Extension by enclosing a concrete verandah, using existing roof

[jk82]

Hi all

We have a 60's brick home (sort of an A frame shape) and at the back there is a roofed verandah which runs the length of the house. The verandah floor is solid cement on limestone footing.

I'd like to enclose the verandah in order to make a playroom (access via the doorway we currently use to go to verandah) and extend the kitchen (we would have to knock out part of the kitchen wall for this).

I think part of our council/strata requirements is that any extensions need to be in brick.

I know nothing about extensions, building, renovating etc - but I wonder since we already have the foundation, roof and two of the walls, is this a relatively easy extension?

We would need to redo the ceilings, plaster the walls, add electrical sockets etc - but the plumbing for the sink in kitchen would be staying the same.

What I'd like is some guidance - is this so easy that I should go and do an owner builder course or is this something for a professional building company? Any idea of vicinity of costs?

Cheers,

Jen

[paddyjoy]

I know nothing about extensions, building, renovating etc

If this is the case then I think owner builder is not the way to go, unless of course you really want to learn and you are prepared to dive into the deep end.

I would also stay away from the big companies for something like this, see if you can get some local builders to come and have a look. Most should be able to give you a rough idea of what structural work might be required just by looking.

[barney118]

Jen, some pics would help. I am not sure what you mean by limestone footing? and concrete slab? The other scary part of this you mention strata, I am not sure of the building laws regarding strata set ups, is this a dual occ set up?

[David.Elliott]

Hi Jen,
When you say Australia, could you maybe give us state and maybe suburb. That can give us an idea of design and construction of your existing, big help to assist us
to assist you..
Wife and I did something very similar many years ago. Not hard.
But then father in law a builder...
Ours was a bit different insofar as we had a laundry at one end and a bedroom at the other. is this what you have or similar?
Initially what I did was put a couple of reclaimed glass sliding doors in the gaps temporarily.
Then steel beam to support roof plate, then knocked out wall between kitchen and verandah leaving only bit behind sink, effectively doubling size of kitchen.
then got real serious, with additions right across back of house, 10m x 6.5m, (another story)

[Bloss]

Jen, some pics would help. I am not sure what you mean by limestone footing? and concrete slab? The other scary part of this you mention strata, I am not sure of the building laws regarding strata set ups, is this a dual occ set up?

:whs: pics a must please

[Wavenut]

Hi all

We have a 60's brick home (sort of an A frame shape) and at the back there is a roofed verandah which runs the length of the house. The verandah floor is solid cement on limestone footing.

I'd like to enclose the verandah in order to make a playroom (access via the doorway we currently use to go to verandah) and extend the kitchen (we would have to knock out part of the kitchen wall for this).

I think part of our council/strata requirements is that any extensions need to be in brick.

I know nothing about extensions, building, renovating etc - but I wonder since we already have the foundation, roof and two of the walls, is this a relatively easy extension?

We would need to redo the ceilings, plaster the walls, add electrical sockets etc - but the plumbing for the sink in kitchen would be staying the same.

What I'd like is some guidance - is this so easy that I should go and do an owner builder course or is this something for a professional building company? Any idea of vicinity of costs?

Cheers,

Jen

Hi Jen,

What you are trying to achieve is altering the current approved state of the verandah as an outdoor covered area, to an approved inside area with occupancy certification. You will need a DA through council as you are changing the purpose of the area. Council DA process will clearly articulate all of the steps.

In terms of attending an owners builders course, it is one way of achieving the certification step of the DA, however it is probably the most difficult and you will have to pay for the course, take your own time to attend the course and then hold the owner builders home warranty insurance for 6 years post final approval of the DA and issue of the occupancy certificate. If anything goes wrong with it during that time or you sell the house you are fully responsible for it. These days the owner builder course is not really worth it as the tradies will all add their premium on top of each trade stage anyway and all you are doing is carrying the risk and expense of the owner builder privilege.

Have a fully licensed builder take a look at it and make sure you fully explore his insurances and warranties, have them take all of the risk and control each phase through council. Prices will range from between 1500 - 5000k per each m2. Plus all of the council fees.