Browse Forums General Discussion Re: Quote for raising house and building underneath 88Mar 10, 2009 12:01 pm This is a fantastic thread and a credit to you Wyld
It is wonderful to see other locals maintaining the character and history of the old Queenslanders. We have had the good fortune to have lived in both an old Red Hill beauty and now a new reproduction Queenslander in the outer NW suburbs. Our reproduction is pretty great but nothing is quite like the true old Queenslanders. Keep up the good work! Wyld, Did you ever work out how to load up some photos to the thread? I would love to see some before and after shots. Please!!! Re: Quote for raising house and building underneath 90Mar 11, 2009 4:15 pm Hi everyone.
Bit of a stupid question (and hopefully not an impolite one!) really, but how did everyone fund the raising / building? Did you have to wait until you had sufficient equity in the home or is it something the bank will allow borrowing for? We don't have all that much equity in our house given we bought less than six months ago and property values aren't going up much at the moment. Just considering a lot of options. We are very keen on this as it will solve a lot of issues we having, but aren't sure if we can fund it properly... Re: Quote for raising house and building underneath 91Mar 25, 2009 12:58 pm I LOVE this thread. We are raising and building under a 1929 house in Brisbane's south - well we're planning to if we can afford it!! Our existing house has already been renovated upstairs to 3 bedrooms (1 small), lounge, dining, kitchen, small bathroom and deck. It has already been restumped onto steel posts, but is shy of legal height at the front by about 600mm. We could excavate to get the extra height but we have city views which would be greatly enhanced if we go up. Its also nice to get the higher ceilings downstairs. We have plans which are with the engineers at the moment and we are itching to get them back so we can start getting quotes. We have had the plans prepared through a builder but have been a little disappointed with them so will definitely be shopping around. We are staying within the existing footprint so there's no roofing required just a straight lift and build-in which we are hoping will keep the costs down. We can do some things ourselves through friends/relatives such as concreting, weatherboards and painting but I'm still dreading the final figures!! I have also researched knock-down and rebuild and would consider this if the reno quotes are out of our budget. DavidS - can you recommend a company to build a replica and if so a ballpark figure on your finished home? Re: 92Mar 25, 2009 3:50 pm karol Hi everyone. Bit of a stupid question (and hopefully not an impolite one!) really, but how did everyone fund the raising / building? Did you have to wait until you had sufficient equity in the home or is it something the bank will allow borrowing for? We don't have all that much equity in our house given we bought less than six months ago and property values aren't going up much at the moment. Just considering a lot of options. We are very keen on this as it will solve a lot of issues we having, but aren't sure if we can fund it properly... Sometimes a bank will do 'post-renovation' loan - where they value your house now, see how much you want to spend on renos and look at your plan, and then place an 'after renovation is finished' value on it. If they think the amount you are going to spend does not put you over the post-reno value they will sometimes loan to you. Keeping in mind if you don't have much equity and the extra borrowing is going to put your LVR up to over 80% you may have to pay mortgage insurance. Hope this helps a bit - probably best to speak to you bank about options! Renovating a post-war house in Brisbane | On the first rung of the property ladder Re: Quote for raising house and building underneath 93Apr 17, 2009 2:15 pm Great thread wyld, it has really provided a lot of great information for others I do note some saying that it is cheaper to re-build rather than removate, but for some us who live in "Non Demolition" zones, there really isn't much of a choice As you have pointed out though, we do appreciate being able to keep the original character of our place, which is a 1920s workers cottage in Red Hill. The high ceilings are fantastic, and I have renovated a great deal of it myself, including rebuilding the fascade with new wooden windows, doors, weatherboards etc so it looks great, well we think so anyway Our quandry though, is our downstairs area (about 190 sqm) has ******* concrete slabs, which are gently sloped as it used to be a garage. It is all nicely enclosed with brickwork and has a huge amount of space that we currently use for the laundry, storage, workshop, pool room (one end of table on blocks) etc, but only has an average of about 2300 headroom between beams. We are weighing up removing the slab, digging down and putting a new slab in to get the extra headroom, or leaving it as it is, using self levelling to level it all out, and just call the extra rooms "utility rooms" We are only about 100mm below legal house height (natural ground level to top of roof) so will need to see