Browse Forums Renovation + Home Improvement Re: HELP! - Legal removal of load bearing walls in MELB 3Jan 24, 2013 10:45 am The Harder You Try - the Luckier You Get ! Web site http://www.anewhouse.com.au Informative, Amusing, and Opinionated Blog - Over 600 posts on all aspects of building a new house. Re: HELP! - Legal removal of load bearing walls in MELB 4Jan 24, 2013 12:25 pm So what you guys are basically saying is that I should start with an engineer or a specialised builder in alterations and not with a standard DBU builder directly? Maybe that is what I am doing wrong, I'm contacting the wrong party... Re: HELP! - Legal removal of load bearing walls in MELB 6Jan 25, 2013 9:58 am Spot on Tjilpi! This is exactly what I would like to avoid. "Without a permit you might find your insurance void if something drastic happened down the track, like the ceiling collapsing, and the work isn't permitted." Thanks for the surveyor, will definitely give them a call. I spoke with a drafter yesterday he kindly explained the whole process, He can provide drawings and specs for permit and builder. I'm only missing potential qualified builders since I don't want to go the OB way... Any recommendations? Re: HELP! - Legal removal of load bearing walls in MELB 7Jan 26, 2013 2:24 pm Your councils must be a lot fussier than ours. Internally most councils on the Northern beaches don't want to know about it as long as it is done by a licensed builder, complies with the BCA and Australian Standards and/or certified by a structural engineer. As soon as anything is changed externally then they want to know about it - solar access, privacy for neighbours etc etc. One of my clients even wanted to change the roof on his existing double garage from a flat Kliplok to a 22º pitched corrugated Colorbond roof and was told by the duty planner at the council that as long as his neighbour was happy about it - don't bother lodging a DA. Stewie Re: HELP! - Legal removal of load bearing walls in MELB 8Jan 26, 2013 3:15 pm You are proposing to remove two long substantial walls and this means load bearing and bracing issues (possibly new stumps) however once you get the building permit it should not be too difficult if you know where to look. I think you will find builders too expensive, a better bet is a good framing carpenter. I know you did not want to OB but if you get a builder he will have to take out HOW (if over$12000) and the whole building budget will take a hit. Foremost Building Expert in Australia,assisting with building problems/disputes, building stage inspections,pre-contract review advice for peace of mind 200 blogs http://www.buildingexpert.net.au/blog Re: HELP! - Legal removal of load bearing walls in MELB 9Jan 26, 2013 3:26 pm We did a similar (of sorts) thing in my last house. We put in a large picture window - quite a big one. My advice - definitely get plans done by a professional who is registered. Get approval and checks. Don't try to cut corners - it might bite you on the bum down the track if you sell. Agree with others - Use a registered/qualified builder - even if it costs more. Don't take the word of the builder on changes - make sure by checking with your council etc. The builder will be long gone when you find out something is wrong. We took out a front wall - brick and wood - and replaced the "bearing" wall with an RSJ. It was actually stronger after than before. You might need a corner post/column to support - maybe make it part of the new design ? Re: HELP! - Legal removal of load bearing walls in MELB 11Feb 05, 2013 5:22 am This should be done legally as these are structural alterations. How would you feel if the ceiling collapsed? I know a lot of people make structural alterations but if one doesn't really know what one is doing this is bad. O.K. So you get a permit which is a cost but no big deal and get a qualified person to do the job. Most small carpenter/builders would be right for the job. They don't usually do drawings like the bigger companies, but the bigger companies like us (3 D Design and Construct) don't want the small jobs like this one. PM me if you do need more advice. cheers Re: HELP! - Legal removal of load bearing walls in MELB 12Mar 19, 2013 10:40 am Hi guys, I finally got plans for my renovation and specs. Geez! It took me a while! Drawigns below. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ I’m in the process of contacting some builders and tradies in order to get costs and timeframes. (Anyone is welcomed we havent decided yet) Just to give you a general idea, the Engineer indicated that 2 steel 200 UB 25 beams will have to be installed. They will be supported by double studs sitting on the existing footings (where the bricks are already sitting) and additional stud will have to be installed and supported by a 350 x350 x 150 footing pad founded at 700mm depth. Things are starting to get a technical shape which I like However first quote in is for 30K whopping dollars!!! SOW is shown below. Remove existing walls in preparation for new works Install subfloor support Supply Steel beams and all required timber Install to structural computations Disconnect electrical connections Patch flooring where walls removed (including toilet to bathroom opening) Supply and install concertina door frame Repair and install new plasterboard sheets and stop/sand ready for paint Remove all waste Just wanted to hear opinions or experiences from you guys, to me this looks waaaaaaaay over budget. I know that every job is different, however how much would you guys reckon would be a good estimate? Cheers, Re: HELP! - Legal removal of load bearing walls in MELB 13Mar 20, 2013 5:59 am I think you will find builders too expensive, a better bet is a good framing carpenter. I know you did not want to OB but if you get a builder he will have to take out HOW (if over$12000) and the whole building budget will take a hit.