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.




0 user(s) are reading this topic

0 members, 0 guests, 0 anonymous users

 

11 things that will happen when you're breastfeeding

After having three children and various degrees of success feeding them all, there's one thing I can tell you: virtually nothing will go as planned.

Surgery for baby born with a tail

A baby born with a tail has had it removed after doctors feared the birth defect might cause long term damage to his lower body.

When 'skin to skin' becomes a family affair

An adorable photo of a little boy and his dad enjoying skin to skin contact with newborn twins is melting hearts everywhere.

35 hilariously weird 'top tips'

Who would have thunk it? We never knew there were so many uses for feminine hygiene products. 

Pregnancy skin woes: acne, dry skin, itchy skin

Here are some of the most common skin complaints in pregnancy and how to tackle them, face on.

Watch this fun dance class for babywearing dads

Is there anything sexier than a babywearing dad?

Parents, this is how to cut grapes to avoid choking

One mum has learnt a harrowing lesson about the best way to cut grapes to make it safe for toddlers and little kids to eat.

When your kids have totally different temperaments

Sometimes it has felt like whiplash parenting. She perches watchfully while I vacuum; he tries to climb on and go for a ride.

How do our stress levels influence our baby?

Since having my second baby a number of people have commented on how placid, content and settled he is and, similarly, many have commented on how this is a reflection of how I am with him.

Separation anxiety isn't just for kids

Despite its prevalence, most doctors tend to be reluctant to diagnose adult patients with separation anxiety.

A charm bracelet, a boy, and my beliefs questioned

I was staring at the face of my son, realising that my once steadfast decision to be open minded was quickly unravelling at the seams.

Why I'm so grateful for Hayden Panettiere's PND honesty

There are baby steps and giant leaps forward. But there are steps backwards, too. And, oh, how they can hurt your heart.

The heartbreaking story of little Moko

The mother of 3-year-old Moko Rangitoheriri said she should have picked up on the signs. {Warning: distressing content}

Kate Beckinsale and teen daughter recreate birth photo

Kate Beckinsale has recreated her daughter Lily's birth photo, 17 years after she was born.

The adult-size stroller you'll want to test drive

It's one of the biggest baby related purchases they will make, so it makes sense that parents-to-be get a chance to road test a stroller.

Pregnancy announcement shows the reality of IVF

It's a long way from baby booties or bump shots people have become accustomed to in social media pregnancy announcements.  

Soleil Moon Frye welcomes fourth baby

"Punky Brewster" is a mom again, for the fourth time. Soleil Moon Frye announced the birth of her baby boy, Story, on Instagram Wednesday.

Mum breastfeeds baby found abandoned on the street

A woman has been praised as a "beautiful mother" after breastfeeding a baby which had been abandoned at the side of a street. 

A birth with a difference: the 'natural caesarean'

We've shared stories of gentle caesareans before, but a new video shows a new option called a 'natural caesarean'.

Baby name inspiration by music genre

If you're all about the music, then you'll need a musical name for that baby. We've got all the lists for you by music genre.

Giving effective instructions to toddlers

One of the most common errors made by parents is in how they give instructions to their children.

 
Advertisement
 

Top 5 Articles

Advertisement
 
 
 

What's hot on EB

The babies who are one in 70 million

Bethani Webb was excited to find out she was pregnant, but the first time mum did not realise she was carrying four babies not one.

Cafe offers breastfeeding mums a free cup of tea

A Sydney cafe is offering breastfeeding mums free cups of tea in a bid to show support for the right of women to nurse their babies wherever they choose.

To snip or not to snip? When the decision is not clear cut

Jamie Oliver, who considered a vasectomy, is to be a father again. A fellow dad reflects on his own decision 11 years ago

Doctors stunned by rare twins born almost six weeks apart

To everyone's surprise, Kristen Miller "kept doing better each day", keeping her second baby safe.

Baby book ideas for modern parents

Before my son was born I was given a lovely baby book full of blank pages waiting to be filled with weights and heights and first words.

The adorable smile of a baby seeing his mum clearly for the first time

There is no doubt seeing their child smile for the first time is an unforgettable moment for parents everywhere.

Mum tells how toddler 'nearly hung himself' in cot mishap

When Alison Johnson put her 18-month-old Caleb down for a nap, she had no reason to believe her son was in any danger.

Babies are still switched at birth? Yes, it can happen

All my panic and tears aside, my biggest question looking back is about the kind of security measures used in the maternity ward.

Doctors slammed for taking selfie with newborn

Everyone who visits a mum in hospital in the days following childbirth wants to get a photo with the new baby.

ergoPouch Twosie Sleepsuit for winter breastfeeding

Finally, there's a way to keep warm while breastfeeding through winter.

Health check: How long does sex 'normally' last?

What to do with this information? My advice would be to try not to think about it during the throes of passion.

When breastfeeding sucks: fixing common problems

From niplash to tight boobs, biting to milk supply issues, Pinky McKay looks at common breastfeeding issues and how to solve them.

10 things I've learnt in my first six months with twins

Six months on we're all still alive, and the more we get to know each other the easier the days become.

Mum's loving kiss leaves baby fighting for life

Kirsty Carrington thought nothing of giving her newborn son a kiss, little did she know it would leave the baby fighting for life.

When doing chores is your new 'me time'

After children, 'me time' looks a little different.

Get going: 14 travel strollers for families on the move

A stroller can make or break travelling with a baby or toddler. Here are 15 great single travel stroller options.

10 ways toddlers are terrific

It always pays to remind yourself of how terrific toddlers can be - they're little like this for such a short time

 

Vintage Toys

The toys of your childhood

Take a trip down memory lane with these vinage and retro toys that you may have had in your childhood or your parent's childhood.

 
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.