lindie

Hi netgear, sorree for late reply -- been busy I remembered the submission fees for reconstruction is high than A&A, but exactly how much, I still have to check.... will post again and let you know. same for TOP cost... For my extra floor, the construction is still ongoing, construction cost is estimated to come up to $400K. Plus professional fees (architect, engineer etc) is another $20K or so. Very hard to comment on additional attic cost. It depends on how much extra space you will get, and how usable the extra space for you, and how much it will boost the value of your property. We were thinking about an attic space instead initially, and was quoted cost similar to yours. But the extra usable space gained is very small and we didn't think it is worth it. When we engaged the architect, the submission fees were borne by us separately. The usual charges for the architect range from 5% to 8% of project cost. Drawing, submission and consultation are only part of their responsibility covered by this charge. More importantly, they have to ensure that the contractors build according to their design and specifications during the entire period, including a final inspection to confirm so. They will also have to make alterations to the changes along the way, many of which are necessary due to site changes. Also, they have to track all changes during the process and prepare the final account at the end of the construction. So..... all these things have to be examined carefully when you sign the contract with the architect.

My personal 2 cent's worth: My house is currently undergoing reconstruction. I engaged an architect and the structural engineer is his regular work partner. We engaged our contractor separately, who has never worked with both the architect and engineer before. Throughout the construction period, I could feel the very delicate relationship between the architect/ engineer and contractor: 1. Contractor never dared to propose any changes/ extra things, even though we press them, for fear of offending the architect or contradicting with his design. 2. Pushing responsibilities : each (contractor and architect) saying that "usually this kind of things should be done by (the other party)". In the end, either we the owners chase and chase both sides, or we end up doing ourselves 3. Because the contractor and architect/ engineer have different styles of working, the owners are often at the receiving end. eg, contractor like to verbally clarify, whereas the others want EVERYTHING on black and white. Result : contractor tries not to clarify or contact the architect / engineer if necessary, and many things go wrong, adding to delays. What I am really trying to say is, whether you go through individual architect or design-and-build companies, make sure all parties can, or better still, have worked satisfactorily with each other before. Something I heard from some insiders (I do not know whether it's true)... some architect and contractor may be in cahoots to earn extra bucks from you.... so beware too if their relationship is TOO good. Sorry cannot recommend my architect...... I think he is junk and at this point of time, very angry with him. My contractor not bad though..... except for the delays (but quite usual lah)

I am also a newbie, to this forum It is not possible to give a meaningful comparison between the addition of 0.5 or 1 storey more. Primary considerations which will affect the cost is: 1. Roof change 2. Any additional foundation work to be done. An architect and/or a structural engineer is required to assess whether the additional load of 0.5 or 1 storey requires additional foundation work/ piling on the ground floor. This is the cost-limiting factor. My purchased inter-terrace is originally 2 storeys. We decided to add on a 3rd storey (but only half the floor size because of cost-constraint). Because of the additional floor area, it was designated as "reconstruction". But really the only difference is that : 1. High plan submission fees to the relevant authorities. 2. Has to arrange for TOP at the end of the construction. Whether it is designated as A&A or reconstruction, the cost of construction will be affected by the additional structural work (ie. digging the first floor ground, locating and exposing the foundation, add additional foundation and additional beams/ columns everywhere in the house to take the additional load). This cost is substantial. However, if you are only adding the attic in an existing space, without adding additional load to the house, then these extensive structural work need not be done. You need an architect/ structural engineer to assess that for you. Also, must be prepared to take the stress during construction period. We are now in the final month of construction. The whole process started second half last year. The whole period has added tremendous stress and agony on my husband and I, to say the least.