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House Raise in Brisbane

Discussion in 'General Property Chat' started by Jwalk86, 11th Feb, 2016.

  1. Jwalk86

    Jwalk86 New Member

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    Hi There,

    We have a house that is currently on concrete stumps about 1.5m high. The house needs to be restumped and we were thinking of raising.

    Our idea was to raise the house, pour slab and clad the outside. We were going to leave the internal for a few years time as we don't need the space at the moment.

    Are we able to do this or do we have to provide plans for the full renovation including rooms, bathrooms etc.

    Your help would be appreciated.
     
  2. Jwalk86

    Jwalk86 New Member

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    Sorry there's also an old concrete slab downstairs will this have to be demolished before the house can be raised?
     
  3. wylie

    wylie Moderator Staff Member

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    We are currently having plans drawn for two of the same. We are having two plans drawn. One is simple lift and slide to new position, no changes inside, new stairs one car space slab and battens. The second plan is for the total job, complete build under, carport. We can pick which we do, maybe staged.

    Cost will be something like $100k for the simple job and maybe $350/400k (according to the designer).
     
    Last edited: 11th Feb, 2016
  4. dabbler

    dabbler Well-Known Member

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    You would have to provide plans for the raise as your roof height will change, probably good idea to do it all now if it will be living areas downstairs.

    Check with the council, but I would assume they will ask for survey and plans.
     
  5. RPI

    RPI Property Lawyer, Town Planner Business Member

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    If you don't change the footprint or the position it should be able to be signed off by a private certifier, rather than having to go through council.
    Could do a staged application or, if you were going to do within a couple of years it could be one
     
  6. fumid

    fumid Well-Known Member

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    Your 1.5m to 2.4m need to raise at least 900mm!
    the following is from Brisbane City Council
    • if possible ensure the building is raised no more than an additional 800mm
    • if the building must be raised more than 800mm, excavating should be considered as an alternative, providing there is adequate waterproofing and drainage and that underground sewer lines are not disturbed
    Have you consider of excavating? And how did you go? Any update?
    My basement is 1.8m thinking about raise as well.
     
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  7. wylie

    wylie Moderator Staff Member

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    Interesting to read BCC suggests trying to limit the lift to 900mm?

    Our son raised his house a few months ago by more than that and so did his neighbour. Curious indeed...
     
  8. Azazel

    Azazel Well-Known Member

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    Odd. I thought it was something like 8m height from the natural slope of the land in normal zones.
     
  9. wylie

    wylie Moderator Staff Member

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    It used to be 8.5m but now is 9.5m (but I believe you can ask to go higher?)

    But the thing I thought strange was the suggestion of not lifting more than an "extra" 800mm. That has nothing to do with the total height and just doesn't sound right to me. I wonder why they suggest that?
     
  10. Azazel

    Azazel Well-Known Member

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    It sort of does. Coz if you were only allowed to raise an extra 800mm, and they were really strict, you wouldn't really worry about the 8.5-9.5m total height.
     
  11. Gesiett

    Gesiett Member

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    I've just been investigating this myself. Had 2 subfloor/house raising specialists in to quote.
    Cost just to re-stump (concrete stumps around the outside, galvanised steel stumps internal) is around $650/stump, assuming you're doing 6 or more stumps, so it can be very cost effective.

    Cost to raise (not including slab, re-battening or putting up any framework) starts at around 35-40K, but once you add in slab, engineering / council approvals, any excavation, disconnecting and reconnecting the services (plumbing, gas, electrical), new front stairs etc., it is anywhere from about 70-100K all up depending on which steel beams you use, how much excavation is required, accessibility of block (if it's sloping that can make a big difference vs flat! And if parking/accessibility is a pain then expect to pay quite a premium too) etc.. That gets it to the point where it's ready for a builder to come in and start the framework.

    Yes, it requires council approval, but they don't seem to have an issue with raising as long as it's less than 8.5M or 9.5M in flood zones. Make sure you don't just raise to legal height, for resale value you should be looking closer to 3m (from slab to beams).
     
    Last edited: 29th Oct, 2016
  12. wylie

    wylie Moderator Staff Member

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    But it doesn't come down to being "allowed" to raise an extra 800mm. I've never heard of that before. I know our son raised to 9.5m and the neighbour also raised to that height. Her lift was about 1.8m I think.
     
  13. Gesiett

    Gesiett Member

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    Also meant to add, most buyers don't realise the cost of raising a house. They think it can be done for $30-50K. So if you do this and hope to get your $ back on resale, then you may struggle. A house raised to legal height may only get you 20K more (vs a comparable house not at legal height) when you sell, assuming you haven't built in underneath. There's a lot of sunk costs that go into raising a house which is fine if you're building under and planning to add value through extra living space.
     
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  14. wylie

    wylie Moderator Staff Member

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    I was told over a year ago that we could do just the raise for about $25k but this was over the phone and I was guessing the size of the house and number of stumps.

    Also, 8.5m used to be the limit, but it is now 9.5 and that doesn't have to be in a flood zone.

    I believe you can go higher in a flood zone to keep the living areas nice and dry.

    I guess all of this is subject to approvals and our son's lift to 9.5 (not in a flood zone) had to be approved.
     
  15. wylie

    wylie Moderator Staff Member

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    I agree with this. In our case, we have to move two houses on their blocks so we are silly not to raise at the same time. We probably won't build in under because it is not worth it for us.

    We won't get a penny more rent from the houses being a little higher and to build under and turn them from 3/1/1 to 4/2/2 will cost us about $300k (including everything) but the rent will likely only increase from $500 per week to $650 per week. That doesn't make financial sense.
     
  16. Gesiett

    Gesiett Member

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    Yes I think you're right. Anything above 9.5m needs further approvals / consideration, however if it's in a flood zone that might be possible. The only other thing to consider is that queenslanders can start to look very silly if they're raised too high, especially if the block slopes down from back to front.

    I've heard $25-30K too, but when you actually discuss with them, the house raisers are only quoting on the raise and replacing the stumps. It doesn't include disconnection of electricals/plumbing/gas from the house and the mains, or the reconnection of these. Nor does it include engineering plans, council approval, new stairs, re-battening underneath, any slab you choose to put in, any excavation or retaining walls required (for sloping blocks) or any repairs you may have to do due to re-levelling (e.g. cracked tiles, movement of VJs etc.)
     
    Last edited: 29th Oct, 2016
  17. wylie

    wylie Moderator Staff Member

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    Absolutely agree with the costs. It sounds cheap when you hear the very basic lift cost. Once you start adding on, it quickly adds up.
     
  18. Azazel

    Azazel Well-Known Member

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    I said "if".
    I've never heard of it either.
     
  19. wylie

    wylie Moderator Staff Member

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    Sorry if I jumped on that comment. I just re-read it and realize I didn't get what you were trying to convey. I understand what you meant now though. ;)
     
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  20. dabbler

    dabbler Well-Known Member

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    100 mile an hour tape for all that other stuff ? :)