DIYDWELLING KIT OR COMPLETE DWELLING PACKAGE
We offer two options to suit your home OR granny flat construction needs, allowing you to choose the best solution for your project
DIY Dwelling Kit:
Perfect for owner-builders who want hands-on involvement in the construction process. This option provides everything you need to take charge and bring your vision to life.
Complete Dwelling Council, and Installation Package Package:
A comprehensive solution for your home or granny flat that includes the dwelling, council approvals, installation, and everything in between. Ideal for those who prefer a hassle-free, "set-and-forget" experience.
DIY Dwelling Kit
Equipped with all the essentials, this DIY option gives you complete control to carry out the installation and bring your vision to life.
- What's Included:
- Dwelling - with all listed standard inclusions in the specification sheet
- Foundation Kit for chosen dwelling
- DIY specific inclusions and all necessary materials and parts to assemble the dwelling.
- Building certification - relative to DIY - see certification list
- Delivery - upto 100 km
- Crane service - standard 20-tonne crane for unloading
- Warranty - 7 year structural, 1 year fixtures and fittings
- What’s Not Included:
- Development Approvals (DA) (if required)
- Soil testing
- Site preparations and earthworks
- Installation
- Connections
- Council forms /approvals
- Available Add Ons:
- Patio
- Deck
- Decorative blinds
- Smart home features
Complete Dwelling, Council, and Installation Package
Expandify manages the entire process! This option is ideal for those who prefer a complete, all inclusive service.
- What's Included:
- Dwelling - complete with full kitchen, laundry, bathroom, bedrooms, living spaces, patio, deck, decorative blinds, smart home features and all other listed standard inclusions in the specification sheet.
- Foundation Kit for chosen dwelling
- Complete building certification - see certification list
- Complete organisation and management of complying development council certification, council forms, and approvals
- Complete organisation and management of engineering requirements
- Complete organisaton and management of installation by QBCC licenced builders.
- Complete execution and management of electrical and plumbing connections by Australian qualified trades
- Coordination of site surveys, reports and plans
- Delivery - upto 100 km from nearest capital city port
- Crane service - standard 20-tonne crane for unloading
- Warranty - 7 year structural, 1 year fixtures and fittings Occupancy certification
- Hand over clean
- What’s Not Included:
- Development Approvals (DA) (if required)
- Soil testing
- Site preparations and earthworks
SPECIFICATIONS & STANDARD INCLUSIONS
We strive to rebuild consumer confidence in the modular and expandable home industry through transparency in our processes, pricing, and timelines.
- Our Complete Dwelling, Council and Installation Package comes with a comprehensive list of standard inclusions to ensure you get the most out of your new granny flat or modular building.
- Our DIY Dwelling Kit comes with a comprehensive list of standard inclusions as well as a DIY specific inclusions to ensure who have everything you need to install your new granny flat or modular building.
- We pride ourselves in offering one of the largest range of standard inclusions in the industry.
- While you have the flexibility to customise your purchase to suit your specific needs and requirements, the following list of standard inclusions are incorporated into every purchase:
- Expandify Dwellings are classified as Class 1a buildings under the National Construction Code (NCC). Our buildings are certifiable and meet strict requirements to comply with the Australian Building Code (BCA)
Form 12 Certification – Frame inspection by Australian Engineer
Form 15 Certification – Structural framing and foundation
Form 15 Certification – Structural foundations * (Complete Package – not applicable to DIY)
Form 43 – Insulation
Form 43 – Windows and sliding doors
Form 43 – Internal waterproofing
Form 43 – Shower screen glass
C1 – Smoke Alarm Compliance Certification * (Complete Package – not applicable to DIY)
C2 – Energy Efficiency Certificate
C3 – Occupancy Certificate
C4 – Assistance with council approvals * (Complete Package – not applicable to DIY)
C5 – Certification for ALL materials used.
Factory certified for Class 1a liveable buildings by an Australian certifier
5mm galvanised steel frame
Powder-coated for durability
Sub-floor Steel Chassis: Insulated with polyurethane
Form 12 Certification – Frame inspection by Australian Engineer
Form 15 Certification – Structural framing
Underside sheet metal cover
Polyurethane 6cm thick insulated flooring
18mm concrete cement fibreboard and 18mm ply flooring
Vinyl plank flooring – additional spares included
-
1.8m front deck veranda with handrails
2.4m wide front steps
900mm wide modwood rear steps
1m high handrails with matching modwood trim
1m high balustrade
23mm mod wood decking
2.1m wide, 75mm insulated patio roof
Gutters, downpipes & heavy gage flashings (Australian manufactured)
- *Patio & deck are included in Complete Dwelling, Council & Installation Package only. Can be added onto the DIY Dwelling Kit if requested.
Large L shape kitchen, space for fridge, dishwasher, stove.
Black finish kitchenware and sink.
Soft close, stylish kitchen cupboards – heaps of storage space!
Built in laundry with sink. Laundry includes linen cupboard.
900mm x 900mm shower with 1800mm high glass shower screen.
Smart toilet, built in auto clean and heated seats.
Tiled bathroom floor, fully waterproofed.
TV Cabinet (recessed) to suit 65in tv.
N2 Wind Rating Standard.
-
7 Year Structural Warranty
1 Year fixtures and fittings warranty
Warranty held and managed by Expandify direct
BMSA concrete-free foundations feature 750mm high stumps, designed to achieve a total floor height of 900mm.
