Browse Forums Renovation + Home Improvement 1 Jun 23, 2014 4:48 pm We're just researching to raise and build under a Qlder. 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 - would contract builder. We got a builder quote a few years ago for almost $400k. Turned us off the idea, but now we're thinking if we do it in stages, it may be easier to more directly manage costs and budget. Our budget is approx $250k. The current floor space is approx 168m2 so we would be replicating that total floor space downstairs + adding a carport. It's on a flat block, so no major excavation or retaining walls required. Thanks in advance for any advice - much appreciated!! Re: Help with Qlder Raise in Brisbane - Newbie 2Jun 24, 2014 11:58 am To be quoted $400K i can only assume you live in an upmarket area, as thats enough for greedy builder to give you wildly over the top quotes. Doing it in stages is smarter. Do one stage, then pause and get quotes for the next stage. He whom quotes then can see the job more clearly. You will have much better price control that way. Read this to learn about the OB permit process. http://www.qbcc.qld.gov.au/home-buildin ... g/overview Aslo this is a bit old , but really answers some OB questions well http://somersoft.com/forums/showpost.ph ... stcount=27 Ask you house raiser about the council documentation (if any) he requires. Raising a house usually requires a building permit. If the house raiser is willing to put his name on the building application as the builder, I dont think you will need an OB permit as far as stage 1 is concerned. Re: Help with Qlder Raise in Brisbane - Newbie 3Jun 24, 2014 1:07 pm This is really great feedback, thanks so much qebtel!! It's good to have our thinking reinforced. A number of planners/builders have suggested the cost overall will be greater if we do it in stages, but have been unable to answer why that is. I agree, I think some builders look at the postcode and how much value the reno will add, rather than the actual build costs. Thanks for your suggestions. Re: Help with Qlder Raise in Brisbane - Newbie 4Jun 28, 2014 1:57 pm just_starting A number of planners/builders have suggested the cost overall will be greater if we do it in stages, but have been unable to answer why that is. Thats all you need to know that they are full of it. Re: Help with Qlder Raise in Brisbane - Newbie 5Jun 30, 2014 7:23 am Yes it will cost more in stages... The engineering costs associated and required for council certification can be triple if its done in stages. Even the delivery fee's for goods and materials will be triple. My advice, get a structural engineer to draw out the plans, cost $5000 - $15000, depending on whom you go through, apply to council as owner / builder and put cost of $200,000 on application. pay council fees 2% of estimated build cost and get quotes, lots of quotes. The overall result will be the same or better, depending on the contractors and the overall cost will be roughly 40% cheaper. You will also have 2 years to complete the whole project from the date of council approval so you could still stage it out... steve@everlastpatios.com.au www.everlastpatios.com.au Re: Help with Qlder Raise in Brisbane - Newbie 6Jun 30, 2014 10:22 am Thanks for that feedback SteveD. Re: Help with Qlder Raise in Brisbane - Newbie 7Jun 30, 2014 3:25 pm SteveD The engineering costs associated and required for council certification can be triple if its done in stages. Hows that exactly? Follow on Edit: Stage 1 All the engineering is taken care of by house raiser , if the slab is being done separately by a concretor same applies, it should all be in their fee. Stage 2 & 3 No engineering involved that I can see. Of course if you are building rooms downstairs, placement of stumps and RSJs is crucial in stage 1, but again you work that out with the house raiser by having plans drawn up for that. Delivery fees are hard to control, you just have to get stuff delivered when you need it, you cant have it all delivered at once (unless you are on acreage ), and even so different companies dont all use the same depot or freight company. So id refute that delivery costs would be triple. If deciding to go on a all in one project approach, I wouldnt just go putting 200K on the project cost either, you should use a calculation methodology to arrive at an accurate figure. No point in paying a % on over-calculated costs for nothing. Without seeing your block, or knowing what your build in involves, its hard to estimate costs, but if access is not a problem a 160 sq m house raise should be 15 - 25K, a slab 10K, and a not too fancy build-in downstairs should come in way under the remainder of your $215K budget. dont forget you can build an entire 140 sq m house for $130K. Yes, council certification fees can be triple in a 3 stage process, as opposed to a one stage, but its only $1000 - $2000 (just guessing, I dont know Brisbane prices) per project. And spending another $4000 on inspections is a small prices to pay for having overall better control over the stages, ie a small % of the overall savings you will make if you judiiciously employ tradies. Re: Help with Qlder Raise in Brisbane - Newbie 8Jul 21, 2014 5:45 pm Not sure about all the figures, but we are doing ours in stages. Had the plans done and certified for the raise and build underneath right at the outset. Raise & restump done. Slab (and driveway) done next. Somewhere in there we had a plumber and electrician around. We did lots of phoning around for good prices for these things. Framing is going up next, by a builder and my husband assisting with labour. I understand that all happens before closing in. I know we have a year to have it all done and certified (owner builders). Sorry for vagueness (and/or inaccuracies) with technical detail - husband arranges most of this stuff. i had the my concreters concrete right up to the fence. I have pits all along my path, so the water tends to drain away from the house and into the pits. There's only one… 7 9700 ok thanks - yes was wondering if that should have been listed as Option Three! 2 6204 a building inspector should be able to tell you about any major problems but we need a floor plan with dimensions to clarify options for extra bedrooms ... sometime an… 1 6096 |