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 Feral but Happy

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

 

'Let Australians adopt our children': asylum seekers

Pregnant asylum seekers on Christmas Island begged to have their children adopted by Australians as they became anxious about their future, new reports have revealed.

The moment I knew our family was complete

It?s funny how in a few short years you can change from desperately hoping you conceive to desperately hoping you don?t.

Should bars offer free pregnancy tests?

Researchers have placed free pregnancy tests in bar restrooms in an American state, hoping it will help raise awareness of foetal alcohol syndrome. Would it work here?

Parenting a crier

There are many reasons that babies cry, but there are certainly babies that cry more than others. They're the ones who let you know how they?re feeling by crying - a lot.

Buzz takes Elias to infinity and beyond

Elias Anderson was left disappointed after a lack of knowledge about disabled access meant he didn't get to see his hero when his mum took him to watch Disney on Ice. But now a private meeting has put a huge smile on the 11-year-old's face.

HECS-style loan suggested as alternative to paid parental leave

While Tony Abbott's paid parental leave scheme is looking unlikely, a prominent think tank has created an alternative suggestion.

Photos: Two dads meeting their newborn

Emotional photos of two fathers meeting their newborn son have resonated with viewers worldwide, attracting thousands of Facebook likes and shares.

Introducing the million-dollar baby

Juke is only three weeks old, but he's joined a generation of children whose education costs could reach $1 million by the time they finish university.

The honour and heartbreak of rural midwifery

You never know what to expect when a baby is being born, but it's an honour to be there.

Does birth order influence our relationships?

New research indicates those born first stand a better chance of landing a loving, long-term relationship than their siblings. But is it for real, or just something fun to think about?

Late-night childcare not needed, parents say

The plan for childcare centres to operate around-the-clock is neither practical nor in demand, according to a nationwide survey.

Get the kids in the kitchen with cool play food sets

Show your little one how to eat healthily, even while they pretend!

The friend everyone needs on their first day of preschool

A little girl in Taiwan was homesick on her first day of preschool, but her friend was the perfect gentleman.

The beautiful moment a baby was born at the side of a road

It's not where she expected to give birth, but mum Corrine Cinatl is delighted that her daughter's roadside arrival was captured in a series of beautiful photos.

Help! My toddler is a head-banger

When he throws a tantrum, my 20-month-old often gets down on the floor and starts banging his head. What should I do?

Groom wows bride with Beyonce dance routine

A video of a "Crazy in Love" groom doing a coreographed dance with his groomsmen at his wedding has gone viral.

The carers who calm babies born with drug addictions

A special team of volunteers helps newborn babies who have withdrawal symptoms due to their mothers? opiate use.

Second time lucky: conceiving naturally after IVF

One in three Australian women who have their first baby with the help of assisted reproductive technologies, such as IVF, fall pregnant again without treatment within two years.

Download now: Essential Kids Activity Finder app

Got bored kids? Quickly find the best activities for kids wherever you are in Australia with the Essential Kids app.

 
Advertisement
 
Advertisement
 
 
 

What's hot on EB

The beautiful moment a baby was born at the side of a road

It's not where she expected to give birth, but mum Corrine Cinatl is delighted that her daughter's roadside arrival was captured in a series of beautiful photos.

Pregnancy progression photo ideas

Want to record your pregnancy as your belly grows? Here are some creative, fun ideas for photo shoots along the way.

Your new motherhood manifesto

There?s an ocean of literature about all manner of things relating to parenthood, but there?s not a lot written about how to survive and thrive as a mother. Here are my tips.

Great gender reveal cakes

The idea is simple: get the ultrasound tech to write your baby's gender on card in a sealed envelope, then pass it on to your baker for them to create a cake with blue or pink icing inside. Then host a gender reveal party to cut the cake!

Second time lucky: conceiving naturally after IVF

One in three Australian women who have their first baby with the help of assisted reproductive technologies, such as IVF, fall pregnant again without treatment within two years.

Tin can craft and DIY ideas

Got a few old formula, Milo or coffee cans around the house? Use these fantastic upcycling ideas to create items for around the house and yard.

Dads meet their newborn for the first time

Emotional photos of two fathers meeting their newborn son have resonated with viewers worldwide, attracting thousands of Facebook likes and shares.

Skin safety isn't just a summer worry

Lax about the slip slop slap with your kids as weather turns cooler? Here's a reminder as to why we have to remain vigilant for our children?s future health.

Personalised baby gifts

We've scoured the internet to find gorgeous personalised keepsakes and nursery decor to record baby name and dates. They make great gifts for christenings, name days and birthdays! (All prices in AU.)

Help! My toddler is a head-banger

When he throws a tantrum, my 20-month-old often gets down on the floor and starts banging his head. What should I do?

Disabled boy's Disney disappointment

A Melbourne mum is angry that her disabled son missed out on seeing his hero Buzz Lightyear because staff at HiSense Arena did not know the wheelchair accessible route to their seats - which had already been given away.

Get the kids in the kitchen with cool play food sets

Show your little one how to eat healthily, even while they pretend!

Friendships under pressure

Whether you're old pals or fairly new acquaintances, even the strongest of friendships can be put to the test once you have kids. It's possible to ride out the rocky days - if you're sure it's worth it.

Creative sleeping baby photoshoots

See how some parents and photographers have captured sleeping babies in unusual positions and using different props.

DIY kitchen and food hacks

DIY your way to a better kitchen and make cooking easier with our clever hacks. (Some content reproduced with permission from mashable.com.)

Winter warmers for babies and toddlers

Your baby or toddler will be nice and snug in these beautiful and fun winter pieces. Most are hand-made or knitted, and they're all designed to keep your little one toastie - and adorable!

 

Holiday Fun

No time to be bored!

Lots of School Holiday ideas, activities, things to do, places to visit, classes to take.

 
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.