To buy or not to buy - build in under the house??

[kateesc]

Hoping someone can help - I am trying to buy a house at the moment and looking for somewhere with a granny flat or the potential to add one. Found a place that says that underneath is legal height but it isn't built in yet (just has timber slats).

I am trying to find out even a ballpark figure for how much to do the walls and floors - I can work out the costs for a small kitchen and bathroom but have no idea on the other.

Any help would be appreciated as I can decide whether worth inspecting the property!

[Big Shed]

I find your decision making process interesting!

You would do costings on a possible extension on a property you haven't even seen?

First order of business would be inspect the place, you and/or significant other might hate the place!

Apart from anything else, how can you do costings on an area you haven't even measured?

[kateesc]

Thanks but unfortunately my time is crazily short at the moment and from the number of photos I've already seen, like the look of it, so was just trying to get an idea.

Figured from the photo most people could tell roughly the size of the space - pretty standard 3/4 bedroom house.

And when I said ballpark I meant it, not quote - just an idea! Just need to know whether we are talking $20 - $50k or $100k - makes huge difference to my decision and whether I make the time to go and take a look at this place and the many others out there very similar to it.

[Dirty Doogie]

By the looks of the place from the photo I'd GUESS that 20k would be enough to build under the rear half of the house - but that is doing a lot of work yourself - allow 40k to get trades in to do it. The kitchen and bathroom would be extra.

This is only a guess - based on there really being legal head height and a slab all the way under.

[Dirty Doogie]

Hmm - you say there is no floor - a slab will cost about $ 250 a metre2 with about a 5k minimum. So now its looking closer to 60k than 40k.

I must read more carefully next time.

[kateesc]

Many thanks - that helps a lot!!!

From what I can see there is a concrete slab but I can't tell how good condition it is in. Your info has helped though - up to $60k is ok - will go ahead and inspect and get a formal quote!

[Dirty Doogie]

Let us know how you go. The 5 k minimum on the slab work is for set up, plumbing,termite treatment systems, a bit of demolition etc then its about 250 bucks a sq mtre - not sure if that was clear

[weisyboy]

i wold think you could get it done for a lot less than 60k and i have never seen anybody have a 5k minimum. it will depend on the amount of walls you want to put in. it looks as thow it would be a very easy house to close in.

it all depends on who you get to do it.

we do a bit of that stuff and some peoples quotes are just rediculous.dont let them give ou a quote by the m2 its the oldest trick in the book and lots of them do it.

i would say go for it.

[learninglots]

I'm embarking upon a similar project - Raising a QLD'er, putting in a slab and a garage (which will require some retaining walls around it.

Does anyone have any experience with house raisers who do both, or are you better to get a separate block/concrete and raiser?

If anyone has any referrals, I would be keen to hear of anyone in the Brisbane area who you've had experience with. I'm very keen to get involved with formwork, basic layout of the trenches for plumbing etc. ie all the normal "dogs-body" work that hopefully may save some dollars and be rewarding at the same time.

The quotes above sound ball-park to me given all the figures I've got from initial costings, architects estimates etc.

Best of luck with the house, but make sure you have a decent building report if you're planning on buying it without looking through! (Good idea anyway!)

Cheers.

[Dirty Doogie]

Hi Weisboy , I've had a few guys knock back smaller concreteing jobs on me simply becuase the invoice value of the work wasn't above a certain amount. I tend to think that a lot of trades arent interested in private smaller jobs when at the moment they can be kept busy by builders small jobs.

IMO the granny flat should come in under 60k also including a small kitchen and modest bathroom.

[weisyboy]

right including the kitchen and bathroom that sounds about right.

most concreaters you will find in yellowpages and refered from builers are actualy qualified solid plasters and so will want to charge you a fortune. if you can find a recomended concreater that is not a solid plasterer you will get it a lot cheeper. you cann't (to my knowledge) do a trade in concreating.