FREQUENTLY ASKED QUESTIONS
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- Granny Flat Cost Guide
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Absolutely. Granny flats can boost your property’s value when it comes time to sell. Families see the benefit of extra space for a teenager or older family member, while investors recognise the opportunity for dual income.
If you are considering a granny flat, we recommend building it to a high standard. Poor workmanship could have the opposite effect on your property value. A skilled builder will design a granny flat that complements your existing home. Choosing a trusted builder like P J Cook Building ensures a durable, well-designed granny flat that enhances both your lifestyle and the long-term capital value of your property.
Yes — a high-quality granny flat can add significant value to your property and provide a steady income stream through rental returns.
Most granny flats are built slab on ground because it’s the more cost-effective option. However, if your block is in a flood-affected area or on sloping land, building on piers may be necessary and can be more practical. The decision ultimately depends on your site conditions, slope, and access.
On the Central Coast, the average cost of a granny flat ranges from $190,000 to $450,000+. The final price depends on your chosen design, finishes, and site preparation requirements. We recommend you check out our post on How Much Does A Granny Flat Cost To Build?
📝 With approvals in place, you’ll sign an MBA BC4 Residential Building Contract — and then we’ll get building!
💰 Once everything’s in place, we present your all-inclusive build price.
🏛️ We lodge plans with your local Council (DA) or Certifier (CDC/CC).
🎨 Meet with our colour consultant in our showroom to choose finishes and fixtures.
📐 We finalise architectural plans and coordinate with external consultants for approvals.
👷♂️ A PJC team member will complete a pre-construction site inspection and dilapidation report prior to finalising your architectural plans.
🏗️ We develop initial site layout, elevations and floor plans for your review and feedback.
🧠 Meet at our West Gosford office or chat with our in-house architect via phone about your ideal layout and discuss any particular requirements for your design.
📋 We’ll organise your survey, title search, planning/flood/bushfire certificates (if applicable).
🖊️ Lock in your project with a deposit, so we can get started on reports and design.
📄 Receive your preliminary tender proposal and tour one of our live job sites to see our work in action.
🏡 We use online mapping tools and other assessments before visiting your site, then complete a thorough on-site inspection to gather the details needed to move forward.
☎️ A PJC team member will call to discuss your project and arrange a site inspection.
📩 Tell us a bit about your project to access our floor plans and help us understand your vision from the start.
Our granny flats are built to full turn-key completion, meaning they are move-in ready as soon as construction is complete. This makes it easier for families to quickly accommodate loved ones or for investors to get their rental to market faster and start generating a return.
We pride ourselves on offering market-leading inclusions that set a new standard beyond the modest offerings of our competitors. With a huge and flexible range of features and services included as standard—at no extra cost—you can trust that your granny flat will be both functional and stylish.
Our inclusions cover every stage of the process, from the pre-construction stage, including design and Complying Development Certificate approvals, to the construction stage, where we deliver high-quality finishes and fixtures. To see everything included, check out our complete list of general inclusions.
- Broke
- Cessnock
- Greta
- Hermitage
- Kurri Kurri
- Lovedale
- Maitland
- Muswellbrook
- Pokolbin
- Rutherford
- Weston
- Wollombi
- Avoca Beach
- Bateau Bay
- Bensville
- Berkeley Vale
- Blackwall
- Blue Bay
- Blue Haven
- Budgewoi
- Buff Point
- Calga
- Chain Valley Bay
- Charmhaven
- Chittaway Bay
- Copacabana
- Davistown
- Doyalson
- East Gosford
- Empire Bay
- Erina
- Erina Heights
- Ettalong Beach
- Forresters Beach
- Fountaindale
- Gorokan
- Gosford
- Green Point
- Gwandalan
- Halekulani
- Hamlyn Terrace
- Jilliby
- Kangy Angy
- Kanwal
- Kariong
- Killarney Vale
- Kincumber
- Kingfisher Shores
- Koolewong
- Lake Haven
- Lake Munmorah
- Lisarow
- Long Jetty
- MacMasters Beach
- Magenta
- Mangrove Mountain
- Mannering Park
- Mardi
- Matcham
- Mount Elliot
- Mount White
- Narara
- Niagara Park
- Norah Head
- Noraville
- North Avoca
- North Gosford
- Ourimbah
- Palmdale
- Pearl Beach
- Peats Ridge
- Point Clare
- Pretty Beach
- San Remo
- Saratoga
- Shelly Beach
- Somersby
- Springfield
Yes, P J Cook Building offers in-house design services. Our skilled design team works closely with clients to create customised architectural plans tailored to their specific needs and preferences. By providing in-house design, we ensure a seamless process from concept to completion, maintaining high-quality standards and adherence to local regulations. Whether you’re looking for a custom home, granny flat, or duplex, our in-house design services can bring your vision to life.
