plan and focus on overall outside style and shape of the house you want. Floor plans are designed around family requirements, preferred living spaces, how much entertaining you do, the views, what’s important to you, prevailing winds and sunrise and sunset etc.
Therefore it should be noted that we do not have full pre-finished plans for any of the brochures. That’s because in the past 20 years Moss Brothers has never built exactly to one of the brochures.
- Are Period Replica and Queenslander style homes the only projects Moss Brothers carry out?
The answer is short is, “no”. Although most people like the look of period and Queenslander homes not everyone wants to have one designed and built for them. So for those that prefer something more contemporary or ‘another style’ Moss Brothers are often chosen because of the way business is conducted. Please ask to see our book of testimonials.
- Where to start or where do you go from here?
Moss Brothers always like to suggest that you gather up your thoughts, ideas and examples of what you’d like your new home to be like. Then come along and meet with me (Julian Moss) or one of our home building consultants for a free no obligation consultation. The next step is to introduce you to our architectural design team where you’ll be able to pick their brains about what works well in house design or how we can make your own design ideas come to life. We have on show a range of house designs to give you ideas of what’s possible but every house we design and build is unique to you. After the first meeting you’ll be able to decide whether you want to keep talking with us or not. For a meeting phone 06-370-2058 (Masterton).
But we also have a free handout flyer that is called ‘Your Building Project Flowchart – HTSS-3.2.13’ which can be sent you electronically by request through the ‘Enquiry’ tab of the website. There are 15 steps that walk you through from initial discussion to handover.
- What happens at the first meeting with the home building consultant?
Firstly, you’d usually own the land (or about to purchase it) where you wish to build if you are to get maximum benefit from the meeting. So bundle up all your thoughts and ideas, such as magazine pictures or cuttings, notes, samples and photos etc and bring them with you. The benefit of the meeting is so you can pick the brains of an expert to find out if what you propose will work or how it can be made to come to life without feeling pressured by a pushy salesperson. At the end of the meeting you’ll be in an informed position to choose to either commit to working with us or walk away – no pressure. At this point all it’s cost you is 1-2 hours of your time.
HOW LONG DO THINGS TAKE
- How long do we have to wait to get Moss Brothers to build for you?
Once the building consent/permit has been issued, the worst possible scenario or longest time before work starts on site is 18 weeks (usually start within just 6 weeks) -
or we’ll pay the weekly rent equal to the average 3-bedroom rental property until it does start
(conditions apply like; rent will be paid from the 19th week until work starts, delays from bad weather, sickness, injury etc can extend the start time without penalty). However, we have a system to have builders ready when you are so this time can usually be slashed dramatically. To find out more ask how this works.
The reasons; first Moss Brothers have to complete the plans and specifications ready for a building permit, this takes about 4 weeks. Then, the plans and specifications are sent to the council for building permit approval, another four to 6 weeks. And finally, our builders will be currently working on other projects and
will not be taken off to start on another project until the one they are on is complete.
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- How long does it take to get a building permit?
The council should have the building permit approved within a month of the plans being deposited (conditions apply).
- How long does a house take to build?
Many things determine the cost of a house with size having a smaller impact. Same thing applies in the build time of your project. The labour content of a period replica build is probably double that of a contemporary New Zealand house because of all of the attention paid to the reproduction details. An estimate of time that your home will take to build can be given once plans and specifications are complete. However as a guide you should allow 6 to 8 months for something like the Masterton show-home and 4 to 5 months for something like Waikanae show-home.
- Can we hold Moss Brothers to a completions date and penalise them if they don’t complete on time?
Moss Brothers will not work to a penalty clause. There are many reasons for a project not being completed on time, such as but not restricted to:
a. Bad weather
b. Injury to a tradesmen
c. Annual leave
d. The owner requesting too many variations.
What we do guarantee is that work on you project will be continuous.
- Will tradesmen remain on the job or be removed to work elsewhere?
Moss Brothers never remove carpentry tradesmen from a project to work elsewhere. In fact we guarantee that the onsite work will be continuous until completion. However, this statement needs to be clarified and qualified.
