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East Coast Bays Basement Renovations Builder

A Basement Renovation To Make More Space In Your Home

A basement renovation is without doubt one of the best ways to add extra usable space to your home. In many cases it is more cost-effective than adding another full or part-storey to your home which can require strengthening of the lower levels.

 

Also, adding a storey or filling in space on your home changes the aesthetic look of the building. For many houses, this addition to the structure can look ugly or at least out of character with the architect’s original designer. A basement renovation or extension on the other hand, is largely below ground and therefor has little impact on the overall look of your house.

 

How Do You Want to Use Your Basement?

The most important question is to ask yourselves, “Why you want the basement renovation?” For some people they simply say they want more space but with better questions, you can get a much clearer definition of your desired outcome.

 

When you have a better definition, you can give better direction to the designer or architect, which will mean they can draw up the plans for your basement renovation project so it’s fit for purpose.

 

Having a clear idea of what you want at the end of the basement extension work means that you will be less likely to make changes along the way after the basement renovation builder has started their work, which can cause delays and incur additional costs.

 

Below are some ideas for basement renovations, to give more room to your home.

Rumpus Room

One of the classic uses of a basement is for a rumpus room for young children. They can keep their toys, downstairs away from the tidier adult areas like the living room. It can also be quieter when the children are playing downstairs in the basement renovation.

 

Also you can have floorings and wall coverings that are child-friendly which you can clean easily without the concern of damaging your living room walls or carpet.

Granny Flat in Basement Extension

East Coast Bays granny flat basement

Granny flat basement renovation

At the other end of the age range is your parents. As they get older they often need help or they simply don’t want to live in a large family home as they have done previously. This is especially the case if they have lost a spouse.

As a result, many families take in their parents and either provide them with a bedroom in the main part of the house or, better still is to convert a basement into a granny flat. This gives the best of all worlds. The grandparent is close by, but they have their own living area with more privacy, and a place to rest. A nana nap anyone?

Teenager’s Basement Room

When children are young, they often like sharing their bedroom with their siblings. But as they get older and become teenagers, the idea of sharing with a sibling is,….well, we know the outcome.

 

So one solution is for one teenager to stay in the existing bedroom, and to turn your basement into a room for your other teenager. This gives both children privacy, and more space to bring home their friends without disturbing the rest of the household.

 

Bar or Cellar

Many people like the idea of having a bar in their basement. Somewhere that they can have friends around in a convivial atmosphere. Beers on tap, a fridge, a dart-board maybe. Just like being down at the pub.

 

More recently people have had the idea of creating a wine cellar and tasting area in basement renovations. The room is likely to be both cooler and darker anyway being underground, which are both important aspects for storing wine.

Entertainment Area or Home Theatre

Home cinema basement renovationAn increasingly popular use of a basement renovation job is making the room into an entertainment area. This can be an extension of the bar theme with a pool table too. Or, in recent times, many people have had a home theatre or media centre installed.

 

This could range from a few chairs and a big screen TV to lavish seating with full surround-sound and film projector.

 

Guest Space

Basement Room renovation East Coast Bays

Basement bedroom renovation

Perhaps you want to add space for visitors staying at your home. This might be family or friends, or you could make it into another income stream and convert a basement for home-stay overseas students or Airbnb.

 

Office

Another idea for converting a basement is to make an office space. If you are self-employed or run a business from home, this is a great idea since it gives you a more peaceful space to work in, and it also keeps your papers etc away from the family living areas. Not only does this make the living areas tidier but it also means that little fingers don’t make off with important documents.

 

How to Build a Basement Extension?

There are essentially two ways to build a basement renovation. You either dig out the ground, or you can fill in an open space below the house. On the hilly Auckland roads, there are plenty of homes with unused space beneath the main home. Enclosing the space with external walls is a relatively easy basement renovation method and can produce some fantastic basement renovations.

 

Summing Up Basement Renovations

A basement renovation can give you a lot more room in your house. This is often easier than selling and buying a new home, especially if your children are at school.

 

A good basement renovation builder with the right plans can also add considerable value to your property without significantly affecting the overall external appearance of the building, therefore maintaining the integrity of the original design.

 

If you want more space in your house, consider a basement renovation. We are happy to come along and have an initial chat to give you some ideas of what might be possible with a basement extension in your home. We can give you the benefit of our experience on similar basement renovation projects we have worked on.