At P J Cook Building, we offer a range of built-in wardrobe ideas to maximise your storage space and enhance your home’s aesthetic. Our designs include options for sliding doors, mirrored finishes, customisable shelving, and integrated lighting. Whether you need a simple, functional wardrobe or a luxurious, spacious closet, we can tailor our solutions to meet your needs. For more inspiration and detailed guides on in-built wardrobe designs, please visit our wardrobe design tips and advice blog or contact us.
Yes, P J Cook Building can build to your architectural plans. We collaborate closely with clients to ensure that their vision is realised precisely as intended. Our experienced team can work with existing architectural designs to bring your project to life, ensuring that all construction meets high-quality standards and local regulations. Whether it’s a custom home, a granny flat, or a duplex, we provide the expertise to execute your plans accurately.
Yes, P J Cook Building offers a variety of attached home and granny flat designs that integrate seamlessly with your existing home. These designs provide additional living space while maintaining the aesthetic and functional cohesion of your property. Our attached granny flats are ideal for accommodating family members, generating rental income, or creating a private guest suite. Each design is tailored to meet your specific needs and complies with all local building regulations.
Yes, P J Cook Building specialises in constructing 2-storey granny flats. These designs provide additional living space and flexibility, making them ideal for accommodating extended family or generating rental income. Our team ensures that each two-storey granny flat is built to high standards and complies with all local building regulations. We work closely with clients to create custom designs that meet their specific needs and preferences.
No, P J Cook Building does not build mobile or flat-pack granny flats. Our focus is on constructing high-quality, on-site, custom-designed granny flats. This approach ensures the highest standards of durability and compliance with local building regulations. Each granny flat is tailored to meet our client’s specific needs and preferences, providing a permanent and robust living solution.
Yes, P J Cook Building specialises in constructing eco-friendly granny flats. We incorporate sustainable building practices and materials to create energy-efficient and environmentally responsible living spaces. Features may include solar power systems, rainwater harvesting, high-performance insulation, and energy-efficient appliances. Our team is committed to reducing environmental impact while providing comfortable and modern living solutions.
Yes, P J Cook Building constructs self-contained granny flats. These fully functional living spaces include essential amenities such as a kitchen, bathroom, living area, and bedroom, making them ideal for extended family living, rental income, or guest accommodation.
Retention money is a portion of a contract payment withheld by the client until the construction project is completed to ensure that the contractor fulfils all obligations. Typically, a small percentage of each progress payment is retained and accumulated until the project’s completion. This money serves as a security measure, encouraging the contractor to complete the project satisfactorily and address any defects or outstanding work. Once all work is completed and approved, the retention money is released to the contractor. For more information, please contact us.
A progress payment is a partial payment made to a contractor during construction. These payments are scheduled at specific stages of the project, such as upon completion of the foundation, framing, or roofing. Progress payments ensure that the contractor has the necessary funds to continue work and purchase materials. They also help the client manage cash flow and monitor project progress. At P J Cook Building, we structure progress payments to align with project milestones, ensuring transparency and financial control for our clients. For more information, please contact us.
Section 94 Contributions, now known as Section 7.11 Contributions, are fees levied by local councils in New South Wales on developers to help fund the infrastructure and amenities required due to new development. These contributions go towards community facilities, roads, parks, and other public services to accommodate the increased demand from new developments. The amount is determined based on the development’s impact and the local council’s contributions plan. At P J Cook Building, we ensure compliance with all necessary contributions to facilitate smooth project progression. For more information, please contact us.
LSL, or Long Service Levy, is a charge imposed on building and construction projects in some Australian states, including New South Wales. The levy funds long service leave entitlements for workers in the construction industry. It is typically calculated as a percentage of the total project cost and is payable by the project owner or developer. At P J Cook Building, we ensure compliance with all relevant levies and regulations, including the Long Service Levy, to provide a smooth construction process. For more information, please contact us.
