2 Beds
1 Bath
1 Kitchen

This Granny Flat was designed for a client that had complications with their site. This concept was a great use of the available space that this property presented. We had to comply with restrictions from an electrical easement and also the client’s request to preserve a large gum tree that was in the rear yard. The addition of the large timber deck was permitted within these easements and this concept provided our clients with a great outcome.

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Granny Flat Inclusions List

✓ Site Survey and Contour Plans

✓ Site Soil Test and Wind Loading Certificate

✓ Concept Drawings and Floor Plans

✓ Slab or Engineering Reports

✓ BASIX/ Energy Rating Certificate

✓ Statement of Environmental Effects

✓ Council D.A. Preparation and Lodgement

✓ Council / Private Certifier Fees

✓ Plans for submission to Council or Private Certifier

✓ Site Preparation including Excavation and Piering to 500mm

✓ Supply and Installation of Concrete Slab OR Bearers + Joists

✓ Provide Front Step (if required)

✓ Timber or Steel Wall Frames

✓ Timber or Steel Roof Trusses

✓ Weathertex Cladding (also available in Colorbond, Vinyl or upgrade to Hebel or Brick Veneer)

✓ External Aluminium Windows

✓ External Doors + Flyscreens

✓ Concrete Slab and Ancillaries (or bearers and joists)

✓ Preparation of Building Site

✓ Roof Tiles or Colorbond Roof Sheeting

✓ Colorbond Fascia + Gutters

✓ PVC Downpipes

✓ Verandah Posts, Beams and Rafters

✓ Aluminium Windows and Flyscreens as per plans

✓ External Laundry Solid Core Door – Obscured Glass Top Half

✓ Internal Doors as per plans to be Oakfield Range or Equivalent

✓ Built in Wardrobe System with Shelving + Hanging Rail

✓ Gyprock/Plasterboard

✓ Cornice Broadline 90mm

✓ Villaboard Fibre Cement Sheeting to Wet Areas

✓ Vanity Unit

✓ Semi Frameless Glass Shower Screen

✓ Mirror over Vanity

✓ Toilet Suite as per BASIX

✓ Tapware – Caroma Range

✓ Toilet Roll Holder

✓ Towel Rail

✓ Soap Dish

✓ Plug and Waste

✓ Laundry Tub – Stainless Steel

✓ Laundry Tapware

✓ Eave linings as per plans

✓ Electrical inc. Rough-In to include the Supply and Installation of

✓ (11) double power points

✓ (1) TV point

✓ (1) Phone Point

✓ (1) Exhaust Fan inc. Installation

✓ (7) Internal Lights with battens

✓ (1) wired smoke detector

✓ Tiling Floor to ceiling tiles in bathroom

✓ Tiles Laundry 1200mm high on laundry walls + above laundry tub

✓ Tiles – Floor allowance $30.00 per square metre

✓ Tiles – Walls, skirting, kitchen splashback

✓ Supply and Installation of polyurethane doors, stone bench top Kitchen incl. 1 1⁄2 bowl sink

✓ Westinghouse retractable Range Hood

✓ Termite Barrier to AS3600

✓ Supply and Installation of four (4) burner gas cook top

✓ Supply and Installation of range hood

✓ Supply and Installation of oven

✓ Painting to Interior and Exterior (if applicable)

✓ Supply and Installation of 2000/3000 Litre Rain Water Tank

✓ Supply and Installation of Blinds

✓ Home Warranty Insurance

✓ Builder’s Warranty Insurance

✓ BASIX requirements as per plans

✓ 1 x Gas Hot Water System as per BASIX

✓ Laminate Floating floor in Bedrooms and Living areas

✓ Window / Sliding Door Vertical Blinds

✓ Roof and Wall Insulation as per BASIX requirements inc. Installation

✓ Connection to Electrical Mains – up to 12 metres

✓ Connection to Gas Mains – up to 12 metres

✓ Connection to Water Mains – up to 12 metres

✓ Portable Toilet (if required)

✓ Site security fence (if required)