Silicone and adhesives
Nuts
Screws
Bolts
Assembly Instructions
Gutter and downpipe to ground level
Stairs and handrails
Upgrade from N2 to N3/N4-C2 wind rating
Deeper foundations
Larger TV cabinet size (recessed)
Custom kitchen layout
Custom bathroom layout
Hinged or sliding doors
Additional verandas
Additional stairs, verandah ramps and hand rails
- Plus more! Chat with us to customise your build plans today!
ADDITIONAL INFORMATION
Appliances: Stove, dishwasher, hot water system, air conditioner.
Furniture: TV, beds, mirrors, wardrobes, etc.
Delivery further then 100km from Capital City Port.
Upgrades to Foundations and Footings: The standard foundations and footings provided are suitable for up to H1 soil type. If the soil type is classified as H2 or P, additional costs may apply. In such cases, we will provide a customised quote based on the soil test results.
Designed to meet N2 wind rating as standard. Upgrades from N2 to N3/N4-C2 wind rating is available and can be quoted upon request.
Council approval is included as standard, based on approval through a Certifier. Development Approval is not a standard inclusion. If a Development Approval is required, this process will be an additional cost. Our team can provide instruction on the steps to takes for this process should it be required for your project.
What is not included in Standard Inclusion
- Appliances: Stove, dishwasher, hot water system, air conditioner.
- Furniture: TV, beds, mirrors, wardrobes, etc.
- Delivery further then 100km from Capital City Port.
- Upgrades to Foundations and Footings: The standard foundations and footings provided are suitable for up to H1 soil type. If the soil type is classified as H2 or P, additional costs may apply. In such cases, we will provide a customised quote based on the soil test results.
- Designed to meet N2 wind rating as standard. Upgrades from N2 to N3/N4-C2 wind rating is available and can be quoted upon request.
- Council approval is included as standard, based on approval through a Certifier. Development Approval is not a standard inclusion. If a Development Approval is required, this process will be an additional cost. Our team can provide instruction on the steps to takes for this process should it be required for your project.
Expandify granny flats are shipped to the nearest capital city port in open-top containers. From there, the units are sent directly to your site and will require a crane to unload the main building.
- Included in the DIY Dwelling Kit & Complete Dwelling Package Price: Delivery up to 100km from a major capital city port.
- Beyond 100km: If your site is located further than 100km from a capital city port, please contact our team for customised pricing.
Our pricing includes the use of a standard 20-tonne crane for unloading. If your site has accessibility challenges or requires a larger crane, please reach out to us for a customised quote on larger crane options.
In Australia, the standard costings for council and certifier fees for a granny flat dwelling are typically around $3,000.
- Council and certifier fees are included in The Complete Dwelling Package Price.
- Council and certifier fees are not included in The DIY Dwelling Kit.
If your project requires additional approvals or reports, such as Development Application (DA) approval, or reports for flood zones, bushfire zones, or other specific conditions, these will incur additional costs.
For more information or to get a detailed quote, please contact our team, and we’ll be happy to assist you with your specific requirements.
Our BMSA Concrete-Less Rapid Stump Foundation Kit is included in our pricing for both our Complete Dwelling, Council and Installation Package and our DIY Dwelling Kit, providing easy-to-install and adjustable footings for your granny flat or modular building.
- Foundations – Stumps/Footings are included in The Complete Dwelling Package Price.
- Foundations – Stumps/Footings are included in The DIY Dwelling Kit.
The standard BMSA kit is suitable for soil types up to H1 type soil and allows for a post height of up to 750mm.
If your site has H2 or P soil conditions, additional costs may apply. For more information on this topic, please contact our team.
The installation fee is included in our Complete Dwelling, Council and Installation Package for locations within 100km of a capital city port.
If your site is located beyond 100km from a capital city port, please contact our team to confirm any additional travel costs for our builders.
For our DIY Dwelling Kit, installation is not included. You will be responsible for arranging and completing the installation yourself. Perfect for an owner-builder!
Connections to on-site power and plumbing are included in our Complete Dwelling, Council and Installation Package for sites that are within 20m of the main house connections, with clear access (no concrete, paths, or other obstacles).
If your site is located further than 20m from the main connection point, or if there are obstacles in the way, please contact our team for a customised quote.
For our DIY Dwelling Kit, connections to on-site power and plumbing are not included. You will be responsible for arranging and completing the connections and plumbing yourself. Perfect for an owner-builder!
Key Expandify Features
- Modular Houses
- Australia Standards
- Superior External Finishes
- Insulation
- Wall & Ceiling Finishes
- Floor Insulation
- Fibre Cement Flooring
- Australian Standard Electricals
- Entry Doors
- Windows
- SPC Flooring
- Bedrooms (wall/s and internal door)
- 2 x Bathroom & Laundry Combo
- Veranda Deck
- Patio Roof
-
House Plumbing
(completed to NCC Standards) - Kitchen Cabinets
- Bamboo Internal Wall Finishes
-
Glass, Soft Touch, Wifi, Power points
and light switches. - Decortive Flute Panels Inside
Ease of Installation
Your choice of inclusions
Faster Build Time
Effective Quality Assurance
Cost effective building solutions

