House Renovation

Coatesville Renovations Builder – What Do Major Home Renovations Entail?

What Do Major Home Renovations Entail?

For people wanting to undertake a major home renovation, this might be to upgrade their existing home or because they have bought a run-down or older house that they want to renovate. If you have never renovated a home before, you might be wondering what major home renovations entail. Is it a project that you can handle yourself, or do you need to hire a builder for major renovations? These are some of the things you can expect.

Getting The Plans

First of all, what is your desired outcome from the renovation? For any major home renovation you will need to have some plans drafted to consider how these new spaces could look, how they could change the overall appearance and flow of your home and also to figure out which improvements actually fit within your available budget. A good architect or an experienced draughtsman will sit down with you and discuss your requirements and budget. They will ask a range of questions about your lifestyle, the family members (teenagers will have different needs from young school children for example) and the anticipated use of the areas you are looking to renovate. All of these will have an impact on how they design your renovation project.

Using their experience, they will also have insights or ideas that you may not have considered. They might suggest a different configuration of the layout or a different orientation to capture more natural light and warmth.

They will also have an understanding of the shape and slope of the land that you will be building on.  This will have a significant effect on the costs of the building project also.

Once they have your input, they can then go away and draw up a sketch design and layout for you to then review, giving you the chance to either accept the design or for you to suggest changes. Once you agree on the design, they will then make the final drawings.

Once the plans have been submitted to Council, it is important that you do not make any changes to these since they are critical for Council Consent – see below. A renovations builder can use these to produce an estimate, though any later variations from the design will undoubtedly affect the construction costs, usually upwards, as well as potentially causing delays, so be absolutely sure that the design is what you want before the draughtsman or architect makes the final drawings.

Major renovations Coatesville

Council Consent

It is essential to get approval for your building project from the local Council before you begin any major renovations. This might be Resource or Planning Consent, or both. Getting the Auckland Council Consent is a complex process and people are advised to seek professional help with the process. We can point you in the right direction here if you need help with your application.

As part of the consent process you will need to supply the drawings of the final design produced by a qualified architect or draughtsman to accompany your application. Any major variations from the design might need to go back for further approval – causing delays in your project.

Getting consent is vital as the Council has a range of powers to slow or halt building if the consent is not granted. Often renovation building companies will not quote a project without Council Consent first being granted, as it could easily be a waste of their time. It is not uncommon for Council to request changes to the plans as part of their peer reviewing processes for engineering and design.

During and after the renovations process, you will need inspections from the Council. At the end you will get the final sign-off, called Producer Statements (PS). Not only are these important to show that the Council has approved the completion of your work, but if you do not have the appropriate consents, you will not be able to get insurance cover.

Further, you will also find it very difficult to sell your home without the relevant Code of Compliance or PS. Banks and lenders are increasingly looking for reasons to not give a loan or mortgage. The absence of Code of Compliance documents will be all that is needed.

Major Renovations For The Whole House

It is not just updating your kitchen and bathrooms – a major renovation often includes multiple spaces of a house.

These days people tend to want to have a big open-plan living area. So it is common for us to work on major renovations in Coatesville that include the kitchen, lounge, dining room, and hallway for example. With our major renovations building experience we can help create much more living space in a house by removing walls to reconfigure the layout, giving views across the garden or creating much brighter internal living spaces.

Other major renovation projects can include adding an upper-storey or perhaps building out over a garage to add bedrooms or an office. Adding a granny-flat is another popular addition, which can often be part-funded by the parent selling their home, or rented out to gain extra income.

Major Renovation Projects Can Involve Indoor And Outdoor Upgrades

Upgrades and big renovations don’t need to be exclusively focused on a home’s interior. The exterior of a home can also be part of the renovations. If you have created a wonderful open-plan living area, lots of people choose to carry that outside by having a new deck, patio, or outdoor living area built. This way, you can extend the theme throughout your home, creating a steady flow of colour and style.

Another advantage in having major renovations in your garden at the same time as the indoor renovation building work, is that you only have one time of disruption. You might as well “get it over with.” The building company is on-site so they can build the deck or patio for you. The Project Manager can work with the other trades companies for landscaping or outdoors electrics for example.

If people put off the idea of renovating their garden or outdoor living area, they will find it harder to get the enthusiasm at a later date so we always recommend having the indoor and outdoor renovations done at the same time if your budget can handle it.

Major renovations builder CoatesvilleThe Costs Of Home Renovations Can Vary Wildly

One of the first things that most people want to know about home renovations is how much they cost. Unfortunately, there isn’t necessarily an easy answer to this question. There are many things that impact the total cost of home renovations.