✓ Rubbish Removal

Optional Extra’s

✓ 3.5 KW Split Air Conditioning System $1995

✓ Electric Hot Water System as per BASIX inc. Installation (Gas included above) $1995

✓ Connection to Mains Services over 12 metres to be charged at $55 per metre

✓ Telstra / Digital Cabling $55 per metre

✓ TV Antennae supplied and installed $495

Not Included

✖ Council Bonds, Levies, Section 94 Contributions (if applicable)

✖ Conditions imposed by Council

✖ Demolition of existing structures

✖ Fences / Driveways / Landscaping

✖ Asbestos Removal

✖ Contaminated Soil

✖ Trees or Tree Roots

✖ Damage to existing garden or lawn

✖ Excavation for mains services greater than 12 metres

✖ Sewer Encasement

✖ Stormwater Engineer reports or onsite detention system (if required)

✖ Data Cabling


‘I couldn’t get a Fixed Price from any builder. I already had a good builder lined up but he was unable to give me a Fixed Price. This was important to me due to my budget. Greg Messer was the only builder that was able to give me a Fixed Price. The night before I met Greg I was watching some of his Granny Flat videos and I saw one that he had just finished at Pendle Hill. I rang Greg the next morning at 6am. He answered the phone and came over that day. Greg did the entire approval package for me and at the end of that process I was given a Fixed Price. The bathroom and kitchen are a great size. I told Greg Messer that I wanted a cast iron bath and provisions were made for this and I am very happy with the outcome. I would recommend them to anyone.

Thank you’
Chris Bull
‘Hi. I am John from Oxford Falls and I am just giving a testimonial for Fixed Price Granny Flats and Greg Messer. The experience we had was a great experience. We wanted an attached Granny Flat that matched our house and did not look like an addition, but looked like it was always there. Greg and the boys did an incredible job in making sure that it all matched up and connected well. Our neighbours walk past here every day and say how awesome the place looks.

On top of that we had a great experience with Greg and Fixed Price Granny Flats. Their service was amazing and we are very happy customers’
John Iuliano
Oxford Falls
‘The overall experience was excellent from the start, the design, the proposal through to the construction phase. Some of the key aspects to this project were the challenging site, a very steep site. One of the key considerations I was looking at was the ability of the Contractor to deliver the project on this site ...... the Fixed Price was delivered. Greg and his team delivered on this price.

I am involved in project management and work in the engineering eld and work in this type of space. Fixed Price Granny Flats were not the cheapest quote I had but in terms of features and fixtures were of excellent quality when comparing quotes. This was a key point of difference. Also the trades were excellent, especially the builder who had to coordinate the entire building from 40 metres to the street level. I thought this would be an issue..... but it was no issue at all.

The sewer and Stormwater issues were considerable on this site. It was challenging and this cost was factored into my quote. Greg was very transparent with the entire process. I am a fairly fastidious client and Greg was exceptionally responsive to my needs we worked collaboratively to resolve issues and challenges and find solutions that arose during this project. This was an important aspect and I appreciate this. It was important to me.

Overall my experience with this project was that it came through on time, within budget and defects free. This was a really good outcome. I will be referring friends and family to Greg and the team at Fixed Price Granny Flats’
Ezio Di Giovanni
‘My name is Leonard Smith. Some time back I engaged Greg Messer from Fixed Price Granny Flats to build us a 60 square metre Granny Flat. The Granny Flat now is complete and we are very, very happy with the end result. The roofing is excellent, the timber treated frame complete with brick veneer finish. We have no complaints about the workmanship whatsoever. Very happy with the end result and have no hesitation in recommending Fixed Price Granny Flats for any of your future projects in relation to Granny Flats or any other building work.

The office girl is beyond criticism, forever helpful. What more can I say. The project Manager is Kieran. Greg Messer is the big king pin there, he’s the boss.... very easy to do business with. Very obliging within reasonable parameters, naturally. That’s it and my wife would like to say a few words.

My name is Swannee Smith and we are very happy with our Granny Flat. Anything I wanted to change within reason, they were very obliging..... We are very happy with the crew, no complaints.

Thank you’
Leonard and Swaanee Smith
Castle Hill

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