Reno Newbie - PPOR

Hello all, another post by a newbie seeking advice… I’ve tried searching and couldn’t find a similar post (?)

I don’t have experience with home renovation. In maybe 12 months time I’d like to start renovating my PPOR, which is a freestanding one storey 50 years old weatherboard house in Sydney. First priority is to move and renovate the current kitchen, but also considering other things from redo-ing laundry to building a second storey (decisions, decisions…)

My questions are:
- I guess first is definitely to set a budget - how do I go about doing this? I’ve heard building costs have gone up by a lot, where do I get an idea of how much are companies charging?
- Anything I should be aware of if I need a loan for this? Is it normally harder to get the loan approved than a home loan? Or rates are generally higher?
- Should I be engaging a designer or an architect or a builder, and in what order? Or are they the same? Are there other specialists I need to engage? E.g. how do I know if the current structure is good enough for a second storey to be built on top?
- What are some useful resources I can read up on? I’ve been following posts here but most are specific renovation questions which I think will only be helpful later on in my process.
- Since I’ve been googling this topic, there’s more ads I’m seeing for ‘renovation courses’, eg. three birds. Are any of these useful or worth the $?

All tips are welcome, many thanks!!

 

In my experience material prices have gone up, 15-20% and labour has gone up as well but good trade is hard to find. Some materials are not available so you have to use alternatives.

To build a second storey, you need to contact a draft person/architect to design and later lodged the DA. Builder can give you quote on the design. You need to lodge CDC or DA with Council/PCA.

Some old properties are not draining to the street (if your site fall away from the street) in that case Council may ask your comply with their current stormwater management policy (positive charge line, discharge via trenches, obtain easement etc). Old properties' stormwater is sometimes connected to the sewer which is not legal now.

You will do find if you could have $ 3000/sqm budget. The cost will depend on many things ie structure of the old house, more structural metal beam needed, balcony, waterproofing (wet area upstairs), lightweight cladding or bricks, removal of asbestos etc.

 

If you're making any structural changes - ie, re/moving structural walls, windows, extending then you'll need an architect/draughstperson, possibly and engineer (depending on what you're doing) and approval from council.

As for moving the kitchen internally - I don't know if you need permission for this as I've just "done it" in the past ... perhaps others (or council) can advise.

As for budget - that's very much a "piece of string" question. How much will you be doing yourself? How much will you be outsourcing? Is the house solid or does it need foundational work? Parraeels touched on a few things like, does the guttering run to the stormwater? Will you need to rewire/replumb the entire house (is it up to code)?

I ask all this because hubby and I always install our own kitchens from flatpak, appliances from online - and only get in the electrician and stone benchtop installers to finish off. We always used to paint but can't be bothered nowadays - we'll get the walls done but finish the trim ourselves. We lay timber flooring and install skirting boards as I'm not paying someone $40/hr for such a simple job (if you know what you're doing). I will get plasterers in because plastering and sanding is a **** job. Wet areas need to be certified, so you've not got much choice on wet sealing bathrooms etc other than to source them out. Plumbing and electrical work need to be outsourced unless you're licenced.

Make sure, if you've got a abn of any sort, get yourself a Bunnings Powerpass

As for "three birds" - they do some nice stuff (although it's pretty same old same old after the first house) - but I probably wouldn't bother.

You will need deep pockets. We reno'd a 1930's bungalow 10 years back - shifted a few things, took out a few walls, installed a few steel beams, with the help of a builder - did a lot of the work ourselves - no foundational work required - cost around $100k+

 

Many thanks for the responses so far - giving me many pointers on what to look for and expect!
Also found some podcasts out there (eg Undercover Architect) which I'll start exploring...

At the moment, I'm thinking probably most will be outsourced given I haven't done anything similar before and my work hours are quite demanding. It does mean I might need to save up more for this project looking at the estimated costs involved.

Will also be keen if there are any recommendations for builders/architects/engineers, especially if they've done work in Ryde/familiar with Ryde council rules.

 

Consider knock down and rebuild as a comparison. You can spend a mint and still have a half renovated old house with issues

 

Agree with Paul. At the very least compare KdR vs renovation costs.

 

+2 agree with Paul and Sackie.

At least consider if you have long term plans. I spent a lot doing internal renovations for a similar aged PPOR, five years on we're now looking to knock it all down and start over.

 

All my Renos have been cosmetic (i.e. nothing structural). Great advice here already, but another tip that helped me is watching some reno shows, which was great for ideas. I don’t mean The block, but if you have foxtel, ‘Selling Houses Australia’ is worth having a look at.
In terms of doing the kitchen, google cabinet makers/joineries for your area- much cheaper than using a kitchen company.

 

Yep. That's what we did with an old school builder ... built back what was there (1920s cottage style) but cheaper to do, with all the mod cons (in slab heating, fully insulated, e glass windows etc etc) and everything straight and new and in the best spot

We keep getting complimented on how well our "reno" came up, so know we kept the flavour

Was cheaper than a "make do" reno and extension

 

Wow thanks everyone. I'll definitely look into it as I just assumed it will cost a lot more with knockdown rebuild...

Can you share the contact of your builder? Tbh I'm not a big fan of how the new builds look nowadays, plus if the cost is lower, I would much rather the rebuild to look like the current house with the mods we want.

 

He's Hunter Valley so won't do your job ... put a request under a different thread for recommendations in your area

 

Still looking for recommendations if anyone has any!

How can I find out how it is with my property? Can I see it from the contract of sale or maybe through dial b4 you dig?

 

Check the slop of your property. Fall is away from street or property is drain to the street. Register stormwater easement will on title document. Many old property falling away from the street are connected to sewer.

You can also buy plumber's dye ( $10-15) pour it on roof gutter and hose it down and see if water drain to street.