4 minutes ago, Alkft said:

Thank you. And estimage 8-9months for construction? Or longer given covid situation?

Also anyone has experience with construction loan?

 

Should be around that time frame provided no CB again. 
construction loan normally you need to go back to your bank which you took mortgage from to borrow. If there’s no existing mortgage, than any bank which offers construction loan can do. 
but you need to confirm your plans first as bank will need to do a valuation based on your plans and then loan you the percentage amount based on your confirmed quotation from your builder. 

On 5/16/2021 at 12:39 AM, Alkft said:

Thanks for the advice!

May i check the likely costs for A&A if extend to rear level 2,3 of 3 storey inter terrace resulting in increase gfa from 269.4 sqm to 400 sqm, with pillar in car porch area moved to the side as well and full interior renovation including electrical, toilets, also retile car.porch and backyard?

Looking to use big tiles in living room abd level 2 and 3 using vinyl tiles

From what you describe, it looks like a extremely major A&A.

Typical cost for such major A&A/Recon, we can roughly base on $200 to $250/psf of the total GFA. In this case, we are looking at $800-$1m.

Construction duration wise for this scale, expect at least 10 month to potentially 12 months and above. The entire labour market is facing a crunch that has never been seen before 😱

Can I also check, is it normal to exceed the planned budget if we dont increase anything as well as dont have any major hiccups?

Has anyone completed their houses from last year covid period able to advise if the process kept within the forecasted budget? 

I am worried about greatly exceeding and wonder whats a reasonable buffer to have? 

6 minutes ago, shhh201 said:

Can I also check, is it normal to exceed the planned budget if we dont increase anything as well as dont have any major hiccups?

Has anyone completed their houses from last year covid period able to advise if the process kept within the forecasted budget? 

I am worried about greatly exceeding and wonder whats a reasonable buffer to have? 

once contract signed with the confirmed construction amount, there shouldn't be any changes to that amount.

variation orders can occur when unexpected things happen. eg: old house which is supposed to be torn down has asbestos and need specialist to remove and this item wasn't part of original contract.

VO can also happen if owners change their mind on what needs to be done. eg: contract states porcelain/ceramic tiles for flooring and walls but owner decides to change to marble. so contractor will have to charge back this additional cost back to owner.

my house was completed last quarter 2020 and we had incur VO before covid hit due to certain issues. other that that, the rest of the construction cost is based on contract amount even though delays occurred due to CB. 

6 hours ago, IceEyez said:

From what you describe, it looks like a extremely major A&A.

Typical cost for such major A&A/Recon, we can roughly base on $200 to $250/psf of the total GFA. In this case, we are looking at $800-$1m.

Construction duration wise for this scale, expect at least 10 month to potentially 12 months and above. The entire labour market is facing a crunch that has never been seen before 😱

Oh no. That is way too much.  I'll wait for builder to get back on pricing. 

I'm also concerned about having additional costs mid way of construction.

 

5 hours ago, Alkft said:

Oh no. That is way too much.  I'll wait for builder to get back on pricing. 

I'm also concerned about having additional costs mid way of construction.

 

I think you need to plan a buffer for surprises midway (could be major or minor) but almost 100% sure to happen. I'm planning for 10-15% myself.

On 5/18/2021 at 10:33 PM, Kellhound said:

I think you need to plan a buffer for surprises midway (could be major or minor) but almost 100% sure to happen. I'm planning for 10-15% myself.

On 5/16/2021 at 6:12 PM, snoozee said:

Should be around that time frame provided no CB again. 
construction loan normally you need to go back to your bank which you took mortgage from to borrow. If there’s no existing mortgage, than any bank which offers construction loan can do. 
but you need to confirm your plans first as bank will need to do a valuation based on your plans and then loan you the percentage amount based on your confirmed quotation from your builder. 

Attached side elevation plan - essentially want to create 2 more common bedroom and toilet. Is it possible to extend 2nd and third floor as an A&A ? Plus full interior renovation. Does it still look like a 800-900k estimate? Was hoping 500-600k

Also current roof tiles as per the plan states is clay tiles. If not leaking, can keep as much of original or advisable to change to different type? A contractor came to see and mentioned something about the existing roof should change so that water doesn't retain in gutters

And if change to new roofing what type is better ? 

28 minutes ago, Alkft said:

Attached side elevation plan - essentially want to create 2 more common bedroom and toilet. Is it possible to extend 2nd and third floor as an A&A ? Plus full interior renovation. Does it still look like a 800-900k estimate? Was hoping 500-600k

Also current roof tiles as per the plan states is clay tiles. If not leaking, can keep as much of original or advisable to change to different type? A contractor came to see and mentioned something about the existing roof should change so that water doesn't retain in gutters

And if change to new roofing what type is better ? 

 

how much you want to extend? the backyard storage room at the rear does not look to have foundations done up (or the foundations are able to support upper storeys) so if you want to extend all the way to 2m or 3m from rear boundary, you most likely need to do proper foundations. since the house is on high ground (based on needing a water tank), you might be able to get away with raft foundation or some footings and need not do piling.

since you need to tear down almost the whole rear sections in order to do the extension, you might not be able to qualify as an A&A anymore if based on 50% facade rule

if you don't want to touch the main roof, then your 3rd storey extension may have to be lower such that a sloping roof can be built and joined below the existing main roof.

roofing options are either RC roof, clay tiles, sheet metal roof, clay tile looking metal roof, and maybe a few more options. RC roof would be most expensive (if i'm not wrong). sheet metal roof may require slightly less slope than clay tile roof so your 3rd storey extension may be able to get some good internal height even if it's slightly lower.

gutters are no longer allowed to be built so if your existing gutters are removed, you need to plan for how the rain water flows down from the roof. I can tell you that the amount of water that can flow down from the roof during a heavy downpour is no joke so proper planning is important in this aspect.

For 500k

You need to ask around but even in pre covid times changing a roof can cost 150k

so you’ll barely have enough to simply gut the interior and maybe do a small addition. 

I think you should talk to some builders for real world current cost estimates..

Things have changed a lot after covid struck. 

2 hours ago, petetherock said:

For 500k

You need to ask around but even in pre covid times changing a roof can cost 150k

so you’ll barely have enough to simply gut the interior and maybe do a small addition. 

I think you should talk to some builders for real world current cost estimates..

Things have changed a lot after covid struck. 

Wondering when looking for main con, should look for those with builder licence or those regular contractors , if for A&A  versus only for full interior renovation? 

And is there a need to go for those with builder licence 1 versus 2? 

 

42 minutes ago, Alkft said:

Wondering when looking for main con, should look for those with builder licence or those regular contractors , if for A&A  versus only for full interior renovation? 

And is there a need to go for those with builder licence 1 versus 2? 

 

you need a contractor with a builders license if you need to do extensions and such.

On a side note

is the elevation plan available for all houses?

1 hour ago, petetherock said:

On a side note

is the elevation plan available for all houses?

I bought the plans from Bca. Not sure but I think should be unless the place is so old that there is no plans 

1 hour ago, snoozee said:

you need a contractor with a builders license if you need to do extensions and such.

Thanks for the advice. Any advantsge of a class I versus class II builder licence ? From what I read its just the max size of project that the builder can undertake. 

Also if not doing extensions, for full interior major renovation for a landed, is it still advisable to go look for a builder type main con? Or any contractor is fine