kardtoon

Wow! 10k versus 2k is a no brainer for me. Unless the 10k shoots lasers and/or takes out missiles...

I'm interested in the feedback as well. Do you mind sharing the prices from both companies? Also do we have to get a system that's "connected"?

First step is to find a good architect and/or builder and talk to them. They will be able to advise on how big you can build up to, estimated cost, timing, etc.

1) Liability for maintenance fees starts when you legally take over possession of the house, not when you move in. All MCST needs to have their accounts audited annually, so they should have their accounts in order. You can always ask but not sure if they will provide but AGM minutes and audited accounts should be available. 2) Short answer is yes. Maintenance fees is typically a sum that is derived from the expenses needed to run the condo facilities for the year. It's approved at an AGM. You can always challenge the budget during the AGM. Also, what you pay could also include a sinking fund amount which is to provide for longer term repairs and maintenance items (e.g. painting the facade) 3) You should take to her about the architect response. Should seek to understand why the architect says no. Is it not to a free replacement, or it is structurally unsafe (doubt it) or what? Maybe talking to architect directly can help clear this up. If you don't like her performance in the MC, you can always vote her out at the next AGM, though I doubt in your case you can gather enough votes.

40 year old house sounds like extensive renovation, A&A or reconstruction is due.

90 days option? The OP didn't say it was that long. If it is, that's amazing and worth 1% as most option must exercise in 2 weeks.

Did you look behind the door of your switch box first?

Kind of hard to estimate right? I have friends living in a landed house, 3 adults, one kid and monthly bill ranging from $90 to $150. I also know similar family spending about $250 to $350. So many variables on utilities bills.

" I found mine behind the door of the switch box " Yes, that should be the first place to check! Seriously, BCA should have it. Congratz on finally finding your dream house :-)

ahhh. Good and cheap contracter :-). I think you should ask yur architect to recommend a few and then you source for a few to join the tender. It seems that besides their overheads one other facotr that comes into play is how busy or hungry these contracters are. That is of course excluding the dishonest ones that tries to win a project with low cost and then pad in prices later. Another cost saver is a good engineer, good ones figure out how to make the structure efficient so that you use less materials and/or avoid expensive options like piling. Looking for deals yourself can be helpful. Architects aren't always on the lookout for the latest clearance sales or deals. Builders may get a good price but they have no incentive to pass on the savings to you after the contract is signed. Some try to cut corners after the price is agreed to shave their cost, hence your architec and engineer needs to be vigilent to look out for you.

ARe you Mak? You've been advertising for Mak in a lot of your posts.

Talking to a professional is best. Everyone has a different expectation of quality and idea of what they want their house to be. These will all play into the design and ultimately affect the cost. For example, are you happy with the cheapest china made window systems that has unproven quality or will you settle for one of the better known brands that will be problem free for a long time. Do you want a simple house with a simple structure or are you looking for one which has a "wow" impact. All of these things will impact they type of materials used, the structure and layout of the house and of course the final price :-) Of course, as another forummer mentioned, the hidden costs can be play a part as well. In my case, I have a sewage pipe on my land and my soil condition requires piling. Both of these set me back 50k already and you don't see anything :-)

Your best bet is probably to approach a good architect or builder to discuss what your requirements are and then plan the next steps. Much better to get professional advice rather than post on the forums :-) PM me if you would like the contact of my architect or would like to discuss offline.

If you considered the increase in GFA of 500sf and a total cost of 130k, that's about $260 psf which is about what the market rate is. $160 to $180 psf is in my opinion a very good price but I think you would need to check on what it includes as well as the quality of the materials etc.

Main difference between A&A and reconstruction is that you cannot have more than 50% increase in GFA and/or more than 50% change in external facade for A&A. For reconstruction, you can pretty much build what you want except that you have to retain parts of the original floor levels. Rebuild is of course the most flexible where you can do anything that you want but will have to build a bomb shelter. Also if your land has areas that are marked for future road widening, when you rebuild, you will have to increase offset to take into account. I also understand that each of these has property tax implications as well but I do not have the details. Cost of building is about the same whether it's A&A/reconstruction or rebuild. PSF amount can vary widely depending on the quality that you want and the complexity of the project. IMO $300 is pretty safe and has good margin for some design.

I recommend looking for a good architect to start discussions around budgets and what you want to do. You should get professional advice before you decide how you want to proceed.

I'm doing a reconstruction and do not have to build a HS. Another friend of mine completed his recontruction and no HS as well. Complete Rebuild requires the HS. I believe the difference between the 2 is that reconstruction, you have to keep some existing floor structures, complete rebuild is from ground up with little restriction.

What's the average psf pricing in today's market for a reconstruction? Anyone knows?