Hi, I own a house in Warnbro, WA, on a subdivisible block. I plan to retain the front house and build a second house at the rear. I have contacted various builders who specialise in this area. They would do everything for me and the way they normally go about it is to build the house first and then do the subdivision afterwards i.e. built strata. This enables them to start building sooner. I am in no particular rush and am wondering whether it would be preferable for me to first subdivide the block and then engage a builder to build me a house at the rear. Also not sure whether to apply for survey strata, green title etc etc. Can anyone out there give me advice as to how best to proceed?
Subdividing advice sought
- Thread starter Fourducks
- Start date
Hi,
I am no expert in the area so let those with more experience add their bits too but I am in a similar position with a place in Kalgoorlie. The initial research I have done on the 3 options you have described is as follows.
Depending on the area, green title may (or may not) give you a higher end resale value. In my area its not feasable as the sewer services run through back lanes and cost too much to get around to the front blocks. In perth I think this is different so green title battle axe subs are more common.
I am opting for a survey strata as it gives me a fully subdivided block on its own title prior to building - which means if I want to sell the block or the front house before building I have that option.
Built strata can work but be carefull that the structure of the front house is sound. If its an old house you may be asked to do (possibly expensive) renovations on it. This is because with a built strata you are getting approval for both dwellings before the split. I have been told its quite common for coucil to ask for an engineers report on the existing house if its old. I have a 60 yr old fibro on mine so there is no way I am taking this option. They might turn around and deny approval to subdiv. unless I spend $?? on fortifying the foundations or doing any number of things that may not add value.
So for me and my situation I am heading for survey strata, if I had the ability, I would go for green title, if I had a newish house on the front and wanted to get building right now then I would consider built strata.
There may be other issues to consider, I would love to hear from others who have done a few.
I am no expert in the area so let those with more experience add their bits too but I am in a similar position with a place in Kalgoorlie. The initial research I have done on the 3 options you have described is as follows.
Depending on the area, green title may (or may not) give you a higher end resale value. In my area its not feasable as the sewer services run through back lanes and cost too much to get around to the front blocks. In perth I think this is different so green title battle axe subs are more common.
I am opting for a survey strata as it gives me a fully subdivided block on its own title prior to building - which means if I want to sell the block or the front house before building I have that option.
Built strata can work but be carefull that the structure of the front house is sound. If its an old house you may be asked to do (possibly expensive) renovations on it. This is because with a built strata you are getting approval for both dwellings before the split. I have been told its quite common for coucil to ask for an engineers report on the existing house if its old. I have a 60 yr old fibro on mine so there is no way I am taking this option. They might turn around and deny approval to subdiv. unless I spend $?? on fortifying the foundations or doing any number of things that may not add value.
So for me and my situation I am heading for survey strata, if I had the ability, I would go for green title, if I had a newish house on the front and wanted to get building right now then I would consider built strata.
There may be other issues to consider, I would love to hear from others who have done a few.
Hi Fourducks
Do it yourself - its fun and interesting and allow a year if you're not in a hurry.
I've subdivided twice in Perth and retained the original house both times. Also went Green title twice. One was cheaper than strata, as the sewer was right out the front and we didn't have to build a brick and tile carport and the other required a sewer extension for about $12k which was money well spent for a Green title block I think.
Its simply following a process. Submit plan to WAPC, get approval subject to conditions from WaterCorp, Western Power, Local Govt and WAPC. Satisfy conditions, get clearances and voila - you're ready for titles.
Here's what you can do:
1. get your lot details and head down the WaterCorp in Leederville, Find out sewer and water locations. If no sewer extension or under road drilling is required, green title won't cost too much more.
2. See your local govt. and ask what conditions they will attach (eg driveway width, retaining, fencing, existing structures.
3. Get a surveyor to draw up your plans and submit your application to the WAPlanning Commission on your behalf ($2k fees, but includes pegging and the deposited plan for lodgement of titles at the end which you have to do anyway)
4. Western Power is easy if you already have underground power. Pay them $1500 and tell them wher you want the dome.
Most of the above are consistent and straightforward in all their dealings with the exception of local govt. Document all conversations with them as their story often changes depending on who you speak to and what moood they're in.
Cost will vary from $10k for very cheap strata (ie no hassles) to $25k for a green title with some hiccups along the way. Don't be afraid of doing a sewer extension to get a green title - its just another step in the process and requires the engagement of a Consulting Engineer and your surveyor should also advise you through this.
Hope this helps
Mark
Do it yourself - its fun and interesting and allow a year if you're not in a hurry.
I've subdivided twice in Perth and retained the original house both times. Also went Green title twice. One was cheaper than strata, as the sewer was right out the front and we didn't have to build a brick and tile carport and the other required a sewer extension for about $12k which was money well spent for a Green title block I think.
Its simply following a process. Submit plan to WAPC, get approval subject to conditions from WaterCorp, Western Power, Local Govt and WAPC. Satisfy conditions, get clearances and voila - you're ready for titles.
Here's what you can do:
1. get your lot details and head down the WaterCorp in Leederville, Find out sewer and water locations. If no sewer extension or under road drilling is required, green title won't cost too much more.
2. See your local govt. and ask what conditions they will attach (eg driveway width, retaining, fencing, existing structures.
3. Get a surveyor to draw up your plans and submit your application to the WAPlanning Commission on your behalf ($2k fees, but includes pegging and the deposited plan for lodgement of titles at the end which you have to do anyway)
4. Western Power is easy if you already have underground power. Pay them $1500 and tell them wher you want the dome.
Most of the above are consistent and straightforward in all their dealings with the exception of local govt. Document all conversations with them as their story often changes depending on who you speak to and what moood they're in.
Cost will vary from $10k for very cheap strata (ie no hassles) to $25k for a green title with some hiccups along the way. Don't be afraid of doing a sewer extension to get a green title - its just another step in the process and requires the engagement of a Consulting Engineer and your surveyor should also advise you through this.
Hope this helps
Mark
