Browse Forums Renovation + Home Improvement 1 Mar 30, 2014 10:02 am Hi,
Thanks for reading this, and thank you very much for helping if you can. We are looking to completely renovate the house, almost starting from scratch internally. I think I have some good idea of pricing for some parts of the renovation, but would love some help with others. The bungalow is approx 20m x 9m, with brick work which I'll render after windows/door changed etc. The house is on a hill with a double garage underneath. I've attached the floor plan of what I would like to achieve. I've hacked up plans from other companies so ignore room sizes on the new plan. This is my first time planning a new layout so if you have any tips on where I can improve that would also be great $30k Kitchen $5k Laundy $45k Bathroom, Ensuite and Powder Room $10k Remove garage door post between doors and horrid arches - 2 to 1 door $20k Render entire house $5k Replace wooden fencing with glass balcony $5k Carpets to bedrooms $6k Bamboo flooring But then there is all the other stuff in regards to taking down the original walls, building new ones, plastering, electrical, new doors and windows etc, how should I cost for: Cost to fit new windows to brick wall Cost to fill window hole Sliding/Bi-fold doors Electrical Removal/build new internal walls New Colorbond roof (20m x 9m) Is there anything else I've missed out I should plan for? Thanks again for all your help. Cheers Alex Re: How to plan costs for this floorplan? 2Mar 30, 2014 12:30 pm Have you looked at a knock down and build? If you're totally gutting and replacing the entire interior, replacing the roof, I just wonder whether that would actually be a more straight forward and similar cost option. You're already up to roughly 150 without even windows, electricals, framework new roof even costed in. I think it would be cost equivalent and a heck of a lot easier. Build thread: viewtopic.php?f=31&t=65085 Re: How to plan costs for this floorplan? 3Mar 30, 2014 1:59 pm Hi Emy, the house isn't very straightforward in regards to a KDR as it's on a hill. The front of the house sits about 4m above ground with a very large garage underneath (9m x 7m). Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ The advantage in renovating is that it is possible for us to live there whilst it's being worked on. Obviously won't be a very nice couple of months, but we can also do a lot of the work ourselves to save money. E.g stripping out the walls and plaster as it's all timber studwork. I've tried to design the layout to keep as much of the existing walls as possible. So some of the simple stud work I can even do my self, such as cutting out the door ways and filling in the door ways which we don't need. The roof doesn't need to changed, but as there are a few skylights which will likely need to be moved I thought it might be worth putting a new roof on to. Perhaps this is a silly decision. Re: How to plan costs for this floorplan? 4Mar 30, 2014 3:52 pm Just two small points on the plan. a) it looks strange the way you enter the master bedroom via the walkin robe. Perhaps change the layout of door versus room, robe and ensuite? b) having two bifold doors off your living and dining is overdoing it I think. People will only tend to use one as the way to get in or out. Perhaps make the one in the living area a waist high window so you can put furniture against that wall and maximise your floor s space instead of it being used as a thoroughfare. This is a very ambitious project. Perhaps budget longer than two months, because these things ALWAYS take longer than you think. Good luck! Re: How to plan costs for this floorplan? 5Mar 30, 2014 4:35 pm Yep I agree with Grey Man's points above. Maybe simply slide the master bedroom door along so that you dont walk into the wir. IMO Bifolds are expensive and my concern is how long or many openings does all the mechanisms stay crisp. For that reason I have gone for a two panel stacker with very large wide panels. I would not have two bifolds as highlight windows will also allow the space on the other side to be used for alfresco. Just thoughts.... Re: How to plan costs for this floorplan? 6Mar 30, 2014 4:52 pm Thanks for the replies, good idea with the bedroom door, I've updated the plan but it still doesn't seem quite right.... I've been doing some searching about bi-folds and perhaps stackers are the best. I still would like to have two sets to let more light in. It's currently quite dark as there is only about a 2.5m terrace before a 1m retaining wall which has the garden on which restricts light. Now just need some pricing ideas. Re: How to plan costs for this floorplan? 7Apr 01, 2014 9:21 am alexf40 The advantage in renovating is that it is possible for us to live there whilst it's being worked on. I'm not so sure about this. It appears you are undertaking a major renovation. I did a major reno in 2011/2012 (my old thread is still on here somewhere). At first I was planning on staying while renovating, but after talking to the builder I realised that it wouldn't be possible. From what I can see, there isn't a room untouched. Basically, you are going back to the shell (which is exactly what I did). The only internal walls that you appear to be keeping are the ones down the hallway. I'd suggest that some of the others are supporting walls (especially up in the kitchen/living area, where there are very few walls in your new plan). I like your new design, but since you are changing practically everything you're going to need a builder for this job. They won't want you stripping out the walls - they'll do that themselves. So there is very little you can do. Probably a bit of painting at the end. Re: How to plan costs for this floorplan? 