A&a For Interterrace

[Hubber 0]

Dear All,

Looking to do A&A on a 2 storey Inter-Terrace. Current build up is approx about 2200sqf. Looking to build to the maxi-envelope allowed for A&A (<=50%) or about 3000sqf.

For the back.. would like to extend my back room until end point of my kitchen (currently roofed at 1st floor).

For the front... would like to just push out my current roof outwards. Add double height ceiling space over current front facade of my place.

1. Any idea what how much I need to set aside on my budget for this structural works? No additional floors, just push-out of my front and back house boundaries.

2. Any builders to recommend for this kind of A&A?

3. Any techniques in cleaning the double height ceilings or walls?

Appreciate your thoughts & comments.

[leechaorui 2]

Dear All,

Looking to do A&A on a 2 storey Inter-Terrace. Current build up is approx about 2200sqf. Looking to build to the maxi-envelope allowed for A&A (<=50%) or about 3000sqf.

For the back.. would like to extend my back room until end point of my kitchen (currently roofed at 1st floor).

For the front... would like to just push out my current roof outwards. Add double height ceiling space over current front facade of my place.

1. Any idea what how much I need to set aside on my budget for this structural works? No additional floors, just push-out of my front and back house boundaries.

2. Any builders to recommend for this kind of A&A?

3. Any techniques in cleaning the double height ceilings or walls?

Appreciate your thoughts & comments.

This is my personal opinion on what you can do.

a. You will need to get an architect and engineer to help you in the A&A work. There is also the needed paper work to be submitted for approval by the various govt agencies.

b. According to some homeowners, the appreciation in value for the A&A work tend to be less than the cost of construction. In addition, the value you spend on A&A generally depreciate over the years.

On your question.

1. Depending on the complexity of the work, the materials you use, etc..., the work can cost you between $200K to $300K easily. The work will probably comprise of additional footing to reinforce the foundation. Demolishing part of the roof and supporting pillar may mean that you will have to reinforce part of the interior of the house. It may be challenging to construct an extension on the back of the house if you are sharing common back fence with your neigbhour or your back lane is very narrow.

2. There are many builders in the market. You have to consider whether you want to do a design and build or to work with an architect and then tender the work to contractors of which the architect or you will have to project manage. Sometimes, people go for a hybrid between the two methods. There are pros and cons between the methods.

3. The architect and contractors will be able to advise you on cleaning the double height ceiling/ wall when you invite them to your place to view the work required.

For a start, you may want to invite an architect to your place and make an assessment of the extend of the construction and the probable cost.

[Hubber 0]

Thanks for the detailed info

Am in the process of getting some quotes.

[ahnorm 0]

Thanks for the detailed info

Am in the process of getting some quotes.

Hi Hubber, how did the quotes come along. Am doing the same now....and the budgets are killing me. Any advise you can share?

[Hubber 0]

Hi Hubber, how did the quotes come along. Am doing the same now....and the budgets are killing me. Any advise you can share?

Get a direct quote from a Builder (with own team of workers), usually a landed specialist.

Too many times, too many wanna be builders are actually your run-of-the-mill reno contractors.

Nothing wrong with engaging a reno contractor for reno work. But your general reno contractors would not have the experience to do structural work and would usually have to sub it out. That's where u see the padded costs added on.

I had a lot of PM advise from various forummers here like Yap, Lee, Wai and others.

Each of them approach their landed build in a slightly different manner, but their common key is in finding the right builder/architect/contractor that they can work with.

For major reno for landed, more is less and less is usually less. Meaning once u hit a budget of couple of 100ks... u can usually do a lot for more for what u spend.

The margin for the builder would already be priced in and depending on your relationship with the builder, he can usually bundle in extras for little or no cost to u, its really whether he want to make u pay for it or not. U are not buying a pasar malam product, its important to have a good understanding with your builder/main con.

U will be surprised when u fully itemized out all the items.. u will find the quote will usually be doubled if the work is divided up into separate reno quotes.

For value for landed, I recommend u either spend minimal to do the minimal or go all the way build to your maximum allowed enveloped. Spend the bulk of the budget on the wetworks first, u always do the carpentry at a later stage. Increasing your GFA(GrossFloorArea) would usually increase your valuation, adding a 10k gold plated showerhead will not..