if we can get a height exemption from BCC to go any further upwards The price indications provided by others here may certainly help us make up our minds Re: Quote for raising house and building underneath 94Apr 19, 2009 11:46 am Hey everyone, We're looking to buy a house to renovate in Brisbane, and as is common with Brissie houses, most highsets aren't legal height under. We're looking at one property in particular, which is on a slope. At the tall end, the "basement" is about 2 metres high, so would only need another 40 cms or so to be legal height. However, at the other end, the basement is around a metre and a bit (maybe 1.2-1.4 metres) high, and so would have to be raised substantially. Would it be more cost-effective for us to drag up the concrete on the floor and dig underneath (assuming the stumps are deep enough for this to be legal) and use about half the house as the basement, or should we consider raising the whole house anyways? Re: Quote for raising house and building underneath 95Apr 19, 2009 1:39 pm Quote: or should we consider raising the whole house anyways? Hookie, do you know the present height of the house from "natural ground level"? We are in the same situation, but we have a very high roof, so the decision may be out of our hands if the council wouldn't approve a relaxation to go above the 8.5 metres. For our workers cottage, we believe it would be more cost effective to go up rather than down, based on the figures provided in this thread for lifting. Just the slab for us would cost about 25k. Re: Quote for raising house and building underneath 96Apr 19, 2009 3:02 pm It looks like we are going to have some issues raising ours due to the height limitations and our site. We have been suggested to keep the slab off the ground in a reinforced boxy kind of arrangement. G8d only knows how much extra this will cost! I also wanted to ask - how long did you have to move out for (if at all)? My sister-in-law raised her house some years back and they moved out for nearly three months just to raise it. Friends though basically just went away for a long weekend and came back able to move in and the slab done the next week?! Re: Quote for raising house and building underneath 97Apr 19, 2009 4:44 pm KJG66 Quote: or should we consider raising the whole house anyways? Hookie, do you know the present height of the house from "natural ground level"? We are in the same situation, but we have a very high roof, so the decision may be out of our hands if the council wouldn't approve a relaxation to go above the 8.5 metres. For our workers cottage, we believe it would be more cost effective to go up rather than down, based on the figures provided in this thread for lifting. Just the slab for us would cost about 25k. I don't know, but I can find out, but I do know it does have a very high roof to begin with (probably 3 metres, maybe a bit higher. It would depend on the "natural ground level" definition, since it's on a slope, but it probably would be close! Re: Quote for raising house and building underneath 98Apr 20, 2009 10:06 am Hi there, our raise and build under was commenced on 12 January and we are now back in our house - moved back yesterday! So the whole thing took 3 months and one week. Our painters are just finishing off on the outside, just painting the exterior stairs and downpipes. Wyld - we also just painted the bottom half of the house and it looks fantastic, you really have to look hard to see that its not done new all over. As regards moving out we ended up taking out a six month lease (that's all we could get) and then did a break lease which was easy however that would depend on your landlord. Re: Quote for raising house and building underneath 99Apr 20, 2009 2:40 pm Quote: It would depend on the "natural ground level" definition, since it's on a slope Our roof is about 4 metres. Re: Quote for raising house and building underneath 100Apr 24, 2009 4:02 pm Fantastic thread for someone with ideas but no clue as to costs and steps involved. Our NW Brissie home is a 70's type- upstairs wooden one, with 2 car underneath and a slab. its not built in at all under and isn't legal height. I'd love to one day have it built in under, but would also like it to be besser brick when done under. Everyone else on here seem to be doing older Queenslander types and using wood underneath, is there a cost difference for using brick under when building in? i'd also love a deck out the back and by the sounds of it, should get the raising done before that if later on i want to build in under. though i have no real desire to have it legal height only to be able to say it is legal height as the under rooms would only be rumpus, bar/pool room. what are the advatages of having a house legal height if not going to use it for bedrooms or a granny flat? thanks The most likely cause of your timber swelling (parquetry?) is either a plumbing leak or carelessly leaving water on floors after use or both. Without seeing, i am ignoring… 1 3278 Currently renovating, and our main lounge is 5m x 10m, with a cathedral roof peaking at 6.5m high. Currently have tiles on concrete slab. Room is very hard to heat. 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