Re: Quote for raising house and building underneath121
Apr 05, 2010 6:11 pm
Recommend you get your plans first before you talk to house raisers. They can't help you with much except general information until you have your plans in place.
Couple of places recommended to me were:
Meier House Raising
A-Accurate House Raising
Worth getting a few quotes as not only may you get a better price, but each guy who comes along and looks at the job (and your plans) will have suggestions/ideas/observations from their experience which will give you a different view on various things. For example, the joists on my deck don't look that flash, and after some suggestions I decided to add some extra PFC beams to the deck which will give me peace of mind when its 3m in the air and there is a party of 20 on it.
Re: Quote for raising house and building underneath124
May 12, 2010 11:31 am
Hey Joe - we just got our rear stairs built with a landing for under $5k and the guy did a pretty good job. If your still looking PM me and I'll flick you the details. Cheers
Re: Quote for raising house and building underneath125
May 12, 2010 11:22 pm
Well, I've moved out and the house will be in the air next week. Demolished the slats and stairs myself on the weekend and had electrician on Monday and the plumber in this morning to disconnect. House raisers have started lining up the beams and chipping away at the concrete posts. They will be back tomorrow...
Couple of lessons learnt:
1) Get your plumber/electrical done early. Had delays due to change of plumber and the house raisers had already got in there and cut some pipes. Problem is that they cut without thinking of how it will be reconnected, so extra fittings need to be replaced = more $$$.
2) If you have gas, get the meter moved to the fenceline early. I found out today plumber can't do it and you need to get your gas company. They take ages. Will have to try to push it through them quicker as the meter is still under the house and excavators come in next week.
3) Get your carpenter to repair any timbers that beams/posts need to be attached to well before the raise. I had some timbers at the corner of the front deck coming apart and had to rush the carpenter to come in today to do a quick repair.
Re: Quote for raising house and building underneath126
May 23, 2010 9:17 am
Found this forum yesterday, so much brilliant information. Thanks guys! Am currently exploring to possibility of raising. Have had the house on the market for over 6 months, plenty of lookers but no offers. Why? Cause when they went to council re work they wanted to do after the purchase they found that the area has a heritage place and character overlay and it was all too much for them, quite understandably. However, none of them told the RE Agent why they were pulling out until about 3 weeks ago a buyer finally explained his reasons.
Am currently in arguments with Council as to the interpretation of Character Precinct in their Code and what can and can't be done to the dwelling. I think I have almost reached the decision to take it off the market, stay in the house but raise it so it can fit the family.
It was built prior to mail delivery in the area so pre 1876. It was raised to non-legal height in the 1970's and built in using brick and besser block for external cladding. When I bought it in 1992 downstairs had all the internal steel poles exposed and it was just one big area with a ******* bathroom, toilet and laundry.
Now with this new information about the old house and the fact that all the older kids have their own houses I find that I am going to have to sell the new house and move back to the old house in order to raise the capital to try and get it raised to legal height, put in internal stairs etc.
So I will have to:
1) Do it in stages
2) Do lots of the work myself (ie rip down all the current external cladding and internal walls. Such a shame we can't use the current slab as stated on past posts)
3) Probably do some of the internal framing myself and pay for the gyprock, plastering and external cladding to be done.
4) Do all painting myself.
The house is currently two bedrooms upstairs, lounge, kitchen (which was tacked on many years ago), bathroom and toilet. Any ideas for saving money would be greatly appreciated.
Has anyone had to deal with this Character Precinct Overlay when trying to raise a dwelling?
ANY ideas please?
Re: Quote for raising house and building underneath127
Jun 03, 2010 1:20 pm
Well have found out heaps about the Character Precinct Overlay and how it affects my plans to raise the dwelling. Still waiting for Council to reply re some of the more complicated issues as I am on a small lot with small setbacks (only 1m from eaves on east side of dwelling) as well but I am getting there. About to talk to a builder (friend of family member) about what I want to achieve before I get plans drawn up. Will let you know how it goes!
Hope all of you who are at the 'raising' stage are going well.
