Browse Forums Renovation + Home Improvement 1 Jan 15, 2015 3:40 pm Hi there! Not sure if this is the right spot to post this question. We have a 2 bedroom, post war cream brick veneer home in Melb which we have outgrown. We are exploring our options, excluding selling as we really like where we live and buying what we want isn't viable. Renovate to gain a bigger kitchen, extra bedroom, 2nd bathroom. Rebuild and make better use of our block? So where do we start? Has anyone else gone down this path? Look forward to replies... Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ [IMG]
Re: Reno v KDRB 2Jan 15, 2015 7:46 pm Hi there, do you have the plan you can show us? Other details that could help include: details like distance from fences; distance from front fence your council will allow you to build if you KDRB; are you happy with the layout; what sort of facade are you seeking; what condition are the internal walls in - cracking etc?; is the roof in good condition; is there asbestos etc etc We bought our 1940s 2 bedroom red brick house in Adelaide with the intention of renovating. But there was a fair amount of cracking, a little dampness in the foundations, roof would've needed resealing, window frames were average and needed some love, asbestos in the eaves, the plan was workable but not perfect but the block usage was terrible, floorboards needed sanding but we wouldve still had scratches as they were too deep to remove completely, and the bathroom needed upgrading and the list goes on. We ended up doing a KDRB - currently in the process of building if you check out our thread. Re: Reno v KDRB 3Jan 16, 2015 6:54 am Thanks Charlston01... Here's our existing floor plan. The sunroom is an attachment to the home and the laundry and toilet would have been out the back door once upon a time. We have asbestos eaves, laundry, toilet, one side fence and garage... So we're up for removal costs with both options. The house is in pretty good condition but we're quite sure it will need re stumping. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Reno v KDRB 5Jan 16, 2015 7:23 am A friend of ours is a drafty and has given us a sketch of a potential extension and reuse of the existing building... This gives us all we require but I'd probably play around with the main bathroom location. If it's not excessively more $$ I'm happy to out and up, otherwise we'll stick with single story. Question: where do we start on the quote front? Do we get an "extension factory" type of builder out to quote us first up? Re: Reno v KDRB 6Jan 16, 2015 3:19 pm You're existing plan seems quite workable in that I reckon an extension would be quite easy and you'd still keep a nice 'flow' in the house. The block useage is really good for a house of that era, ours was smack back in the middle of the block with too much wasted space on both sides of the house and at the front. So we gained valuable space with KDRB. Im honestly not sure where to start with quotes etc, maybe someone else can help you with that. But i'd certainly get multiple quotes and potentially look at display houses for some quotes on a rebuild. Check out demo costs in your area, remembering to account for asbestos and tree removal too. Also, soil quality will affect costs of both extensions and KDRB so you'll eventually need soil testing either way to detetmine depth of footings. Ive heard many people say that KDRB is not much more expensive (depending on how big/fancy you go), particularly if you take into account the increased re-sale value. But an extension may be better if you like the current 'feel' of your house. Other things you need to consider is flooring - is it floorboards in the main house, and what did they out in the sunroom extension? Can you replicate these floorings in your budget? Will you need to move out and rent if you extend (more costs including rent and removalists)? The facade obviously is well suited to a modern render if you wanted, and you could easily change the porch too. What other sort of houses are in your area? Would modern front look out of place? Re: Reno v KDRB 7Jan 16, 2015 3:46 pm Thanks again for your reply... Our preference would be to keep the facade the same but update the windows and remove the front porch (under the left window). Our area is a bit of a mixture of old and new and if we did a KDRB we'd prefer a period facade. At the moment we have hardwood floors in the main part of the house. We've improvised in the sunroom and laundry with cheap floating floors and lino. In theory we could use a completely different floor in the extension as we'd be stepping down to that area (block has a fall toward the back fence). Look forward to some more responses... This is the first time I've posted so not sure if I've put this in the right spot... Should I post my questions anywhere else? Re: Reno v KDRB 8Jan 31, 2015 6:26 am Do you have budget? Can you work out the square meters you need renovated? Are you doing new kitchens and bathrooms? There are square meter calculators that can give you a rough idea on renovations. One thing about renovations is that there are likely unintended or surprise costs. also go out to a display or two and ask about costs. Also ask some peeps on the forum to check the actual costs in your area as the quoted price and completed price can be very different. Good luck! Re: Reno v KDRB 9Jan 31, 2015 11:30 pm That's a huge amount of extension and renovation. You're more than doubling the size of the existing level, plus adding another level, and changing an existing living and meals area into a bedroom, an ensuite and a bathroom. Once you've done all that, you've got a post war brick veneer house with an extension. Extending and renovating that high a percentage of the house is likely to be over capitalising - compound it with working with and removing asbestos, re-roofing, re-stumping, potential plumbing and electrical issues and a host of other unknowns that come with that sort of a job and you really need to think carefully about where best to spend your money. Unless you are particularly attached to the existing house, it's generally easier and more cost effective to demolish it and build a new house on the site, if you like where you live. You end up with a more valuable home in that it's a new home rather than an extended old home. Been there done that myself. You'd be looking at around $15K or so to demolish with asbestos removal (if the existing garage and outbuilding are asbestos lined then it will be a bit more.) Factor in rental costs for your family during the construction period. Go have a look at some new houses and get some prices on those that appeal to you. If you want to get quotes on your extension and renovation then you'll need to get it fully documented. You won't get an accurate figure on sketch plans. Once you've got a full set of working drawings then you can invite builders to tender on it. However as you are effectively only retaining two rooms from the original house you have to ask yourself why you're bothering? Completed a knock down and rebuild in northern Melbourne. Handover completed 27/09/2013 and now moved in. Re: Reno v KDRB 10Feb 01, 2015 8:44 am @yvonneh and @Bluesuede... Thanks so much for your feedback and comments. Reno numbers are big... And the only way we could keep costs contained would be to run with owner-builder... Not something that appeals to my husband or I. So it's off to some display homes I think... and obtaining quotes for demolition... Thanks again... Off to find the KDRB forum! Hello It is good to have a planned bathroom reno to suit your budget and design, living for 10 years I think you need a bathtub 4 7861 Bought in Nov 21 at the height of the market (classic). Good area, atrocious floor plan. BUT has land out to the left-hand side that we can extend out on (see second… 0 6599 The only thing to add to these comments is that where possible it's always good to try and work with people than just say "no" because you can. Having someone… 4 12412 |