 

Call us on 0800 224 628 or email admin@cainbuilt.co.nz.

East Coast Bays Second Storey House Extensions Using Pop-Top Renovations

Why Second Storey House Extensions Using Pop-Top Renovations Are A Great Way To Increase The Space And Value Of Your Home

Second storey extension

For many homeowners who want more living space, moving is not always the best option. Adding to the available space that you already have is often a better choice than selling your house and finding a larger one.  Adding a second storey or pop-top renovation to a home can be a good way to expand the usable space but will need some extensive renovation work.

 

Four Ways To Build Upwards For More Space

There are four common methods to expand upwards with a home renovation.

 

Second storey renovations Dairy Flat

Add a second storey to your home

One is to take off the roof, then replace it after the frame for the new storey has been built. This is a good idea if your land space is limited. However, adding a second storey will be more expensive than extending outwards at ground level but sometimes there is no choice.

 

Another option is to extend the second storey across an existing one-storey structure, like a flat-roof garage for example. This is an easier option but has two main disadvantages. The first is that it means a limited expansion. The second is that it will change the external look of your home and it is not always a visual improvement.

 

The third method is to have a loft conversion if you have the roof space. However, the floor of your attic was probably designed as a ceiling so it might not be strong enough to support a second storey. This can require some expensive strengthening work.

 

The fourth option is the one we look in-depth at and that is to add a pop-top or second-storey house renovation. This is where the homeowner decides that they don’t need space across the whole floor but in just a limited area. Rather than adding a full second storey, a pop-top adds a new room or maybe a master bedroom and ensuite.

 

Which Renovation Type Do I Need?

The key to a successful renovation to increase the usable space in your house is to ask one simple question.

How much space do I need?

If you are going to go through the disruption of a major house renovation, there might be a temptation to think about “going the whole hog” and adding a lot of extra room. For any extension you will need to include:

 

  • Structural work
  • Roofing
  • Plumbing
  • Electrical
  • A new staircase
  • Decorating
  • Carpeting

 

But for each additional square metre you add, additional costs can be quite significant. As a ball-park the price can increase by:

  • Basic Quality Extension – $2600 – $3300 per square meter
  • Good Quality Extension $3300 – $4500 per square meter
  • Excellent Quality Extension $4500 upwards.

 

If you decide you do need a lot more space, then it would be more cost-effective to go for the big renovation at one time rather than adding further rooms a few years later. However, often people don’t fully utilise the extra space they pay for. So it makes a lot of sense to be honest to yourself about the extra space you really need rather than having a grandiose desire.

 

You also don’t want to over-capitalise in your suburb. For example, if you live in a four-bedroom suburb, then expanding to a six-bedroom house will over-capitalise.

 

The key is thorough and realistic planning to make the best use of your money.

 

Adding A Pop-Top – An Effective Solution For Creating More Living Space

Pop top renovation Diary Flat

Add a new living room in your second storey extension

One of the biggest problems people have, especially on an already sub-divided section is the area of their land. Extending outwards is not always possible so if you decide that your family only needs an additional bedroom or maybe a playroom, then a pop-top can be the best way forward.

 

You are limiting the extra square metreage that you are paying for. This will reduce the roofing costs, the decorating and floor covering. Electrical work will be a lot less, and, depending on the use for the new pop-top space, your plumbing expense could be far lower than with a full storey extension.

 

An additional visual benefit is that a pop-top roof can be made to look an integral part of the building design. Compare this to squaring off the building by adding a room over a garage. That can look “boxy”, and not very appealing. But a pop-top can make an elegant addition.

 

Also, if it is going to be a master bedroom suite, which second storey renovation extensions usually are, you will enjoy a bigger and better view from your windows.

 

How Much Will A Second Storey Pop-Top Extension Cost?

The price of a pop-top extension can have a big variation in price. They can range from $200,000 to $450,000+

 

Dairy Flat second storey extensions

Or add a master suite

There are various factors that affect the ultimate price of a second storey renovation to include in your budget. One of the biggest issues will be the choice of materials, especially if you are having a bathroom since prices vary considerably depending on the quality of fittings you choose.

 

You will need to include planning costs, architectural drawings, Council permits, and of course the renovation builder costs themselves.

