Should You Buy, Build, Extend or Knock Down & Rebuild?

Lighting & Electrical in Your New Home - What to Plan, What to Avoid & What Builders Leave Out

Lighting is one of the most overlooked parts of building a new home and one of the most expensive to fix after the fact. In this episode Behan walks through everything you need to think about before your lighting appointment, from switch placement and sensor lights to doorbells, feature lighting and where to save money on fittings.  FREE ELECTRICAL & LIGHTING PLAN REVIEW - Until 30 August 2026  We're offering free electrical and lighting plan feedback until 30 August 2026.  Submit your plan online: info.independentbuildingadvice.au/free-electrical-plan-review  Or email your plan directly to: info@buildingadvice.au [info@buildingadvice.au]  Mention you came from the Home Building Podcast. One of IBA's designers will review your plan and provide constructive feedback. Conditions apply.  What you'll learn:  * Why builders include the bare minimum for electrical and how much extra to allow in your budget  * Why you should always hardwire your doorbell  * How to read a lighting plan what the circles and dotted lines actually mean  * The "wear different hats" exercise how to walk through your home as every family member before you finalise your plan  * Where to place light switches so they're actually convenient not just compliant  * Two-way switches explained when and where you need them  * Why alfresco and outdoor lighting is worth investing in  * Sensor lights where they work brilliantly and where to avoid them  * How to save money on feature lighting buy on sale, supply to builder    Chapters:  00:00 - Why lighting gets rushed and how to fix that  01:03 - What builders include as standard and why it's never enough  02:34 - Always allow $5,000 to $10,000 extra for electrical  03:37 - Hardwiring your doorbell  04:17 - How to read a lighting plan  04:48 - Think about how you move through your home  05:20 - Two-way switches explained  06:17 - The "wear different hats" exercise  07:30 - Light switch placement at night  09:14 - Bedroom lighting pendants and bedside switches  11:02 - Bathroom lighting vanity placement and avoiding shadows  12:30 - Kitchen lighting benchtop illumination and balance  14:15 - Living and dining dimmers, zones and mood vs task lighting  16:00 - Alfresco and outdoor lighting  18:22 - Sensor lights outside security and street appeal  22:19 - Sensor lights inside sculleries, linen and storage  23:24 - How to save money on feature lighting  Found the episode useful?  Please follow & leave a comment. It really goes a long way to getting it to more people like you.  Need design & building advice?  Find out more on our IBA website www.independentbuildingadvice.com.au [https://www.independentbuildingadvice.com.au/]   Want more home building episodes? Visit our YouTube or website https://independentbuildingadvice.com.au/home-building-podcast/ [https://independentbuildingadvice.com.au/home-building-podcast/]   Follow us on socials: Instagram [https://www.instagram.com/independentbuildingadvice/] | Facebook [https://www.facebook.com/IBABehan] | YouTube [https://www.youtube.com/@independentbuildingadvice]  Disclaimer: The information discussed in this episode is general in nature and does not take into account your personal circumstances, site conditions, budget, or local council requirements. Building, design, investment, and rental outcomes vary significantly depending on individual factors. We recommend seeking personalised professional advice before making decisions related to property, construction, or finance.

How to Design a Home You'll Never Want to Leave - Layouts, Facades & Wow Factors - Luke Tufilli | Home Building Podcast

