Jul 02, 2013 8:23 pm
I have a Queenslander in inner Brisbane that I am looking to raise and build under. I know it's probably a bit like asking how long is a piece of string but has anyone done this recently and could you give me any ideas of what a standard raise might cost? We are looking to convert a 2 bedroom 1 bath Queenslander into a 4 bedroom/2 bath/study/garage/deck house. It is currently about 84sqm and is stuck in the 1930s so a refit of the existing layout is also needed, as well as the house raise and build under + extension. I've had a quote from a builder that came in at around $790K and I was pretty shocked. Would it really cost that much?? Unfortunately we can't demolish and rebuild as we are in a DCP area so renovating is our only option.
Having no idea on the costs for something like this I am keen to hear from anyone who has done this sort of big project recently. I've found old threads on this topic but nothing recent that I could use as a guide.
Can anyone help? Is this a fairly accurate estimate or should I continue to search for a cheaper builder??
Re: House raise and build under costs3
Jul 05, 2013 10:40 am
There are firms that specialize in this sort of thing. I'd get googling and find some in Brisbane although I think by the time you are finished with both levels it'd work out cheaper to Knock Down & Rebuild.
When you say "we are in a DCP area" you mean a Development Control Plan area - all councils have a DCP along with an LEP so your raising the house and building underneath would fall under the same restrictions as a new build or reno.
Re: House raise and build under costs4
Jul 05, 2013 7:54 pm
Well as you illuded it is hard to give a true approximate off of an internet description, but if you have a budget of 790K give me a call
I would have thought about half that.
I am doing a similar project at the moment, was lifted, extended to double the size and build under with a deck.
Just off your brief description I would have ball parked 400K
Re: House raise and build under costs5
Jul 06, 2013 7:48 am
For us, as we are about to go through the same process (post-war 3 bedroom, hardwood framing, chamferboard exterior home, currently on concrete stumps)
House raise & concrete underneath, just on its own:
$20,700 for- House raise (to 2.0m up, suspended for the fitting of columns, supply and fitting of SHS posts supa-gal & concreted into footings as per engineering requirements, Dump fees, excavations and demolition not included)
$14,500 for- concreting of a 120m2 structural slab (pump, form work, reinforcing, termite penetrations and 20 mpa concrete)
Building work being done, including above, build new home underneath, inc. new laundry (as our one is currently stuck on the exterior of the house ), bathroom, 4th bedroom, dining/lounge area & add deck to side of house: $250,000
To manage this, as we will be living in upstairs area, while downstairs is being done, we have broken it down into stages:
Pull Down Existing Laundry From Side of Home
Raise Home & Install New Concrete Slab Under Home
Termite treatment under slab, timber frame, etc
Machinery – Remove Old Stumps, Concrete, Level & Dig floorings, etc.
Plumbing – Connect House Back to Sewage, Connect New Laundry & Bathroom Lower Level, Install Fittings, etc
Electrical – New Wiring Lower Level, New Power Box & Move
Roof for New Extension
Plumbing & Electrical for lower level
Frame in Laundry, Bathroom & Bedroom 4 External Wall for lower level
Plaster Board in Bedroom 4, Kitchen, Dinning, Living Area & Stairs
Roof for New Extension – Upper Level
Moving master bedroom & Reuse some windows for this
Brace & Place Hanging Beam above a removed internal wall
Frame in, Wall Lining, Flooring & Tiling for Ensuite & Bathroom on upper level
External Cladding for New Areas on Upper Floor-Stairwell, Ensuite, Walk in Robe, etc
Build New Deck on Home
Gable Roof Over Deck
Handrails Around Deck
Timber palings under deck
Machinery & Scaffold Hire
We are going to:
Supply New Kitchen- budgeting about $5000
Paint new building work- bit up in the air on this-weather to DIY or get painters in
Supply tiles for laundry, bathroom & ensuite- averaging between $35 - $45 per sqaure mtr, so between $2500 to $3500
Supply upper & lower level light fittings-LED lighting - $1900
Supply windows & doors for renovation work- $30,000- aluminium bifolds, windows, etc. as it'll be less maintenance then wood
Prob. can ad an extra $45000 to this for above, making it about $295,000 or under $300,000 (hoping)
Also heard from builders that things are quiet at the moment, so it might be a good time to negotiate with some prices
Re: House raise and build under costs6
Jul 06, 2013 10:24 pm
Thank you so much for your responses, that's already a huge help!
