Browse Forums Building A New House 1 Mar 10, 2010 3:45 pm Hello everyone, after nitpicking other peoples builds it's time for payback!
I'll be trying to document here some of the aspects of a fully blown renovation of a post-war house in Brisbane, Queensland. I will try and add some easy to find search tags for others like me, who found only a little bit of information on renovations around here. This forum is, to me, primarily made up of new builds. Feel free to ask whatever questions you may have. Unfortunately I will not be able to answer who is doing the renovations to the property, or who designed the property. Lets just say, a registered builder and an Architectural company planned it. This project started way back in 2008 when my wife and I had a dream to do some renovations. These renovations are slated to incorporate 2 stages. 1: Renovation and extension of existing level, pool, clearing of under-croft in preparation of stage 2. 2: Building/closing in underneath the property, front carport, front wall and gate. We took on services of an Architect to design our home. A home that can accommodate us and two children (hopefully!). Emphasis throughout the design stage was family life. Open plan areas for play and lots of storage, as well as a retreat for the parents when need be. The design of this house went through to a minimum 15 drawing revisions, you will see on the plans that I have uploaded that the plans revision stops around G, the architects lost interest in changing the drawing REV number in the end as nobody knew when it was going to stop. All through the design process the builder was with us to provide options and opinion. He sat in on meetings with us and the architect. This was handy when it came to getting the most for our money, as we are still on a budget and that we needed to keep the costs down. For instance I liked having tiled floors, the architect wanted wood, we asked the builder and he said the floor would need more engineering and support to be able to handle tiling. So we went with wooden floors. Things like that made a lot of difference. It also gives the builder a much better idea of what he is in for when it comes time to build. I'm not sure what to do next, maybe I'll post some plans. Here is the plans from survey to proposed. We had to have our existing property surveyed so that the architects could build into this existing structure. The first 3 pages of the .pdf show these original house plans. The rest of the document shows what we can expect when complete. http://users.tpg.com.au/nklobouc//10-3-10_UPLOAD.PDF Like I said, this is only the first stage of construction, estimated time for completion, builders guess 6 months, mine 10 months. Electrical Plan. Not set in stone, as we have a good relationship with the electrical firm doing all the work, there are many things that we can change on site. They will take us around the site with a marker to mark the position of everything before it is put in. I have done up a rough lighting plan and the light fittings only come to just under 10K, I'm sure we can get a better price regarding that due to the size of the order. The prices I used were just off an internet retailer based in Melbourne. http://users.tpg.com.au/nklobouc//Elect ... ropped.pdf I'll post at a later date, the hydraulics and engineers drawings. Stages: Architectural plans developed (this included the electrical plans). Hydraulics design (plumbing, drainage, water tank, gas). Structural engineers design and implementation. Building Certification. Submittal to Council for relaxation and final Building approval. It's taken 7 weeks to get building approval from the council!!! I'm sure there was a pyramid in ancient Egypt somewhere that took less time to build than that. We needed a relaxation due to the fact that our bedroom extension was going to be 500mm to close to the boundary, and therefore 600mm to high. Why? Because our overall property width is 15088mm, if the property was 15000mm then no relaxation would be require for building to that height or closeness to the boundary. We needed to get our neighbours written consent that they had no problem with the proposed layout. Where was our neighbour? In the middle of nowhere in Colorado somewhere! Yay! So after getting a man on a horse to find him we managed to get his EA to sign off on the BCC documentation on his behalf. Our impact on the western side of the property to his was thought out. If we were to have our building close to his boundary and higher than the fence then we need to ensure everyone's privacy. So on his border we just have a couple sets of louvre for allowing the fantastic northerly breeze to come through the house. So now we have final building approval and we can start doing some of the important stuff. Construction began 5 weeks ago. Rain hit us two weeks ago and has only just cleared and is now threatening again. I'll try and post pics in a sensible order, but alas I don't have any flippers so navigating the site at the moment is a bit hard. I'm going to hire a boat. Here is a run down of what we have done so far. * Everything around the house removed. * Demolition of underneath the existing house. * House raisers come in to raise the house by around 600mm. * Removal of dirt to required levels to the back of the house. * Digging of pool. * Steel Reo pool case, pouring of pool. * Posts to underside of the house. * 2M high block wall around the back pool slab on three sides. * Lowering of house onto posts. * Asbestos removal from inside house (most walls and roof sections had it). * Window frame removal. * Section of roof taken out. * Most interior walls gone, only load bearing framework remains. That too will be removed and replaced with steel lovely steel. * One steel beam so far installed (only around 14 more to go, approx 3 tonne of steel required) * Foundations dug out ready for pouring. Some pics so far of the transformation - stay tuned. Re: Nathan & Lisa's Renovation - BA Approval. 