A Site Mud Map is a rough diagram used during the initial stages of a construction project. It provides a basic layout of the site, indicating key features and structures, boundaries, access points, and other essential elements. While not as detailed as formal architectural plans, a Site Mud Map is useful for preliminary discussions and planning, helping visualise the project layout. At P J Cook Building, we often use Site Mud Maps to facilitate early-stage planning and client communication. For more information, please contact us.
Practical Completion is a stage in the construction process where the building work is substantially complete and can be used for its intended purpose, even though minor defects or omissions may still need to be rectified. At this point, the project is handed over to the client, who can begin using the premises. A practical completion certificate is issued, and any outstanding work is typically detailed in a defect list to be addressed within an agreed timeframe. For more information, please contact us.
The Section 7.12 Levy, formerly known as the Section 94A Levy, is a contribution imposed by local councils in New South Wales on development projects. The levy funds public amenities and services, such as parks, community facilities, and infrastructure improvements. The amount is typically calculated as a percentage of the estimated development cost. At P J Cook Building, we ensure our clients are informed about and comply with all necessary levies and contributions required for their projects. For more information, please contact us
BAL 12.5 (Bushfire Attack Level 12.5) and BAL 19 are classifications used in Australia to measure the risk of ember attack and radiant heat exposure to buildings during a bushfire. BAL 12.5 indicates a low to moderate risk, while BAL 19 signifies a moderate risk. Each rating requires specific construction standards to enhance resistance to bushfire-related damage, including the use of non-combustible materials and specific construction methods. At P J Cook Building, we ensure all our projects in bushfire-prone areas comply with these requirements to safeguard homes and occupants. For more information, please contact us.
BASIX (Building Sustainability Index) is a New South Wales initiative designed to ensure homes are built to be more energy and water-efficient. It sets sustainability targets for energy and water usage and thermal comfort, which new residential buildings and significant renovations must meet. BASIX certification is required before a Development Application (DA) or Complying Development Certificate (CDC) can be issued. At P J Cook Building, we ensure that all our projects comply with BASIX requirements to promote sustainability and efficiency. For more information, please contact us.
A Building Certifier is a professional authorised to assess and approve building plans, ensuring they meet the requirements of the Building Code of Australia (BCA) and relevant local regulations. They play a crucial role in the construction process by issuing necessary certifications, such as Construction Certificates (CC) and Complying Development Certificates (CDC). Building Certifiers conduct inspections throughout the construction phase to verify compliance with approved plans and standards. At P J Cook Building, we work closely with qualified Building Certifiers to ensure all projects meet legal and safety standards. For more information, please contact us.
A Complying Development Certificate (CDC) is an approval that combines both planning and construction consent for straightforward residential, commercial, and industrial developments in New South Wales. Issued by a registered certifier or local council, a CDC confirms that the proposed development complies with specific standards and criteria outlined in the State Environmental Planning Policy (SEPP). Obtaining a CDC can streamline the approval process, allowing construction to commence more quickly. At P J Cook Building, we assist our clients in obtaining the necessary CDC for their projects. For more information, please contact us.
A Construction Certificate (CC) is an essential document issued by a registered certifier or local council in New South Wales. It confirms that the construction plans and specifications comply with the Building Code of Australia (BCA) and relevant local regulations. The CC must be obtained before any building work can commence. It ensures that all construction standards are met, safeguarding the project’s quality and safety. At P J Cook Building, we assist our clients in obtaining the necessary Construction Certificate for a smooth start to their construction projects. For more information, please contact us.
A Development Approval (DA) is a formal consent granted by a local council or planning authority that allows specific construction or development projects to proceed. This approval ensures that proposed developments comply with local planning controls and environmental regulations. The process involves submitting detailed plans and documentation for assessment, including the project’s impact on the surrounding area. At P J Cook Building, we guide our clients through the Development Approval process, ensuring all requirements are met for a smooth and compliant project commencement. For more information, please contact us.
A Section 96 Amendment, now referred to as a “Modification of Consent,” is a process in New South Wales that allows for changes to an existing development consent. This amendment can be used to correct minor errors, make minimal environmental impact changes, or modify conditions of consent. The process involves submitting an application detailing the proposed modifications and their justifications. At P J Cook Building, we can assist you with the Section 96 Amendment process to ensure your project remains compliant and on track.
