Reno of 60's orange brick 2 story house in inner bayside Melbourne

[Cocoa]

Hi folks

I recently stumbled across this fabulous forum while frantically searching for information relevant to my planned renovation of my recently purchased 2 story house square orange brink house in inner bayside Melboune which is both too small and poorly configured. But has great potential. I figure I've purchased a catapillar from which a beautiful butterfly will emerge.

The previous owner gave me the original construction contract, dated 1965, and the house is in original condition (one owner). I plan to renovate before I move in.

As a total novous at this, I appreciate your thoughts on the following.

1. I plan to render the whole house following the extension, and I'm exploring all options as to construction materials. Should I use blueboard or Hebel or someother product? Or whould brick be better?
2. Cost to extend for shell only to add a living area of approx 35-40m2 on the ground level at the rear of the house with hardwood timber floors to match the existing in the rest of the house. If I can afford it, I'd like to build a second story which would give me another bedroom. I've had a look at Archcentre's website (at someones terrific suggestion on this forum) but the Archcentre's cost guide published April 2007 only provides a guide as to cost of extensions for brick, brick veneer or weatherboard - no reference to blueboard or hebel or similar (why?). Archcentre quotes weatherboard extensions as being $800-$1,490m2. Is this a reasonable price?
3. Move stairs - I need to move existing internal stairway to what is now outside the existing building envelope (not sure if I'm using the correct terminology) into what is currently a side walkway of approx 1.3m wide, so as to provide more room in the living area (the stairs currently impinge on the kitchen area). To do this we will have to build right to the boundary, which planning issues aside, raises the question of whether to 'enclose' the new room of the stairs by using blueboard/ Hebel or similar or brick. Given the space is tight between the house and ajoining property, should I consider inserting a 'prefab' room and staircase, and if so where would I start to cost that?
4. slab or stumps - I'm unsure whether to go with a concrete slab or stumps. Research is indicating that a concrete slab will provide better thermal mass, but restricts changes later due to plumping running though the slab and also has the additional disadvantage of doubling up (putting hard wood floor boards over a slab is questionable). Oh what to do and consider!

I have no building experience and as you've probably guessed, may have bitten off more than I can chew (but I'm chewing madly!). I plan to hire a builder to do this work, but before I start talking to builders/ architechs/ draftspeople etc, I''m climbing a very steep learning curve - so I'm most grateful for your comments and suggestions.

[celeste]

Hi Cocoa

I can't help with this one, a little more than I have done at the mo.

Try posting on - www.somersoft.com.au it is a investors site, but most of them do reno's, check out the adding value section, you should get help with council, draftsman, costings etc.

Celeste

[seriph1]

hi there and welcome to the forum ..... apologies for not responding sooner, but have been away. I am NOT a builder but have done what you're intending and would be happy to have a chat about your plans if it helps. I live in Kilmore, but consult in Highett once a week so could catch up and have a cuppa somewhere to talk through bits n pieces, Again, I stress I am not a builder ..... but perhaps my experiences may help

have fun