[/quote] try this Foremost Building Expert in Australia,assisting with building problems/disputes, building stage inspections,pre-contract review advice for peace of mind 200 blogs http://www.buildingexpert.net.au/blog Re: HELP! - Legal removal of load bearing walls in MELB 14Mar 20, 2013 2:43 pm I wonder how much is a Qualified builder going to cost me. The 30k quote came from a carpenter. building-expert I think you will find builders too expensive, a better bet is a good framing carpenter. I know you did not want to OB but if you get a builder he will have to take out HOW (if over$12000) and the whole building budget will take a hit. Re: HELP! - Legal removal of load bearing walls in MELB 16Aug 09, 2016 9:11 pm Hi there, I have a similar project and was hoping you could recommend your draft person, engineer and builder? Also if comfortable would you mind sharing costs? Our project is also near Ringwood. Thanking you in advance, Imogene Re: HELP! - Legal removal of load bearing walls in MELB 17Aug 01, 2017 12:27 pm Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Hi Venom, we are looking to remove an internal load bearing wall and an alcove. I was wondering how you went with yours. Would you be able to share your process and recommendations if any? So far the quotes we have are around the $16k mark. I have heard they should be under $10k. Thank you. SL Re: HELP! - Legal removal of load bearing walls in MELB 18Aug 01, 2017 1:04 pm Hey guys I know it's an old thread but I can see a few new comments wanting to know more about the process and costs. Start with a structural engineer to determine beams sizes and installation methods. From there get 3- 5 quotes and generally you should get an average of what it's worth. If it's internal works and doesn't affect the any neighbours or neighbouring properties then generally it shouldn't need council approval, but check with a duty planner at your local council to be safe. Here is what the actual construction work will look like - https://youtu.be/jFkFfRIUapQ Good luck guys, do your research and don't rush the process, the more homework you do upfront the better the project will turn out. Regards James Mason www.renovationjunkies.com.au Re: HELP! - Legal removal of load bearing walls in MELB 19Aug 01, 2017 5:36 pm Well lucky you up there in Sydney James. Down here in good old Vic you need a permit to take a siht Anything structural, and I mean anything even like installing a window 300mm wider will require a permit,therefore a drawing,and probably engineer comp's because your having to put in a longer lintel. Most of the time this costs more than the supply &install of the window,but us registered builders have to comply because imagine the embarrassment,if when completed, the building owner asked the question,"should you have got a permit for what you've done" You can't lie and say no. We are supposed to know. Imagine what this could lead to- The client could refuse to pay You could be reported to the BPB and fined and have your licence suspended. It is a real pain in the arse. Why we as carpenters and builders cannot complete works as licenced builders be like plumbers and electricians and offer compliance certificates,because it is not hard to look up span tables of beams, as electricians know what size power cable to use,and plumbers know how long a sewer line can run before being vented is beyond me. Re: HELP! - Legal removal of load bearing walls in MELB 20Aug 01, 2017 6:01 pm oldchippy Well lucky you up there in Sydney James. Down here in good old Vic you need a permit to take a siht Anything structural, and I mean anything even like installing a window 300mm wider will require a permit,therefore a drawing,and probably engineer comp's because your having to put in a longer lintel. Most of the time this costs more than the supply &install of the window,but us registered builders have to comply because imagine the embarrassment,if when completed, the building owner asked the question,"should you have got a permit for what you've done" You can't lie and say no. We are supposed to know. Imagine what this could lead to- The client could refuse to pay You could be reported to the BPB and fined and have your licence suspended. It is a real pain in the arse. Why we as carpenters and builders cannot complete works as licenced builders be like plumbers and electricians and offer compliance certificates,because it is not hard to look up span tables of beams, as electricians know what size power cable to use,and plumbers know how long a sewer line can run before being vented is beyond me. Generally you need a permit for everything up here to, but some internal works are ok, hence my comment see a council duty planner as you never know, can even vary from council to council in the same state! Aggree about the span tables, could save a client $800 - $1500 just there... Regards James Mason www.renovationjunkies.com.au Any structural alteration to your home requires building permit. Before you get it you will have to supply plans with structural assessment, you will also be removing… 2 4084 DIY, Home Maintenance & Repair At a bit of a loss on this one - we're thinking the original owners never removed the protective laminate covers from their kitchen cabinets after installation and in the… 0 6328 Hi, planning on using the attached stone pieces in my bathroom. I want to remove stains and gloss seal. Can I get some advice on best way to remove stains and best… 0 6700 |