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Has anyone added a second story?


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#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.




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