(02) 4577 4912
Unit 1, No.103 Railway Road (North) MULGRAVE NSW 2756
Often old homes have been built using construction methods now deemed too expensive. There are many old homes built using full brick construction, hardwood or Oregon frames and rafters. Pitched roofs in lieu of trusses. Terra-cotta roof tiles. Hardwood strip floors. High ceilings with decorative ceiling linings or cornices. Many of these older houses are structurally very stable and suit extending onto or renovating rather than just knocking down and re-building an inferior product. In areas such as Pennant Hills, Turramurra, Castle Hill, Hornsby, Kellyville, Dural there are many well built homes that would be much more practical to extend as these areas are full of structurally well built homes that just require some modern upgrades.
Single storey additions
Pergolas or decks
New fascia & guttering
Bushfire affected area's
Removal of internal structural walls
Replacement of windows and doors
Cement render with smooth set plaster finish
Rectify roof leaks or damp problems
Convert level to raked ceilings
Rectify sewer blockage problems
Strip flooring sanded and polished
Specialist joinery timber windows & doors
Re-roofs in tiles or colorbond
Fireplaces or slow comustion stoves
Retaining walls and landscaping
Should we build out or up ?
Often our clients would like to extend their home but they are unsure whether it is more economical and practical to extend out with a couple of rooms or up with a second floor extension. Of course every job is different and we can give you the advice of what we recommend for your project but here are a few suggestions to help you on your way;
- Small 1 or 2 bedroom additions on a block with good access usually are cheaper and more practical to just add out and not up
- Second storey extensions are the best value for money addition you can do but you need to add at least 100m2 onto the existing structure. Our most requested 2nd storey extension consists of a new master bedroom, WIR, ensuite, 2 other bedrooms & a small sitting room. This type of extension is great value for money but you need to add only onto the existing structure so that no concrete and often brickwork is not required. They also need to be at least this big to get better "bang for you buck"
- Master bedroom parents retreats. We have built lots of these. Yes they are more expensive that a standard second storey extension but with raked ceilings, dormer windows, private study and a Juliette balcony thane look fantastic and can really add value to a home. Not to mention the quality of life the clients gets from being able to separate from those noisy teenagers !
Sometimes after we view the property the solution is obvious while other projects its not so easy. There are many factors to consider like sewer main locations, neighbours privacy, shadowing, structural supports, just to name a few. We can also arrange the design concept for both options and just lets the money decide. Best to contact our office so we can point you in the right direction
What about a "granny flat" or maybe a duplex ?
Some of our clients want to add a separate dwelling for extra income or maybe for a younger or older relative. This is often called a dual occupancy, a duplex or a granny flat. In principle they are all the same thing but there are slight differences.
A duplex is usually 2 separate dwellings attached by a common wall which shares main services such as sewer & stormwater mains. These are commonly "Strata" titled meaning each owner of each unit owns the inside of each unit and the "body corporate" owns the outside of the dwelling, juts like a block of units. A duplex can in some areas be "Torrens" titled meaning ALL services are separate and nothing is shared, just like any 2 houses in normal street but this is not as common as a Strata duplex. Thera can also be some other community titles and special easements but most duplex's have a common wall & share main services.
A dual occupancy is usually 2 separate dwellings with no common wall. They have their own private courtyard and separate entrance. They can most common on a corner block with 2 street frontages and "Torrens" title. They look just like 2 normal homes but smaller with smaller yards.
A granny flat is typically a small home around 60m2 in the backyard of an existing home. A granny flat is usually smaller than each unit of a duplex or dual occupancy and consists or 1 or 2 bedrooms only, a small combined bathroom / laundry with a open plan living / kitchen area. It can have a small deck or pergola also.
The above is just a generalisation to explain the possible differences and not a strict set rule.
The cost of each can vary greatly and not just because of the cost of construction o the dwelling. Typically a duplex is considered by council as a "multi-unit development" has a lot more requirements. Typically the developer (because that's how they will treat you) will be required to often complete the following on top of construction of the duplex;
- replace boundary fencing at your cost
- landscape the property
- construct a new driveway
- design special stormwater detention, including pits, kerbs & retaining walls
- pay additional section 94 fee's to council
- pay additional section 73 fees to Sydney water
- prepare Strata or Torrens titel sub-division plans and have them registered at the Office of Land Titles which will allow the separate sale of each unit of the duplex to different parties
A dual occupancy often does not incur such fee's pr special requirements, but it can. A good rule of thumb is if you want to sub-divide the property into 2 titles (whether Strata or Torrens) then you will be up for more costs. But if you just want to build an additional dwelling on the same block and only rent it out it is much less onerous.
A granny flat is the cheapest option but you can't usually sell it off. If its under 60m2 you can often get it approved as a "complying development" by a private certifier without council. This can be a much quicker (not really cheaper) option and you will not have as many construction and fee requirements.
Feel free to contact our office for more information