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Is this extension plausible? Rough idea of cost

Discussion in 'Renovation & Home Improvement' started by Johnny Cashflow, 24th Aug, 2016.

  1. Johnny Cashflow

    Johnny Cashflow Well-Known Member

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    Seen a property that I am interested in making new ppor.

    Have done renovations before but never extensions. My plan is to change plan from this image.jpeg

    To this

    image.jpeg

    Basically closing in the out door area and making it more living.

    So extension wise I am removing a couple of walls and building a new wall and extending the roof outside.


    As I said have done bathrooms kitchens before in other renos so know the cost of that but unsure of the roof extension cost..

    Also would a builder be able to give me a general idea of cost by looking at floor plans. As in extension cost xxxx per sqm?

    What worries me most about my plan is I am removing 2 of the outside walls in the U part of the house which are supporting the house. So not sure if this can be done ...
     
  2. Tim86

    Tim86 Well-Known Member

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    Any pics?

    How the roof will sit will be the big determining factor
     
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  3. Tim86

    Tim86 Well-Known Member

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    My guess is 80k to 120k for a builder to do those changes.

    Maybe more.
     
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  4. Johnny Cashflow

    Johnny Cashflow Well-Known Member

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    image.jpeg

    So remove that pergola and join to existing roof
     
  5. Tufan Chakir

    Tufan Chakir Well-Known Member

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    1. The floor will need to be constructed. As a deck or similar it won't be water proof or buildt to the same standard as a floor
    2. The roof is going to be tricky, but can be made to work

    The roof is going to be expensive for the yield - you need to think about this in three dimensions, not just the floor plan
     
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  6. Johnny Cashflow

    Johnny Cashflow Well-Known Member

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    The floor outside is already concrete and same level as Indoors
     
  7. DaveM

    DaveM Adelaide Buyers Agent & KFC Strategist Business Member

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    One giant open area... not really conducive to heating, cooling or noise contianment :(
     
  8. Perthguy

    Perthguy Well-Known Member

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    Not bad. A couple of comments. There isn't a lot of natural light that will reach the dining, so it's likely to be quite dark. I would consider a skylight. I also recommend you put some detailed work into the kitchen design. I am trying to design a kitchen currently and I am finding it a nightmare.

    You would have to speak to a builder but that roof doesn't look like it can be extended effectively to me.

    I think a builder would want to see a roof plan, floor plan and photos before starting to talk price. They may also need to inspect the current house prior to giving a quote.

    I am fairly confident it can be done, it's just a matter of cost and whether the ROI will make the project feasible. For example, if the roof can be modified to accommodate the extension, that is one price but if the roof has to be removed and the property re-roofed, that is an entirely different scenario.
     
  9. Stoffo

    Stoffo Well-Known Member

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    Anything is possible, if you throw enough money at it !
    But, my guess by the age of the place is that its a pre fab truss roof, so to remove the walls you would need beams to support the truss ends from the living bic to the kitchen sink, and from the sink back to the laundry, for this to happen you would need a support at the existing kitchen sink, so not going to happen.
    Other option is to have most of the existing roof removed to pitch into, or truss across between the new walls.
    Can of worms
    Hard to estimate without the existing plans
     
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  10. Johnny Cashflow

    Johnny Cashflow Well-Known Member

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    Plans are in first post
     
  11. Tim86

    Tim86 Well-Known Member

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    You are removing all the central load bearing walls.

    Bad design structurally speaking. Lots of messing around and cost.
     
  12. Tim86

    Tim86 Well-Known Member

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    What about this. Take out walls that aren't load bearing instead. image_jpeg alternative.jpg
     
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  13. vbplease

    vbplease Well-Known Member

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    I think the enclosing the patio is a bad idea in terms of the work required for the wall framing, roof framing.. I'd spend the money on the sliding door/wall transition between indoor and patio so its a seamless between the kitchen and dining in the old Patio, similar to Tim's floor plan above.
     
  14. Johnny Cashflow

    Johnny Cashflow Well-Known Member

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  15. Tufan Chakir

    Tufan Chakir Well-Known Member

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    But is it a structural floor, or simply a paving slab with not edge beams or waterproofing membrane? A 50 - 75mm paving slab with light reinforcing poured on a sand bed is not the same as a 100 - 120 mm slab, fully reinforced pour on a waterproof membrane... Get a core sample take to find out
     
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  16. Stoffo

    Stoffo Well-Known Member

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    Because the outdoor area is not going to have load bearing walls it shouldnt matter what slab is there.
    Johnny, a floor plan is a sketch compared to the architectural plans required to build, its those or its unlikely anyone would take the project on.
     
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  17. DaveM

    DaveM Adelaide Buyers Agent & KFC Strategist Business Member

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    Unless it is not waterproofed... unless you like indoor pools
     
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