Quotes on raising
Bis and I discussed this in PM and agreed to share the question because :
1. I'm no expert, I've only done one genuine complete restumping (and a few partial ones!)
2. It might generate better advice from someone more knowledgeable in such areas
So ...
Bis : Is there any way to get a quote from a builder on raising a house? I assume you need to get plans built and put through council. What I am trying to find out is a solid amount with the least amount of money spent.
TryHard : I have never managed to get a quote from a builder without draftsman's plans, but a house restumper will quote you a per stump price to raise "x" metres. Then I guess if you work on $1,200 per sqm for reno's downstairs plus of minus any input you're prepared to have, you'll be on track
Bis : How do I go about getting plans? Do you know the costs and steps involved?
........
LONG ANSWER
My guess would be to do it this way :
a) Get at least 2 reputable restumping firms to come and quote for raising the number or metres you want to go up. Presumably they will include demolition (and salvage of the good stuff?) in their quote, and optionally reconnection of all services.
b) For plans I have in the past used a local draftsman who charges between $300 - $900 ish depending on the level of complexity. A good draftsman should be able to measure up based on your new suggested height and do a new plan for downstairs based on what you want. The bonus being they can specify the quality and grade of materials you need.
c) With the draftsman's plans in hand, approach 2 reputable builders (depending on how much you want to be involved) for a quote on the building in underneath. If you have specs of all the finishes and materials, they only need the tape measure and their Bunnings Trade Services rep. to price the materials.
Add 20% contingency to the final figure from above, then I think you have your worst case complete project budget.
The types of things I remember you need to consider from left field are (and some are reverse of the Khanga's pros for digging down) :
a) Replacing stairs (and or fitting new internal stairs) - these add up
b) Internal walls - ie. do you want to remove some stumps and replace with Reinforced Steel Joists to give you more living space without stumps in the way ? (make sure the restumper quotes for this if so) - sometimes needs an engineer therefore extra cost
c) Choose a downstairs cladding in keeping with the character of the house
d) You'll need a slab and termite prevention (or if you're on a hill and a slope, would you need a floor fitted?)
e) Drainage will likely be an issue for slab construction (no biggie so long as its done right at the start)
f) As you work will need Council approval, BCC loves this opportunity to bring things up to spec (ie. you may need upgrade to electrical circuit board etc)
g) Try to plan toilets and plumbing as close to in line (ie. underneath) the existing as possible
h) Use a private certifier to deal with all the council B.S on your behalf
i) No reason why you can't stage it in Phase 1 completion and a later phase 2 for some of the niceties (eg fitting a bathroom etc)
j) Your windows will need to be in keeping with the windows upstairs. Timber windows cost a lot. Maybe aluminium replica stuff would look ok ?
I think (managed closely and planned carefully) building in underneath is great value (you're already got a free roof after all!) but I can see how some projects run away from the budget - I think the key would be a proven draftsman and builder combo who have worked together or at least both have plenty of experience in similar jobs, particularly if this is your first one.
You might save a little subby-ing in a plastering guy and sparky / plumber after the builder does the main fitout. I think painters are worth their weight in gold especially for ceilings and cornices etc
) (ie. my rollers and trays are gathering dust in the shed, time is too valuable)
SHORT ANSWER
I think a rough estimate would be :
1. Number of stumps on existing house x $1,000 = $A
2. Size of downstairs area in sq metres x $1,200 = $B
3. Contingency ($A + $B) X .2 = $C
4. Stairs - $4,000
4. Draftsman - $1,000
5. Council / certification - $2,000
So
$A + $B + $C + $7,000 = a very rough project estimate
I hope that helps. Like I say I am only part-experienced, but others here may clarify or have other advice
As Jake the Peg said, "See you up on stumps"
TryHard