Class1A Buildings
Structural Engineering Approved
All electrical SAA certified
All Plumbing Watermark Certified
AS2047 Certified Windows and Doors

Traditional House Appearance
Patent Pending Design Gable Roof
2.7m, 5deg Internal Raked Ceilings
Metal External Cladding (Designer)
Unique Design to create Thermal Break

Rockwool Insulation throughout
Higher Insulation properties
Fire Resistant & Non Shrinkage
Moisture and Mould Resistant
Sound Absorbent Internal & Externa

More Durability
Fire Resistant
Low Maintainance
Eco Friendly Materials
Pest Resistant

Stops the cold floors
Increased Impact Rating
Moisture and Mould Resistant
Fire Resistant & Metal Lined
Higher R-Value Insulation

Impact Resistant
Durability & Strength
Fire Resistant
Water & Rot Resistant
Pest & Termite Resistant

Pre-Wired to Australia Standards
SAA Certified Accessories
Wiring Suitable for Insulation
Designated Wiring for Stove and Air Con
Tri White Dimmable Down Lights

Australian Standard Entry Doors
5 Tick ISO Certified Company
Optional Single or Double Doors
Anti-theft Stainless Steel Security Mesh
Aluminium Frame, High Quality Finishes

Certified AS2047 Windows
5 Tick ISO Certified Company
Three Track Sliding Windows
Stainless Steel Flyscreens
Aluminium, High Quality Finishes

Highly durable , built with several layers
Waterproof for spills or accidents
Easy to maintain and clean the floors
More Expensive option with higher grade finish
Multiple flooring colors available

Create a bedroom or office
Wood finish Internal doors
Lockable door handles

Step Shower with Screen
Toilet with Built in Sink
Built in Laundry
Siliver or Matt Black finish Sink
Space and Power for Dryer
Includes Linen Cupboard

Timber look WPC flooring
Includes Handrails with Top finishing
Corner trims for higher end finish
450mm joist centres, higher strength