The Master Builders Association (MBA) is a prominent industry association in Australia that represents and supports the building and construction sector. The MBA provides members with a range of services, including training, legal advice, industry updates, and advocacy. Membership with the MBA ensures builders and contractors adhere to high standards of professionalism, quality, and compliance with industry regulations. At P J Cook Building, we are proud members of the MBA, demonstrating our commitment to excellence and continuous improvement.
The Home Building Compensation Fund (HBCF), formerly known as Home Warranty Insurance, is a mandatory insurance scheme in New South Wales that protects homeowners in the event their builder cannot complete the building work or rectify defects due to insolvency, death, disappearance, or license suspension. This insurance provides homeowners with financial compensation, ensuring their investments are safeguarded. At P J Cook Building, we ensure compliance with all HBCF requirements to provide our clients with peace of mind.
A BC4 is a type of building contract used in residential construction projects. It outlines the terms and conditions between the builder and the client, including project specifications, timelines, costs, and each party’s responsibilities. The BC4 contract ensures that both the client and the builder have a clear understanding of the project’s scope and expectations, helping to prevent misunderstandings and disputes.
Staying up to date on the latest trends in home building and design can significantly enhance the appeal and functionality of your property. Current trends include kitchen designs, bathroom trends, and tile trends that integrate smart home technology for greater convenience and security, use sustainable, eco-friendly building materials to reduce environmental impact, and adopt open floor plans for spacious living environments. There’s also a growing preference for minimalist designs with clean lines and neutral colour palettes. Outdoor living spaces and multi-functional rooms are becoming increasingly popular, offering versatility and maximising available space.
P J Cook Building offers construction services across a wide range of Central Coast suburbs, including but not limited to Gosford, Terrigal, Woy Woy, Erina, The Entrance, Wyong, Avoca Beach, and Umina Beach. We specialise in custom home builds, duplexes and granny flats, ensuring compliance with local regulations and high-quality standards. Our expertise extends to other suburbs across the Central Coast, providing tailored construction solutions to meet diverse client needs.
Granny flats offer numerous advantages, including additional living space for family members, potential rental income, and increased property value. They can serve as flexible housing for elderly parents, young adults, or guests. Moreover, granny flats can provide tax benefits through property depreciation. This can lead to significant savings by allowing you to claim deductions on your tax return. Investing in a granny flat enhances your property’s overall appeal and functionality, making it a smart financial decision.
In short, no. If a builder, architect or drafting company has drawn up a floor plan for your new home, the designs are under their copyright. Copyright in the designs includes design ideas and concepts provided to you and by you, as well as the final set of drawings. You cannot take plans from one builder to another.
Taking copyright designs to another company for quoting/building is illegal in Australia and may result in legal action and payment of damages to the copyright owner. It will also result in your construction being halted. Having your design re-drawn by another company, architect, or drafting company does not protect you from legal action.
Yes, we can build from BAL 12.5 or low-risk areas through to bushfire-prone areas.
Yes, P J Cook Building has comprehensive experience in building in flood-affected areas. Our Granny Flat, New Home, Dual Occupancy and Duplex designs can be amended to suit flood-prone areas. We will use suitable building materials and ensure compliance with foundation and flood clearance levels.
No, you are not limited to choosing from our standard range of designs. Our design team can customise any of our standard home, granny flat and duplex designs to meet your specific requirements and budget. Alternatively, you can explore our extensive range of standard house designs. At P J Cook Building, we aim to provide flexible design options to ensure your project perfectly fits your needs and preferences.
P J Cook builds new homes, granny flats, and dual occupancy developments in the Central Coast and southern Lake Macquarie regions.
The general requirements for a suitable block to build a granny flat in the Central Coast and Lake Macquarie regions are:
- Maximum floor area 60m2
- Blocks 450m2 or greater
- Land zoned residential
- 3m rear setback from property boundary (for blocks 900m2 & under)
Read our guide on Central Coast Granny Flats.
Yes! The government is encouraging the construction of granny flats in most areas via Complying Development Applications.
Thanks to updates to the NSW Affordable Housing State Environmental Planning Policy, residential homeowners across NSW can now build a granny flat on their property without needing traditional council approval. As long as certain site and design requirements are met, the process is streamlined for compliance. This applies to properties within Central Coast Council, Lake Macquarie City Council, Newcastle City Council and other local government areas.
Under Complying Development, approvals can be obtained as quickly as ten working days (if your property meets the criteria for Complying Development).
In most cases, yes. However, purchasing an up-to-date Section 149 (versions 2 & 5) Planning Certificate from your local council is best. This will confirm whether or not there are any specific restrictions on your block that may prevent you from building a granny flat.
