You can’t avoid the asbestos removal unless it’s going to be in a totally untouched part of the existing building. So you need to add an allowance for that. PC cost for the kitchen is probably a little low. I would firm up the quote for this as much as possible before starting the works. Overall, the changes you’re suggesting is tinkering around the edges. Half the flooring cost is labour, changing the type of flooring is a smaller saving. I’m not sure deleting a bedroom will make a bid difference but you could ask the builder for a ballpark figure to reduce the size. To make big changes you need to reconsider all the construction items. What needs to be changed on the bottom level to facilitate the second story addition? Are you in a position to stage the work, with stage one being the upstairs addition and the remaining works be later stages?

@bigreader Thank you for comments. I will definitely go for low/budget finishes and hope $30k would be more or less enough. I am hard to separate those works into stages, like ducted air con, flooring etc.

How much do people normally to allocated for the fees on asbestos removals?

You can estimate your kitchen costs by using the online planners from Kaboodle or IKEA. This would give you the base budget and it will go up from there. Does the $30K include installation and utilities? I just priced a fairly simple but good size kitchen from Ikea - the cabinetry alone (no bench or handles or appliances or sink or splash back or trades) was $13K.

Asbestos is a case by case basis, site access and amount of materials will play a part. You can send off a sample or a few to have tested at labs yourself. Cost a few $100 dollars. That will give you a firmer basis. If it’s present then you can use your plans to telephone removers and get an idea.

Have you posted your before and planned plans? We may be able to make suggestions for cost savings.

Hi @bigreader I ready appreciate your suggestion and info. The $30k PC item for kitchen includes supply benchtop and splashback installation, but no sink and appliances. Below are the original and draft plan how it look like. You see kitchen moved behind the garage.

Are you absolutely in love with the plan and will it serve your family and the way you live for 2, 5, 10 years and beyond? I ask because from an outside the plan seems unbalanced. It hase five bedrooms, 3 bath but two smallish living areas and quite a small kitchen (fridge, pantry??) with a single garage, and apart from the wardrobes no storage to speak of. Did you ever investigate with Council the option of building a carport forward of the garage and applying to have the rear set back reduced? In reality you have about $420,000 in the budget for the initial quote. Add 20% contingency (which you’ll need for building a second storey on an existing house) and you’ve hit your $510K budget. There’s a big gap between the 420 and your initial quotes of 620. It’s a recurring issue when renovating and extending - you have a choice, find more money or reduce what you want to build. Good luck.

@bigreader Perhaps I will :) It is a lovely little tiny block sits in a quiet street. Of course, no one can guarantee but my intention is to live in the house for the mid - long term.

It would blow out my budget if an extra 20% contingency is required from the initial quote. I know I have to selectively drop some items to make it work and align with my budget, just out of clue how to select to lower the cost effectively.

You need to work through it in your own way but selectively dropping some items is not going to make the cuts you need. You’re struggling to work it out because the things you’re thinking of won’t make the cuts you need. If having a 20% contingency blows your budget now in the planning stages imagine how you’ll feel when the roof is off and walls are exposed and, you get the news that the electrics need a full rewiring or more asbestos is found or the slab cracks or the roof structure isn’t as expected etc etc etc. It can be the difference between finishing a house you can get an Occupancy Certificate for and live in, and being left with a dilapidated shell that rots away while you try and find more money. I’m planning a renovation and I absolutely get it but you have to design to your budget. Pay your builder to go through the quote with you and see where you can cut back. A hint though - it won’t be small things like changing flooring from hybrid to vinyl.

If you click on Patrick Lee then activity then posts you will see all past posts and responses, the is one

https://www.houzz.com.au/discussions/6276116/layout-advice-needed-on-the-ground-floor

Best way to bring costs back is to reduce the sqm

Patrick without drawing a new floorplan this basic idea would save a lot of money

@siriuskey thank you very much for the suggestion! I raised my concern about my budget constraint to my builders and I am waiting for their advice on alternatives patiently, but shall bring your idea up in the due course.

This is basic and if you think it might work for you not adding the second story I am happy do a floorplan for you showing this proposal in detail.

. Budgets always go over so you will need to add an extra contingency to cover any unexpected costs. Which way is North.

@siriuskey Thank you for the offering. I paid (yes) my designer & builder to come up with the site plan and quotation as per my budget requirements (and yes I told them upfront what is my budget). I expect they go back and align to come up with advice on possible alternatives that suits my situation. Also, it is time to have a good talk and persuade my second half.

A couple of other quick ideas for a different Parents suite, pushing the garage forward (Bigreader) and enlarging the Family room which would give you a better kitchen as well.

Double garage conversion, which is much better that a single or a tandem garage, I understand that the current garage is on a different level and would require steps for internal access, but you could just use the front steps.

Non of my dimensions are correct as I found it difficult to read them just to put forward suggestions, Hopefully your other half is warming to changes that will significantly reduce your quote.

The Design is the most important part of any build and worth the cost to get it right

Your experience is pretty typical. If you haven’t already, get a quote for a new build. Doing extensive renovations and a second storey addition does not come cheap. There is so much fiddle work to tie in and protect the existing level, noting the roof comes off exposing all rooms to the elements in the process, and then how does the old carpet fit with the new, if it survives, old wiring, plumbing. Heating and hot water services not designed for the bigger house. The list goods on. -

Hi Kate, Patrick has looked into doing a KDL and found that was too expensive for him to consider, Move out and rent while build happens, remove existing house. Where as adding or extending can be done with being able to stay in the home. Adding a second story would also mean moving out where as extending is quite different, and the garage suggestions can be worked through with a good builder.

I know everyone gets attached to their house , area , view , quietness , handy to the shops or a mates or whatever , but here's how I would look at it --

What is your place likely to sell for at present ?

Add $510,000 and look and see what that buys you locally . Will your place look that good ? Or could it look like its been added and chopped and changed ? And what happens if it does turn into $620k ? $720k ? Have you allowed for paint , paper , carpet , inside and out , gardens , and on it goes ?

If a KDL is too expensive , thats even more of a warning sign to me .

Thank you @User and all shared your perspective. To answer @User question. I bought this lovely place last year ( around the peak). Irrelevant to talk about what will be getting back if I sell now because I have no plan to sell it at lease in the next few years, we are super keen to settle in there with my family.

I am very much anticipating some concrete proposal on what can be done within this $510k mark ( with lots of inclusions even like paint flooring etc). As I said I am waiting for my builder to me about their revised proposal and the corresponding quotation. I told them I am preparing to sacrifice and let see what they come back with.

We recently knocked down a house and asbestos removal was about $4,000.

I would treat the $510k as the maximum project cost and first reconcile both $620k tenders line by line. Make a schedule showing what is included, excluded, provisional and PC; a cheaper headline quote may simply carry more risk. Ask both builders to reprice the same reduced scope and identify each saving. The biggest lever is usually floor area: a smaller, simpler addition and fewer wet areas can save on structure, roofing, stairs, plumbing and compliance together. If the third bedroom is not essential, design for two good rooms rather than building shell space. Keep the layout and waterproofing right, but consider deferring rendering, wardrobes, some joinery and non-essential lighting if they can be added later without rework. Check the kitchen PC sum against an actual appliance and cabinetry list, and allow for site conditions, approvals, services and asbestos. Keep a genuine contingency outside the build budget. A designer or quantity surveyor can test the revised scheme before you commit.