Most people get one shot at designing their home. Get it wrong and you'll feel it every single day. In this episode Behan sits down with Luke Tufilli from Aria Home Designs - one of Perth's leading custom home designers - to talk about what separates a great home from a good one. From facade trends and street appeal to floor plan logic, wow factor features and how to get the absolute best out of your designer, this episode is essential listening before you draw a single line.  Chapters:  01:06 - Luke's background - from project home drafting to Aria Home Designs  03:11 - Why designers get neutered inside project home builder systems  04:33 - The education gap - why first home buyers are the least informed on design  08:07 - Building costs have doubled - what built $350K 7 years ago costs $700K now  10:32 - When to go custom vs. sticking with a project builder catalog  11:25 - Design trends - curves, arches and free form walls  13:04 - Street appeal - why your facade is worth investing in  14:36 - Where to put your design budget - high function, high reward zones  17:08 - How front yard living became backyard living and what that means for design  18:28 - The three element rule for a great facade  21:42 - Materiality, colours and getting proportions right  25:19 - Developer estate design controls - where they go wrong  29:15 - Why Perth homes grew in size but lost character along the way  30:04 - Do you really need a theatre room - and a fourth bedroom  31:21 - Purpose design rooms vs. multi-use spaces  34:11 - Wow factor features - concealed doors, sculleries and hidden spaces  36:13 - Mudrooms, dump zones 39:25 - Entry sequence - laundry, drop zone, scullery, kitchen  42:16 - Life stages and how your home needs to adapt 43:02 - Vaulted ceilings, raking ceilings and glazing explained  44:15 - Where to invest - kids wing vs. core living area  47:06 - Ensuites, steam rooms and designing for your personal retreat  50:12 - Solar orientation and why your block's position changes everything  54:20 - How to brief a designer - the questions that unlock a great outcome  57:33 - Understanding your client - lifestyle, hobbies, how you actually live  59:35 - The doctor analogy - diagnose first, prescribe second  01:01:46 - Understanding your builder before you start the design  01:06:06 -10K Question Find Our Guest:   Luke Tufilli | ARIA Home Designs  Website: https://www.ariadesigns.com.au/ [https://www.ariadesigns.com.au/]  Instagram: https://www.instagram.com/ariahomedesigns/ [https://www.instagram.com/ariahomedesigns/]  Facebook: https://www.facebook.com/ariahomedesigns [https://www.facebook.com/ariahomedesigns]  YouTube: https://www.youtube.com/@luketufilli857 [https://www.youtube.com/@luketufilli857]  Found the episode useful?  Please follow & leave a comment. It really goes a long way to getting it to more people like you.  Need design & building advice?  Find out more on our IBA website www.independentbuildingadvice.com.au [https://www.independentbuildingadvice.com.au/]   Want more home building episodes? Visit our podcast page https://independentbuildingadvice.com.au/home-building-podcast/ [https://independentbuildingadvice.com.au/home-building-podcast/]   Follow us on socials: Instagram [https://www.instagram.com/independentbuildingadvice/] | Facebook [https://www.facebook.com/IBABehan] | YouTube [https://www.youtube.com/@independentbuildingadvice]  Disclaimer: The information discussed in this episode is general in nature and does not take into account your personal circumstances, site conditions, budget, or local council requirements. Building, design, investment, and rental outcomes vary significantly depending on individual factors. We recommend seeking personalised professional advice before making decisions related to property, construction, or finance.

Hidden Costs of Building a New Home - What You Need to Know Before You Sign | Home Building Podcast

LOOKING TO CUSTOM DESIGN & BUILD YOUR NEXT HOME? VISIT US ON INDEPENDENTBUILDINGADVICE.COM.AU 🏡 Most people get stung by hidden costs when building not because builders are dishonest, but because nobody told them what to look for upfront. Behan walks through every major hidden cost category you need to know before you sign anything.  What you'll learn:  * How builder quotes are structured - base price, itemised costs and site works  * Why site works are provisional sums, not fixed quotes  * How soil type affects your slab, footings and trenching  * Wind ratings and when your home needs structural upgrades  * BAL ratings Low, 12.5, 19, 29, 40 and Fire Zone and what each costs  * When noise attenuation kicks in and what happens when it clashes with your BAL rating  * The 7 Star NatHERS energy rating and what builders do to comply  * Flooring, painting, blinds, air conditioning, landscaping and fencing with rough pricing  * How price rises happen between your preliminary agreement and building contract  * Why cost-plus contracts put all the risk on you    Chapters:   2:00 - Site works explained - provisional sums vs fixed quote   3:15 - Connecting power, water and sewer - run-ins and trenching   04:14 - Soil types - sand vs clay vs limestone   05:09 - Wind ratings and structural upgrades   07:33 - Soakwells   09:10 - Retaining walls - brickwork, panel and post, limestone blocks   12:24 - Why some builders underquote site works to win your business   13:52 - Driveways, crossovers and verge responsibilities   15:13 - Shire fees, building approval vs planning approval   16:19 - Concrete pumps and scaffolding   18:00 - BAL ratings and bushfire costs   22:11 - Noise attenuation and when it clashes with BAL   23:19 - 7 Star NatHERS energy rating   25:33 - Fencing - costs   27:38 - Flooring costs   29:37 - Internal wall painting   31:05 - Blinds and curtains   32:37 - Air conditioning - kilowatts matter   33:47 - Landscaping   35:44 - Demolition   36:09 - Kitchen appliances and specification   37:35 - Price rises - preliminary agreements and building contracts   40:26 - Cost-plus contracts - why all the risk sits with you  Found the episode useful?  Please follow & leave a comment. It really goes a long way to getting it to more people like you.  Need design & building advice?  Find out more on our IBA website www.independentbuildingadvice.com.au [https://www.independentbuildingadvice.com.au/]   Want more home building episodes? Visit our YouTube or website https://independentbuildingadvice.com.au/home-building-podcast/ [https://independentbuildingadvice.com.au/home-building-podcast/]   Follow us on socials: Instagram [https://www.instagram.com/independentbuildingadvice/] | Facebook [https://www.facebook.com/IBABehan] | YouTube [https://www.youtube.com/@independentbuildingadvice]  Disclaimer: The information discussed in this episode is general in nature and does not take into account your personal circumstances, site conditions, budget, or local council requirements. Building, design, investment, and rental outcomes vary significantly depending on individual factors. We recommend seeking personalised professional advice before making decisions related to property, construction, or finance.

