Jump to content

Has anyone added a second story?


  • Please log in to reply
17 replies to this topic

#1 EssentialBludger

Posted 29 January 2013 - 12:29 PM

With 1-2 bedrooms, a living area and a bathroom?

DP and I are having a disgreement. Obviously it would depend on materials used, but he reckons it wouldn't cost more than 80K. I think he's living in la la land and would be upwards of 200K more likely!

Who's right?!

#2 Escapin

Posted 29 January 2013 - 12:32 PM

you are original.gif

#3 erindiv

Posted 29 January 2013 - 12:37 PM

My dad is a builder. Once I discussed putting another storey on the house I owned at the time but he said it is extremely expensive. Definitely not $80k. Your DH is in la la land. With an extra two bedrooms, a living room and a bathroom, you're looking at easily twice that much.

#4 SKP1972

Posted 29 January 2013 - 12:37 PM

We have just had our plans approved for and additional 3 beds, and bathroom and a double garage and quotes have ranged from 250k to 350k, BIL is an engineer and said to expect between 1500-2500 per sq metre.  We are using wood frames and rendered foam finish with a prefab product for the roof (to reduce building time) and the roof alone is costing 35k plus just for supply so I would say depending on where you are I would probably double the estimate and then some, because you would also need to include labour as well.

We are still trying to agree on a decent price because you worry that the lower one is missing something and the higher one is adding stuff, one builder added a 25k builders fee - what for?  coordinating the build?

Good luck with it all.

Edited by SKP1972, 29 January 2013 - 12:38 PM.


#5 dwdwdw2

Posted 29 January 2013 - 12:48 PM

We are about to start a similar project - 3 bedrooms, ensuite and bathroom upstairs.   Our quotes have been around 250k.   You won't get another level for $80k.   Just call a few builders and ask for rough quotes - let them know the type of property you have and how many square metres you want upstairs.

Good luck!

#6 Gumbette

Posted 29 January 2013 - 12:51 PM

Friends of ours paid $80K for a 2 extra rooms and a toilet on the back of their house.  I'm assuming to actually go up a level would cost a lot more.

#7 Bluenomi

Posted 29 January 2013 - 01:34 PM

Going up adds a lot more to the cost than just extending outwards. It would easily be over $200k. You need to add stairs, new roof, strengthen the roof of the lower floor to support the upstairs, etc, etc. Unless you are really attached to the block it is cheaper to move to a bigger house.

#8 *cough*

Posted 29 January 2013 - 01:41 PM

You are right. Plus there's no economy of scale. It's hugely expensive. Friends of mine were just quoted $400k.

#9 libbylu

Posted 29 January 2013 - 01:47 PM

Sorry to highjack your thread, but we are wanting to add a small second story to a weatherboard house......would comprise bedroom and study nook (maybe 4x6m in total) and small ensuite bathroom.
Anyone have any idea how much that might cost?

#10 Jembo

Posted 30 January 2013 - 11:55 AM

We had a quote of $80K for one large room not under our main roof, and on the ground.

I would assume easily over $200K.  The normal rule is about $1200/m2 on the ground, you might be able to ring Master Builders Assoc and get a rough guide for second story based on same principle, but I would assume it would be double.

#11 Duck-o-lah

Posted 30 January 2013 - 12:01 PM

We added two bedrooms to the back of our house for $70k. No plumbing, very simple extension of existing roof on flat ground.

There is no way you'd get what you want for $80k, especially considering there's plumbing involved.

#12 katpaws

Posted 30 January 2013 - 12:05 PM

About five years ago we were told upwards from $150,000 (not including work downstairs) for an upstairs, ie 1 bedroom, one more room  and bathroom.  We went for a ground floor extension (cost more than $200,000). We did not go for the upstairs mainly for cost and that it would not mean less backyard would be lost with the renovation. (The renovation was the removal of lean-to at the  back of the house and addition of an open plan, bathroom, laundry and powder room, and having the middle part of the house's layout changed ie dining room became bedroom, etc).

Edited by katpaws, 30 January 2013 - 12:08 PM.


#13 Sassy Dingo

Posted 30 January 2013 - 12:11 PM

I had heard around the 80K mark too, of course I was asking in relation to our house - Queenslander on stilts so it wouldn't need to be raised and all the plumbing is already accessible and no alterations to the roof. Just basically building in underneath.

#14 Shirley Sue

Posted 30 January 2013 - 12:13 PM

I think you are right. ('Cos that means I am too!)

Dh and I have had this same discussion. I think he is dreaming that we could add a second story within his budget. I also think it would look extremely dodgy as our hose is brick. It would be easier to move.