Upgrading a small home is generally going to be cheaper than improving a larger home unless expansions are involved. Some homes may not need extensive renovation work, but other properties are going to need significant upgrades.

One of the best options for you is to call in an experienced home renovations builder to talk through your ideas. They can then give you a ball-park figure so you can see if that fits with your budget or your valuation for a renovated house in the area.

These days with the quickly changing costs of renovation building work in Coatesville, in fact throughout New Zealand, your own estimate is likely to be some way of the mark. Don’t leave it to chance and start a project that you cannot afford.

Summing Up

In short, there are many ways of renovating your home to create more space, light, or add value. If you have some thoughts about a major home renovation in Coatesville, and would like some advice, please call us on 0800 224 628 or email at admin@cainbuilt.co.nz, we’d be happy to talk to you about your options.

 

 

 

 

East Coast Bays Builder For Major Home Renovation Projects

Major Renovation Projects For East Coast Bays Homes

Unless you are qualified, you should never attempt to undertake a major home renovation project on your own. Many people look at the costs of the project and think that they will save a lot of money by doing it for themselves, but it is usually the opposite. Part-time DIY-builders generally end up spending much more than they intended. This is especially the case if they factor in the extra time that they will need compared to hiring a professional builder. Even worse is that their attempts could easily have a disastrous outcome. Watching a few videos online or home renovation shows on TV does not make an amateur an expert at big renovations.

In fact, watching home renovation shows ought to convince anyone that trying to do it yourself is asking for trouble. They all go way over budget, take far more time than they expected, and cause untold stress to the family.

What Are You Buying When You Hire A Builder For A Major Renovation?

A major home renovation, whether it is a new bathroom or a total house renovation, is going to set you back many thousands, and more likely hundreds of thousands of dollars. So what are you getting for your money?

You Are Hiring An Experienced Team Of Builders

When hiring a professional building contractor, you are hiring not just the builder themselves but a whole team of proven experts. Every professional home renovation builder not only has a team of skilled carpenters, but a network of qualified subcontractors that they will call in to work on the construction project alongside them. You don’t have to spend your time finding and verifying a plumber, a roofer, and an electrician to name just a few. The builder most likely already has preferred contacts at hand who they work with and can attest to the quality of their work, which they can suggest and then manage for you.

Experience As A Major Home Renovations Builder

Experience is the key to delivering a top-quality job. Imagine if you were trying to learn carpentry, framing, flooring, drainage etc. It would take you months, even years to develop sufficiently good skills to carry-out major renovation projects in your home. A professional building company has years of experience in their chosen field, along with access to other companies with years of experience in their own fields. Experience is not something you can buy, but it is something you can hire.

There are of course many ways to know if a contractor is experienced. One being references or if they are a Licensed Building Practitioner. You can also ask the company’s representative to show you examples of their past work and any testimonials they have.

Furthermore, they know which permits are needed which can save you hours of frustration trying to find out from the Council.

It is Their Career

What does that mean?

With DIY projects, they can only be done when a person is free, such as during the evenings or over the weekend. This means that the project is part-time. However, when you hire a builder for a major renovation project, they work when you are working. This means you get eight experienced hours a day rather than a couple of novice hours a day on your project.

The Renovation Is “Move-In-Ready”

The project is not finished, until it is fully completed. A DIY-er may run out of energy towards the end and leave a few smaller jobs for later, only they never get around to them. When you hire a building company, they will finish all of the tasks including cleaning the paint spots and finishing the site clear-up.

All you will need to do is add the furniture and sit back to enjoy your newly renovated home. This not only saves you time and money but ensures the job is fully finished with no corners cut so you actually end up with the home you imagined.

What Sort Of Major Renovation Projects Can We Help You With?

Over the years we have worked on many types of home renovations. These have ranged from renovating a bathroom or kitchen, creating open-plan living and dining areas, right up to complete house renovations.

A full house renovation might even include adding a new storey, or a large house extension covering hundreds of square metres.

Whatever you have in mind, we can help.

Conclusion

Clearly, unless you have a lot of different building skills, and can devote all of your time to a major house renovation project, you will need the skills and experience of a professional builder to get a good quality job finished.

However, when hiring, it is important to ensure that you have hired a professional contractor who has proven credentials for work similar to your renovation project.

This simply means learning more about their previous work, the quality of the end result, and even if they finish the work as scheduled.

Ask them too if they are accredited members of a trade association. Many associations demand ongoing training and reviews of work for companies to keep their accreditations. This alone can save you a lot of time and worry when looking to hire a renovations builder.