 

Also be aware, that the more changes you make during the pop-top construction process the more expensive the end project will be. It costs a lot more to retro-fit work the builder has already done than to plan it properly to start with.

 

It also pays to have a contingency in the budget as you will undoubtedly have unplanned costs. Aim to include 10% to 15% of the build cost.

 

Some Issues To Consider For Adding A Pop-Top Second Storey Renovation

When you are building up rather than building out, you have to take into account a few pointers.

 

For example, the pop-top will add extra weight to the house. An older home might not be structurally capable of supporting the extra weight so you will need to get an engineer’s report to see if you have to strengthen the lower parts of the house.

 

You will also need additional scaffolding and shrink-wrap to keep the working space dry. This does mean though that the builders can work through bad weather conditions making your build quicker which offsets the wrapping cost against the labour cost.

 

The first step in the process is to have detailed plans developed by an architect along with the engineer’s input.

 

The Best Way Forward To Adding A Pop-top House Extension

The first step is to talk to an experienced License Building Practitioner. They will be able to come out onsite to have a general chat about your ideas.

 

They will be able to say if you need planning permission for example. This will be a lot quicker than asking the Council.

 

They will also have some good ideas and suggestions based on their experience in doing other pop-top renovations. They can also give you some pointers on the costs of different ideas you might have.

 

While these are suggestions you will need plans drawn up for the Council to approve and the builder to work from. A good renovations builder will know good designers they can recommend for your project to produce those drawings. This can save you a lot of time and money talking to a number of designers or architects.

 

A pop-top renovations builder will also be able to give you a ball-park figure for the work you have in mind. This will mean you can see if you can afford the job, or if you need to scale back your intentions.

 

Whatever your situation, contacting an experienced pop-top renovations builder at the start is your best way forward.

 

At Cain Built, we have worked on pop-top renovations in various parts of Auckland. If you want a second storey or pop-top renovation in East Coast Bays or other areas of the North Shore, call us on 0800 224 628, or email us at admin@cainbuilt.co.nz. We will gladly come and have a chat with you about your aims for a pop-top renovation.

Fixed-price Vs Charge-up contracts – which is best suited to your project?

Typically, there are two types of building contract used in New Zealand – fixed-price contracts and charge-up (also known as cost-plus-margin contracts), though knowing which of these contracts to go with can seem daunting, with usually either being suitable options. As both come with their advantages and disadvantages, it’s important to understand these differences before you sign so you can decide which best suits your project, budget and preferences and to avoid any surprises down the track. At Cain Built Ltd. we’ll recommend which style of contract we believe will work best for you, answer any questions you may have and give you ample time to consider everything before making your decision.

So, what are the differences?

 

Fixed-price contracts

In a nutshell – we’ll give you a detailed quote, up front.
Best suited to: New Builds and those who know exactly what they want.

A fixed-price quote can offer a certain level of certainty at the outset of your build, so if you have a very specific budget, or if you need a figure to take to the bank for approval, this contract will likely best suit you.

The price shown on your contract will generally be what you end up paying. We say generally, as it’s important to note that these contracts can include exceptions and certain ‘tagged’ items in your build (common in renovations, but can arise in new builds as well) where a price cannot be confirmed until work begins, as often there are elements of the build that can’t be seen or are unknown prior – such as; variations to initial plans, issues found once work has begun (e.g. rotten timber, asbestos) excavation and earth moving surprises (e.g. unfavourable conditions or excessive ground water, contaminated soil, discovery of pipes not on the supplied plans, tree roots).

There is always the possibility of additional costs. With our fixed-price, we will give you a set price with a breakdown of materials, labour and subcontractors required, along with a detailed scope of the work, so you know exactly what is and isn’t included. Variations to the scope of works will either be quoted or billed out on a cost + margin basis. Additional to the cost of the work done there will be an administration fee to cover the time spent pricing and the additional administrative work resulting from the variation. Variations may also result in delays to the job schedule leading to additional costs to the builder not allowed for in the fixed price contract – to name a few; additional rubbish removals, extended hire of fencing, plant and even toilets may result from a variation of which the cost is passed to the client.

Cain Built work with a qualified Quantity Surveyor, so we can ensure your quote is as accurate as possible, based on the plans and information you provide us. As it can take anywhere from 30-60 hours to accurately price a large project, please be aware there is a cost involved with supplying you a fixed-price quote. This cost however is waived if you choose to use us as your builders.