2Mar 10, 2010 4:10 pm Before: 5 Different Carpets. The fan controls for the front bedroom were at the back of the house?><?!!! Plumbing was not nailed down, pipes shaking everywhere. We originally had no power points in the bathroom, or a shower. There was a shower down stairs in huntsman land, I had to bend by neck at 90 degrees to fit inside it. We added a shower to the bath that you see here, and ran a shower rail for a curtain. We had green fluro lights in our living room. Red wall hanging lights that we kept also in the living room. I'll ebay them later, they are easily 50 years old and so retro it's not funny. Wallpaper on some walls, mirror tiles on some walls. Wooden walls, pressed metal ceilings. Our house HAD every known building product known to man in it. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Site Manager inspecting the diggers! Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Don't fall in! Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Our old bathroom. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Steel for our house arriving. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Nathan & Lisa's Renovation - Some Footings Dug. 3Mar 15, 2010 10:12 am So over the last few days there has been even more rain. Last week thankfully we have had around 4 days of relatively clear weather. We used this time to dig the footings for the rear retaining wall, some part of the garden room, and some sections where the colonnades will be sprouting from. Approx 16 M3 of dirt was removed to make way for them. We ended up pouring at the end of the week, pictures are at home. I'll put them up tomorrow. For now here are some pics of the footings that were dug and reo'd. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Nathan & Lisa's Renovation - Pouring of Footings 4Mar 16, 2010 8:50 am So at the end of last week we had some footings for the garden room, retaining wall and colonnade bases poured. Attached are the photographs of the dedicated crew at work slaving to pour the concrete. Yesterday the bock layers turned up and made our retaining wall for us that will create part of our pool area. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Nathan & Lisa's Renovation - Pouring of Footings 5Mar 23, 2010 4:42 pm Small update: Some drainage was put in around the pool area, 150mm tube from 2 pits. 1 drain in the courtyard from one pit. Parallel lines going down each side of the house of 150mm tube, some other pits will join up to these. Some more foundations dug for retaining wall near the side of the house under where the kitchen will overhang. The retaining wall around the pool area has been leak proofed, gravel poured in behind it up to a certain level then finished with sand and ready for the next pour of the slab. First photograph shows work has been done to the inside, the green framing is our storage wall that runs most of the way through the house. Poor old girl is looking a bit worse for wear at the moment. We have been blessed with dry weather, but as you can see on some pics our land is just one big lump of clay, it's either really hard and sticky or just mud. We still prefer the hard, that way the diggers do not sink! Another pour within the next week to take place. I'll have a guy on site to do some welding and install some brackets to the posts and beams under the house within the next week. Please excuse the PQ as I don't take the DSLR to work so it was taken off the HD2. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Nathan & Lisa's Renovation - Pouring of Footings R.2 6Mar 23, 2010 5:15 pm Hey Nathan! Its amazing to look at your plans and watching them come to life is very exciting! Cheers Never argue with an idiot they drag you down to their level & then beat you with experience - Dilbert View Thread: viewtopic.php?f=31&t=19733 Contract signed 14Sept Slab 30Sept Bricks laid 1Dec Lock up 26Feb Keys 10Jun Re: Nathan & Lisa's Renovation - Pouring of Footings R.2 7Mar 24, 2010 8:19 am Thanks MrsRose! I was starting to think nobody was interested! haha Re: Nathan & Lisa's Renovation - Pouring of Footings R.2 8Mar 25, 2010 12:44 am Hi there, Great to read of your reno plans and progress. Quote: Electrical Plan. Not set in stone, as we have a good relationship with the electrical firm doing all the work, there are many things that we can change on site. They will take us around the site with a marker to mark the position of everything before it is put in. I have done up a rough lighting plan and the light fittings only come to just under 10K, I'm sure we can get a