Converting a 2 bedroom townhouse to a 4 bedder.

[Frezzinghot]

I’m converting 2 bedroom townhouse to a 4 bedroom by adding 2 partitions with wardrobes and doors. Have been quoted $13,500 plus gst. Anyone has knowledge on what this should cost? Builder said it would take about 3 weeks.

any builders here can comment? Includes materials.

[donna]

Hi Freezinghot,

Seems reasonable to me - even cheap if this also includes materials.

cheers,

Donna

[Frezzinghot]

Yes all materials. Not use to renovation costs, no wonder nz builders cost so much

[Sanya]

I’m converting 2 bedroom townhouse to a 4 bedroom by adding 2 partitions with wardrobes and doors. Have been quoted $13,500 plus gst. Anyone has knowledge on what this should cost? Builder said it would take about 3 weeks.

any builders here can comment? Includes materials.

Seems reasonable to me.

I'm not a builder but have just finished two projects.

One was to convert a rumpus room to an extra bedroom. That involved new wall linings, plaster, paint, insulation, electrics and a single new double glazed window. Cost $15k

The other was to refit a bathroom. That involved new wall linings, new vanity, new bath with shower over, new fittings, plaster, paint. Cost $14k

[Frezzinghot]

Yes it all seems reasonable now. By adding 2 bedrooms I potentially add 200k in equity, so spending 15k seems like money well spent. All legal as well.

[mrsaneperson]

Yes it all seems reasonable now. By adding 2 bedrooms I potentially add 200k in equity, so spending 15k seems like money well spent. All legal as well.

Wow, seems unreal . Most 2 bedroom houses i have seen are generally small maybe 3M x 4M ......How big are the 4 rooms after your planned division? Will each room have a wardrobe ?

[Frezzinghot]

Wow, seems unreal . Most 2 bedroom houses i have seen are generally small maybe 3M x 4M ......How big are the 4 rooms after your planned division? Will each room have a wardrobe ?

Yes both bedrooms will have a wardrobe each, it’s a large townhouse, perfect as a 4 bedroom and relatively easy conversion, it’s nearly complete with council approval. Great upside $200 extra rent per week and $200k in equity.

[mrsaneperson]

Yes both bedrooms will have a wardrobe each, it’s a large townhouse, perfect as a 4 bedroom and relatively easy conversion, it’s nearly complete with council approval. Great upside $200 extra rent per week and $200k in equity.

Its a great project, indeed. Would you have to update the building plans held on file from 2 bedroom to 4 bedroom in order to advertise it as a 4 bedroom ?

[donna]

^^ good question. My neighbour has moaned over the years that the other X lease property owners have not been updating the flat's plan. It's a house that has had a few renos - adding 2 bedrooms, and toilet etc (one an extension - the other within the existing building - in the basement) - but the flat's plan is the same as it was decades ago.

Buyers are not concerned, as the property has just been sold again. It is the current seller who must remedy or sell the title as is, for a renegotiated price. The issues with defective titles are insurance and finance. It may be the reason an insurance claim is denied. Insurance companies will delve deep and 'find' how to deny a claim esp. if it's a sizeable one.

[Frezzinghot]

Its a great project, indeed. Would you have to update the building plans held on file from 2 bedroom to 4 bedroom in order to advertise it as a 4 bedroom ?

No, that’s just it, if you are only added an internal wall, or walls in this instance, a builder can draw up a rough plan of the extra rooms and submit to council, no need for expensive architects and council fees. The builder has to be registered and the council will need to inspect the internal wall before completion. And extra room adds about 100k value, the 2 bedders I added raised the value by 200k and extra rent of $200 per week. Best money you can spend. Cost was $5k per room.

[Frezzinghot]

^^ good question. My neighbour has moaned over the years that the other X lease property owners have not been updating the flat's plan. It's a house that has had a few renos - adding 2 bedrooms, and toilet etc (one an extension - the other within the existing building - in the basement) - but the flat's plan is the same as it was decades ago.

Buyers are not concerned, as the property has just been sold again. It is the current seller who must remedy or sell the title as is, for a renegotiated price. The issues with defective titles are insurance and finance. It may be the reason an insurance claim is denied. Insurance companies will delve deep and 'find' how to deny a claim esp. if it's a sizeable one.

Lots of cowboys out there, they will only come unstuck when they try and sell saying it has extra bedrooms when in reality it doesn’t, they may get better cashflow but the risk is not worth it IMO.

[Frezzinghot]

Buyers are not concerned, as the property has just been sold again. It is the current seller who must remedy or sell the title as is, for a renegotiated price. The issues with defective titles are insurance and finance. It may be the reason an insurance claim is denied. Insurance companies will delve deep and 'find' how to deny a claim esp. if it's a sizeable one.

Exactly, carp diem!