Rebuild Or A&a For Terrace?

[yoongf 11]

Apologies, I am really a newbie.

I have a 2 storey corner terrace now and is considering to built it to 2.5 storey or 3 Storey,

1. What is the price (to be paid to govt) difference between resconstruction and A & A ?

2. Assuming the floor area to be added will be less than 50% of the total floor area - thus A&A

What will be the A&A charge for the addition of 0.5 storey (in the existing attic)?

What will be the A&A charge for the addition of 1 more storey ?

thanks

All these questions u have.. are meant to be answered by an Architect. If there are is no subdivision involved (1 lot divide into 2 lots) , there is no addtional charge or fee to be paid to the govt, apart from normal plan approval fees, which I so far experience is below $2K for A&A.

Whether is 2.5 or 3 depends on the zoning for the neighbouhood. The total cost of an A&A can vary tremendously, thus... is not meaningful for any contractor to give an estimate without knowing the specifications or know the owner.

Is common for owner to tell the contractor.. "..eh... build this wall here.. see nice or not.. hmm... ok.. not nice.. tear down..".. then tell contractor no addiitonal claims since nothing constructed. A simple 6 month project can drag to 2 yrs... Contractor go bust.. owner homeless.. this can be quite messy.

The architect value adds by making sure the specs are firmed up before starting, and during construction moderate the demands of the owner.

BTW, if u are new to this.. do not use the words "charge" or "price" as they have very specific meanings in the industry. Just use "cost" or "fees".

[lindie 0]

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.

[netgear 0]

hi linde,

you mentiond high plan submission fee to the relevant authorities ? how much does it cost ? and also point 2 arrange for TOP - is there any cost for this ? can share how much you pay fro the additional floor ?

I talkign to a architect now, he mentioned the submission fee + drawing + consultation is $10k. and cand vuld a attic at $150k to $180k you think this is realistic ?

[kinetic 0]

Hi all

Am a newbie also. If I built a semi-d from ground up, may I know what kind of loan can I get? And what's the rate usually like?

Thanks

[yoongf 11]

Hi all

Am a newbie also. If I built a semi-d from ground up, may I know what kind of loan can I get? And what's the rate usually like?

Thanks

Many banks offer a 'construction loan'. Rates vary depending on whether the property is for owner occupation, or for investment purposes, and the credit risk of the borrower. Need to explain in detail to the bank before they will propose a rate.

http://www.uob.com.sg/pages/personal/loans...uctionloan.html

Can also consider Hong Leong Finance which is a big player in the property development loan biz

[lindie 0]

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.