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Its a enclosed verandah, typical in a Queenslander.
Undisturbed and painted Asbestos wall sheets generally pose no problems. If you are thinking of re sheeting the wall and or ceilings, remove the cover battens with protective clothing and fix new plasterboard over the asbestos sheets.
Hi Chris , As you are aware the project must stack up without costing you an arm and a leg before you get too deep financially into the job, andeven before you sign the contract. Not all renovation projects are best suited for a renovation and an on-site design meeting to design a concept plan from which an estimate from a builder is good start. With several hundred of renovations we have designed we have found that as a rough rule of thumb, budget on $2000 a sq.m. for renovations and or extensions. The best way to reduce costs of a renovations is to redefine the room uses which avoids removing walls and new roof beams (e.g. the new kitchen to be located in a existing bedroom space that is to link with the new deck extension)
Naturally the size of the project, access and the standard of fittings will affect the final outcome Of the several hundreds of renovations we have designed for clients, the estimates we have obtained from builders at the concept stages needs an extra 10% and a another cost review at final design stage add approx 3% to 5% from past history.
Our fee to undertake an on-site concept design to get the ball rolling varies from $375 (2 hrs on site ) to $500 (3 hrs on site) which includes an hour or so back in the office to tidy up the drawing and organise an estimate for you. We will also check out any Town Planning issues that may affect the site as we can cater for that also as well as Survey and Engineering The above fee is based on that the project is with 20 klms of our office at Underwood Qld Visit our web site for the link called "The Process" Hope the above assists.
W: http://www.osmandesign.com.au E: [email protected]
Hi Michael,
You have had some good advise in another blog from "Property Trader" with linking in with a mentor, who will help you to get you up to speed without reinventing the wheel. Not all projects are best suited for renovations and an on-site design meeting to design a concept plan from which an estimate from a builder is good start before you get too deep financially into the project.
As a rough rule of thumb, budget on $2000 a sq.m. for renovations and or extensions. Naturally the size of the project, access and the standard of fittings will affect the final outcome Of the several hundreds of renovations we have designed for clients, the estimates we have obtained from builders at the concept stages needs an extra 10% and a another cost review at final design stage add approx 3% to 5% from past history.
Our fee to undertake an on-site concept design to get the ball rolling varies from $375 (2 hrs on site ) to $500 (3 hrs on site) which includes an hour or so back in the office to tidy up the drawing and organise an estimate for you. We will also check out any Town Planning issues that may affect the site as we can cater for that also as well as Survey and Engineering Visit our web site for the link called "The Process" Regards, Jeff Osman
W: http://www.osmandesign.com.au E: [email protected]
Hi Shahin
Please provide details of your workshops as our range of services range of services from Survey, Town Planning, Building Design, all facets of Engineering (Structural, Civil, Hydraulic, Mechanical and Electrical Engineering) and Fly around Animations for Multi-Residential, Commercial, Industrial and Aged Care projects in SE Qld. may assist your clients. W: osmandesign.com.au E: [email protected]
The best person we have found to deal with Town Planning approvals is a professional Town Planner, and one that works in well with a building designer or an architect. Using a QS may be a bit of an overkill for a project for the project size you have described. May I suggest that you obtain an estimate at the various design stages (Concept Design and Design Development) from a builder. We have found using this method of budget reviews keeps our clients in control of the funding of the project. If the budget is looking like its blowing out, this can be caught at the earlier stags of the design process, and design modifications may be required. Hope this help, Jeff Osman of Osman Designpac Building Designers W: http://www.osmandesign.com.au E: [email protected]
From past experience of over a few hundred renovations that we have designed, budget on approx $2000 to $2500 per sq.m. for the extension area. Depending on the extent of renovating to the existing area , budget on approx $1800 to $2000 per sq.m. Naturally the larger the renovation and or extension the less it will cost per sq.m. Good access will help with the costs. If you are adding in an en-suite or bathroom, add an addition $15,000. For roofed decks budget on approx $750 to $1000 per sq.m. If are raising the home add approx $10,000 to $20,000 depending on size. We have found using our concept design sketch from the on-site meeting, we can obtain a estimate from a builder and then by adding 5% to 10% will bring you close to the final costs depending on the quality of fittings.