Re: Quote for raising house and building underneath128
Jun 10, 2010 10:00 pm
Well, the raise is now done, plumbing and electricity re-connected, and I put in some stairs at the back. To cut cost on stairs, I decided to go straight stairs at the back (no one can see it anyway) using pre-fab steel stringers (about $600 pair). Re-cycled the timber treads from the old set of stairs (just happened that the front had 9 and rear had 7, and the new steps need 16 treads!). Put them in myself and just need to build handrails on the weekend. All up less than $1k for the rear stairs. Front stairs will be proper timber stairs that will probably cost me $7k due to 2 landings, but they affect the appearance of the house so can't do anything about that. Concrete slab is booked from next couple weeks.
For those wanting to know how much all this cost, here is my rough breakdown:
- Raise $18k
- Electrician (connect/re-connect) $1200
- Plumber (connect/re-connect including new underslab drains) $3600
- Slab $13k
- Stairs $8k
- Plans $3,300
- Certifier $1,100
- BCC plumbing approval $380
- Excavator and tip truck $2000 (for clearing old stumps and removing concrete/soil, usually not included with house raise quotes)
- Soil test $580
Total about $50k to get the house up in the air with a slab. Lots of negotiation/quoting to get these prices, so if you don't have the time to put in, then you'll definitely pay more. For example, the house raise and concrete I had up to 5+ quotes to get the prices I got, otherwise they were about $4k each more. Getting quotes takes heaps of time and effort. Also, I DIY'ed as much as I could, such as the rear stairs, re-connecting stormwater drains, demolition etc. You'll pay thousands more if you have to get someone to do it for you. You will also get people who try it on for you with quotes, like my $16k plumber, these people think that just because you are house raising you're made of money. They need to get real, I'm only 29, how much money could I possibly have?
Raising is definitely not for the faint hearted when the bills start rolling in. I still have much more to go, painting exterior, new roof on rear deck, repairing gutters, fencing, landscaping, new kitchen, bathroom, polish floors, paint interior, repair old timbers, the list goes on. These things I will do over time and DIY as much as possible. Will try and post pics when I can figure it out.
Re: Quote for raising house and building underneath129
Jun 10, 2010 10:12 pm
Oh, there were a few lessons learnt that I want to share:
1) Excavation. This costs lots, about $100/hr for someone with a bobcat and digger. I ended up having an excavator come 3 times, yep, they charge travel time too at $100/hr. One time for clearing old stumps and old concrete, one time for digging trenches for new drainage, and another time for prep of the slab. I don't know if its possible to avoid, but if the digging is co-ordinated between the plumber and the concreter, you may be able to save one trip. In any case, if you can sort this out somehow there could be savings there.
2) Prep of house before its 3m+ in the air. I had thought that because raising may cause cracks, you should do any painting before the raise. And this is right. However, why not do the surface prep for external painting? You can easily do this yourself when its only 1m in the air, but not after its 3m. I really regret this because painting high is relatively easy, but doing surface prep from a scaffold up 4-6m in the air is too much for this DIYer. This also applies for removing any asbestos sheeting, fixing stuck windows, cleaning/repairing roof or gutters, or removing old window awnings. All of this applies to me, all easy when low, now bloody difficult as DIY, and the only one I thought of beforehand was cleaning the roof and gutters.
Re: Quote for raising house and building underneath130
Jun 10, 2010 10:22 pm
At the risk of being a serial poster, another way to save is on termite protection. No need for $3k full chemical job. If you are doing a full concrete slab, then all you need to termite protection called Kordon on all protrusions (posts and plumbing pipes) and any joins in the slab (eg. patio slab). I've researched this and the Kordon stuff works and is cost effective. Its about $16/m, which works out to a few hundred for the avg. house, much better than $3k! When you build in under you need Kordon on the outside edge of the slab too, but by the metre it will still be under $1k.
Re: Quote for raising house and building underneath131
Jun 14, 2010 8:50 pm
Joe T, what 'risk' of serial posting? Keep posting! Every time you post we get more idea of what we are up for and you're excellent tips (ie the Kordon) so don't stop...please. May I ask what your square metre size is downstairs?
Have spoken to the 'family friend' builder who says he thinks the raise will be approved (even with my small setbacks). He spent about an hour with me and only charged $100 but gave me great idea's for design, saving money etc. Suggested that I purchase all my weatherboard from reno yard as the timber will be better quality and 1/3 of the price of new. He says that the new slab can be laid over the old one, I'm guessing this will reduce the cost of the slab as there won't be any need to lay the gravel base etc but the old posts will need to be cut out etc so it might not be so cost effective in the end. He also suggests that I do the quote work for the raise instead of getting the builder to organize it as he will add his costs to the job.