P J Cook Building can also happily arrange for a Section 149 (versions 2 & 5) on your behalf for a fee of only $133.
No, there are no fees for the first site inspection. Call P J Cook Building to arrange a time, and we will meet you on-site to examine your block’s suitability and complete a site measure of your chosen design, all free of charge. During the inspection, we will discuss:
- Which of our standard designs best suits your site
- Your lifestyle requirements
- Your wish list
- Budget and feasibility
- Land and slope
- Solar orientation
- Views
- Privacy
- Site Restrictions
A comprehensive site inspection lets us understand your block before providing a detailed tender. We also offer remote site assessments if necessary; however, we prefer to meet on-site in person. This ensures we fully understand your block and you know who you are dealing with before entering into any agreements.
No. Our design team can customise one of our standard Granny Flat designs to suit your requirements and budget.
Alternatively, you can choose from our extensive range of standard, 1-bedroom, 2-bedroom, and 3-bedroom designs. We have a wide variety of designs, so you are sure to find one that works for you, your budget, and your backyard. If you can’t find a design, we can work off architectural plans or custom-design a Granny Flat for you!
A Central Coast granny flat typically takes 15 to 18 weeks to build after the design and approvals process is complete and the slab is poured. The design and selection stage can take several months, depending on the level of customisation required. Additionally, council requirements and approvals can extend the timeline. However, with P J Cook Building’s range of compliant designs, the lengthy council approval process can often be bypassed, saving time.
As one of the Central Coast’s leading granny flat builders, P J Cook Building prides itself on supporting local trades and suppliers, which has helped us avoid many delays that have impacted the construction industry. We provide transparent advice on timeframes and work hard to meet client expectations.
Yes, we provide separate water and electricity meters for our builds. This ensures accurate billing and utility management for each dwelling unit. For specific details on these inclusions, please refer to your BC4 contract. Separate meters can help monitor usage, reduce disputes, and enhance property value by enabling tenants or family members to manage their utilities independently. This feature is especially beneficial for investment properties and multi-occupancy homes.
Yes, you can build a Granny Flat on a battleaxe block. The laneway to your property must be at least 3m wide, and the dimensions of your lot (excluding the area for the laneway) must be at least 12m x 12m.
In NSW, granny flat regulations allow a maximum internal floor area of 60m², excluding verandahs, decks, patios, porches, or garages. However, the total allowable floor area may vary based on local council restrictions. On the Central Coast, we have successfully built three-bedroom and even two-storey granny flats that comply with specific council guidelines, showcasing the flexibility available within the regulations.
Yes, we do. Most granny flats and homes are built on a slab-on-grade foundation, as it is a cost-effective, durable, and efficient foundation option for many sites. However, there are situations where this may not be the most suitable choice.
If your property is located in a flood-affected area, has poor soil conditions, or has a sloping block, we may recommend building on piers instead of a traditional slab. Piers provide additional elevation to protect the structure from potential water damage, allow better drainage, or accommodate uneven land contours.
Our experienced team will assess your site conditions during the planning phase and recommend the best foundation option to ensure your build is stable, safe, and compliant with all relevant building regulations.
Yes, you can choose brick veneer as an exterior finish for your granny flat. It’s a durable, attractive option that complements many home styles while offering benefits such as improved insulation and soundproofing.
Keep in mind that brick veneer typically incurs an additional cost and reduces the interior floor space by approximately 3–4 square metres, as the total area is measured from the building’s exterior. Despite this, it’s a great choice for those seeking a classic, cohesive look that adds value to their property.
Our team is here to help you decide whether brick veneer is the right option for your budget, design preferences, and site requirements.
No, but ideally, you could send us the following documents so that we can confidently provide you with the correct information & design ideas.
- An up-to-date Section 149 planning certificate (versions 2 & 5) or the full copy of the purchase of sale & any other relevant information.
- Contour survey to AHD level.
- Any existing council sewer diagrams or any other relevant information.
Yes. We have a large range of external 3D facades & materials to choose from.
All appliances come with a manufacturer’s 24-month warranty. There is a 6-year structural warranty following our maintenance period, which is 13 weeks/upon practical completion. Bathroom and laundry items come with a Reece Plumbing manufacturer 12-month warranty, and the Hot Water System comes with a Reece Plumbing manufacturer 10-year warranty.
