Browse Forums Renovation + Home Improvement 1 Jun 28, 2012 9:27 pm I dont like timber tounge and groove flooring for second level. It is too noisy, squickey. When they build office buildings or even multi storey appartments / flats they pour concrete for the floor instead of toungue and groove timber truss support. They did this for all the multi storey appartments in the 1960's and 1970's. - It must of have been cost effective. Given that I want to extend my home by building a two storey extension (abutted to the rear of existing house) to the rear of a single storey home and wanted to know if there was some sort of formula to work out the extra cost I would incure to build my 2 storey extension with a concrete slab vs timber toungue and groove second level. I know its a how long is a piece of string but I was hoping to find out an estimate cost - the ground level and second storey are both 6.5m outwards by 13meters wide. (84.5m2 x 2 = 169m2) Thanks Andrew Re: Concrete slab floor vs timber truss for second level 2Jun 28, 2012 9:36 pm The use of a floor slab requires strong support of either steel or brick walls. @builderforlife Building inspector and passionate about construction When you need an expert to take a look. Re: Concrete slab floor vs timber truss for second level 3Jun 28, 2012 9:53 pm Yes, we will be building the 2 storey extension from scratch, ie on new foundations all engineered and a known quantity. My question is how more much would it cost me to go concrete slab vs timber truss for 2nd level floor - assuming all being equal - ie standard level block with good soil. - Suburb, Woodville SA Thanks! Re: Concrete slab floor vs timber truss for second level 4Jul 04, 2012 12:03 pm You don't say whether your existing house is timber clad or brick veneer so I'll assume BV. I tell most of my clients to allow for approx $2,500 per sq m for brick veneer extensions/additions. To support your second storey you would have to use brick cavity /double brick walls to support the concrete slab as BFL states already. This would add about another $100-$200 psm to this cost depending on what the structural engineer comes up with/spans etc. So ground floor allow $2700 psm and first floor allow $2500 psm as a rough guide ( note this is for Sydney prices ). Quote: I dont like timber tounge and groove flooring for second level. It is too noisy, squickey. If you use sheet flooring and glue it down to the joists as well as nail properly you won't get this at all. You can then install T & G strip flooring, carpet or tiles over this depending on what you like. If the upper rooms are bedrooms then I'd go carpet anyway. Quote: When they build office buildings or even multi storey appartments / flats they pour concrete for the floor instead of toungue and groove timber truss support. They did this for all the multi storey appartments in the 1960's and 1970's. - It must of have been cost effective. No it was more expensive but necessary for multi-storey strength and for fire regulations between apartments and offices. Stewie Re: Concrete slab floor vs timber truss for second level 5Jul 04, 2012 12:26 pm Thank you all for your replies. I almost had heart failure when I see an extension figure of $2,500 m2 as I would like to add 169m2 that works out to a dizzy $422,500. I cant see how it would be so much as most project builders (new homes) in Adelaide come in at $800-$1200m2 I understand that it is fiddly when you integrate / add to existing building but I want to minimise this by building this new extension abutted to the rear wall of my 1930's solid double brick home. In other words think of it as a concrete slab with timber frame all the way around then timber floor truss ontop of new timber frame - to avoid any extra costs - I don't want to try and add/ re-engineer old wall ratings and the like. Why the $2500m2 ? I can buy a new home twice the size of my extension for $400,000 It doesn't add up. Andrew Re: Concrete slab floor vs timber truss for second level 6Jul 05, 2012 1:27 pm Well around here $2500 psm is about standard for most extensions. If you were going to add on just one big room then yeah, you'd probably get that down to around $1700 maybe. That's talking BV too not just timber frame & clad. Most of the project homes I've seen done on the Northern Beaches and after talking to their owners seem to come in at anywhere from $1200-$1500 psm just for the house let alone site works etc. It comes down to economies of scale. A local builder will not be able to buy his materials for anything close to what the big boys can and they pay a lot more for their trades too. A friend of mine who is a tiler went from $35 psm laying wall tiles here in Sydney to $20 psm when he went up to Townsville a few years ago just to show how prices can vary between cities. My advice - draw up a rough floorplan and get a couple of local builders to give you a ballpatk figure. Stewie Re: Concrete slab floor vs timber truss for second level 7Jul 05, 2012 1:51 pm it is way more expensive the add extensions to existing homes, than build a complete new spec home. Most people in vic I know that had old homes in good areas demolished them and built a new bigger one because it was cheaper. Friend got a quote to extend his house and we are only talking a small office and bathroom and widening the shed given about 10m extra space and he got quoted over 200k. Building NBG Buckingham 46 on Property in rural Victoria my Building Thread viewtopic.php?f=31&t=46837 Re: Concrete slab floor vs timber truss for second level 8Aug 08, 2012 10:21 pm carmania Thank you all for your replies. I almost had heart failure when I see an extension figure of $2,500 m2 as I would like to add 169m2 that works out to a dizzy $422,500. I cant see how it would be so much as most project builders (new homes) in Adelaide come in at $800-$1200m2 I understand that it is fiddly when you integrate / add to existing building but I want to minimise this by building this new extension abutted to the rear wall of my 1930's solid double brick home. In other words think of it as a concrete slab with timber frame all the way around then timber floor truss ontop of new timber frame - to avoid any extra costs - I don't want to try and add/ re-engineer old wall ratings and the like. Why the $2500m2 ? I can buy a new home twice the size of my extension for $400,000 It doesn't add up. Andrew Most new home builders that quote in Adelaide arent giving you a finished off price for the house. When you see adverts for $99,000 with free airconditioning you can be sure you are not getting a real price. It's difficult to quote a sqm price for new builds and even more difficult to quote a sqm price for renovations. With renovations you never know what you are going to find once you get started. At least with new builds you start with a clean slate. It will always work out much cheaper to build build new rather than renovate on a sqm basis however it just depends what you are trying to achieve. Re: Concrete slab floor vs timber truss for second level 9Aug 08, 2012 10:44 pm Concrete floor would cost 10 x as much as timber, if your worried about the floor being noisy and squeeky then add sound proofing and reduce the joist span or double up on the floor sheeting. Re: Concrete slab floor vs timber truss for second level 10Aug 09, 2012 11:39 pm Darren Standish / PaulMac, Yes, it is tempting to start a fresh with a new build, but we love our character 1930's Tudor style home and would sooner sell and move than demolish and build new. I am someone that appreciates it costs money to do things right, and also appreciates that it needs to meet within budget and be built for the purpose. EG we recently errected a large 4 bay garrage 6mx12m and were originally going to build it out of brick, but went with colourboand steel because it was "built for purpose" and the purpose was to store cars and stuff. - Not People. I think BV will have to sufferice, and I will have to compromise with timber floor trusses on the 2nd level to be realistic with our budget. Thank you all for your feedback / advice, Andrew Re: Concrete slab floor vs timber truss for second level 11Aug 12, 2012 8:12 pm Love Tudors...great to have a house that stands out from the crowd. Wouldn't like to work on their roofs though. Goodluck with your reno...i am sure it will be worth it in the end. isn't a garage level with the rest of the house a given? pretty sure they 'came around' long time ago. if you have a flat block, the garage is usually level with the rest… 1 17881 It's hard to comment as the photos area bit dark ( you might need a new 15 - just got one and wow ) Jokes aside, I can see one member that is cracked. I would find a… 2 2327 |