Has anyone had additions done to their property. Whats the process? Going crazy.

[DaveW]

If you are more "hands on" do more of your own DD first rather than putting the DD in someone else's hands. Knowledge is key when talking with the sub contractors and QSs.
First approach local council with your plans. They can check against original building plans and may say it can't be done or has to be done another way. Have your draftsman revise plans if necessary and repeat visit to council.
Try posting your job on "builders crack".
Most likely you will pay 2 or 3 independent builders a consultation fee. Electrician's, painters, carpet layers etc can estimate just from the plans. This will allow you to get to know the sub contractors and get price estimates, no obligations.
At this point you will be more knowledgeable and will sound out a couple of QSs and assess whether they will add value. They may have their own sub contractor mates to call upon and you can compare with your own notes.
Be warned Jobs like this can blow out with council compliances, QS fees, but if you keep a hands on approach from the very beginning you can save a bundle.

[donna]

Well take your first estimate and double it. That’s my experience.

Yep that's my current experience. You have to expect the unexpected. With our house it was borer - so we had to rebuild. Then the simple replacement of cladding on garage has also turned into a rebuild as rotten frames found.

So we did the works, architect, engineer, Building Consent, choose builder all with the expectation of spending $400K and we're over $600K and it's not finished.

So even with the best quote/estimate - it will be more and if you're unluckly 50% more!

On the bright side, it's exciting and when you can see the light at the end of tunnel, you know you've done the right thing...well this is our experience.

I've yet to hear of any extensive renovation or build coming in under budget - unless it's a self build or everything's at mates rates.

cheers,

Donna

..... the cost is cheap as the house is only 128 sqm with a 54 sqm garage and it's north of Wellington.

[DaveW]

Yep that's my current experience. You have to expect the unexpected. With our house it was borer - so we had to rebuild. Then the simple replacement of cladding on garage has also turned into a rebuild as rotten frames found.

So we did the works, architect, engineer, Building Consent, choose builder all with the expectation of spending $400K and we're over $600K and it's not finished.

So even with the best quote/estimate - it will be more and if you're unluckly 50% more!

On the bright side, it's exciting and when you can see the light at the end of tunnel, you know you've done the right thing...well this is our experience.

I've yet to hear of any extensive renovation or build coming in under budget - unless it's a self build or everything's at mates rates.

cheers,

Donna

..... the cost is cheap as the house is only 128 sqm with a 54 sqm garage and it's north of Wellington.

Are you being billed on an hourly rate?

[artemis]

The direct and indirect costs of selling and buying are not cheap. Not to mention time, hassle and risks. Something to take into account.

DaveW had good advice.

[neel_saxena]

What is the process?

Hi friendly_prawn,

I hope you have found the step by step process for your project. I am planning to do a similar project in my property and I am also going crazy trying to understand thre process. Could you please share your experience and what is the step by step process?

[Maebh]

We are adding an extension to our property similar to what you are wanting to do OP. What we did was engage a project management company who specialise in renovations. They came up with some concept drawings and a rough estimate. That much cost us $1400. We then approached the bank to ensure we could secure the lending. Once that was done we engaged an architect to prepare detailed drawings. That is when you start spending the big bucks - but we were happy to invest the $1400 to come up with a viable plan first. Be aware that once the detailed drawings are underway you may well need a surveyor, engineers, permitted boundary permits - there are a lot of costs before any building work commences.
Start with a PM company or a draughtperson or architect to work out what will be viable (the draughtsperson or architect should have an awareness of what is possible both from a building/RMA consent perspective and engineering wise) and give a rough estimate, decide if you want to proceed, then you can get detailed drawings (around $10k if you use an architect), QS (around 2-3k), any other required professional advice (i think the survey, engineers report and permitted boundary applications cost us near on $5k). THEN you will be ready to go for building consent and get your works started.
It is normal to have spent around $20k before any building begins.
Oh and don't forget contract works insurance, which your bank will require if you are borrowing to finance the reno. That was another $1400.

[neel_saxena]

Hi Maebh,

If you?re in Auckland, could you please advise which project management company did you use to do the concept drawings?

I?ve contacted a few but most of them are quoting around $3500 which seems very expensive to me.

Cheers