Home Automation Explained Lighting, Tech & How to Future-Proof Your Home – Andy Moore

Most people don't think about home automation until it's too late when the walls are already closed and the wiring is done. In this episode, Behan sits down with Andy Moore lighting & home automations expert to break down what home automation actually is, how to use it to genuinely improve your everyday life, and the one critical decision you need to make during your build that will save you thousands down the track. From human centric lighting and sleep science to security, entertainment, and resale value this one covers it all.  What you'll learn:  * What human centric lighting is and how it affects your sleep, energy, and wellbeing  * Why blue light at night is stopping you from sleeping well and how smart lighting fixes it  * The difference between a system integrator and an electrician and why you need both  * What "wall acne" is and how good automation design eliminates it  * Practical examples of home automation that actually improve your daily life  * Why cheap consumer automation products end up as electronic waste and what to use instead  * The one thing to specify in a new build that future-proofs your automation for the life of the home  * The best time to engage an integrator during your build process  Chapters:   01:30 - What is human centric lighting?   02:04 - Circadian rhythm explained - how light regulates your sleep   04:09 - Light and dark as a biological signal the simple version   05:29 - Blue light, melatonin and why your evenings matter   07:45 - Kelvin explained warm vs. cool light and what it means for your home   10:24 - Why small automations have a big impact on how you feel at home   12:04 - Back to the Future and the pitfalls of over-automation   12:41 - What is a system integrator and why you need one   14:08 - Everything that can be automated in a home   15:55 - Wall acne explained the problem with too many control surfaces   17:26 - How to control your automation apps, voice, wall panels and more   19:09 - Practical examples: dinner parties, lighting scenes, music and ambience   23:24 - Security automation alarms, sensor lights and peace of mind   26:17 - Future-proofing your home: what to specify in a new build   26:53 - The open protocol advantage why Connex/KNX keeps your systems compatible 28:20 - Does home automation add resale value?   30:29 - LED strip lighting as a starting point for any home   32:00 - Wired vs. wireless why infrastructure matters   34:00 - One-button automation: guests arriving, pool clean, music, lights all at once   35:08 - Behan's tip: wait a month after moving in before commissioning your system   37:24 - What does the future of home automation look like with AI?     About Our Guest: Andy Moore is a lighting and home automation specialist with over 20 years of industry experience. Based in Melbourne, Andy works has a deep background in lighting control, human centric lighting, and building automation systems. He works with the Index Association and specialises in open protocol systems including KNX helping homeowners and builders future-proof their homes with automation that lasts the life of the building.  Found the episode useful?  Please follow & leave a comment. It really goes a long way to getting it to more people like you.  Need design & building advice?  Find out more on our IBA website www.independentbuildingadvice.com.au [https://www.independentbuildingadvice.com.au/]   Want more home building episodes? Visit our YouTube or website https://independentbuildingadvice.com.au/home-building-podcast/ [https://independentbuildingadvice.com.au/home-building-podcast/]   Follow us on socials: Instagram [https://www.instagram.com/independentbuildingadvice/] | Facebook [https://www.facebook.com/IBABehan] | YouTube [https://www.youtube.com/@independentbuildingadvice]  Disclaimer: The information discussed in this episode is general in nature and does not take into account your personal circumstances, site conditions, budget, or local council requirements. Building, design, investment, and rental outcomes vary significantly depending on individual factors. We recommend seeking personalised professional advice before making decisions related to property, construction, or finance.

