Post subject: Quote for raising house and building underneath
Posted: Jun 28, 2006 5:32 pm
Joined: 28 Jun 2006 Posts: 1
I am looking for a ball park figure on a rasing a house and buliding underneath. The house is a two bedroom queenslander with lounge room, kitchen and bathroom. It is already on metal stumps, but wish to raise it to legal height and build two bedrooms and a bathroom underneath. It would be helpful if anyone could offer a ballpark figure from experience
I recently got a quote from A1 Restumping to restump my house which at the highest point, is only about 1.3 metres off the ground. The quote was $8,500.
If you're looking at raising your house to build underneath, you will need Council Approval (I'm assuming you're within Brisbane City Council). In order to obtain Council Approval you will need an architect to do up some plans for submission to Council as well as a building contract. My architect, who did some preliminary drawings, told me that in order to raise and build under a house, you're looking at at least $100,000.
This is just from my limited experience - I hope others on here can inform you better than I can!
Hi, we are currently embarking on a house lifting project, we have a 1926 Queenslander in North Brisbane, it sits on mostly timber stumps with about 5 concrete posts. The land is 820m with a gentle slop. With this project we found the hardest place is where to start but have progressed to this stage, enlisted design draftsmen to draw up plans, the cost for this was $1960 and includes changes as required before submission to engineer for approval and then council for approval. You will also need a soil test, say $250-$300 including contour survey to determine footing dimensions. You will also need to enlist a certifier if you are in Brisbane City Council or similar who now no longer have building inspectors on the payroll. Our house is 2 bedroom but large, 10m x 10m with a large deck at the back. It currenly sits at 1450mm at lowest point and 2250mm at highest point underneath, we'll probably raise it around 1100mm allowing for 4" concrete slab (say $10,000). We have been quoted approx $20,000-25,000 for the lift including steel posts. The unknown pricing for us at this stage is the rewiring, replumbing etc and then the build-in underneath, we are allowing $120,000 with an extra $20,000 for likely overrun of costs, we are only intending on one bedroom underneath but self contained, eg bathroon, toilet and kitchen. Our biggest concern is keeping the traditional queenslander look once it is raised and we are pretty set on recessing the underneath exterior walls about 500mm with paling work on the outside to keep the character, would love to hear from people who have successfully done this and who are also planning or undertaking similar projects as there is not a lot of info on the web available...cheers
Hi Charlie, refer my earlier post, we are 10k's north of Brisbane
how many square metres for your house?
we are working on 1 bed under with bathroom and kitchen for 140k, total livable space underneath 70m2 (we are keeping an extra 30m2 for storage)
It's a 3 bedroom cottage of around 100 sqm. Looking to put in three bedrooms and a bathroom downstairs (abt 70 sq m), internal stairs to the living area upstairs and about 35 sq metres of covered back deck, and knock out an internal wall upsairs to convert two bedrooms to a living area.
any builders you can recommend? Can I do this for $200k?
sorry for not getting back sooner, its been head down, rear end up, this should be feasible, we know some people who have been quoted by builders between 180K and 250k for similar project.
We have got the plans back with engineering approvals, the draftsman came in @ $1960 inc GST and with Engineers certification so we're rapt and will recommend them if anyone onterested. Costs to date $4500.00. This includes owner builder course, o/b permit, Qleave levy (long service leave for contractors for the govt coffers @ .0035% of the value of the work at costing that it would cost from a builder) certifier and soil test. Have just been advised we need a drainage plan for the sight (I hope we have been given the right info in this regard!) and we have just organised a man to do this. Quotes have come in for the lifting, raising and restumping and this will be around 25K. It has taken 4 months to get to this stage since we got the house but we did stuff around for the first 4-6 weeks tring to sort ideas out, now looking around 12 months to complete the project and we hope around 140K all told but will keep everyone posted
Hi all, latest installment, getting ready to book the lifters, now looking like K25.5 for the raising and restumping plus allow K3 for the excavation cleaning up. Our house looks like it will go above 8.0m but below 8.5m we have been advised a height survey needs to be done, just received quote from a surveyor who has quoted $150/hr and advised 2 site visits will be needed so a total around $1100 can be expected, ouch, anyone know some height surveyors?
