Browse Forums Owner Builder Forum 1 Oct 04, 2012 3:29 pm Hi All, My wife and I purchased a renovated qld'er in a very nice suburb of Ipswich with lots of nice old heritage listed colonials. We purchased the house about 18months ago with the intention of not necessarily staying forever....we have since fallen in love with the area and the home and now would like to explore building downstairs before we start a family.
The house is on a gradual sloping 850sqm block with limited side access. The stumps are the original timer ones and despite most likely needing to be replaced in the next few years are in reasonable condition for there age. The house is about 800-1000mm off the ground at the front and at its highest point is 2400 at the back. The Plan: I would like to avoid having to raise the house due to the extra cost, I am no expert but I do believe with some small excavation work I will be able create legal building height by cutting 600mm in the heights point into the block. (Despite pictures shown we are only planning to build half way up underneath where current height is 1800mm. We would need to escavate extra amounts to allow for concrete slab. There is some concrete already under the house but is only 80mm deep which would need to be removed. The idea is to create an extra 2 bedrooms + living area and bathroom with access through an internal staircase in the upstairs sleepout opening up to patio/alfresco underneath the existing upstairs deck. There is an existing toilet downstairs which is where the new bathroom would be located so sewage and water supply exists in the prime location. I am not sure whether I should replace all of the stumps using timber at the front (for originality) and in the area we are building to use narrower metal stumps. We don't want to just pay someone to do the entire thing from start to finish as this will prove to be very costly. My brother can do all the electrical work as he is an electrician. Questions. Where do we start? Who would I use to get plans drawn up? Do I need an owner builder licence or similar? What type of slab would be required? Would I need to get soil tests done? What costs will be involved? What should I look out for? What do you think this will cost me done right and cost effectively? When building underneath what would the most cost effective way of building the external walls? Weatherboard or brick?? (This will not be visable from the right hand side pictured or the front) Would you use VJ paneling for the interior walls and roof same as upstairs or use plasterboard? I will update as we go, I have a couple of photos of the house but will take some more photos this week of the areas under the house and at the back so give more understanding of what we are doing. Please feel free to give advise and recommend trades and estimated costs to do individual things. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Thanks Sam Re: Woodend Build 2Oct 04, 2012 4:11 pm I dont know any answers to your questions!!...but wanted to wish you all the best and look forward to seeing you achieve your goal. Re: Woodend Build 3Oct 04, 2012 11:07 pm cooter1 Questions. Where do we start? Who would I use to get plans drawn up? Do I need an owner builder licence or similar? What type of slab would be required? Would I need to get soil tests done? What costs will be involved? What should I look out for? What do you think this will cost me done right and cost effectively? When building underneath what would the most cost effective way of building the external walls? Weatherboard or brick?? (This will not be visable from the right hand side pictured or the front) Would you use VJ paneling for the interior walls and roof same as upstairs or use plasterboard? Thanks Sam Hi Sam, Firstly love the old style Queenslanders. Very nice place you have there. As to your questions, my 2 cents below Where do we start? Probably an Architect to run past what you propose and if it is feasible. They will then need to consult with an Engineer also as you are proposing to structurally change how the house is held up (excavating the foundations) but an Architect would be your first step. Who would I use to get plans drawn up? As Above an Architect. You need plans to be approved by council Do I need an owner builder licence or similar? - If you OB yes, but you may want to engage a Builder to do the job once you have plans from your Architect. What type of slab would be required? Engineer will specify that depending on your Soil type etc Would I need to get soil tests done? - Yes but normally Engineer would look after that or direct what is required. What costs will be involved? Possibly lots but seriously an Architect should be able to give you a rough per m2 cost. There's a lot of engineering unknowns let alone not knowing about fixtures and fittings etc. What should I look out for? Trying to cut corners. Shopping entirely on price (which often affects Quality) Rushing things = Poor decisions and often poor quality. Take your time and if you don't understand something ask questions until you do. What do you think this will cost me done right and cost effectively? No idea - but again get an Architect or Builder over to look at it and advise. When building underneath what would the most cost effective way of building the external walls? Weatherboard or brick?? (This will not be visable from the right hand side pictured or the front) An Architect can advise on this once they have inspected the site and identified what you wish to try and do. Each will have its own Pros and Cons eg Strength, cost etc, which they will go through with you In summary get good advice early on. Good advice and a good plan to start with will save you a lot of money and headaches further down the track. Don't by afraid to speak to lots of people (Get a few Architects or builders around) ask questions, pick their brains, find one you are comfortable with and go from there. Also look around locally speak to your neighbours who have done similar things. Their advice may be invaluable. Good luck, you've got a fair bit oif planning and prep work ahead of you https://forum.homeone.com.au/viewtopic.php?f=38&t=44762 My Owner builder journey extending a 1930's Bungalow Re: Woodend Build 4Oct 05, 2012 6:27 am ooow thats a good point,. have a drive around and find homes that have done what you want to do and knock on their doors and chat chat chat. Thats a good idea. people love chatting about their houses and are usually more than happy to pass on good and bad referrals. esp good architects and builders...so use them only. Re: Woodend Build 5Oct 05, 2012 9:08 am thanks for the feedback guys, I will take some photos of the said area underneath the home this weekend. We are getting a draftsman to draw up some plans in the next few weeks to get a better understanding of how things will work. So far we have had 2 builders come out to give us an idea of what they think of the job and generally get there feel for the place. Indications of price has ranged between 90K for one builder and 150-160K for another. These seem eratic but this has not hindered us from persuing. Thanks for reading. Re: Woodend Build 6Oct 08, 2012 3:15 pm drafty coming out on wednesday to organise some plans, I have found out from local council that my house is to old and they dont' have plans on file for it. I would imagine my draftsman will have to do new ones possibly?? I will take some photos wilst I am down there and post them up for everyone. Re: Woodend Build 7Oct 15, 2012 11:00 am Some pics of the back of the house and also under neath the back area that will be renovated. 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: Woodend Build - Now with Plans, Thoughts.. 10Nov 28, 2012 10:54 am price...alot i would swing the bathroom door the other way so you have more privacy in the bathroom if door isnt shut, and cant see the loo. not left to right like it is now but right to left. you can then use the wall for a towel rail 9 24956 Were struck with: Colorbond Ironstone Grey roof and cream windows. What color should we render and paint the garage door to tone down the cream windows? Farm House, will… 0 28050 This is one of the reasons I decided to go overseas for my double glazed windows. As the builder indicated, he's worked on many upmarket builds, these were the most well… 13 19384 |