A&a Budget

[tc323 0]

sure, will pM u and hui as well

ura will take max 1 month. bca another 2 weeks or so. your contractor will need to get insurance and mom approval......

Hi scenic98,

Can you pm me with the info as well? I'm also looking for a contractor for A&A.

Thanks,

Thomas

[wind30 2]

i am currently house-hunting (inter-terrace) and wanted to find out more about renovation costs - and found this informative site

a typical house in the area we are interested in would be 30-40 years old, 2 stories, ~2000sqft land, with 3 bed rooms + a toilet upstairs, and living room + kitchen + maids room + toilet downstairs

if i want to go for attached bathroom for each of the 3 bedrooms, does it constitute A&A? how much more would it cost?

in view of the age of the house, would the structure + foundation be good enough for another 30-40 years?

how much can i do with a 150k budget?

appreciate all your comments - thanks

I am going major reno on my place but not A&A. 2500 sqft built in.

Wet Works include tearing up all the flooring, doing marble below and 4" timber strips upstairs. Redo staircase railing. Retiling roof. Redo toilets. Change all windows/gate. cost like $150k.

I heard adding toilets are expensive.

The woodworking and ID cost $95k.

[dreamhouse 0]

I am going major reno on my place but not A&A. 2500 sqft built in.

Wet Works include tearing up all the flooring, doing marble below and 4" timber strips upstairs. Redo staircase railing. Retiling roof. Redo toilets. Change all windows/gate. cost like $150k.

I heard adding toilets are expensive.

The woodworking and ID cost $95k.

hi, thanks for the info - looks like you redo almost everything...

so you already spent close to 250k without appliances, furniture and lights?

[wind30 2]

hi, thanks for the info - looks like you redo almost everything...

so you already spent close to 250k without appliances, furniture and lights?

the woodwook include a lot of furniture built in like tables and beds and aircon. I only need to get one set of sofa and maybe a computer chair.

I think most probably will be around 270k-300k final bill.

[pantieileen 2]

Hi

I need to do A&A works for my new home

Is 300k too expensive for what i need ?

1) Intermediate terrace 2storey 45yr property

2) remove existing mosaic tiles for ground floor and replace with homogeneous tiles

3) Tile up front porch

4) Install automatic sliding gate

5) Build low walls at front boundary

6) Tile up backyard

7) Reconfigure Granny room and groundfloor toilet

8) 2nd floor extension till URA approved limits

9) Reconfigure 2nd floor rooms

10) Additional MBR toilet

11) Remove and provide parquet of hardwood floors

12) 3x Wardrobe 3x toilet cabinets 1x kitchen

13) Create boundary wall for backyard

My intially budget of 250k was actually rejected by couple of contractors who ask me to look for somebody else...sighz..

[Fren 0]

Hi

I need to do A&A works for my new home

Is 300k too expensive for what i need ?

1) Intermediate terrace 2storey 45yr property

2) remove existing mosaic tiles for ground floor and replace with homogeneous tiles

3) Tile up front porch

4) Install automatic sliding gate

5) Build low walls at front boundary

6) Tile up backyard

7) Reconfigure Granny room and groundfloor toilet

8) 2nd floor extension till URA approved limits

9) Reconfigure 2nd floor rooms

10) Additional MBR toilet

11) Remove and provide parquet of hardwood floors

12) 3x Wardrobe 3x toilet cabinets 1x kitchen

13) Create boundary wall for backyard

My intially budget of 250k was actually rejected by couple of contractors who ask me to look for somebody else...sighz..

hi pantieileen,

Like to share with u our experience about reconstructing our new house. We bought an old inter-ter and initially thou of doing a A&A, but then we also want to max our GFA at the lowest cost, hence we ended up with a PE, Architect and ID to plan our interior. As this is an old house, we need to put in additional footings to support the 2nd floor and attic, and also at the same time keeping our old footings. The main bulk of the cost come from structural, mean footings. But i can tell u that your budget of 250k for your above lists is possible, if u want to know more, u can pm me. But need to advise u, u need to preplan all this in advance as all the approvals and permits will take time.

[OurLivingSpaces 1]

I am new to the forum...

I am thinking of doing an A&A to my intermediate terrace, putting up an attic to the existing 2 storey house and making some extensions. Wondering if anyone could provide advice on how to start.

How should I structure specs to invite contractors to quote and advice on good and reliable contractors or A&A home builders.

Dereklsh, I think you will need more than an A&A for putting up an attic and making extension to your house. My house is currently under construction and I have done the same modifications as what you intended. I initially thought it is a simple A&A job but it turned out to be a massive re-building project. My PE (professional engineer) told us that the project would have to be classified as a rebuilding project as it involves too much structural changes. For rebuilding a house, you need to engage not only a PE but also an architect as QPs (qualified persons) to prepare drawings and do submissions to various Authorities for approval. I spent 4 months to obtain the necessary approvals before construction work can commence. If you wish to know more, you can check out my Facebook Page called "My Living Spaces" where I have posted articles on the cost and time needed for rebuilding a house.

