Dismantling a timber house to move it?

Discussion in 'Development' started by shelleykins, 2nd Apr, 2018.

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  1. shelleykins

    shelleykins Well-Known Member

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    I have a little timber cottage with an iron roof in a metro location that no longer suits the area (no off street parking, too close to footpath and not very noiseproof). The suburb is fetching well above $1,000,000 for more modern homes with off street parking so I am thinking it is time for my lovely 110 year old cottage to go.

    I also have a federation house on a large block of land in a large regional centre that I would like to move the cottage to. The original parts of the cottage in the metro location measure 59m2 and I am thinking of moving it onto my regional block as a granny flat, but the block would be big enough to subdivide if desired. However well renovated houses on large blocks are selling for around 1.2 million so I'm not sure that subdivision would be best in this case. I have looked into house removal costs but I was wondering if it would possible to cut it into wall/floor/truss panels to transport and the reassemble at the new location. I wondered if this might be cheaper (instead of paying for permits etc for house relocation for both councils plus the hydraulic lifter, RTA escorts through town, etc) if it could instead be like a "prefab" situation where then panels could be "flatpacked" for transport and then joined together in the new location again. If there has ever been a case of "you don't know what you don't know" then this is it, and I have no building experience so if that is the dumbest suggestion you've ever heard, then please be kind!!!
     
  2. hobartchic

    hobartchic Well-Known Member

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    Not dumb. However, the new Building Code of Australia would probably mean that it would be a costly exercise. Once you move that house it will be required to be up to that code and it will likely cost more than you think to fix it. Talk to a Master Builder though.

    Sell the house on the current block or demolish and rebuild something new is probably a more cost effective way of doing things.
     
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  3. hobartchic

    hobartchic Well-Known Member

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    Or build a new granny flat on your block from scratch.
     
  4. shelleykins

    shelleykins Well-Known Member

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    Thanks Hobartchic, I wondered if that might have been the case. Pity, it would have fit in really well at the new location...
     
  5. Scott No Mates

    Scott No Mates Well-Known Member

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    Speak to a house moving company. They usually move houses they have flipped/save from demo but the costs will be similar bar the purchase.
     
  6. hobartchic

    hobartchic Well-Known Member

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    I'd still give a trusted builder a call and talk it past them though.
     
  7. vbplease

    vbplease Well-Known Member

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    That’s an interesting point.. have you found this to be the case in Tasmania?

    I know house shifting is pretty common in Brisbane, including relocating character homes to new locations. There’s no way once they’re relocated they’re brought up to code up here.. They’d need to be reconstructed, otherwise they fail to comply on many issues.

    To confirm, I’d run it past a Certifier, not a builder.
     
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  8. hobartchic

    hobartchic Well-Known Member

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    I know the BCA is an issue raised with some house sales and the reason they can not be lived in. I expect it will become more of an issue. Most people are not aware of it.
     
  9. strongy1986

    strongy1986 Well-Known Member

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    in Victoria you don't need to meet energy star when you shift a place
    You just sign a form.saying it would cost too much to bring up to the standard and that you.will improve the energy rating where possible
    as for meeting building codes. not sure if the way timber houses are built has changed much?
    maybe have to.uograde roof tie downs in qld?
     
  10. wylie

    wylie Moderator Staff Member

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    We were told a few years back that if we lifted and shifted a house on the block, we would have to bring it up to code. We didn't go ahead back then, but will be doing so this year.

    I thought the main upgrades were tie-downs for the roof, but maybe that is just the one required upgrade that I recall.
     
  11. vbplease

    vbplease Well-Known Member

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    Move it and keep it on the same block? I would definitely run this past a certifier.

    It may be a Builder's agenda to do so as it would require reconstructing the house.. assuming it's character house, upgrade of the tie down would necessitate a reroof and extensive removal of the internal wall linings to continue the tie down and bracing to the floor frame and footing.

    Then there is the waterproofing of the wet areas - they'd all need to be redone. There's also energy rating to consider. If in a fire risk area there could be extensive work to achieve the BAL rating..
     
  12. willair

    willair Well-Known Member Premium Member

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    Depending on a few items,sometimes you will have to take the roof off to get under the power lines in the transport part..A few that I have done ,we took the roof off and put a chainsaw straight through the centre of the building..
    Best way is talk to a removal company and ask for a quote to re-stump on the new property..
    Also the local council may require a bond ,the add the plumbing elec's as some council want all new work ..good luck..
     
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  13. hobartchic

    hobartchic Well-Known Member

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    Electrics, water proofing, correct size of steps, approval of additions, plumbing, asbestos removal. Code covers everything related to the building. The report I read related to a property that was to be renovated. A builder must have deemed the property an unsafe workplace and the council instigated a report which showed it needed major upgrades or demolition to be lived in. The reality is that most council legislation regarding building safety goes back to the 1800 but the new changes will require renovations to be done to the same standards as new builds. It should mean safer housing stock long term.

    Though I also know of councils ignoring this legislation and I can foresee legal action in the future when public health is at risk.
     
  14. hobartchic

    hobartchic Well-Known Member

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    The BCA could also mean that if an existing property burns down and it is on a landslip area then the property will not be rebuilt. At least that's my reading of it.
     
  15. hobartchic

    hobartchic Well-Known Member

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    The building code has changed since. Chances are a old property needs work to upgrade to current standards.
     
  16. hobartchic

    hobartchic Well-Known Member

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    Ditto flood zone.
     
  17. strongy1986

    strongy1986 Well-Known Member

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    relocating a house next week. didnt even need energy assessent
    I'm saving the environment by recycling!
     
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