Carlisle KDR site cost after second soil test

bermuda23 · May 24, 2023 12:27 pm

Hi all,

I'm looking to do KDR with Carlisle and they told me the site cost isn't fixed and I won't know the exact figures until the house is demolished and the second soil test is done. They will do the first soil test and give the site costs before signing the contract but that could be different to the final figures. Has anyone got any experience with Carlisle in terms of the difference in site cost between the 2 soil tests?

Mofflepop · Sep 25, 2023 6:57 am

I’m also looking at KDRB, haven’t chosen a builder yet, but 3 builders have told me about the 2 soil tests, so I think it comes down to your actual block and what they find/have to deal with - soil wise - once the house is demolished and cleared, not the specific builder’s costs. So I’d think generally it would be the same across the board. The builders have all said to me they cannot quote until the tests are all done, and we would need to organise our own demolishers.

ponzutwo · Sep 25, 2023 9:05 am

Mofflepop

I’m also looking at KDRB, haven’t chosen a builder yet, but 3 builders have told me about the 2 soil tests, so I think it comes down to your actual block and what they find/have to deal with - soil wise - once the house is demolished and cleared, not the specific builder’s costs. So I’d think generally it would be the same across the board. The builders have all said to me they cannot quote until the tests are all done, and we would need to organise our own demolishers.

KDRB will always come with exceptionally high site costs. The previous property's home and garden/trees result in inconsistent soil conditions throughout the block and will always result in a P site regardless of your soil profile. This will increase your costs exponentially. You builder knows this and they are trying to not scare you away. There is also a risk that the property (if old enough) may have a burried septic system etc which may compound the problems needed to deal with.

Your best option would be to ask people who've done KDRBs through that builder what their site costs have been.

sifntdaz · Sep 25, 2023 10:33 am

ponzutwo

Mofflepop

I’m also looking at KDRB, haven’t chosen a builder yet, but 3 builders have told me about the 2 soil tests, so I think it comes down to your actual block and what they find/have to deal with - soil wise - once the house is demolished and cleared, not the specific builder’s costs. So I’d think generally it would be the same across the board. The builders have all said to me they cannot quote until the tests are all done, and we would need to organise our own demolishers.

KDRB will always come with exceptionally high site costs. The previous property's home and garden/trees result in inconsistent soil conditions throughout the block and will always result in a P site regardless of your soil profile. This will increase your costs exponentially. You builder knows this and they are trying to not scare you away. There is also a risk that the property (if old enough) may have a burried septic system etc which may compound the problems needed to deal with.

Your best option would be to ask people who've done KDRBs through that builder what their site costs have been.

KDRB - Soil wasn't classed as P after 2nd soil test. Not sure where you're getting that from.

Site costs were 32k which included 6k for a crane given a restrictive site, 2020 prices.

Mofflepop · Sep 25, 2023 1:34 pm

sifntdaz

ponzutwo

Mofflepop

I’m also looking at KDRB, haven’t chosen a builder yet, but 3 builders have told me about the 2 soil tests, so I think it comes down to your actual block and what they find/have to deal with - soil wise - once the house is demolished and cleared, not the specific builder’s costs. So I’d think generally it would be the same across the board. The builders have all said to me they cannot quote until the tests are all done, and we would need to organise our own demolishers.

KDRB will always come with exceptionally high site costs. The previous property's home and garden/trees result in inconsistent soil conditions throughout the block and will always result in a P site regardless of your soil profile. This will increase your costs exponentially. You builder knows this and they are trying to not scare you away. There is also a risk that the property (if old enough) may have a burried septic system etc which may compound the problems needed to deal with.

Your best option would be to ask people who've done KDRBs through that builder what their site costs have been.

KDRB - Soil wasn't classed as P after 2nd soil test. Not sure where you're getting that from.

Site costs were 32k which included 6k for a crane given a restrictive site, 2020 prices.

Wow interesting to hear - good to get a (2020) perspective!
I tend to always round up and expect the worst so we are budgeting for $100,000 site costs, but apart from approx 1 - 1.5 metre slope left to right, some trees and branches to remove and of course a house to demolish beforehand (sep budget for that), shouldn’t be other surprises there I hope. It is a Brisbane City Council urban block.

ponzutwo · Sep 25, 2023 2:23 pm

sifntdaz

ponzutwo

Mofflepop

I’m also looking at KDRB, haven’t chosen a builder yet, but 3 builders have told me about the 2 soil tests, so I think it comes down to your actual block and what they find/have to deal with - soil wise - once the house is demolished and cleared, not the specific builder’s costs. So I’d think generally it would be the same across the board. The builders have all said to me they cannot quote until the tests are all done, and we would need to organise our own demolishers.

KDRB will always come with exceptionally high site costs. The previous property's home and garden/trees result in inconsistent soil conditions throughout the block and will always result in a P site regardless of your soil profile. This will increase your costs exponentially. You builder knows this and they are trying to not scare you away. There is also a risk that the property (if old enough) may have a burried septic system etc which may compound the problems needed to deal with.

Your best option would be to ask people who've done KDRBs through that builder what their site costs have been.

KDRB - Soil wasn't classed as P after 2nd soil test. Not sure where you're getting that from.

Site costs were 32k which included 6k for a crane given a restrictive site, 2020 prices.

There are typically two classifications on a Geotech report for a KDRB. Soil and site. There is no "P" for soil classification. The P refers to the Site. You can have M soil and still have a "P" site. The P site acts as a flag to the footing designer to take into consideration features of the site in thier design. There are differing moisture conditions across the block of a KDRB due to house footprint, trees etc.

It would be unusual for your geotech report not to call out a P site for a KDRB.

sifntdaz · Sep 25, 2023 3:31 pm

ponzutwo

There are typically two classifications on a Geotech report for a KDRB. Soil and site. There is no "P" for soil classification. The P refers to the Site. You can have M soil and still have a "P" site. The P site acts as a flag to the footing designer to take into consideration features of the site in thier design. There are differing moisture conditions across the block of a KDRB due to house footprint, trees etc.

It would be unusual for your geotech report not to call out a P site for a KDRB.

here is the wording from the report:

5.0 SITE CLASSIFICATION
This site is classified as Class S in accordance with AS2870 – 2011.
Any SITE CUTTING or FILL PLACEMENT has the potential to alter areas of the site which
may be affected by abnormal soil moisture conditions. It may also alter appropriate footing
types.
Where CUT or FILL works occur, this office must be supplied with accurate details to ensure
that the SITE CLASSIFICATION and FOOTING ADVICE remain appropriate.
Estimated maximum surface movement which may potentially occur within the construction
envelope is 20mm.

The testing was done about a month or 2 after demo if memory serves me.

groundzero · Sep 25, 2023 9:30 pm

With a "S" classification you should either have a significant sand profile or shallow rock. If the sand isn't dense enough then you will need deep piers or screw piles which will be an extra cost. If it is shallow rock you will have extra costs if you need s site cut into rock and plumbing trenching etc which will cost more digging through rock.

Budapest · Sep 28, 2023 4:37 pm

We were lucky in that our old house was so small (86 square metres) compared to the new house, they were able to take enough readings around the old backyard house before it was demolished - so we had geotech report done 9 months before we moved out.
That said Perth is a different kettle of fish - our site costs were 10k!