At Cain Built we are not only New Zealand Certified Builders Association accredited (NZCB) but have worked on many different types of major house renovations, so we’re sure to be able to help you with yours. If you have a project in mind, please give us a call on 0800 224 628 and we will gladly have a chat with you about your renovation project.

East Coast Bay Home Extensions Builder – Some Thoughts

Five Reasons You Should Consider Having A Home Extension Built

As a homeowner, one of your biggest concerns may be the lack of enough space. Even if you think you have plenty of space at the moment, at some point, you may decide that you need some extra room in your home. Moving to a bigger house is always an option, but the hassle of relocating isn’t everyone’s cup of tea. Exploring the option of building a home extension is definitely another option you ought to consider since it gives you more control over the final result.

Further, there is more to home extensions than just having more space. If you do not have to relocate for a job, extending your home offers numerous other benefits too that are worth considering.

Building A Home Extension Saves You Time And Money

The implications of purchasing and moving to a new home cannot be overlooked. The process of assessing, viewing and bidding on a home is expensive and emotionally draining. There is also no guarantee that you will be able to buy a house that you like if someone outbids you. In addition, there are significant costs associated with moving too; legal fees, real estate commissions, and the removal company. That is all on top of the time and expense looking for a house.

Building a home extension is not a stroll in the park but for many families, it is much less disruptive as you do not have to relocate. For example, you do not have to find new schools and get the children settled in to those, which is another emotional drain.

Building a house extension is not a cheap option but at least the outlay is going into your asset rather than commissions to service providers.

It Adds Value To Your Home

It goes without saying that a home extension raises the value of your property. Increasing the value of a home is not usually a driver for people who decide to have a home extension built. It is usually the need for more space as youngsters become teenagers, or an elderly parent wants to move in with you.

Nonetheless, a well-designed and constructed house extension will add value to your home. However, seek advice from architects, local real estate agents, or experienced house extension building companies regarding over-capitalising your home. For example, if you make your house into a five or six-bedroom home but all the others in your street are four bedrooms, then it might be difficult to sell a house that big in your neighbourhood.

It would be prudent to consult one or more of the above experts before you go too far down the track.

An Extension Can Adapt Your Home To Your Changing Lifestyle

A home extension helps you gain the much-needed space to suit your family’s lifestyle. You may need the extra space to accommodate extra family members, or the desires of your family might change. When children are small they often share a bedroom no problem, but as they grow older they may want their own space.

Another example is if you decide to work from home. You may want an office or studio, depending what you do. Or you may decide to create an open-plan living area which you can extend out into the garden to add even more living space.

Whatever your family’s wants or needs might be, the extra space you gain from having a home extension built will allow the installation of extra facilities and resources to ensure that your home adapts to your new lifestyle.

A New Home Extension Can Change Your Home’s Interior Design

If you are going to have a building company to add a home extension, there will be some disruption for sure, and will probably require remedial decorating where the house extension meets the existing walls. That is an ideal time to have a fuller refit, or redecorate your home. You could even take the opportunity to go all out with your design options.

Extra Facilities Give More Convenience And Family Harmony

Having extra bathrooms or kitchen space is invaluable to any home setting. As a family expands there is more demand on the existing facilities. What family hasn’t had a struggle with the queue for the bathroom on schooldays? A house extension including an extra bathroom brings harmony and efficiency to the running of a home.

If you have extra kitchen and dining space this can help to enhance the relationship between family members. Dinner time used to be when families got together at the end of the day and interacted with each other. But these days it is not as common as it used to be. However, if you have a well-designed, and more conducive dining area, you can bring back those valuable family times.

Self-build Or Hire A Builder For A Home Extension?

Some people may be tempted to build a home extension themselves. The old Kiwi-DIY spirit. But these days it is a much better idea to hire a building company for a home extension.

Some of the main reasons are that for one, people are much busier than they used to be. Life is lived at a faster pace, and spare time is more limited. That means that it will take a lot longer to complete the job if you try it yourself.

Another issue is that the building regulations have changed significantly. Many jobs can only be signed-off by the Council if they are completed by a licensed trade provider.

That leads onto the next big reason; Insurance. Insurance costs have gone up massively in the last two years, and insurance companies are looking for excuses to not take on new risk. But you will only get insurance cover if the work has been given all the Council building consents.

Summing Up

Often the first thought about a cramped housing issue is to look for a new home, but there are other options. One of the best is to hire a building company to build a home extension. This will not only enhance the value of your home, and provide you with the extra facilities that you want, but it will ensure that the home extension will have all the necessary building consents.

If you would like some advice on the possibilities with a home extension, give us a call 0800 224 628.

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.