Extending a granny flat to accommodate kitchen

[kals]

Hi all
I inspected a property today that has a granny flat already built that includes a bedroom, ensuite and wardrobe but no kitchen. The RE said there's council approval to extend the granny flat out (which I could turn into a small kitchen and perhaps an entry door). Of course i'd need to check the council approval and not take his word for it.
I haven't renovated/added on before and wondered what a ballpark costing would be for something like this. The external walls are a timber cladding and the roof appears to be colourbond (or similar).
Anyone got any ideas, so I can crunch some numbers???
thanks so much

 

[handyandy]

It may just be some extra rooms separated from the house with no real structural separation.

By putting in a kitchen you will need to ensure that there is a firewall between the house and granny flat. This is an expensive exercise.

Cheers

 

[moyjos]

Agree with handyandy's comments on firewalls...
But if it is a separate flat (like an old garage coverted).. there are a couple of options.

Generally (one of ) the biggest expenses is the power to run a full sized stove/oven. If it is a little flat(that will probably only have one person living there) look at a small 240v option.

http://www.smarthouse.com.au/Appliances/Kitchen/J2S4V9U6 or
http://whateveruwant.com.au/HELLER_26_Litre_Stove_Grill_Oven_with_Hotplates_P842.aspx

These can work really well set in to a bench so the cooktop is at bench height..
Have a look at this site http://www.aabodemotel.co.nz/index.html
It is a motel that has a little oven set as I described

 

[Rockstar]

If it is able to be approved as a seperate occupancy and you intend to rent it out then I would be doing it up nicely and properly - without going overboard. The rental return on your investment will be substantial plus value adding to the property.

eg:

Spend 20k
Rent for 200/wk

Paid off in 2 yrs - then massively CF+

 

[kals]

Hi guys
Thanks for your replies. The flat is connected to the house and there's actually a small outside kind of room inbetween. Im just anxious about attacking an extension of this sort on my first venture into value adding. at this stage i think i'd prefer the idea of converting a garage or large downstairs area.

 

[Rockstar]

Are you going to rent it out?

 

[Brettus]

It may just be some extra rooms separated from the house with no real structural separation.

By putting in a kitchen you will need to ensure that there is a firewall between the house and granny flat. This is an expensive exercise.

Cheers

Yo Handyandy, can you explain the firewall thing? Would this apply if simply adding a second kitchen into an existing house so it can be "self contained" and rented to students?

 

[Whozat]

Generally (one of ) the biggest expenses is the power to run a full sized stove/oven. If it is a little flat(that will probably only have one person living there) look at a small 240v option.

http://www.smarthouse.com.au/Appliances/Kitchen/J2S4V9U6 or
http://whateveruwant.com.au/HELLER_26_Litre_Stove_Grill_Oven_with_Hotplates_P842.aspx

I furnished a granny flat with a 240volt dual heating element. Opted not to go with the oven as I wasn't that impressed with the combined oven/cooktop options (though I never considered having it built into the bench). I figure it would be easier anyway to supply a small separate 240volt oven if needed. Then if there is a problem with one or the other it is easier to fix/replace. Another concern for me was the fact that it is not an approved granny flat, and so I didn't want to put in a hard wired cooktop or stove for what I rightly or wrongly considered might be an insurance issue.