better price regarding that due to the size of the order. The prices I used were just off an internet retailer based in Melbourne. Re your Electrical Plan, there's a product that's based on a track-design that allows you full 100% flexibility. I've used it in S'pore wherenever I'm there at a premium internet business center. The biz center premises can be re-configured for ANY layout (be it a seminar, conference, meeting, classroom, party, etc...) and all I do is sit where I want, and then plug the power outlet dongle into the "track" that happens to be nearest to me, be it on the floor or wall.... Kind of a "anywhere as needed outlet"..... Neat and cool. I can't think of the name off-hand but I' can look it up if you want. Hope that helps.... Re: Nathan & Lisa's Renovation - Pouring of Footings R.2 9Apr 12, 2010 10:15 am A bit of an update. * Lots of blockwork done since footings were poured. * We now have one of our store rooms blocked up! It needs a roof and also a slab, eta on the slab, two to three weeks. * Post holes dug for fence. * Slab and blockwork seating done for around pool area. * Steel beams will be put up on Wednesday morning for the bedroom. Currently being fabricated here. * Lots of drainage done. * Some more joinery done upstairs, the kitchen wall beam in place, that is where our wall will come out to and on top of. If anyone has any questions regarding the pics, please ask. 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We have finally chosen some colours for the house. Resene Sisal is the winner. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Then for the rendered walls around (there are lots), we decided on Double Sisal. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Interior walls of the house Spanish White or was it Half Spanish White? I can't remember will confirm later. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Outdoor tiles. (Pool area, garden room, stadium seating. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Benchtops. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Sorry about the crappy sizes of the pics. So now for the update on the works being done. Last two weeks has seen a lot happen. We have put up the beams and my so called "feature post" for the extension (bedroom and garden room). After that went in, the slab for the garden room was prepped along with the salb in our storage room under the stadium seats, as well as the formed steps that lead from the garage to the garden room and then from the garden room up to the pool area. We also had dug some post holes and posts put in. The pour yesterday consisted of all the slabwork just mentioned, the forming of the steps and the fence posts being concreted in with what was left over from a truck or two. Last week we had quite a bit more blockwork put up and filled with concrete, as you can see from the pics. We also now have a protuberance of flooring for our kitchen that will come out from the rest of the house. A steel beam for the kitchen was put in and now we have a timbre beam running all around so they can start on the roofing next week. What is really taking shape are the colonnades. Every pump operator over the past two weeks has commented on them, things like "what the fu&K are they", "where the fu&k are the druids", others referred to it as "The Colosseum". You can see where they will be from the reo bar sticking out of the ground and rising up into the heavens, yesterday while taking the pics a little bird flew in and sat utop them taking in the new view. I just hope he is not thinking of nesting up there as the concrete beam that will sit up there will kinda get in his way. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Nathan & Lisa's Renovation - Stonehenge? 11Apr 24, 2010 10:34 am WOW, what a fantastic build!! Did you buy shares in Besser and BHP before you started? Thats a lot blocks and a lot of steel. Re: Re: Nathan & Lisa's Renovation - Stonehenge? 12Apr 24, 2010 10:44 am Working for a steel fabrication business helps so much it's not funny. The builder can tell me he needs a beam or some steel posts and I can have it to him in under a week in most cases. The blocks are not that bad too, for around $2.00 each to buy then another couple to lay, they are an inexpensive way to get a wall up. Once render goes over them it will neaten it all up. The architects wanted us to use a white brick originally or split block for all the walls and a brick for the flooring. Each split block and brick was around $6.00 each and there are heaps more of them needed to make a wall than what there is blockwork, they like spending other peoples money. But we just did not have it so we changed it on the fly. Re: Re: Nathan & Lisa's Renovation - Update 20/5/10 13May 20, 2010 9:54 am Hello again, Next update here, lots of work done. Stadium seating poured, normal stairs poured. Foundations for terrace dug, being reo'd as I type this. Colonnades up to half way. Core filled. Seating in garden room blocked and filled. Garden room electrical done, BBQ gas lines run, lights on wall run. Some framework for bedroom done (extension). Scaffolding all up so that the blockies can come in and run the colonnades up to full height (around 5m). Anyway take a look at the pics I took yesterday. