Custom home builder of first floor extensions, renovations, second storey additions to existing houses in Sydney metro, Hills Shire, Hornsby, Penrith, Hornsby, Hawkesbury & Blue Mountains council area for over 50 years with split level design on sloping land in bushfire area with fire bunkersbuilder of second storey extensions in Sydney

Contact Us

Phone
(02) 4577 4912

Email
luke.omara@bigpond.com

Address
Unit 1, No.103 Railway Road (North) MULGRAVE NSW 2756

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Proud Members of the
Master Builders Association of  NSW since 1968
 
Proud Members of the
Master Builders Association of  NSW since 1968
 
Beecroft job (BEFORE PIC)
Beecroft (AFTER PHOTO)

Second Storey Extensions

The best value for money home renovation !

WHY ?

In our opinion a second storey extension gives the owner better value for money than any other home extension or addition, but there are design requirements.

The extension needs to built on the existing structure ONLY it will greatly reduce construction costs as no concrete and often brickwork is required. When first floor additions extension are designed that include  small extension areas added downstairs this makes the addition uneconomical

WILL YOUR HOUSE BE STRONG ENOUGH 

The existing house structure must be strong enough to support the next level. It's our experience that 95% of all homes are structurally adequate to support the extra level, we just use different methods of construction. But don't worry ALL councils require a certificate from an engineer to be submitted with the plans when applying for planning approval to prove your house will be strong enough. We are confident that we can tell you instantly if you house will be strong enough, then design the extension to suit and get an engineer to certify everything

BUT WHAT ABOUT THE HOUSE SERVICES - ARE THE WATER PIPES & POWER OK ?

Its important to check the quality of your existing services such as power, water, sewer, stormwater, gas and phone lines. Many building companies claim these services are often no good so you need to knock the house down and start again. This can be true but in the vast majority of projects this is NOT the case. We have excellent building practices in Australia that are tightly regulated, despite what you sometimes hear in the news and most services are usually in good order. We check all of these services with everyone one of our projects and sometimes we do upgrade the mains power, sewer mains and alike. However we have never built a new home in lieu of an extension just because of the quality of their existing services is poor. It's usually because of other reasons that people decide to knock-down rebuild rather than extend or renovate.

Beecroft

Beverly Hills

Carlingford

Castle Hill

WHY BUILD A FIRST FLOOR ADDITION
The biggest growth area in our projects is now undoubtedly second story additions. With good economical vacant land limited in the Sydney area many people are now opting for a second storey addition in lieu of building a new home. You will also save on many fee's and costs when moving home. Many people like the area they live in, their kids go to the local school and the are familiar with the area, so it often makes common sense to improve rather than move
Second storey extensions can also be called first floor additions, attic conversions or top floor renovations.
They can be built using standard construction methods with pre-fabricated frames and trusses or can be constructed using frames built on-site with complex pitched roofs and dormer windows.
Previously owners risked over capitalising but now in many cases a 2nd storey addition can greatly increase the value of the home and be a great investment as well as improving the owners quality of life adding more living area and storage space.

Concord

Epping

Glossodia

Kellyville

CAN I STAY IN THE HOME DURING CONSTRUCTION ?
Second storey extensions are much less disruptive to home owners than standard additions as work is completed above the existing home rather than in the owners yard.
The workmen do NOT enter the house daily but access the new work directly onto the roof via a custom built scaffolding system. 
Only after internal linings will the staircase opening be opened up to the ground floor, minimising any disruption to the owners.
We do NOT require owners to leave their home while construction takes place, greatly reducing rental costs.

Maroubra

McGraths Hill

Mosman

Stanhope Gardens

ARE THERE ANY SPECIAL THINGS I NEED TO THINK ABOUT ?

There are numerous construction items that require special attention when designed & building a second storey additions. They include items such as :

  • Transfer of points structural point loads to the lower level
  • Waterproofing protection methods during construction
  • Construction program until house is waterproof
  • Air-conditioning design (critical) & future maintenance
  • Brickwork matching & supporting structural beams
  • Insulation requirements (two storey houses get hotter during the summer months)
  • Neighbours privacy
  • Light weight construction materials
  • Removal of existing ground floor structural walls to open up living areas
  • Electrical mains power requirements for now and in the future
  • Plumbing & drainage access
  • Compressed initial work-load program planning to reduce construction time
  • Methods of maintaining owner site safety and security during the construction process 

2nd storey additions require good organisation and access to a large carpentry team to ensure the waterproof stage is reached quickly, minimising the chance of leaks. 2nd storey additions are therefore not usually suitable to owner builders or smaller on-site working builder companies.

For second storey additions to work well the builder needs very detailed planning, a dedicated hard working team of carpenters, attention to detail and above all patience. If the weather looks bad the project needs to be delayed at the appropriate time to minimise any leaks.

There are many items to consider that are unique for second storey extensions and OMara has been building projects of this nature for over 50 years

Turramurra

Mona Vale

Wiseman's Ferry

Vaucluse

HOW DOES THE BUILDING PROCESS WORK

After signing building contracts we will not commence work on-site for a couple of weeks until a large amount of materials have been delivered to site so that no delays occur waiting for materials.