Should You Buy, Build, Extend or Knock Down & Rebuild?

One of the most common and costly mistakes people make is going too far down one path before realising it was the wrong one. In this solo episode, Behan breaks down the four main options available to Perth homeowners: buying established, renovating, extending, and knockdown rebuild. He cuts through the noise with real costs, honest advice, and a simple rule of thumb that could save you tens of thousands before you spend a cent on a designer.  What you'll learn:  * The difference between renovating, extending, and a knockdown rebuild clearly defined  * When buying established is actually the smartest move (and when it isn't)  * Real renovation costs: kitchens, bathrooms, painting, wall removals what to budget  * Why the thing that frustrates you about a house today will frustrate you a lot more in five years  * When extending makes sense and when it's throwing good money after bad  * Why extending costs more per square metre than building new, and how to get better value if you do extend  * The 50–60% rule: the tipping point where demolishing and rebuilding wins  * The Mr. Squiggle analogy why working around an existing structure is so much harder than a blank canvas  * Why a builder who only does new homes will tell you to knock down, and a renovator will tell you to extend and why you need independent advice instead  * How IBA's free quiz helps you figure out the right path in about 10 minutes  * Why demolition costs roughly $23,000 and why that's often cheaper than you think   What you’ll learn:   01:20 - Who this episode is for: owner occupiers, not investors  01:48 - The dream scenario: buying established and doing nothing  02:41 - Buying established with minor work: real renovation costs  03:49 - Kitchen & bathroom costs: what to realistically budget  04:29 - When buying established is the right move  05:11 - The lifestyle triggers that push people to move: kids, teenagers, downsizing  05:51 - When should you extend instead of buy?  07:14 - Extending: when it makes financial sense  07:48 - Preserving older homes - California bungalows and good bones  08:34 - Why extending costs more per square metre than building new  09:17 - Living in the home during an extension - tips to manage it  10:10 - The 50–60% rule: when to stop extending and start again  10:51 - Block position, house placement & what to look out for  11:14 - Don't spend $20K on design before getting independent advice  11:38 - Why biased advice from builders and renovators costs you  12:07 - Knockdown & rebuild: demolition costs and what you gain  14:02 - Sloping blocks: when extending wins over knockdown  14:15 - IBA's free obligation-free advice come out and chat  14:32 - Final thoughts: get a feel for the market first, then decide  Found the episode useful?  Please follow & leave a comment. It really goes a long way to getting it to more people like you.  Need design & building advice? Find out more on our IBA website www.independentbuildingadvice.com.au [https://www.independentbuildingadvice.com.au/]   ACCESS HOMEOWNER DECISION CHECKLIST HERE (FREE SELF-ASSESSMENT) 👇🏽  https://independentbuildingadvice.com.au/build-decision-checklist/ [https://independentbuildingadvice.com.au/build-decision-checklist/]  Get a clear understanding of what your best path forward is with our 4-min self assessment quiz. You’re building something extremely expensive that you want to love, why not get it right? Download our Homeowner Decision Checklist today 🏡  Want more home building episodes? Visit our YouTube or website https://independentbuildingadvice.com.au/home-building-podcast/ [https://independentbuildingadvice.com.au/home-building-podcast/]   Follow us on socials: Instagram [https://www.instagram.com/independentbuildingadvice/] | Facebook [https://www.facebook.com/IBABehan] | YouTube [https://www.youtube.com/@independentbuildingadvice]  Disclaimer: The information discussed in this episode is general in nature and does not take into account your personal circumstances, site conditions, budget, or local council requirements. Building, design, investment, and rental outcomes vary significantly depending on individual factors. We recommend seeking personalised professional advice before making decisions related to property, construction, or finance.