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Re: Nathan & Lisa's Renovation - Updated 20/5/10 14Jun 09, 2010 10:13 am Wow, you are doing SO much - it's great! I'm off to inspect your plans closely - I love looking at plans then seeing the house come together through the pics. Thanks for posting these. Re: Nathan & Lisa's Renovation - Updated 20/5/10 15Jun 09, 2010 10:26 am WOW is right when I first saw the original little blue house I said ... to myself "oh, that's so cute" but it won't look like that at all will it there's a lot of work there Nathan it's going to look fabulous and I can't wait to see it. Re: Re: Nathan & Lisa's Renovation - Updated 20/5/10 16Jun 09, 2010 10:32 am No problem, I really need to do a new update, quite a lot has been done. *Colonnades have been brought to full height of around 5M, concrete formwork beam has been poured just yesterday. It will take 1 week before they can rip off the boxing to see the finish. I'm not worried, every other piece of concrete they have formed for us has been nearly perfect. *Laundry has been framed, also our en-suite has been framed (it sits above the laundry). *Ordered my heated towel rail for the ensuite: DC Short Lava (see below), baths and toilets. Hidden cistern in main bathroom due to size limits. All are of the fowler seido range. *We had to get rid of a window in the laundry bathroom, the plans show a window that due to us building a bulkhead in the garden room for the rangehood, would only have left that window at half height, so we decided to scrap it. *Roof beams are up in the bedroom. They were framing the window in the top corner up for it Monday. *Last Friday they laid 800 blocks for the front terrace in one day! I thought that was a pretty good go. * Were the foundations were dug for the terrace it caused the neighbours blockwork knee high wall to collapse into our property, this was after some vicious rain loosened the soil. Each section of wall needed to be removed by hand! Only because they could not get a digger onto the neighbours driveway, that may have snapped off and fallen in aswell. Luck for us the neighbour does not mind and is currently away from their home. I'll try get some more pics up, so much going on. Nearly time for the electrical rough in. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Nathan & Lisa's Renovation - Updated 20/5/10 17Jun 09, 2010 10:38 am Now THAT is a nice towel rail and the hidden cistern.....if only I had checked the size of one of our toilets I would have done the same, the architect made it so you can JUST open the door but then one has to move to side of the loo before shutting it if only I had checked Re: Re: Nathan & Lisa's Reno - More blocks & framing at last 19Jun 16, 2010 4:07 pm Ok, it's been a while. Bedroom/Ensuite framing done. Waiting on roof. Kitchen living framing 90%. Waiting on roof. Roofs to go in next week. Terrace is blocked up. 800 blocks in one day. Slabs under terrace (terrace is the store room below) to be done soon. (hurry up digital door locks I need the parts!) Neighbours wall taken down. Colonnades blocked, filled and beam boarded up and poured. Another few tons of concrete there. Here are some pics. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Looking down from house to the pool. Through the colonnades. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Looking down at laundry/bathroom. You walk through the laundry to get to a shower and toilet, mainly used for pool use. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Looking down at laundry. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ View from ensuite. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Don't be shy boys! Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Under the laundry, this is where the ducted AC and instant how water will be, gated front. Wall yet to be built on the far side. Both pics below show another storage area under the stadium seating. I'll make up some gates for them. Later on they will have nice fancy wood doors, that is when we decide to build in underneath the exiting house. Note: All plumbing and electrical will accommodate future work. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Exit to backyard from store. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Store entrance. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Getting ready for slab pour. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Drainage ditch where neighbours wall used to be. Collapsed in the rain. Front of house, terrace on left. Under the terrace is store room, for mowers and what not. Where my steel post is there is a corner of a landing. That will be boarded up and a slab laid on top, then more blocks on top to make a wall/seat. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Looking at the stars from the house to the laundry down below and the master bedroom up top. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Minimum overhang into gutter must be 50mm, turn down tool should not split the sheet. it seems wrong tool for the profile was used, the flashing cannot slope back. Rib… 2 2092 Electrical just got back to me and said the most they can provide is a single power point on the Bedroom 1 side of that wall. After handover, your towel rail installer… 2 3815 |