Realistic timelines, budgets and advice for two complete novices

3 years ago

We've been looking to purchase a house around Balmain, Sydney for over 2 years to no avail. Despite continuing to bump up the budget (from $2M to $3M) we just can't seem to find something that ticks all the boxes and is within reach. We've found a single fronted cottage on a relatively "big" (280 sqm) lot and love the location. As two complete novices to the world of construction, I was hoping to get any and all advice on lessons you've learned, watch-outs for newbies etc. Should we pull the trigger, we'd continue to rent our current place while the plans and building were done. It's a two-bedroom cottage that we'd want to extend and go up to make a four-bedroom home. If the budget could stretch, we'd rebuild the garage and add a room on top. So my questions are 1) How long does the architect plans take from start to "finish" 2) At what point do you bring in a builder 3) How long should we factor for all council approvals? 4) What's a realistic build timeframe for something like this. 5) Pushing it but any thoughts on the budget for a mid-high end build?. Thank you to anyone that made it through this post!

Featured Answer

dreamer

3 years ago

https://www.planning.nsw.gov.au/Assess-and-Regulate/Development-Assessment/Your-guide-to-the-DA-process

Have a read of this, download the guide, and become informed.

Sort by:Oldest

Comments (6)

bigreader
3 years ago
An extension of that size is a big job for novices. At least two years from start to finish. Too hard to suggest a budget. If you know a builder I’d ask them approx costs asap - you’ll be shocked.
Anna MB thanked bigreader
Kate
3 years ago
It will be cheaper and quicker to knock down and start again for that much change. Particularly with an older house that may need replumbing and rewiring etc.
Anna MB thanked Kate
Related Discussions
Help with a budget kitchen makeover!
Q
Comments (33)
The tile floor will always be the elephant in the room so consider if it is realistic to change. If you must keep the tiles here are some other fixes that will improve the space. 1. Look through Houzz and make a scrapbook of what you like - You need to determine the style of the kitchen -if you are to keep the doors you could head towards a hamptons style. Consider how the adjoining spaces are decorated as any changes may need adjustments elsewhere. I would cost out each element of the job and decide if you can do it all - possibly over time, as when you do one thing it makes others look shabby and the decisions you make for one aspect would have been different with an overall plan. 1. Remove the pelmet in the kitchen. 2. Paint the cupboards - possible going to a darker colour on the bottom and a lighter on the top. A dark charcoal could work and a grey toned white for the top cupboards. There are some nice Caesarstone options that could pick up these tones with a marble look. 3. The handles need to be heavier as they are trying to be contemporary when the cupboard profile is more traditional 4. You need to replace the bench top- this is your biggest problem as it is totally dated. 5. Your pantry doors ? are different and need to have the same handles. 6. Could go with white glass subways with a soft grey toned grout. If you change the cupboard profile - a squared off shaker style would work- remember that many of the gloss white kitchen s being built these days will soon be dated - so depending on the age of the house - stay traditional. good luck.
...See More
Colour advice for bedroom curtains
Q
Comments (28)
yes. stallion looks like it is in a sample hanger with all or most of the various colours available. your other photo with the 6 or so swatches looks like all warwick samples. The Bleecker pleat does look interesting. I haven't seen it in Australia. Just remember any 'different' headings will substantially increase your making cost. Making cost is usually not unreasonable in Australia in my opinion as we have regulated wages etc. so making will change depending on how much labour will be involved. the most 'flexible' cost with curtains is your fabric as fabric cost can have a very wide range as you have no doubt discovered. but the making cost is the same whether the fabric cost $25 per metre or $250. the labour is the same.
...See More
Seeking advice on Proposed Reno. Need to gain space & storage
Q
Comments (30)
My advice is to think about the working/function as you need it for your family. Prioritise that (as a starting point) and get that happening somewhat free of a "box" shape extension and see how that all sits - it's like you're trying to squeeze it all in to a specific shape and then struggling with certain details....you're suggesting/entertaining ideas like a functional laundry/bag drop zone etc which 100% is important/relevant for a busy family of 4. The problem seems that there hasn't been true clarity on the function/requirements before the design has been proposed. Is it too small? Well it depends on how exactly you intend on using it - how many people need to be able to sit at the table or on the lounge etc..this will dictate scaling - whether or not you'd like a butlers pantry or not. Is the 3rd toilet needed? Well ultimately nobody can tell you that one way or the other - you will know whether functionally that is a requirement necessary for your family - all these are questions you will have (or need to establish) an opinion/position on one way or another and then (should) be able to work through (more effectively) & resolve with the architect whom you've engaged.....you are obviously staging the project which can be logical/necessary, and given this there may in fact be alternative and arguably more cost effective design options available for you (such as a 2nd stage "clean" extension for a master suite), but realistically that involves greater understanding/information of the site/context and your particular budget in order to provide specific advice/suggestions as to how best to achieve your goals...Good luck :) PD
...See More
Floor plan layout advice to make this house feel more open
Q
Comments (33)
I'd say it's an easy min. $250K minimum flagfall on a relatively basic/not fancy spec/fit-out in a super good package deal. You're essentially renovating an entire house including moving plumbing, walls replastering, new floors throughout etc....not to mention lights, rewiring etc etc, it goes on and on.......This scope would still cost a builder themselves $150K, not factoring in their own time/labour, paying cash for sub-trades and getting super deals on all materials....and then you could only really potentially roll this type of operation out if you actually have the money in the bank. If you need to borrow then you'd need a building contract which then brings in market rates, profit margins and GST. Take profit and GST out from $150K and there's barely enough left to cover materials alone, when the labour/materials ratio (of a construction cost) these days, particular for renovations is labour being the most significant cost involved.............you can fine tune and perfect a floor plan like you have (which I reckon is pretty good as a plan), but when push comes to shove it always comes back to budget and costs, which is why we always are encouraging people to utilise design professionals who manage the challenge of designing within budget limits. If you separate budget/costs from the design process (rather than integrate it) more often than not it will leads to disappointment and misalignment of your expectations of what is realistic.
...See More
PRO
Paul Di Stefano Design
3 years ago
1) How long does the architect plans take from start to "finish"? Depends. Depends on the architect, their set-up, office size, number of projects they take on etc and also what's involved in terms of Planning permission, as this can be an unknown depending upon the proposal and the applicable planning policies. As a rule of thumb, for custom reno projects we find it's ballpark 2 years minimum from the time of engagement to being ready to start the construction, that is if planning is involved. You need to time to think/work through design options, negotiate planning, document the project, possibly tender and select a builder. 2 years is not unusual as a typical timeframe for the pre-construction design & doc work involved a reasonable quality custom renovation project.

