Is it worth it and how much is it going to cost are probably the first questions that come to mind when anyone’s starts to consider renovating, repairing or upgrading their home.
The first is easy the answer will be yes in almost every case. Renovating old timber homes can be a lot of hard work however due to the amount of work and the costs of replacement in an old timber frame home the value and the reward is present in almost every case. The average replacement cost for a simple timber frame home is around $200k-$300k and well over $400k to reproduce an old Queenslander. The longer its left or the worse it becomes ultimately the more will need to be done to fix it. However rarely is a timber frame home demolished as there is always someone that can see their worth, and either relocates and rebuilds them, or buys or renovates where is.
The costs vary greatly between project to project in the extent of the works you are to perform. For a clear understanding of this is it is important to know what your going to do and preferably understand it. Renovations repairs and building maintenance are widely confused even among the professionals so take some time to consider your options. If its a repair you are doing sometimes its better left at that.
It may be better to fix something to the best it can be than to uncover or expose worsening and deteriorating other potential issues. An example of this could be a stump that is intricate position. It could be by digging it out you will undermine other footings, concrete floors or deteriorate the surrounding foundations in the removal process. In this case it may be better to do some repairs and address it at a later date especially if the construction is sound surrounding it.
Planning is key to your success as in any venture. Scope the extent of your project and plan it out carefully. Time is not the enemy here the longer you take to plan it, think about it, map it out to the point of action the better your end result will be.
Plans and Planning
Costs vary, depending widely on the scope of what you are about to undertake. That is in a renovation sense you need to set some limits or more so have a plan of what you want to achieve. It can be a bottomless pit if you don’t consider what you want to achieve and its practicality. The costs of the plans will vary accordingly to the complexity of your building and what you want to do to it. The smaller the task and the simpler the building then the cheaper the plans will be. In any case the value of these plans from the start is priceless in this activity. It gives everything and everyone a clear path forward. It provides no discrepancies within contracted workers builders and the other facets, and they are ultimately compulsory for council approvals.
Price Guide – $800 – $3000 A low set house undertaking a re-stump would only require a stump and bearer plan and therefore at the low end of this. A high set house with a build in on the ground floor would be at the higher end.
Engineering and Compliance
When a home or house is built, renovated or repaired the first and foremost consideration is the foundations. For those that are not building term savvy the term foundations is the soil or ground on or in which you will put footings. The footings are the part of the structure or house in contact with the ground the timber posts or poured concrete. Soil tests are performed to determine what the footing construction will require and how it is to be braced. Essentially setting the scene into the variants in the mayor costs in restumping. Once the engineering has been performed and the engineer has produced specifications the project is submitted to the council for approval and monitored for compliance to completion.
Price Guide – $2000 – $5000 Council approval, plans and basic engineering is all that is required for a simple low set re-stump or footing variation on the low end of the scale. And full building engineering and certification for a build in, structural upgrade or re-stump as required for high set would represent the higher end.