Does anyone have any idea's about the square or cubic meter cost of house slab concrete?
Re: Quote for raising house and building underneath132
Jun 17, 2010 12:24 am
I've got about 120sq metres downstairs. So that works out to be about $110 per sq meter. Keep in mind I got a really cheap quote, the others were about $5k more.
Speaking of which, the concrete was poured today! 4 full concrete trucks to do the slab. Got to keep it wet to cure for the next 7 days. It looks great, and the amount of steel in there, its never going down. The guys did a really good job and I'm very happy with their professionalism - which is surprising given the price.
Terri8, is your existing slab a engineered one? I question whether you can lay a new slab over the old, and get approval for it. The amount of slab thickening, steel bars, etc that goes down, I can't see how it can be done on an existing slab. Perhaps if you get a *** engineer to certify it...? Plus with the new steel columns that go in to replace the existing ones, they go in each at minimum 90cm by 45cm diameter - that's one big hole! There won't be anything left of the old slab after that. Its a shame mine is now finished, because if you could see it when they were raising, you will understand that NOTHING under the house is left intact after a raise, there is just too much digging to be done.
Re: Quote for raising house and building underneath133
Jun 17, 2010 12:31 am
Oh, while I'm serial posting, you end up with lots of dirt left over after excavating to level, putting in the slab etc. So you gotta work out where you are going to put it, especially if you have a small block. So if anyone in Lutwyche/Wooloowin need some free soil/fill, please come to my place! I will even help you shovel it
Another tip: don't leave anything you want to keep and use ****** around the worksite. I have found that the various tradies (house raisers, plumbers, concreters) are happy to grab some timber ****** around and use it for their purposes. Which is fine for scrap but not for the timber stair posts I was planning on recycling! Or the pavers that I so neatly stacked in the corner! I guess they are trying to do their job quickly, but these guys don't ask and take anything ****** around as scrap.
Re: Quote for raising house and building underneath134
Jun 18, 2010 10:30 am
All great info Joe. I've been busting my gut getting a new fence, landscaped gardens, new drains in etc. With my wedding in October, 2011 might be the year that I get things happening
What are you going to be putting in downstairs in the meantime to keep it somewhat secure? Are you just going to have slats, or leave it open until you have it built in?
Re: Quote for raising house and building underneath135
Jun 18, 2010 10:45 am
He says that the new slab can be laid over the old one, I'm guessing this will reduce the cost of the slab as there won't be any need to lay the gravel base etc but the old posts will need to be cut out etc so it might not be so cost effective in the end.
Not sure if you really want to do this. In the grand scheme of things, the extra cost to have the slab done properly will let you sleep at night without worrying about structural issues in 20 years time.
Re: Quote for raising house and building underneath136
Jul 03, 2010 7:56 pm
Timbo - I will be putting slats in downstairs to close everything in. It will probably work out to be about $2k of timber, but I will do it DIY and use screws so the timber can be re-used for fencing later.
My hot water system decided to pack it in now after 17 years of good use and after paying the plumber to re-locate it, not good timing with my cashflows. The safety swiches in my meter box also decided to pack in at the same time. Really need to have money put aside for these things on top of the reno costs.
I've got lots of cracks appearing in the house now too. Wasn't unexpected as the house was 6 inches out at the back before it was raised. Lucky with old Queenslanders the VJ's just shift and it will all be fixed when I repaint. A few cracks closed up too
There is a bit of sway in the house now its much higher, and downstairs hasn't been built. I'm hoping the frame for the slats will reduce this a bit. I've got 6 sets of steel bracing with turnbuckles on, originally the house raiser didn't want to put on turnbuckles, but they make a lot of difference. Make sure when you get quotes that this gets included as they charge a lot for it after the fact.
Re: Quote for raising house and building underneath137
Jul 13, 2010 12:38 pm
Came acrosss this site when googling and have found it great. I an a complete rookie and have just bought myself a post war medium set 3 bedder 1 bathroom renovator on 400m2 block in inner south brisbane . We are looking at raising it and doing in under neath andtranferring kitchen and living downstairs.
We need to lift it, concrete slab and wall it in(looking at putting in pool while in the air as it is only a 10m wide block).
I would really appreciate any of you sharing your experiences, things to look at etc.
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