Browse Forums Building A New House 1 Jul 26, 2022 6:28 pm Has anyone built a house with a basement and can tell me about their experience? I understand the biggest disadvantage is likely the cost, any others? Any practicality issues? I.e not being able to park in a steep driveway? Obvious advantages are the added space, storage etc. I'm planning a dual occ build Cheers Re: House with basement 2Jul 26, 2022 10:57 pm Do you mean basement "in the ground" ? Firstly, you would have to find out first, if the Council 'allows it'. I've seen Councils oppose it as a "blanket rule", yet I have seen them approve it, if the 'land contour allowed it. Basement parking also raises the house height, so you got to be mindful if you are going for a single storey (basement parking and 1 x floor above) or double storey (basement parking and 2 x floors above). Maybe you can build basement and then put an internal lift in the house from basement to the top floor Also, you also have to figure the cost of digging that "cavity". If the land contour allows it, eg. land slopes down from the street, then it could be easier to incorporate that into the house design. Re: House with basement 3Jul 27, 2022 9:38 am Unless the land value is over $5k/m2 forget it...you're dreaming On small lots, R40 min -> 200m2 approx, with height restriction only Councils in high density zonings are now allowing basements and roof top terraces. Average cost $5k/m2 approx. No one in their right mind would do brick veneer It's masonry and concrete here Engineering Bim details and data hth Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: House with basement 4Jul 28, 2022 3:38 pm StructuralBIMGuy ...allowing basements and roof top terraces. ... masonry and concrete here Yes, for a 'roof top terrace', that roof would need to be of concrete, for load-bearing properties, etc. Council would not allow a roof-top terrace _without_ concrete, and using concrete for the roof top will ultimately drive costs up too. Re: House with basement 5Jul 28, 2022 6:16 pm Speaking from decades of experience at my parents home. Know the water table level. Because if you get unseasonal weather (ie lots of rain). The water table will rise and it will flood and it will take a long time to get rid of it. Last year my parents home had 1m of water in the basement. It took 3-4 weeks of continuous pumping of water before it stopped seeping through every crack. We are talking 10 inches of concrete, solid bricks, and it still sepped through. It ruined everything in the basement. The damp smell and eventually the mould then adds another fight. This home was built in the early 70s. The basement floor is 6 feet below ground level. Re: House with basement 6Jul 28, 2022 6:19 pm [quote="michaelyoni64":2p5keaao]Speaking from decades of experience at my parents home. Know the water table level. Because if you get unseasonal weather (ie lots of rain). The water table will rise and it will flood and it will take a long time to get rid of it. Last year my parents home had 1m of water in the basement. It took 3-4 weeks of continuous pumping of water before it stopped seeping through every crack. We are talking 10 inches of concrete, solid bricks, and it still sepped through. It ruined everything in the basement. The damp smell and eventually the mould then adds another fight. This home was built in the early 70s. The basement floor is 6 feet below ground level.[/quote:2p5keaao] Thanks mate. This is the sort of feedback I'm after Re: House with basement 8Jul 28, 2022 7:41 pm That details is for well draining sand above the water table ( perth coastal strip)lol, I'm 30m down to the water table If you are in clays with high water table you'll need a cavity drainage system into a sump along with a welded internal PVC HD liner and the cost doubles No need for liners here unless you are building a pool that is keeping the water in The water authority should have the water table depth mapped Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: House with basement 9Jul 29, 2022 12:39 pm StructuralBIMGuy That details is for well draining sand above the water table ( perth coastal strip)lol, I'm 30m down to the water table If you are in clays with high water table you'll need a cavity drainage system into a sump along with a welded internal PVC HD liner and the cost doubles No need for liners here unless you are building a pool that is keeping the water in The water authority should have the water table depth mapped Who does this study about type of soil, water retention capability, water table level, etc. ? Is this part of a geo- study ? Now, I have gotten curious about this too. Re: House with basement 11Jul 31, 2022 10:03 pm Get the geotechnical drillers to install a temporary monitoring well. Usually down to 6m depth for the piers for a 3m deep basement. Will depend on several factors whether it is worth it or not. Are you in Melbourne ? DIY, Home Maintenance & Repair to do it properly you need to dig out the garden and waterproof the outside of the wall. There are some products you can put on the face of the bricks but the water is… 2 4624 You’re on the right track, wire brush in a grinder then a zinc rich epoxy primer then a top coat of some sort, like a waterproofing membrane. Raising the concrete would… 1 7030 How good is Simeon?! Always taking time to help others out! Wish we were building in NSW and could work together. Thanks for all that you do! 7 6564 |