Browse Forums General Discussion Re: newbie home owner questions 7Jun 18, 2009 4:47 pm nomad Welcome to Homeone and OZ Blackmont, since you are doing a basic extension I would recommend a draftsman to draw the plans since you don't want anything unique or fancy. You can get a builder that will draw up the plans and build it but I believe some builders charge a little more than a draftsman would and you only get one opinion then. With extensions its very important to get a competent experienced builder at doing extensions, a plan that is drawn up from a draftsman will be more of a guide than anything else, on most extensions dimensions, roof pitches, wall heights need to be altered from the plans, an inexperienced builder will just copy the plans and wonder why its not matching in. thanks for the info and warm welcome, nomad. i have called 3 designers so far; 1 is too busy to even entertain me, 1 guy is nice enough to want to meet and chat further and another wanted $800 upfront for an initial discussion. being new in this country here, i am learning new things here everyday. are there any good referrals anyone can provide? thanks! Re: newbie home owner questions 9Jun 19, 2009 2:33 pm nomad Pat I can say that every extension that I have been involved with, alterations have had to be made from the plan to match in. Of course builders can still quote on the job 20mm here and there doesnt make a difference for quoting but 20mm on site is a big deal. So you mean to tell me that you check the roof pitch with a digital level, getting inside the roof and using rise and run, checking multiple spots for accuracy? Do you take of cladding to measure the frame? Do you check if its 100mm hardwood frame also taking into account that the 100mm has probably shrunk to 95mm by now? Do you remove eave sheets to check the overhang? Do you check to see if the ceiling joist cantilevering over the wall frame? Do you check for a birdsmouth? The list goes on and the bottom line is draftsman dont check these things, it is accepted in the trade that changes will need to be made on extensions. If your plans draftsman's plans were gospel then why is there always that little note "Builder to verify all dimensions before commencing work" covering your own bum. I had to laugh when I watched a renovation show a few years ago and they had the frames up and the trusses just arrived, the trusses weren't fitting and were clearly the wrong pitch so they rang the truss manufacturer who said they followed the plan's roof pitch. Why on earth they made the trusses based on the plans roof pitch was beyond me, to my surprise the draftsman actually paid for the mistake all though I think the camera crew might have had something to do with it. Nomad, Agreed, every renovation has its own problems and obstacles, existing house not square or plumb etc etc, thats why renos are a lot more expensive than a new build. While I dont survey to the level of detail that yourve indicated above (checking birds mouth?, cladding thickness?, frame shrinkage????? etc....you'll find an architect, engineer, buidling surveyor will not survey to that level of detail either). I do measure the eaves heights, roof pitch, the existing construction method...to pinpoint the interface with the renovation as much as humanly possible to highlight the complexity of the assembly togeather. Mate, you'll find the note "Builder to verify all dimensions before commencing work" appears on architects, engineers...even surveyors drawings...not just drafties drawings. What I took exception to was you broad sweeping statment saying a draftsperson will only draw a renovation guide only. You'll probably find that a drafties set of drawings is actually a lot more comprehensive that any architects, because that is what they specifically do...draft, they are not distracted by the design, colours, finishes etc. Regards, pat. Re: newbie home owner questions 10Jun 22, 2009 12:10 pm blackmont is $2200 a reasonable price to pay for drawing, demolition plans, town council visits, reports and builder liaisons? this is a quote i receive from one drafting services company. thanks! I think it's reasonable but would like to see it below 2k, depends how big the extension is though. Re: newbie home owner questions 11Jun 22, 2009 12:32 pm Pat the draftie Nomad, Agreed, every renovation has its own problems and obstacles, existing house not square or plumb etc etc, thats why renos are a lot more expensive than a new build. While I dont survey to the level of detail that yourve indicated above (checking birds mouth?, cladding thickness?, frame shrinkage????? etc....you'll find an architect, engineer, buidling surveyor will not survey to that level of detail either). I do measure the eaves heights, roof pitch, the existing construction method...to pinpoint the interface with the renovation as much as humanly possible to highlight the complexity of the assembly togeather. Mate, you'll find the note "Builder to verify all dimensions before commencing work" appears on architects, engineers...even surveyors drawings...not just drafties drawings. What I took exception to was you broad sweeping statment saying a draftsperson will only draw a renovation guide only. You'll probably find that a drafties set of drawings is actually a lot more comprehensive that any architects, because that is what they specifically do...draft, they are not distracted by the design, colours, finishes etc. Regards, pat. Pat I didn't mean to single out draftsman as architects are just a fancy name to draw mud maps. As you say its difficult to match in with extensions due shrinkage etc which is why i stand by my statement that a renovation plan is just a guide as changes have to be made. Whilst I'm sure ive never seen any of your plans I can tell you most plans have the incorrect roof pitch, some i think have just had a guess from the road others have clearly put the digital level on the hip. Its not expected that the plans are going to work perfectly but the bottom line is someone else has to make it work and I think that sometimes draftsman/architects take advantage of that. Re: newbie home owner questions 12Jun 27, 2009 12:52 am hi, i have taken the route of getting different parties to work on my home extension, for better or worse. i have a couple of questions which may have been asked before (apologies if this is oft covered): 1. the draftsman said that i should get the builder to do the soil test so as to minimize dispute but a couple of the builders i spoke with said it is better to get a soil engineer to do it independently. what is a better option. 2. for melbourne, what is an acceptable charge for building the house extension. i was told it is between $1-1.5k per sq feet. is that right? has anyone got a checklist for home extension that can be shared so i don't overlook anything? thanks in advance! Re: newbie home owner questions 13Jul 03, 2009 1:03 am blackmont Macy How old is the house? You may need to check for asbestos. i reckon at least 25 years old. however, the last owner live there for less than 3 years, and it was renovated. are you serious? Although this info is applicable to my city it might give you some clues as to where potential trouble spots might be. http://www.asbestos.act.gov.au/asbestos ... _home.html 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 8861 Hi Suku18 In NSW the statutory required insurances are: 1. HBCF ( Home Building Compensation Fund) - This is if the builder dies or goes broke. But this only covers 20%… 1 2821 |