I'm just curious - as a basic principle - is it cheaper to add new space to your house by adding a second storey (or story as some say) or build out? In my case, I have enough land available to go out as well..! But I could get 2 brms instead of 1 if I go up (depending on the cost of course)!
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Is it cheaper to build up than out?
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It's more expensive to go up words the extending on ground level.
You will have added cost of scaffolding and possibly extra say $300-$500 per m2 on build.New Zealand's #1 Marketplace for Property Investors & Sellers!
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Going up means you need to strengthen your ceiling, beams, structural walsl etc, as the ceiling of a single level dwelling is never designed to take the live & dead loads of liveable areas.
Building out has none of these problems, hence I think usually it's cheaper. Also less scaffolding involved (scaffolding hire can be expensive the longer you rent it).
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when land is cheap
people build out, everything is soooo much easiser to access, repair etc. heck foundations can be just a few wooden posts in holes
going up means steel reinforced concrete foundations, vertical plumbing, elec etc.
and i hear it's now illegal to ask a worker to spend more than 5 minutes on a ladder
so health and safety, cherry-pickers, complete scaffolding etc etc etc
it's the price you pay for living where LOTS of other people want to livehave you defeated them?
your demons
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Originally posted by muppet View PostWhat did you use Jim.....a skyhook?
There are none in the country
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built 2 bedrooms and a bathroom up top, existing foundations and because of the construction of original structure were more than sufficient to hold it up, all floor joists sit across 3 downstairs walls that are rimu 4x2 with sarking for bracing, stronger than any pine and gib anyday
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We went up and out on a 1950's state house with shot foundations on sand in CHCH. Cost for both sections about the same per m2. Roof same cost for both, walls, cladding etc same. No real difference in plumbing or wiring cost. Foundation / flooring was a little dearer for the 2nd storey (joists, steel & flooring) over ground level slab and boxing etc. If you go up the best way is build a steel portal structure over the existing house (less worries about old house strength) and you will be able to use some of the existing foundation (if strong enough). We just dropped 1m x 1m squares on good footing for our posts. 9 squares and foundations completed, really easy. Trick I learnt doing commercial structual steel for a while. Whole house stood up really well through the earthquakes (some even centred under our house). Friend doing this in Auckland at the moment and cheaper than strengthing existing framing. Hope that helpsPlan and invest wisely - You only get one life so make the most of it!
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Originally posted by ScottSI View PostWe went up and out on a 1950's state house with shot foundations on sand in CHCH. Cost for both sections about the same per m2. Roof same cost for both, walls, cladding etc same. No real difference in plumbing or wiring cost. Foundation / flooring was a little dearer for the 2nd storey (joists, steel & flooring) over ground level slab and boxing etc. If you go up the best way is build a steel portal structure over the existing house (less worries about old house strength) and you will be able to use some of the existing foundation (if strong enough). We just dropped 1m x 1m squares on good footing for our posts. 9 squares and foundations completed, really easy. Trick I learnt doing commercial structual steel for a while. Whole house stood up really well through the earthquakes (some even centred under our house). Friend doing this in Auckland at the moment and cheaper than strengthing existing framing. Hope that helps
Thanks!
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Hi
Some info below but won't really help you sorry.
Orginal house was 90m2 and we made the place 248m2 which included the internal access garage. Garage was 46m2, house ground level was 46m2 new, upper storey was 66m2 (including 2nd level deck). the exisitig house was re gib, wired, plumbed, roofed and clad also which makes it more complex as a m2 rate. The entire job was 86K excl carpet and you would struggle to be in this number range sorry. That was the just materials, plumber, sparky and exterior plaster labour, all other labour was done by myself including drafting, consents etc.
Standard building m2 rates are now $ 1600 to $ 2500 per m2 depending on materials used and style etc. Adding just rooms cheaper than a kitchen etc.
Friend in Auckland doing 2 rooms, study, bathroom on upper level (new) and kitchen / dining extension ground level - new kitchen etc is looking about $2200 m2 for that (involves kitchen & bathroom though which is averaged out over the m2 of course).Plan and invest wisely - You only get one life so make the most of it!
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