There are times when tradesmen will leave the project to work elsewhere or the project will stop but usually only for the following reasons:
a. First let me explain the cycle of a building project. The carpenters start on site and stay on site until they finish all they can do. The carpenters then leave the site to start on the next project while the painters, plasterers, plumbers, electricians and joiners carry out their work and finish off. Once these other trades have finished the carpenters come back to do the last of the remaining odds and sods, including refitting doors and making sure everything works before handover to the owner. Of course, these carpenters have to come from another building project, which means they are leaving the job to complete the previous project. This cycle continues on every project. This will be the only time carpenters can leave the job – except for clause 4 above.
b. Other subcontractors, like painters, plasterers, plumbers, electricians and joiners are always working on other projects and cannot just leave them to start on the next project when it is ready. Especially in the case of the plasterer or painter, there can be a delay of anything up to two weeks even when they have been given months of notice.
GENERAL
- Are Moss Brothers Master Builders?
Moss Brothers were Registered Master Builders from October 1988 to July 2007. As the business evolved from builder, to designer and builder, and now designers and project managers, the desire to remain a Registered Master Builder changed. Towards the end of 2007 Moss Brothers involvement in Master Builders reduced which meant ‘associate membership’
for Julian Moss was a more practical option as the business continued to evolve. Being a member of Registered Master Builders was valued and rewarding but there comes a time to move onwards and upward. Moss Brothers, however, will still work with and employ Master Builder members to carry out building and construction work for us and our clients if we are convinced they come up to and can meet Moss Brothers standards.
- How long have Moss Brothers been in business?
Since 1983.
- Is heat loss a problem with high ceilings?
The height of the ceiling is not the problem in heating any house. Getting access to the heat already generated is the problem. Even with a low 2.4m ceiling two thirds of all heat is in the top third of the room, and as we don’t live in the top third we can’t enjoy the existing warm air without some form of mechanically mixing the air. The best and most cost effective way is with a ceiling fan.
- What is the difference between a Queenslander home and a replica or reproduction home?
Moss Brothers specialise in the design and build of Queenslander homes and period replica or reproduction homes. But the difference between the two is that a Queenslander home is a home that is designed with less straight sharp and hard lines than contemporary designs and more colonial features. Character is more in reference to a style of home. Have a look at the Heritage Homestead or Rathkeale Homestead Moss Brothers brochures as these are excellent examples of Queenslander homes. A period replica or reproduction home has more precise features that specifically pick out a period in time e.g. the latest Moss Brothers show-homes are modelled around the year 1880 to 1940.
- What does the term, ‘Designers & Builders of New Beautiful Old Homes’ mean?
The words ‘design and build’ are terms used to assist you to understand what a company can do for you. So in the instance of Moss Brothers it should be taken to mean that if you would like to build a Queenslander or period replica home then our firm specialises in the total project. In other words, we show and give you a wide range of options, discuss styles and designs with you, prepare draft plans then building permit plans & specifications and then manage the construction procedure from the first peg to the last touch of paint; a one-stop shop or complete package, if you will. And the words ‘New Beautiful Old Period Replica Homes’ is of course in reference to the work Moss Brothers is passionate about and specialise in.
WHY SHOULD AN ENQUIRER CHOOSE TO DO BUSINESS WITH MOSS BROTHERS INSTEAD OF GOING SOMEWHERE ELSE?
5 reasons Moss Brothers different from other designers & builders.
- When designing and building Period Replica or Queenslander Style buildings, there is no substitute for experience. Over the last 25 years we have acquired considerable knowledge and developed unique systems that will be used to benefit you and your build. This is the biggest advantage of working with a specialist as opposed to a general design professional who attempts a one-off.
- Moss Brothers are so committed to providing you with a superior standard of finish we confidently give a 10-year warrantee on workmanship when employed as building contractor. To our knowledge no other building firm does this. What this means is, if there is a fault or failure in our workmanship we fix it for free for up to 10 years after completion of your building project. Moss Brothers are constantly amazed that most operators in the construction industry do not have confidence in their ability to take full responsibility for their own performance. Moss Brothers have a book that contains testimonials received from very happy clients over the past 18 years. Please ask to see these.
- The Moss Brothers 10-year warrantee is transferable. That means if you sell your Moss Brothers house inside those first 10-years from completion the next owner gets the advantage of the warrantee. The benefit here is a potential purchaser cannot use any argument to reduce the asking price. In fact the vendor (you) can ask a higher price because you can offer a peace-of-mind workmanship warrantee.
- We absolutely guarantee your building project will start on time or we’ll supply all of your electrical and gas Kitchen appliances for free – you think we’re joking? We are very serious about starting on time.
- All carpentry work will be continuous until completion. What this means is tradesmen will not be taken off your job to work elsewhere. This makes planning for a date to take possession far more accurate.
