Browse Forums Renovation + Home Improvement 1 Jun 13, 2019 1:28 pm Hi all, long time lurker, recently signed up and am hoping you can help. My partner and I are tossing up between an extension or buying a new house. We are leaning towards renovating our existing house but are not sure if it is feasible or not. The house is an early 1980s brick veneer on stumps with a very low ground clearance. Location is western suburbs of Melbourne, likely on H2 soil but haven't had it tested. There is definitely footing movement with cracks to the external bricks and internal plasterwork. I have noticed the house next door also has similar cracks in an area where we have cracks. We believe our house may require underpinning. The plan is to get a structural engineer in (or maybe a geotech would be better) to start the ball rolling. We would like to extend the master bedroom area out to the footprint of the existing carport (28sqm). There is an established oak tree about five metres from the edge of the carport which we intend to keep, partly because we like it and partly because we are concerned removing it could cause more soil issues. From what I have researched, tree roots do not grow under concrete because there is no water source but I'd assume roots might have to spread under concrete to keep the tree balanced. We also want to remove some internal walls but believe at least one is loadbearing. I have uploaded a plan of the house showing the location of cracks (lettered to correspond to the photos attached). I apologise for the quality, we have not been able to salvage much from the old plans. The pink wall is the wall I would most like to remove (we are sure that's definitely a loadbearing wall) and the orange wall I would also like to remove but not as much as the pink wall if it's loadbearing and going to cost thousands more. A bulkhead is totally acceptable for either of those walls if it's going to save thousands, just need more dining room space and that wall gets in the way. I have budgeted $10k for this but have been advised it may cost more. If that's the case, this will probably be scrapped. We also desperately need to redo the existing bathroom. This would be my presumed schedule of works after the engineer: 1. Underpinning (removing internal loadbearing walls?) 2. Bathroom 3. Extension The questions I'm hoping anyone can help with: Does anyone have any better ideas for the schedule of works? Follow on question: How long after underpinning should we wait to redo the bathroom/extension due to settling etc? Should we get a structural engineer, geotech engineer or both? Do we actually need underpinning or could there be an alternative solution? Is our house beyond redemption and is it worth just selling it so someone else can knock it down? I guess it's a piece of string question, but what is the potential cost for footing works whether that be underpinning or other? Any idea of cost to remove those two internal walls? I've seen this thrown around here on the forums, should we owner/build for whatever reason? I'm comfortable doing that if required but I wouldn't be carrying out any of the work. I guess this would be useful if we get one company to do the footings and another for the extension. I have been recommended a structural engineering company to come out and do the engineering and drawings for footings/extension, but I would welcome any other recommendations for engineers, builders who do extensions but don't charge like a wounded bull, or other. Is it feasible to budget $2000 a square metre for an extension? Would you recommend stumps or concrete slab for the extension? If you have got this far, thank you very much. Happy to answer any other questions you may have. Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Like ⋅ Add a comment ⋅ Pin to Ideaboard ⋅ Re: Underpinning works and renovations 2Jun 16, 2019 8:08 am Hi Bayou Welcome to the forum Generally the better the information and photos you put up the better the reply.. it also helps Others Start here try to get a handle on Engineering DATA and Proofs 3D BIM, Data and Costs hth Designer,Engineer (Civil,Const & Envir),Builder,Concrete & Masonry Contract.Struct Repairs Re: Underpinning works and renovations 3Jun 18, 2019 7:53 am I would recommend you have your home inspected by experienced building consultant to determine the condition and ive you advice. A good building consultant has likely seen your type of problems before and should give you viable and cost effective options. Foremost Building Expert in Australia,assisting with building problems/disputes, building stage inspections,pre-contract review advice for peace of mind 200 blogs http://www.buildingexpert.net.au/blog Re: Underpinning works and renovations 4Jun 20, 2019 3:22 pm Just the two fellows I hoped would give me advice. Thank you very much (and thank you for all of the help you give to everyone on this forum)! I appreciate the advice. I will get a structural engineer in and get his/her advice and go from there. If we end up starting a reno journey I will start a new thread. MBA and HIA both have sub contract agreements, check them out 2 7300 I want to build a bigger driveway (without a nature strip) than has been approved under my CDC. I’ve also had a DA approved to build a deck. It looks like I can do this… 0 4783 Fair Trading can issue orders to rectify and complete but once the matter goes to NCAT these orders are automatically vacated. You will have to terminate contract and sue… 21 29631 |