We usually start work on a Monday and the construction process will be completed as quickly as possible to waterproof the house, involving the following steps;

1. Delivery of materials
2. Relocation of aerial power service (if required)
3. Strip roof tiles / roof and dispose or store on site for reuse
4. Cut back roof timbers
5. Pack up wall frames and install floor joists
6. Install internal drainage for first floor bathrooms
7. Install new air-conditioning ducting as required
8. Install new sheet flooring
9. Install plastic membrane and specialised waterproof tarp
10. Crane up, stand frames & trusses using special fixing methods for 2nd storey additions to minimise leaks during rain
11. Install fascia & gutter
12. Install roof tiles
13. Fit windows & sark wrap the walls 

At this stage the house is now waterproof and the chance of any leaks to the ground floor is greatly reduced. Only very minor leaks in very heavy rain or storms should now occur.

A special builder floor sheet tarp is made specifically to suit each project to cover the entire new sheet floor. This builders floor sheet will remain on-site until internal linings after which it is cut up and disposed of. This is a critical process to maintain waterproofing of the existing home during construction

We usually reach this waterproof stage within a few weeks. If the project includes pitched rafters rather than trusses or metal roofing it may take longer to reach this stage.

Specially designed floor joists are used which allows for services such as drainage, air-conditioning and exhaust fan ducting. Each project requires careful consideration in the planning stage of which is the most suitable method not just during the construction process but for future maintenance for various trades.
 
Owners need to select bathroom fittings such as bath tubs, toilet suites and vanity units prior to construction commencement so that the appropriate allowances can be made at the floor joist framing stage. OMara has a special method of construction that is more flexible and allows for future changes but it is still critical that these selections are made at an early stage.
 
O'Mara constructions has completed a number of first floor additions using standard construction and alternate building materials. 

 

Bligh Park 

Cherrybrook

Hunters Hill

West Pennant Hills

WHAT ABOUT YOUR EXISTING DIRTY CEILING SPACE
Our experience is that quite often the existing ceiling space can be very dirty.
It can contain old dusty insulation, spray-in type insulation, rat vermin, dead birds, birds nests and many other horrible things.
We recommend that all owners considering completing a second storey addition that they employ the builder to clean-up the ceiling space.
Upon request we can vacuum out completely the existing ceiling, remove all old dirt ridden insulation, install new clean insulation and install downlight protectors (which is one of the biggest causes of house fires) prior to installation of the new sheet flooring
This is the only opportunity the owners will have to clean-up this area as it will then be sealed forever after installation of the new floor.

Hardwood staircase

Frenchs Forest Stairs

Spiral staircase

Historic renovation

BUT YOU NEED MORE STORAGE

NO problem.

Second floor extensions are a great way to add more storage space economically.

Most additions do not cover the entire lower level of the existing home leaving some of the existing roof.

This roof space can now be used for more storage, as everyone needs more storage space.

We can strengthen the existing roof structure to support extra weight, install flooring & easy access doors, add new lights and even vermin proof the area enclosing this new storage area.

This can also be concealed and use special locks & doors making this area very secure and hard for criminals to even find.

As usual there are special things to consider (e.g. air-conditioning, condensation, etc) so best to ask our office for more details

Posi-strut floor joists for a first floor addition

Nth Richmond
Nth Richmond
Nth Richmond

BUT MY HOUSE HAS OLD BRICKS THAT ARE NO LONGER AVAILABLE

No problem. We have many ways of solving this problem

- We can find a brick that is close and ensure the design includes features to hide the difference in colour & texture

- We can render the existing brickwork and use a lightweight cladding product that has excellent insulation properties and greatly reduces construction costs

- We can use other products and design elements to ensure the finished project will result in the look of a new home and not like a box on a box has been built

Its not really that hard, just need to have the idea's and experience of previous projects to solve it the problem

HAVE YOU THOUGH ABOUT THE VIEW

Many homes in the Sydney, Blue Mountains, Hawkesbury, Hornsby and Hills area are built on blocks that by adding another level will take advantage of great views of the surrounding area.

We regularly build extensions that have been designed with raked ceilings, large glass windows or balconies that take advantage of the extra height exposing new views that the owners never thought were possible.

There are council design restrictions that need to be considered so best to contact our office if you have any questions in this area

McGraths Hill job

HyJoists for a 2nd storey extension

Combination of HyJoists & HySpan LVL's used in one of our 2nd storey extensions

Beecroft job (pitching roof)

BUT WHAT'S THE COST OF A 2ND STOREY EXTENSION ?

It can be more affordable than you think
Second storey extensions start from just $180,000 + GST for all NEW work
Below are some 2nd floor standard design to show you what's possible so you can gain that much needed living space, home office space or your own parents retreat. 
We have put together these standard 6 concept floor plans options and all can be adjusted to suit your home. 
Call the builder direct Luke O’Mara on 0419 979 804 to discuss your perfect affordable first floor addition! 

Standard inclusions for 2nd storey extensions

Standard designs for 2nd storey extensions

Standard designs for 2nd storey extensions

Chatswood