Hi Nek
Wondering whether you have gone ahead with the granny flat on your IP? Care to share the costs?
I was quoted 100 to 120K for a 1 bedroom, 1 bathroom granny flat (brick); but property agent was telling me if i get a owner builder licence from Office of Fair trading, get a draftsman /achitect to draft up my plans, i can probably build for 40-50K
I am no builder but hey thot i'll give it a go if this is true...
Anyone has any comments whether this is possible? Granny Flat 60 sqm...
Yep, mines currently in progress.
100-110k for
60sqm (exluding patios etc) granny flat
Concrete slab
Leveling of floor
Home Owners warranty included (so no Owner builder path)
Drawings of plan + submission to private certifier
Granny flat construction = Vinyl stuff that looks like weatherboard from afar (so no painting required)
Internal = Plasterboard, 2.7m high ceilings, toilet, vanity, bathtub, laundry tub, kitchen sink, cooktop, oven, tiles, carpet.
To give you an idea of the 40k-50k price, that sounds like a build price and does not include the actual supply of materials. So add another $40-50k to supply, then a further $5k - $10k for demolition and leveling, then private certifier costs of 3k, then architect fees of 2k - 3k.
I thought about going down that path, but then that meant too many people to deal with in an area that I have no idea what to do. If something goes wrong, theres no one to really help me (Guys like Serge have offered to me help when things go wrong, but in reality I cant expect to take up hours of his time and give him nothing in return for it, its just wouldnt be fair to expect him to work for $0).
Furthermore, I summed up all my costs
$50k to supply materials
$50k to build
3k for certifier
2k to draftsman
$105k all up.
For a small saving is all that stress and headaches worth it, especially if you've never done construction before?
At least if something goes wrong, Ive got someone to yell at and they are required by law to rectify it (plus i dont have to pay them the final $5 until 3 months after the property is finished!). Nothing is worse than finding a fault, but then get involved with the blame game
eg something goes wrong in the building, the plasterer blames the plumber, the plumber blames then carpenter, the carpenter blames the plasterer and it all goes back and forth.
I'll pay the extra and save myself that pain.