hi there pks

the building cost with chatsworth was $160k.  this included design, planning, permits then demolition (removal of all interior walls and roof) adding a second story with 3 bedrooms and a bathroom upstairs and a void through to the ground floor.  it also included turning a bedroom on the ground floor into a WIR and ensuite.  and removing essentially all existing internal walls and beaming over to create a large open plan living area. as well as replastering the entire existing house. 

however, the total cost to completion was closer to $280k.  the additional cost was made up as follows.  restumpting $5k, new kitchen (applicances, ceaser stone etc) $25k, electrical througout ($9k), rendering (second story was made of poly and the ground floor brick was also rendered) $8k, replaced all existing windows with new windows and added additional windows and double doors $13k. bathroom (2) fitout $6, tiles $3k, new carpet $6k, floating floor $6k, large deck in the rear $6k, painting $2k (did this myself so it was just cost of paint), new gutters and spouting for existing house ($2k), new plubming gas etc. 

as you can see the cost adds up! my budget was about $220k so $280k i guess isnt too bad as i upgraded the quality of alot of things (eg kitchen, floors etc). 

also still need to do the driveway and fence so probably another $20k for all that……

thanks for your responses.  can anyone refer a reasonable priced draftsman in the south east of melbourne

hi and thanks. yes the builders cost of $500 doesn't include supplied plans. just their own which they talked through with the costings etc. 

how much should i pay from a draftsman for:

1. plans
2. engineering

etc
i have been given one quote for plans which was $2300 for plans and $2000 for engineering