9Apr 02, 2014 9:11 am I am not an experienced renovator but I agree I don't think you'll be able to live there while it's happening and I also don't think it'll take a "couple of months". Build thread: viewtopic.php?f=31&t=65085 Re: How to plan costs for this floorplan? 10Apr 02, 2014 9:22 am Yeah the couple of months is a bit ambitious It'll probably take that long to get a plumber in! I'm still confident I can do it whilst living there though, agree it will be difficult and likely not the most efficient way of working. But I plan on doing specific sections at a time. There's only two of us so we only need the one room to sleep in. I need to plan this properly, but my first thoughts are to do all the work on the right hand side up to existing laundry/bathroom area. It'll mean one less bedroom but we don't need it for now anyway. And we'll have a working bathroom. Then the left hand side up to the existing kitchen. Then I'll get the builders in to take the rest down and fit the kitchen out and bathroom. This may be a point where it goes wrong and I'll have to move out if we don't have a kitchen for a month. Perhaps I'm being very naive, but time will tell. Eek. Re: How to plan costs for this floorplan? 11Apr 02, 2014 9:23 am Work out how long you think it will take you to finish the reno, then triple that time... you might be pretty close to actual project length. It always takes a lot longer than you think. Owner Building at Jimboomba Woods in Logan City Qld. Blog : http://bandlnewhomebuild.blogspot.com H1 thread : viewtopic.php?f=38&t=68283 . Re: How to plan costs for this floorplan? 12Apr 02, 2014 10:12 pm Yeah I've done a few renovations (whilst living in the house) and it always takes longer, costs more and is dustier than you can imagine. Some mornings you'll wake up feeling like you've been fed a spoonful of sand. You also need to plan the odd day or weekend away because it can become depressing, there will be rubbish at the front, the back and more inside. TBH I haven't really read through your costings but if you can get away with anything close to $2k/sqm you're doing really really well. http://camdenbuild.blogspot.com.au/ by invite only please pm me Re: How to plan costs for this floorplan? 13Apr 03, 2014 8:55 am I haven't looked at your pricings yet but this may help - http://www.archicentre.com.au/images/st ... -Guide.pdf Also once you've got an idea of what you want (which you obviously already do) you can go speak to builders to get an indication of price. Look some up online, call or email them and they should be more than happy to meet with you cost-free to discuss your ideas. They may want to go away and come back, but they should be able to give you an indication of price and time, plus ideas on how to do it cheaper. Re: How to plan costs for this floorplan? 14Apr 16, 2014 11:45 am alexf40 Hi Emy, the house isn't very straightforward in regards to a KDR as it's on a hill. The front of the house sits about 4m above ground with a very large garage underneath (9m x 7m). Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ The advantage in renovating is that it is possible for us to live there whilst it's being worked on. Obviously won't be a very nice couple of months, but we can also do a lot of the work ourselves to save money. E.g stripping out the walls and plaster as it's all timber studwork. I've tried to design the layout to keep as much of the existing walls as possible. So some of the simple stud work I can even do my self, such as cutting out the door ways and filling in the door ways which we don't need. The roof doesn't need to changed, but as there are a few skylights which will likely need to be moved I thought it might be worth putting a new roof on to. Perhaps this is a silly decision. I think renovation is a good idea, to rebuild this would cost a fortune. It's not straightforward. Re: How to plan costs for this floorplan? 15Apr 16, 2014 11:47 am Also 30K for a kitchen is huge… we redid our smallish kitchen completely including benchtops and appliances for 7K… your kitchen doesn't look that huge. try to go for flat pack kitchens and get either yourself or someone else to install everything. You'll save yourself 10K Re: How to plan costs for this floorplan? 17Apr 16, 2014 12:51 pm Thanks Jonas, we've fallen in love with some of the kitchens in the Metricon builds, I imagine we'd pay almost that for the stone tops. Stewie, we're the new owners, we've just got a long settlement period as the vendor wanted longer to find somewhere else to live. Why would anyone waste their time pretending to want to work on someone else's house? Re: How to plan costs for this floorplan? 18Apr 16, 2014 1:07 pm Most of the Metricon builds use the same materials and finishes as the flat pack ones. You'd be surprised at the quality. Stone would be expensive but no where near 30K… If you need more info just PM me, happy to help out Re: How to plan costs for this floorplan? 19Apr 16, 2014 3:42 pm Aaaahh clear as mud now. I thought you were the seller ! My apologies. You have bought in a nice area. Friends of my daughter live just around the corner in Coramba St . Stewie Re: How to plan costs for this floorplan? 20Apr 16, 2014 4:06 pm Jonas, sorry I meant $7k, I haven't got any quotes yet, but I imagined the stone tops for the surface and the island after machining and fitting would be around that price. Stewie, no problem, I wasn't sure if the forum had strange people coming on here or something It's a great area, just around the corner from the bus stop and a short walk to the coffee shop. Thinking of the area, do you or anyone know where the best places are to buy materials? As I'm assuming bunnings should be the last place to look. 2 6424 i thought the flipped plan initially but bec i want narrow pathway from entry to dining (dont like bend), also cannot fit the… 7 17278 5 10477 |