Stewie D - by DCP area I mean the house is located in a "demolition control precinct" so we are up against strict guidelines and cannot knockdown and rebuild. That would certainly be cheaper but our area is full of old Queenslanders that are to be protected for the look of the streetscape.
33amc and Chaos247 - you are making me think twice about the price I've been given now, thank you. I definitely think I need to shop around further. If either of you have any builder suggestions in Brisbane then I'd love a recommendation please! I'm a bit out of my depth with this project (total renovation newbie here...) and I need to get it done!
I'd also love to hear from anyone else if you are doing/have done this sort of renovation.
Re: House raise and build under costs7
Jul 06, 2013 10:34 pm
Chaos247 - quick question for you. For your quote of under $300K are you getting the total internal upper level of your house remodelled and renovated, as well as the raise and build underneath? Or is your upper level already perfect and not included in that price? Thanks!
Re: House raise and build under costs8
Jul 08, 2013 2:00 pm
I am a licenced builder, I try to stay away from the actual lift, I prefer the client deal directly with the house raiser whereas you have probably already found someone to price it who includes it in the one price and put a margin on the cost of the lift aswell.
If you were looking for a price on the building work excluding the cost of the lift I would be happy to help you. I could also point you to a couple of lifters whose work I have followed before.
Have you already had the plans drafted? which suburb of brisbane are you in?
Re: House raise and build under costs9
Jul 09, 2013 5:53 am
Hi again, for the upper floor we are having a wall removed that exists between a lounge and our bedroom & a small deck (2.4m wide) will be made out from this area being opened up. Where the kitchen is currently, at other end of house will become our bedroom, with walk-in robe & ensuite going out. Bathroom & other 2x rooms (kids) don't change. So there will be a bit of roof extension for the deck (gable pitched roof to flow with current roof line) & sheeting for ensuite/walk-in robe combo. Builder suggestions- find one your comfortable with & one thats local.
Re: House raise and build under costs10
Jul 14, 2013 9:10 pm
Thanks so much for your help. My detailed plans are getting drafted now and then hopefully I'll get some good prices back from builders. It surely can't be worse than the first quote we got!
Re: House raise and build under costs11
Aug 01, 2013 12:53 am
Builder quotes can be interesting- we have seen a variance of about $200,000 when sourcing quotes, it also depends on how much you want to do- anyone can paint, put insulation in walls, put up gyprock...maybe, other aspects leave to the pros - ie- obviously electrical, but also plumbing, framing up walls, sarking, cladding, hot water & pipes, roof framing, internal stairs, concreting, floor laying-tiling, floorboards, etc. At least get 3x quotes and go from there, same with windows, doors, sliders, bi-folds, etc.
Re: House raise and build under costs14
Jun 23, 2014 3:33 pm
Is there an update to this? We're just researching for our own raise and build under. I'm especially interested to know if it's done in stages, do you need to be an owner builder? Or how does that work? We would do:
Stage 1 - raise, stump, slab (+ electrical, plumbing, etc) - would contract house raiser directly
Stage 2 - enclose, so it looks finished from outside (incl most windows and doors) - would contract builder
Stage 3 - progressively fit out interior.
Re: House raise and build under costs17
Sep 15, 2015 5:54 pm
This was a really good thread. Chaos247's break down and pricing was great.
Good to know what it might cost to raise and renovate, and the pricing in stages.
Some times budget doesn't allow you to do it all and one go. But something like raising the house is something that typically you want to do prior to other extensions/renovations. You don't want to renovate and create extensions up stairs, if you are going to want to raise it later and have to demo the extension as it is unable to be lifted with the rest of the house. (Or increase cost as your lifting more)
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