#15 MyPrincess

Posted 31 January 2013 - 12:39 AM

We are currently considering this at the moment, and one builder we have spoken to has said to allow approx $2,000 per m2 (but I suppose the less m2 you do, the more per m2 it would equate to as you still need all the preliminary stuff done to the roof and building of stairs etc). But he also said if we allowed approx $200k, we should be able to get what we want.

#16 oliboli

Posted 31 January 2013 - 12:52 AM

DH is a project manager for a residential building company - they charge between $2500 - $3500 per sqm for a second storey, depending on the level of finishes you want.  I don't think $80,000 will get you very far.

#17 galba

Posted 31 January 2013 - 01:24 AM


You'd be cheaper knocking the house down and rebuilding.



#18 erindiv

Posted 31 January 2013 - 01:58 PM

Might just add that there is a lot more to be considered when adding a storey than just the materials and labour for the bit getting tacked on. A PP has outlined a few of those:

- Removal of roof
- Strengthening of ceiling (to be new floor)
- Often strengthening of the lower storey walls to support extra weight
- Weather protection during the build as you'll have no roof
- Permits (obviously)
- Replacement of roof or installation of new roof

A roof in itself is really expensive to replace and they're not too cheap to remove either. $80k would probably get your roof removed and your ceiling strengthened... then the money would run out.




1 user(s) are reading this topic

0 members, 1 guests, 0 anonymous users

 

Win a copy of 'Breakfast, School Run, Chemo'

To celebrate the launch of EB member and contributor Julia's Watson's first book, we have five copies of Breakfast, School Run, Chemo give away.

Electronic tags may keep newborns safe

The possibility of using electronic bracelets for mothers and their newborn babies is being investigated by Adelaide's Women's and Children's Hospital. 

Baby steps: when your little one starts walking

As a parent there are so many milestones to look forward to. That first smile, first word - and, of course, that first step.

Julia Watson's new book 'Breakfast, School Run, Chemo'

Tomorrow my friend Julia launches her first book. And while we're all overjoyed, the success is tinged with sadness. You see, Julia has stage 4 bowel cancer.

How not to name twins

Call me boring, but I don't think that when it comes to choosing my twins' names is the right time to use a good pun.

Fun Sunny Life pool inflatables just for babies

The babies of 2015 will thus be thrilled to paddle their happy baby legs in these brand new flamingo and swan baby inflatables.

Breastfeeding basics for beginners

Here are 10 tips to help make breastfeeding successful and stress free for both you and your baby as quickly as possible.

Girl smothers baby brother with peanut butter

This mum had a big clean up job on her hands.

How to hide those under eye shadows

Pandas are the only ones who benefit from under-eye shadows. If you're not fluffy and cute, you'll just look tired.

Young mum dies after being denied pap smear

A mother has died after she was denied a pap smear because she was deemed "too young" to need it.

Birthday cakes banned at childcare centre

A childcare centre in Sydney has banned birthday cakes after parent complaints about excessive sugar and children with allergies being left out.

Triplet surprise for newlyweds

As the radiographer moved the wand over her abdomen, Shelley King got the surprise of her life.

3 yummy Thermomix baby and toddler recipes

Louise Fulton Keats shares her recipes for babies and toddlers, including corn and sweet pikelets, pumpkin and pea risotto, and cheesy bunny biscuits.

Man arrested over toddler Nikki's death

A 31-year-old man has been arrested over the death of two-year-old Nikki Francis-Coslovich in Mildura.

Adoption ban on pregnant women to be lifted

Pregnant women will no longer be barred from adoption waiting lists in NSW, after the Baird Government decided the practice was discriminatory.

Are you getting enough magnesium?

Magnesium is the fourth most abundant mineral in the body, but we don't talk enough about it and the vital role it plays in great health and energy, as well as disease prevention.

5 workplace lessons for new parents

Take heart in these principles that will transfer seamlessly from the workplace into your new life as a parent.

Mums to follow on Instagram

A creative outlet for many, there are some savvy women complementing their blogs and businesses with riveting Instagrams feeds. We've chosen a few which have bucketloads of appeal; there are some big time players and some smaller local ones, and they each bring their special brand of magic to the Instagram experience.

Review: The Volvo 2015 XC90 SUV has all the safety features your family needs

The new Volvo XC90 SUV's focus on keeping you safe does not come at the expense of comfort in the XC90.

Kim Kardashian reveals she may have hysterectomy

Kim Kardashian has revealed complications during pregnancy means she might have to have a hysterectomy after the birth of her second child.

Why late night snacks wreak havoc on weight loss

 Loath as you may be to admit it, chances are that at some point you have found yourself in the kitchen late at night, devouring food.

Toddler twins pretend to be asleep to fool mum

They say twins have a unique connection. If this cute clip is anything to go by, these toddler sisters like to use their special bond to try to fool their mother.