WHEN CONSIDERING TO WORK WITH MOSS BROTHERS, WHERE DO YOU START?
- All build projects start by having a meeting with me or a company consultant for about 1-2 hours. The first meeting is free and no conditions apply.
- How does the enquirer set up such a meeting?
Ask a staff member to book in a time or phone the office or showhome Phone 06 370 2058 (Masterton)
CARPENTRY
- Do Moss Brothers employ carpenters on wages or contract labour, and why?
All of Moss Brothers carpenters or builders are employed on contract because we have found them to be more dependable, more reliable, have more of a sense of urgency, a higher standard of carpentry ability, they can be held to account for the work they do and are no different to employing any other trade persons like painters, plasterers, plumbers, electricians and joiners.
Also, it’s a fact that most tradesmen of any worth reach a stage in their career where they say to themselves; with the skills and attitude I have, I can do better for myself being self-employed than working for wages. These are the tradesmen Moss Brothers like to work with.
- Don’t weatherboard houses require more maintenance?
Fact: a brick, stone or texture-coated house is not a maintenance-free house. It’s today’s perception that a brick or stone exterior cladding equals a low maintenance house and it’s simply not true. Sure brick or stone exterior cladding can assist, but they make up only a small piece of the overall picture. In most cases brick or stone exterior cladding only covers the easy bits to paint and maintain. It’s around the windows and eaves and other exterior trim that takes the time and effort. The modern replica house may look like it’s going to require more attention, but in reality the difference is only minor. Weatherboards that are installed and painted by experienced tradesmen are tried and true, that’s why there is a trend back to using them after the leaky house syndrome.
Where are all the high maintenance areas in our homes? They are created from high usage around laundries, toilets, showers, bathrooms and kitchens. It’s these rooms that require attention and cleaning,
every day. How often do the easy bits require paint or maintenance around the exterior of a house, only about once in ten to fifteen years? All too often attention to detail in design to high usage areas is almost always ignored or neglected with the modern style house. More attention must be paid to those washing and cleaning areas mentioned above.
- Don’t the verandas block the sun?
Many people have concerns that verandas block the sun and have the effect of making the inside too dark. Over the last 20 years, a huge percentage of the homes built by Moss Brothers have verandas. Why, because they look fantastic, they add character and charm and for those that enjoy an indoor-outdoors lifestyle, they are a great extension of living spaces. Not once have we heard, “Hey, we love our new home but the verandas make it too dark inside”. Trial and error and experience has taught us that the best size or width is 1.8m or 6ft. The reason is, any wider and you will start creating undesirable shadowing and any less and the veranda won’t have the desired visual or usable effect.
During the shortest winter days our Masterton showhome, which has 1.8m wide verandas, enjoys full winter sun in all the Living areas and all Bedrooms. The fact is that even with standard 600mm eaves you wouldn’t enjoy much more late afternoon winter sunshine. Plus there is the added bonus, that without question, verandas help reduce winter condensation on window surfaces.
The flip side to this is that in the summer you get the reverse effect where, except for first thing in the morning and last thing in the afternoon, the verandas do block more sun because the sun is higher in the sky for longer and therefore verandas give more protection for you, your home, your carpets, your drapes and your furniture, from fading and damage caused by stronger more intense sunlight/UV. In fact people without verandas often draw curtains in the summer to protect floor coverings and furniture from sun damage.
Another huge benefit is for those who are considering building on rural land where there is no town or mains water supply. That extra roof catchment area could be the difference between being self-sufficient in household water and having to buy water in.
- Can a period replica home be built on a concrete floor?
A concrete floor is cheaper to build than a timber or particleboard floor but only if the building site is level and the floor is a minimum 225mm above natural ground level. Our recommendation will always be; if you’re building a replica home, they look their best when elevated or raised up off the ground by at least 600mm. 100 years ago, concrete as we know it wasn’t available, so the old style colonial villa house appears to look out of place set low to the ground. Also, if a house is built low to the ground using timber decking on the verandas becomes marginal.
If a concrete floor is desired then the way to achieve this result is to simply raise the concrete floor higher. By doing this it will achieve the desired look, it will allow for timber decking to be used as sufficient ground clearance can be achieved and it allows for a much higher floor insulation under the concrete.
- Do we use Coloursteel long-run roofing iron?
All Coloursteel roofing comes in long-run. We tell the manufacturer what measurement we want and that’s what we get. The lengths can be enormous. The benefit of long-run roofing is that there are fewer joints and therefore less chance for leaks and rust.
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