Browse Forums Renovation + Home Improvement 1 Nov 02, 2016 9:27 am Hi Guys, I'm a total noob when it comes to these things. We're in the northern subs of Melbourne and are toying with the idea of simple (seems simple to me lol) extension. We have a courtyard style entertainment area which is basically the rectangle void in the middle of three brick walls. This area has living space on all three sides, lounge behind one wall, kitchen/living area behind the longest wall and rumpus behind the far end wall. To me it would appear simple enough, it would basically mean putting up another wall which would be mostly windows, a skillion style roof as altering the existing roof line would be difficult and probably the most expensive option, and the removal of the longest wall to open the area up in to the kitchen/living area, this wall consists of 1 window, 1 sliding door and a small amount of brick work. Total area gained would be approx 25m2 I've been to the council and have obtained copies of all the plans ect that were originally submitted when the house was built and it appears that the extension would not go over any easements and would be nicely within the building envelope. Would it be wise to get a builder out at this stage just to check the feasibility of this project and estimated costs? or should be go straight to a draftsman to get some design ideas drawn up? I basically only want this build done to lock up then when finances permit, I will get tradies in to tile and paint. One specific question I do have is regarding the foundations. As access is limited and I'm not sure how they'd get any sort of earth moving/digging equipment in to get the foundations prepared for a slab, I'm wondering if the subfloor can be built using timber rather than concrete, considering that the existing house is built on a slab (BV). Am seeing and reading that the expected cost would be somewhere around 2k per m2. Is that a realistic expectation? and can anyone recommend a reputable/reliable builder in the area that would take on this sort of work? Sorry for all the detail guys, advise from family and friends is in short supply, hoping that with your expertise, someone can give me some good advice. Re: Extension, where to start 2Nov 03, 2016 11:42 am Hi Mark, It can all be a little bit daunting but a good starting point is to roughly draw what you'd like your extension to look like then assess the cost. There's a free renovation cost calculator at http://www.homeone.com.au/articles/bathroom/online_renovation_cost_calculator. You can also see 101 kitchen and bathroom design ideas at http://www.homeone.com.au/articles/bathroom/101_kitchen_amp_bathroom_design_ideas_free Hope this helps. Richard@themakeovergroup Re: Extension, where to start 3Nov 03, 2016 11:55 am Hi Richard, Thanks for your advise. Would you suggest trying to contact some builders who specialise in extensions to take a look at my drawings for a rough estimate? I hear that most builders won't even make the effort to come out if there aren't proper plans drafted?! Re: Extension, where to start 4Nov 04, 2016 11:26 pm Yes you could do a timber floor on stumps.Are there windows on the internal wall of the 'U' (the walls that will be becoming part of the new build). If so, be aware of what building will do to the light in your house and see if you can design something that doesn't cut too much out. Re: Extension, where to start 5Nov 05, 2016 9:20 am being that small an area i would dig out foundation by hand and barrow the concrete in to keep your floor levels the same if you get a small builder he may well let you dig it out and save some $$$ what is your existing roof line, can you post a screen shot from google earth if it looks like my first house, continuing the roof line would be easier and neater than a skillion Re: Extension, where to start 7Nov 18, 2016 3:55 pm Hi there, would you be able to post some pics of your plans so that we can give you more accurate advice? Don't under-estimate the value of the courtyard in providing light and ventilation to each of the rooms opening onto it. By filling it in you risk creating a deep, airless space that might feel uncomfortbale In terms of drawing plans etc, maybe have a look at this post http://www.architectyourself.com/house-plans/ hope this helps! Re: Extension, where to start 8Dec 12, 2016 9:24 am You can draw up and measure up and then quote yourself based on Bunnings prices, add a couple of thousand for misc. add your draftsman and council costs, then double that cost and that should be somewhere near the TCO. This method allows for the builders time too. Hi, We have a single story MacDonald Jones house, on a waffle pod slab with steel frame. Are we able to build a second story extension? Other info is we are 900mm from… 0 8443 Hello Josh, This is Irving from PRIMA, we are a manufacturer of the staircase, railings, kitchen cabinets, windows, doors from China. If you have requirement to purchase… 0 5450 I would say both styles you have pictured are steel. The lower chord of the first pic would be a massive lump if made using timber considering the size of the rafters. If… 1 6138 |