Dad bags: 10 picks for out and about

Getting out of the house is a big priority in the early years of parenthood and you need to take a well-stocked kit with you. We've chosen 10 of the best nappy bags sure to appeal to dads in style and function.

Win a Mountain Buggy Swift

To celebrate Essential Baby reaching half a million Facebook fans, we have a Mountain Buggy Swift to giveaway to a lucky fan.

Get your FREE Baby & Toddler Show ticket!

Get your free ticket to the Sydney Essential Baby & Toddler Show for September 25-27 - register online now.

 
Advertisement
 
Advertisement
 
 
 

What's hot on EB

Dads who do their share have more sex: study

For women trying to encourage their partners to take more interest in fatherhood, it could be the ultimate incentive.

Think you might have IBS, coeliac disease or Crohn's?

Conditions affecting the gastrointestinal tract are common in modern humans, and many are on the rise - including irritable bowel syndrome (IBS), inflammatory bowel disease (IBD) and coeliac disease.

Couple poses for newborn shoot with adorable puppy

Tired of being asked about their baby-making plans, Australian couple Matt and Abby decided to give a creative answer.

The exercises you know you should be doing (but probably aren't)

I bet your to-do list today is long. But somewhere on that massive list, are you making time for your pelvic floor?

This baby really loves the family cat

Some babies get excited when mum or dad come to get them from their cot after a nap.

Designer kids clothing good enough to eat by Oeuf

Even if you aren't heading to the Northern hemisphere in the next six months, you can't help but love the amazing food-themed knits for babies and kids by cult kids brand Oeuf.

Early exposure to peanuts recommended for allergy prevention

A paediatricians' group is recommending that infants at high risk of peanut allergies be given foods containing peanuts before they turn one.

Home brand foods contain less salt than pricier rivals

Supermarket home brand foods, long derided as cheap and inferior, contain far lower levels of salt than pricier, branded rivals, new research shows.

Nannies for hire, wherever you're flying

Ever dreaded the prospect of a long flight, dreaming about how wonderful it would be for a nanny to entertain the kids?

Couple poses for newborn shoot with adorable puppy

Tired of being asked about their baby-making plans, Australian couple Matt and Abby decided to give a creative answer: with an unusual photo shoot with their 'baby', a groodle (poodle/golden retriever cross) named Humphrey. The talented Elisha from Elisha Minnette Photography caught all the precious shots.

Is it okay to name your baby with a sense of humour?

My husband was sure that Danger was a good option for a boy. And as the pregnancy progressed, it actually started to sound really good.

Woman gives birth after having her own mother's uterus transplanted

In a world first, a healthy baby has been born from the same womb that nurtured his own mother.

So hot right now: double-barrelled baby names on the rise

It's one way to make your baby stand out from the pack – giving them not one, but two first names.

Second time around: is it really better the devil you know?

When I fell pregnant with my second child I was, naturally, very excited. Then it all started to come back to me - and I freaked.

Shopping with kids: breaking the pester-power cycle

You're out shopping with your little one and they're incessantly whining that they want a treat. It's easy to say no ... the first time, at least.

How did we have babies before apps came along?

Three months ago, my wife, Chrysta, and I were driving along Melrose Avenue in Los Angeles when she let out a harrowing cry.

When your toddler disagrees

There comes a time when your child starts having different views to you. I didn't realise that time would come so soon.

Win a Pacapod this Father's Day

To celebrate dads and families, we are giving away a Picos Pack from Pacapod Australia filled with a few extra goodies ENTER NOW

 

FREE TICKET

Discover the magic of the LEGOŽ DUPLOŽ Play Area in Sydney

Get your free ticket to The Essential Baby & Toddler Show and save $20 - register online now!

 
Advertisement
 
 
Essential Baby and Essential Kids is the place to find parenting information and parenting support relating to conception, pregnancy, birth, babies, toddlers, kids, maternity, family budgeting, family travel, nutrition and wellbeing, family entertainment, kids entertainment, tips for the family home, child-friendly recipes and parenting. Try our pregnancy due date calculator to determine your due date, or our ovulation calculator to predict ovulation and your fertile period. Our pregnancy week by week guide shows your baby's stages of development. Access our very active mum's discussion groups in the Essential Baby forums or the Essential Kids forums to talk to mums about conception, pregnancy, birth, babies, toddlers, kids and parenting lifestyle. Essential Baby also offers a baby names database of more than 22,000 baby names, popular baby names, boys' names, girls' names and baby names advice in our baby names forum. Essential Kids features a range of free printable worksheets for kids from preschool years through to primary school years. For the latest baby clothes, maternity clothes, maternity accessories, toddler products, kids toys and kids clothing, breastfeeding and other parenting resources, check out Essential Baby and Essential Kids.