Quote for raising house and building underneath
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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!
Lotte
a new avg home built by a builder can be as low as $650 sq m
owner builder $850.00 sq m
rennovations $1000.00 sq m
have you raised the house already?
I have also called some builders for ballpark estimates (I don't have plans yet) on raising and building three bedrooms and a bathroom under and the estimates vary wildly ($140 - $250K).
The $1000 would exclude painting wouldn't it?
Are you in Brissie? would the same rule of thumb apply in 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)
Paul
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
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
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+
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...
I am about to purchase a property in the Sandgate / Shorncliffe Area.
it will become our home so the costs must be kept down but we wish to turn 2BR into 4BR + Study. + Deck.
Kitchen & bathroom upstairs are great and upstairs is all good so it's just downstairs.
The site is Small lot + character precint. (438m2 , and built prior to 1946)
Anyone want to take a stab at the "order of service" of steps to take? (perhaps I should start a new thread?)
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?
Thoughts appreciated.
Thanks for all the info by the way. it is getting filed. I am excited about this project.
Cheers
Jon
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'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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