2) At what point do you bring in a builder? Depends (again) whether you have a particular builder in mind, or whether you want to tender it out/shop it round. or . My professional preference for renovations, for a number of reasons, is to select a builder based on their merits and bring them in sometime post design or pre documentation to work through/fine tune specification options/pricing issues throughout the documentation process. Competitive tendering has it's downsides.

3) How long should we factor for all council approvals? As per 1., depends on planning and what's involved. If you're pushing against heritage issues and/or have neighbouring objections that go further than the council arena things can be held up. Typically, planning and building approvals etc will likely involve several months, all things going well, to work through the process.
1. What's a realistic build timeframe for something like this? Ballpark 1 year, give or take.
5) Pushing it but any thoughts on the budget for a mid-high end build? $800k - $1.2M depending upon existing condition and design.

Hope this helps. Best of luck PD :)

P.S. Knockdown rebuilds are not necessarily a viable option if dealing with heritage policy. Furthermore it's not just about going for the "cheapest" option in dollar terms. There's significant embedded cultural and sustainable value in retaining existing structures. The knockdown/rebuild option is never "cheap" when quantified on environmental impacts, in fact, it's quite the opposite.

www.pauldistefanodesign.com
C P
3 years ago
Anna I would recommend a walk around the neighbourhood to find similar projects and see if you can knock on doors and get some contacts for architects. Balmain will have lots of potential heritage issues and the council used to have a reputation for taking a long time.
PRO
Beach Bathrooms
3 years ago
An architect with Balmain experience may be advantageous, Views are all important in Balmain, A starting place, concept drawings circulated to ALL surrounding homeowners. Building in Balmain is not easy, from getting your plans through council, construction in narrow streets, deliveries, tradesmen parking, Two years plus, $1.00.000 + build. ( renovation ) Is it worth it, Yes Yes Yes

Realistic timelines, budgets and advice for two complete novices

dreamer

Comments (6)

bigreader

Kate

Related Discussions

Paul Di Stefano Design

C P

Beach Bathrooms

COMPANY

EXPLORE HOUZZ

CONNECT WITH US