Home extension help

[Morr1e]

Hi guys, this is my first post here although I have been reading the forums for a while. I am looking at adding a master bedroom, ensuite, WIR and another living area to my house. It is a 10 sq brik house. When I read these forums it is offen recommended that you should get a draftsperson to draw up the plans for you etc. I was just wondering what excacly the drafts person does? do they look at the cheapest way?`do they look at the sun and wind etc? what else do they do? I just want an idea before I go and spend the money for one.

At the moment I have had 2 builders come around and are giving plans and quotes etc, I have 1 quote back and total area is 97.63 m2, rate $10,000 to $13,000 per square. which is $105,000 to $136,500. We wern't expecting it to be that much.

Also, 1 of the builders said it would be fine to block the bathroom window and put a sky light in and the other one said you shouldn't block it. The way our house is positioned you can really extent unless you block at least 1 window.

Anyway, thats my storey. Any suggestions?

[Fossil]

Can you get recommendations from friends in your area for builders and a draftsperson? Drafting is the process of drawing the ideas to a workable plan. Architects traditionally have the role of designing the work and draftspersons draw them up. Having said that. I generally refer my clients to one of two good draftsmen in my area, as they are very capable fellows, and a lot cheaper than an architect.

I assume you have a full brick house, judging by the quotes you have to date. Is it especially tight access, or some other consideration that has pumped up the price? $10k per metre is excessive. I am doing a full brick extension and remodeling of a heritage home, at the end of the year. Access is good, and I like the clients.... which makes a difference to me. It works out at $2200.00 per metre, which includes demolition of 40m2, and inclusion of a new kitchen. Labour is hard to get at the moment, and a lot of people take advantage of that. I have never had it in me to come at that sort of crap, so I remain relatively poor in monetary terms, but I also remain confident that I have always done the right thing. This means that all of my work is by word of mouth, and I like it that way.

Get some more quotes, after you have spoken to a draftsman. You will have a firm idea of exactly what you want and how it should be done. This will make it easier for you when dealing with the guys quoting on the work.

Good luck.

[Morr1e]

do you mean access to the rear yard? the only way you can get to the back yard is through the garage. And yer its a full brick vaneer 1960's house.

[Ivan in Oz]

G'day Morr1e,

What I did was to tell my local Building Inspector what I'd like to do; With explanations.
Then ask him how he would like me to do it,
and what else he'd like.......NO! Not That!

I've been on his 'Good Side' ever since,
even though some rules get "Distorted", perhaps bent; not Broken.

Also which are the local builders who would be best to ask etc.

My being in a smaller town has its benefits

[Fossil]

do you mean access to the rear yard? the only way you can get to the back yard is through the garage. And yer its a full brick vaneer 1960's house.

Yes, I was thinking of access for materials and equipment, removal of debris etc. On re reading your post, I think you have your sums mixed up a little. 96m2 x 13000.00/m2 = a lot more than $130,000.00. Full brick is more expensive, and Brick veneer is just that.... a veneer of brick with a timber or steel frame that is the structural component of the home.

Quoting extensions and renovations based on a square metre rate is fundamentally floored. I gave my example, which was a backward calc based on the quote that I gave for the works. The job in question has some difficult aspects that need to be overcome. It is also a heritage listed home, that will be finished to the highest standards, including pressed metal ceilings to match existing, and lime set plaster walls to the interior.

Every extension and reno has different issues that need dealing with.
You can also get in touch with Victorian branch of the Master Builders Association, which will give you some leads on reputable builders for the work.

[Morr1e]

hmmm I wrote those figures straight off the plan he gave me. wierd.

[Terrian]

At the moment I have had 2 builders come around and are giving plans and quotes etc, I have 1 quote back and total area is 97.63 m2, rate $10,000 to $13,000 per square. which is $105,000 to $136,500. We wern't expecting it to be that much.

just a little under $1,400 per m2 for the higher of the 2 quotes...

[Morr1e]

just a little under $1,400 per m2 for the higher of the 2 quotes...

huh, I only gave you 1 quote.

[Morr1e]

$10k per metre is excessive.

I thought a "square" was 9ft by 9ft?

[Ashwood]

The main service a draftsman provides (besides doing up drawings showing the old & new areas, various plans & elevations) is to prepare a set of plans which meet the requirements of the council ie. drawn to scale, mentions the required wordings required by the council/building control and shows the setbacks, overlooking over neighbour, location of rain/stormwater details, etc.

The draftsman should ideally know the basic rules & regs relating to your local council, and MAY happen to be able to advise on what best to do.

Pardon my cynicism, BUT in reality, you'll probably rely on the draftsman only for drawing out the plans and putting in the politically correct wording & items.
Some builders will be have good knowledge as well, and can give good ideas.
Ultimately, only what the specific Building Surveyor says counts. Depending on your Council, you're probably best off getting a private surveyor which the Council authorises, rather than the Council's own in-house surveyor (for the latter, in some cases, you'll wait months just to get a simple response).

Re costs, custom alterations to existing homes cost much more than new project homes, as a lot of time is needed to think & customize work around your existing structure / components.

I got my house extended, about the same magnitude as yours, got 5 quotes, came up to between $100 and $160K. A lot of factors - depends on your specific works, access, type of materials. Also size of contractor - larger ones with project managers will cost more than smaller ones with a small trades team. Pros & cons. Ultimately, you need to satisfy yourself by asking around, referrals, etc.

But do get more quotes - that's the only way to know you are getting a reasonable price range. Also some take ages to respond because of the strong market, and some are not keen because they have enough jobs at hand.

[Morr1e]

thanks ashwood, great advise there.

[Morr1e]

Ashwood - what rooms etc were in your extention?

[Morr1e]

ok, we had another builder around tonight. He said we can just use a flat roof. Is this ok? apart from it not looking as good will it be alright? He said it's cheaper which is good of corse. We also decided to get a quote with seconds bricks and get a seperate quote to render the whole house. Even if we dont render the house now I dont think it will be a problem getting seconds bricks because the extension is at the back of the house so you can't see it at all from the street. Same as the roof, you cant see it anyway. So, it will be interesting to see how much this quote will be. any thoughts?

[Morr1e]

difference between roofs anyone?