Building a second story on an existing single story house. Any advice?

I am considering adding a second story to my house and am wondering if any of you have done this and if there is anything I should be aware of which I may not have thought of that could possibly dissuade me from this venture?

The plan is to knock out a wall between 2 bedrooms downstairs to make 1 decent sized room with a walk in (reducing downstairs from 3br to 2br) then add 3 bedrooms upstairs, a bathroom, a kitchenette then the rest of the space is to be used as outdoor entertainment with glass pool fencing along the perimeter which will provide some nice views of broadbeach.

This will turn my 3br into a 5br with each room being a good size.

The suburb allows for a max of 2 stories on houses.

Due to the simplicity of the build and the existing flat roof, I am budgeting 100 - 150k.

 

Its something we looked into at our place. Turns out they recently changed the local planning policy to disallow 2 storey homes (even though there's already some nearby). So we're instead extending outwards and backwards.

I think adding a storey is better in terms of square metreage - allows you to get a decent sized home without using much footprint, leaving the backyard available. It can also (would have in our case) potentially add room for nice views.

The downside is it costs a lot more - need to ensure existing structure can handle the additional mass, engineering a new slab (or other flooring system) for upstairs, etc.

Your budget seems really low - how many square metres are you thinking?

Have you looked at what the comparable houses are worth in the area? Look at the square metres on those, and whether 1 or 2 storey, and hopefully you get a conclusion you're happy with.

 

Yeah I initially thought over 200 but a builder mate of mine explained kitchenette over kitchen saves some, 1 bathroom (so no ensuites) saves and half the level will just be outdoor decked area so no major build costs, very little framing to do, existing roof already has a beam through the center from when they made it open plan. There are a number of things that are reducing the costs significantly.

The designs I have come up with so far see the wet areas directly above our existing wet areas so less plumbing than if we wanted water on the other end of the house, all electrical lines already run through the existing roof so tapping into them will be no problem as they build level two.

They will be basic bedrooms as they will be guest rooms 4 walls and a door .

When it comes time to sell many many years down the track we can add built ins to increase saleabilty if we feel the need.

 

Are your existing footings and structure strong enough to support a second storey without major (expensive) modifications?
Marg

 

Thanks to both you and @D.T. I will have to get an engineer out to see if it's structurally viable, we have no more room to grow outwards so up is the only option and that is only if it's cheap enough.

 

I have heard my local council doesn't let you have two kitchens, so check that.

Yow, that's pretty limiting - was there a reason given for this?

 

Yeah they say its because they're worried about infrastructure/services in street and also car parking as its a narrow street. Which is all crap in my view, but thems the rules. We're planning an extension instead now, and that'll bring our homes value in line with recent street sales hopefully.

 

I will need to check what qualifies a "Kitchen" this will basically be a kitchen sink and a fridge, no stove or anything, it will just be so we have water and cold drinks when entertaining upstairs on the deck.

 

Two options - tell them the kitchen is halal or kosher (they may run a mile) - some religions do require a totally separate kitchen when preparing some foods or call it a bar with clearly labelled bar fridge/sink.

 

hmmm option two is pretty much what it is, just a bar

 

I think your budget is quite low. Though see if your builder mate will do it for that much!

Have you budgeted for renting elsewhere while the roof is off?

 

I won't use mates for a project of this scale.

Good point on the somewhere to live thing, I wonder how long it will be? If it would just be a couple of weeks we could live in my granny flat but longer than that would be hard, to be honest I didn't figure there would be a need to move out, I figured they would just frame over the existing roof as it's flat but I have no experience here.

I think the first thing I need to do is get an Engineer to tell me if it "can" be done, then get it quoted and see where we go from there.

Edit: Just thought of another cost, getting the spark to move the solar up a level.

 

Some second story additions are done with modules built offsite and craned in.
Second Storey Extension

 

That's some of the questions you would have to ask yourself,as once your roof goes off and the second frame goes onto the present top plates ,the timeframe the building will be un--liveable and unsafe for your family so you may have to rent another property ..Is the blocks footprint large enough to extend out the back or front where you can just extend out rather then go up one level..Cost wise it would be more bang for bucks all on one level..Would you have a rough idea on the sqm's as 150k does not go a long way going up where as on the same level it may work cost wise..The big question is where do you live inbetween .imho..

 

I simply don't have the room to move any direction other than up. Here is the floorplan:



So bed 2 and 3 will become new bed2. then directly above bed 1 and new 2 will be bed 3 and 4 then above bath and ldry and a bit of kitchen will be bar and bathroom then above the rest of kitchen and towards decking will be bed 5, everything between bed 3/4 and bed 5 on the other side of the house will become outdoor entertainment area.

Robes come out of new bed2 to widen the area and WIR is put in on the north west end of where bed3 is currently.

Current linen / walkway is where the stairs will go, new bed2 will usethe entry door from existing bed 2.

It's not a big house and it's not a big bock which really limits my options. If I can get it done for this side of 200K I would be happy, coming in under that would be awesome.

 

The pool is almost as big as the house. If you sacrifice the pool, swim in the canal with the sharks, you could extend on the same level....


just kidding

 

Where are the stairs going to be? Stairs take up a bit of space.

 

When you look at the foot-print the pool carport take a high % ..
If you were redesign that area fill in the pool you would have ample sqm,s to play with but is may also destroy the value of the house..You could always leave it as it is and let it become a renter and just buy another house cost wise it may balance itself out ..Would be better then going for a swim with the bull sharks..

 

Linen and hallway next to current br3