75mm Thick Rockwool Insulated Panels
White underside ribbed finish
Gutter and Downpipes included
Span of 1.8m from the house to Beam

Wels Listed & Certifed Fixtures
Pex Piping 16mm Internally
All plumbing installed Tails Down
Unique designed for no in wall pipes
Australian Compliant – NCC

Compact Laminate Bench Tops
Silver or Polished Black Finish
High Grade Expensive Look
Soft Close Hinges
Pre Built and Installed
Splash Back Feautre Wall

High Durability, Extremely strong and resistant
Insulation, Helps to reduce energy consumption
Acoustic reduction to create peace and quiet
Beautiful and unique appearance to a space.
Variety of designs and colors available

High-quality crystal tempered glass panel
Touch-sensitive, easy to control
Wireless remote control functions
Green/Red LED indicator.
Works with any 2.4GHz-enabled WiFi router

Aesthetic feature in your very own home
Easy Installation over your hinged areas
Flow through design throughout the whole house
Many colours and textures are available

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Basic Model
Our BASIC MODEL features a fully completed exterior, with installed windows and exterior doors, creating a secure and watertight structure. This model provides an open interior shell, with no internal walls, bathrooms, kitchens, or waterproofing included.
- List of items included in the BASIC MODEL:
- Engineering Certification: Relevant certification for approving the build is in accordance with Australian Standards.
- External Wall Cladding: Includes all cladding, insulation, waterproofing, and bracing for external walls.
- Roof Covering: Installation of roof covering is complete, however, guttering and downpipes are not included in the BASIC MODEL.
- Structural Flooring: Flooring is fully laid, including the application of underfloor polyurethane insulation.
- External Doors and Windows: All external doors and windows are installed.
- Electrical Installations: Power points, lights, and light switches are installed throughout.
- The BASIC MODEL is secure and watertight, providing an interior shell with no internal walls, bathrooms, kitchens, or waterproofing.
The BASIC MODEL is secure and watertight, providing an interior shell with no internal walls, bathroom, floor coverings, kitchen, or waterproofing. This version meets the base design for council approval, whether as a secondary or primary Class 1a building.
As an owner-builder, you can now begin working on the interior, shielded from the elements, while certified trades handle essential installations such as bathroom waterproofing and electrical connections.
The BASIC MODEL offers flexibility, allowing you to complete portions of the build yourself, saving costs, and personalising your home’s design.
Inclusive Package
The INCLUSIVE PACKAGE is our basic model enhanced with a range of common inclusions from our custom options, ensuring your house is ready to be installed and transformed into your home. The package includes internal walls, doors, waterproofing, a bathroom, laundry, kitchen, floor coverings, decorative panels, a deck and patio roof, and smoke alarms. The Inclusive Package includes everything needed for council approval (if you choose) as a secondary or primary Class 1a building. We assist you in creating your dream home and guide you through the entire process.
- Engineering Certification: Relevant certification for approving the build is in accordance with Australian standards
- Energy Rating Report and BASIX report (applicable to NSW)
- External Wall Cladding:Includes all cladding, insulation, waterproofing, and bracing for external walls.
- Roof Covering:Installation of roof covering is complete including guttering and downpipes
- Structural Flooring: Flooring is fully laid, including the application of underfloor polyurethane insulation.
- Floor Coverings: Options for vinyl, PVC, SPC, or carpet, along with wall lining upgrades if chosen.
- Interior Doors and Walls: All internal doors and windows are installed.
- External Doors and Windows: All external doors and windows are installed.
- Electrical Installations: Power points, lights, and light switches are installed throughout.
- Bathroom: Walls, waterproofing, fittings, and accessories included.
- Kitchen: Cabinets, fittings, and fixtures included.
- Smoke Detectors: Included and installed.
- Patio and Decking: Included and installed
What is not included in the INCLUSIVE PACKAGE:
- Appliances: Stove, dishwasher, hot water system, air conditioner, fans.
- Furniture: TV, TV cabinets, mirrors, wardrobes, etc.
- Delivery: From port to your location.
- Installation: Including footings and unpacking/expanding.
- Connection to Services: Plumbing, electricity, NBN.
- Council Applications: Related fees and applications.

This option offers ease, as it includes all the essential elements, allowing you to see the results of your completed home sooner.