We find this way of working delivers the best building experience as the job typically runs more smoothly – you know exactly what to expect from us from the get-go, so the potential for disputes or disappointment is considerably lower.

 

Charge-up contracts

In a nutshell – we’ll give you an educated estimate of the project cost before you start. Generally, we will work off square meter rates for the type of project and previous experience. The figure given is more of an indication of cost than a fixed sum.
Best suited to: Renovations & those that want flexibility to make changes as the project progresses.

This type of contract includes the builder’s cost price of all materials and sub trades plus the builder’s margin, so we’ll only charge you for the hours of labour and materials used on the project as we go, as opposed to a pre-estimated set cost, though exceptions and ‘tagged’ items may still apply to this type of contract.

With charge-up contracts you have greater flexibility to make changes as the project progresses and reassurance of paying only for the labour and materials used as opposed to a generous assumption. If the project runs ahead of schedule you reap the benefits. It also means you’re not paying for contingencies made during pricing to allow for unknown issues which builders must do in fixed-price contracts.

Starting with only an estimate does means it’s harder to know what the exact final cost will be at the end, but we can arrange to have a high-level estimate produced by our Quantity Surveyor so you can see where the allocation of costs are and where money can be saved.

 

At the end of the day.

Our Cain Built team always aim to deliver on time and on budget, no matter the type of contract we have with you. We will organise everything from contractors through to the final inspection for you, so you don’t need to run around gathering further quotes for trades or worrying about orchestrating them all – you can leave all of that to us and it will all be outlined in your contract. Furthermore, both fixed-price and charge-up contracts allow you to take advantage of our industry discounts on materials and trades, so you get the best price possible.

We also understand your thoughts and ideas may change as you start to see your build take shape and that’s ok – you can still make changes to a fixed-price project as it progresses if need be. We will discuss your options with you at the time and what this will mean regarding your contract.

Whichever you decide to go with, we’re here to offer you advice and a positive building experience.

 

 

About Cain Built Ltd

About Cain Built Ltd

BUILDING OUR FOUNDATIONS.

Cain built Ltd. was founded in late 2014. Having worked for building companies for nine years, I decided the time was right for the next challenge – establishing my own business.

Over the past 11 years, I really have nearly seen it all: renovations, top-end new builds, alterations, extensions, re-clads, re-builds and commercial work. This gives my team a competitive edge when it comes to approaching your next project, as there isn’t much we haven’t come across. In particular, renovations are something that we thoroughly enjoy. Yes it’s dirty work, but it’s also extremely rewarding turning a house that’s essentially a crude stone into a polished diamond.

We strive to deliver the highest quality workmanship to our clients, and as a member of the New Zealand Certified Builders Association, we’re able to provide you with a Halo 10 year Residential Guarantee Insurance to back that up. This provides you with peace of mind that your project is being built by trade professionals, who are backed by the most comprehensive guarantee on the market.

Our story

STARTING OUT

STARTING OUT

When I set out to find a building apprenticeship times were tough and opportunities were scarce. Despite this, I was accepted into a labour company’s apprenticeship scheme. From there I had to serve out a trial period, at first labouring, to prove I was going to uphold their name and honour their financial commitment to me.
After labouring, I began my apprenticeship with Wayne Jensen at SCD Builders. Here I was placed in the care of 3 builders, who between them had over 80 years experience in the industry – I couldn’t have asked for better people to learn from. Each offered different areas of expertise and I soaked up their knowledge like a sponge.
With Wayne and the team, I worked on commercial office units and renovations. I also assisted the team on building a number of new houses – a highlight being a country estate for one of our country’s wealthiest people.

Our story

HOW IT ALL BEGAN

How It All Began

BUILDERS ARE NOT MADE, THEY ARE BORN. From the day I was able, I was trying to construct things. I began with wooden blocks and progressed to Lego, followed by a hammer, nails and wood. It wasn’t unusual to find me helping my father Gary, building things around the house, or quietly supervising the extension being done to our bungalow, at the tender age of 4. As the years progressed, the curiosity and the passion for building only grew. Having explored what university and the work force had to offer me, I realised I couldn’t deny my heart’s desire, to work in the construction industry.