We're ready to order the windows, windows are going to casement in sets of 4 and there will be 3 french doors, we have found 2 joinery's in Brisbane who are reasonable and will advise anyone interested, just need to nut out security options for the french doors which we should know about today, all good fun, cheers
We are in the final stages of lifting and building in under a Queenslander. We have done a bit of the work ourselves, but not much. The estimates of $100k+ are about right. I don't think you could do it for less than this, unless you did the majority of the work yourself. As a rough guide:
Plans, approvals etc - $4k
Lift and restump - $20k
Windows/doors - $5k
Build/extend lower walls - $5k
Concrete slab - $20k
Plumbing/electrical - $5k
Termite protection - $2k
New external stairs - $3k
Build in under - $35k+
Hi, your figures look pretty spot on, our costings at present are..
Plans / approvals / certifier 5k
preparation (backhoe etc) lifting / restumping 28k (we have gone 100x100 gal posts on the outside to make the house look like its not on 'skinny legs' with 75x75 gal posts inside, also we have a pretty big deck which is going up as well (43 posts in all)
Windows & doors 10k (we've gone all timber including 3 x french colonial doors and casement windows and interior vj type doors to keep in the character) We went with the woodworkers at Moorooka on this, allow 10 weeks delivery, this price included priming..
Concrete slab, ??? k waiting on quotes this week, we have a 2deg slope and could not quite get our head around how the land would be leveled etc, now find the back corner will be up on 4 besser blocks (around 800mm from ground to top of slab) we are going to add a rock wall type garden to hide the big chunk of conrete, I'm think 20k will be about right
Plumbing & Electrical probably 6k
Termite protection 2k
New stairs (front & rear) 6.5k, like to know who did your stairs...
Build in under ??? this is next big question..
One iteresting point we found is selecting the datum ( a reference point from where the measurement for the lift is taken) which is probably best left to the lifter man, also if you look like going over 8.0m (8.5m is max height ) you are wuggested to get a height survey done, we had 3 quotes for this, $1100, $1000 and $500, you can guess which one we went for, good insurance to get it done though...
It's good this info is getting written down as when we started there was little info available on projects like this yet so many are doing it???
ps. i get a chq back from Qleave, looks like owner builders don't need to worry about this
pps. we found an insurance broker to cover the liabilities etc, $1800 on a project with a builders valuation of 220k, let me know if you want details...
Here's another thing to consider, you will need to disconnect mains gas if you have it and power, phones/cable tv etc. One trick with the gas, if you write in and advise you are renovating and require the meter to be moved to front fenceline, only 5 working days notice and no charge (you will have to pay your plumber to dig the trench and instal new lines back to the house afterwards) with power organise a temporary power pole, your electrician will need to fax a 'form 2' to the power company, the hire company's normally require 8 week min hire of the power pole, allow $360 for the pole including installation and removal. Our place is due to go up early Jan07, getting close now!
Hi, the beams & posts go in today, hopefully power and water will be back on next week and we can move in, slab underneath will be put in next week...
best way to start is get a soil test, we used Gary Mulholland ph 0411822640, then you need to draw up your idea of what you want and get a draftsman/designer to draw up your existing house and draw up proposed rennovations, we used Contract Design Staff who also look after the Engineering aspect, phone contact is 07 3892 4360, this will keep you busy for a couple of months!, cheers Paul
That sounds logical.
One twist is the small lot code.
From council town planning the advice is:
Small lot code:
Raising and building underneath is exempt from the small lot code WHEN the builiding envelope complies with the 1993 building code setback restrictions.
The 1993 restrictions state that for 4.5m the setback must be 750mm from side boundaries.
for 7.5m or above it must be more.
I beleive the original house was built NEARLY to the boundary (approx 750mm or less) so must have a relaxation in place??.
So would you broadly approach a town planner first before even going to the expense of soil tests / drafstman to see whether or not the lift is even viable?
Thanks for all the info by the way. it is getting filed. I am excited about this project.
We didn't have this headache as we are lucky enough to have 819m2 over 2 lots. Guess you would need to do the run around with the council, an alternative would be to discuss with the designer/draftsman or discuss with your selected certifier, we used ACERT ph 07 3256 3077, I guess you would need to get it approved, have a signboard up for the neighbours to squabble about etc, cheers Paul
I had a chat with a town planner. They offered a desktop study $1100 max which is the closest you'll get to an approval without getting approval itself.
I'll make this a condition of contract I think and then await the 10 business days.
Will let you know.
On my list of things to do.
1. have a friendly chat with some of the neighbours
2. talk to the RE agent, asking for a conference with the owners if possible (did they try to get approval for this?)
3. Gauge the price sensitivity, make a contract
4. engage the town planner.
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