[ahnorm 0]

Get a direct quote from a Builder (with own team of workers), usually a landed specialist.

Too many times, too many wanna be builders are actually your run-of-the-mill reno contractors.

Nothing wrong with engaging a reno contractor for reno work. But your general reno contractors would not have the experience to do structural work and would usually have to sub it out. That's where u see the padded costs added on.

I had a lot of PM advise from various forummers here like Yap, Lee, Wai and others.

Each of them approach their landed build in a slightly different manner, but their common key is in finding the right builder/architect/contractor that they can work with.

For major reno for landed, more is less and less is usually less. Meaning once u hit a budget of couple of 100ks... u can usually do a lot for more for what u spend.

The margin for the builder would already be priced in and depending on your relationship with the builder, he can usually bundle in extras for little or no cost to u, its really whether he want to make u pay for it or not. U are not buying a pasar malam product, its important to have a good understanding with your builder/main con.

U will be surprised when u fully itemized out all the items.. u will find the quote will usually be doubled if the work is divided up into separate reno quotes.

For value for landed, I recommend u either spend minimal to do the minimal or go all the way build to your maximum allowed enveloped. Spend the bulk of the budget on the wetworks first, u always do the carpentry at a later stage. Increasing your GFA(GrossFloorArea) would usually increase your valuation, adding a 10k gold plated showerhead will not..

Hubber. Sorry. Only just seen your reply. Wise words indeed. I have been meeting up with contractors/IDs. Running to expos,...meeting contractors at my new place...I think all in all I got 7 quotes. a bit kiasu but i suppose it gave me a better idea of what to expect.

I have finally signed up with a builder. In the end, it is his promptness and sincerity that swayed my wife. Hope I didn't get taken for a ride....

Anyway, paid my 10%. so that BCA, URA stuff get through first...Hope to start work on 1st July!

Will take note of the buffers put in by my contractors....

My scope of works is similar to yours...i.e. extend the back (front is maxed out already). relocate 3 washrooms, change facade and relocate kitchen etc.

[Bachie 0]

Hi all

Would you be able to share your quotation with me? I'm torn in between - wondering if i should buy an original house or a renovated one.

Please help me.

Hope to hear from you soon.

Thank you.

[leechaorui 2]

Hi all

Would you be able to share your quotation with me? I'm torn in between - wondering if i should buy an original house or a renovated one.

Please help me.

Hope to hear from you soon.

Thank you.

Hubber is right. Maybe, we should all get together to discuss the strategies of rebuilding our house and to share notes/ design plans from contractors. At least, with more ideas, pple would know better what we are getting. Cheers.

[victor 0]

Hubber is right. Maybe, we should all get together to discuss the strategies of rebuilding our house and to share notes/ design plans from contractors. At least, with more ideas, pple would know better what we are getting. Cheers.

Yup, i fully agree, me on.

[leechaorui 2]

Yup, i fully agree, me on.

Can moderators help to create a section for pple doing A&A, reconstruction and erection of landed houses? Seem like there is demand for knowledge sharing in this area.

Edited June 30, 2009 by leechaorui

[horseman 0]

I'm in the same shoes as ome of you guys. Completing the sale of a single storey 2000 sqft inter terrace in the next few weeks and I see the monumental task of A&A or rebuilding ahead.

Yup, i fully agree, me on.

[bellevue18 0]

I'm in the same shoes as ome of you guys. Completing the sale of a single storey 2000 sqft inter terrace in the next few weeks and I see the monumental task of A&A or rebuilding ahead.

I have major A&A on my semiD just completed, which lasted more than 10 mths. It is exhausting but also fulfilling in that we get to design the house to fit our living style and each room is reno to the individual's taste. All in all, our family has been extremely happy living in the house now.

[Dereklsh 0]

Thanks for the detailed info

Am in the process of getting some quotes.

Hi Hubber, how is your A&A coming along? I am planning a re-construction works extending rear 2 floors and what you have done is similar to what I am looking for. Care to share the contractors and some details of your works?

Looking forward to hear from you.

Derek