Hi all,
I'm new to these forums, a friend of mine in the building (new homes only) game recommended I drop by for a visit. I own a fully renovated single-storey Edwardian in Melbourne (inner North), it's already been extended, about 15 years ago, and it was done perfectly. 11 foot ceilings throughout, ornate ceiling roses, picture rails, etc. It's currently 4 bedrooms, 1 bath, with an open plan living/dining/kitchen at the back.
My wife & I bought it 6 years ago, and have had 3 kids since then, so a 2nd bathroom and probably a rumpus/extra living area wouldn't go astray.
The house is on a 750 sqm (15m x 50m) rectangular block. It must be about 24 squares I guess, with a good size deck out the back, and plenty of yard beyond that. Single car garage level with the back of the house, with the driveway running down the side of the house.
My first thought is to go up, with an open rumpus/living area, then perhaps 2 bedrooms and a bathroom. We'd probably lose a bedroom downstairs to the stairs (deciding where they should go is a nightmare), so adding 2 upstairs would give us a 4-bed and a study, 2 bath layout which is an attractive thought.
I've had a couple of extension companies in, and spoken to another...they're all quoting about the same, around the $150k mark. However, the last guy I had in was the first to ask if the older part of my house (built in the '20s or so i'd guess) has been re-stumped. I know the extension has concrete stumps, but I have no idea on the old part...the hallway floor has always creaked, so i'm guessing no...but of course that's just a guess.
He suggested that a 2nd storey couldn't be built with the old stumps, which is fair enough...but then went on to say that re-stumping could be a real headache, as the old lath and plaster walls would likely develop cracks, and could do so quite badly...adding anywhere between $10k and $20k to the job.
Does this sound right to everyone? Why wouldn't either of the other extension companies have even mentioned this to me? Is it one of those things they spring on you only after you've agreed to a price and signed a contract for them to build?
The other choice might be to extend back...there's about 18m from my back windows to the back fence, so plenty of space to play with there I guess. Maybe add just a rumpus/living room that leads through to a master bedroom with an ensuite. Thoughts?
Cheers,
Juz.