[OurLivingSpaces 1]

hi pantieileen,

Like to share with u our experience about reconstructing our new house. We bought an old inter-ter and initially thou of doing a A&A, but then we also want to max our GFA at the lowest cost, hence we ended up with a PE, Architect and ID to plan our interior. As this is an old house, we need to put in additional footings to support the 2nd floor and attic, and also at the same time keeping our old footings. The main bulk of the cost come from structural, mean footings. But i can tell u that your budget of 250k for your above lists is possible, if u want to know more, u can pm me. But need to advise u, u need to preplan all this in advance as all the approvals and permits will take time.

Hi Fren,

Thanks for sharing your experience. At least, I know I am not alone. I had wanted to do an A&A initially and ended up with a massive rebuilding job because we want to maximise our GFA with an attic and extension to the back. I had to engage a PE, Architect, ID, Clerks of Works and Surveyor for the project and go through a long drawn approval process with the Authorities.

Pantieileen, I would advise you to avoid rebuilding if you have budget and time constraint. As for A&A, I got a quotation of less than $250k when I first considered A&A. You can PM me if you wish to know more.

[pantieileen 2]

Hi Fren,

Thanks for sharing your experience. At least, I know I am not alone. I had wanted to do an A&A initially and ended up with a massive rebuilding job because we want to maximise our GFA with an attic and extension to the back. I had to engage a PE, Architect, ID, Clerks of Works and Surveyor for the project and go through a long drawn approval process with the Authorities.

Pantieileen, I would advise you to avoid rebuilding if you have budget and time constraint. As for A&A, I got a quotation of less than $250k when I first considered A&A. You can PM me if you wish to know more.

Hi OLS (OurLivingSpaces) and Fren,

Thanks for your reply. Do you mind if you could PM me your contractor, architect, Clerks of works and ID contact?

Truth is i had gotten Meridien Homes for a quote but it seems they like to go with a certain design (flow) meaning the front door will see through the back wall concept that irks the **** out of my parents (in fengshui terms, this ain't good coz the chi close straight through and doesn't turn around in the house).

I'm not sure if what i'm trying to do constitute rebuilding or A&A.

But the gist of everything is i'm trying to reconfigure the entire interior of the house (for pangtang reasons, my ancestors (4of them) all died inside so ya, i'm trying to reconfigure so that future ppl who lived in the granny room won't feel errie).

OLS, i've been through your FB and made myself a fan of it, hopefully you'll post more pictures

So, one thing i've noticed is that my exterior is exactly the same as yours, are you in Katong too?

Your staircase seem to be in the same (imo) horrible location as mine, would prefer it to be by the side of the house) so i'm assuming your upstairs also has 3bedrooms and only 1 bathroom (yes, apparently my granduncle in the 1950s didn't think of ensuite toilet when he built the entire stretch).

So what i want to do is to create an ensuite bathroom for the MBR, and extend the 2nd floor to what the govt allows.

Would really love an attic but my first quotes are already >300k excluding PE, BCA and carpentry so not really pleased with that.

[OurLivingSpaces 1]

Hi OLS (OurLivingSpaces) and Fren,

Thanks for your reply. Do you mind if you could PM me your contractor, architect, Clerks of works and ID contact?

Truth is i had gotten Meridien Homes for a quote but it seems they like to go with a certain design (flow) meaning the front door will see through the back wall concept that irks the **** out of my parents (in fengshui terms, this ain't good coz the chi close straight through and doesn't turn around in the house).

I'm not sure if what i'm trying to do constitute rebuilding or A&A.

But the gist of everything is i'm trying to reconfigure the entire interior of the house (for pangtang reasons, my ancestors (4of them) all died inside so ya, i'm trying to reconfigure so that future ppl who lived in the granny room won't feel errie).

OLS, i've been through your FB and made myself a fan of it, hopefully you'll post more pictures

So, one thing i've noticed is that my exterior is exactly the same as yours, are you in Katong too?

Your staircase seem to be in the same (imo) horrible location as mine, would prefer it to be by the side of the house) so i'm assuming your upstairs also has 3bedrooms and only 1 bathroom (yes, apparently my granduncle in the 1950s didn't think of ensuite toilet when he built the entire stretch).

So what i want to do is to create an ensuite bathroom for the MBR, and extend the 2nd floor to what the govt allows.

Would really love an attic but my first quotes are already >300k excluding PE, BCA and carpentry so not really pleased with that.

Hi Pantieileen,

I have PM you the contact info of my ID/contractor and architect. I have spoken to them regarding your requirements and budget. They find your budget reasonable but will need to assess the amount of structural works needed to extend your 2nd storey.

I concur with you that Meridien Homes adopt a standardised design approach which I do not like. I want my house to be customised and configured to my needs. I know a little about feng shui and agree with you that it is not good for chi to flow straight through from the front door to the back. My interior designer and architect listened to my needs and were able to work out something we like. I believe they can do the same for you.

Thanks for being a fan of my FB page. I will continue to share photos and what I learned in the process of rebuilding my house. You are most welcome to post photos of your house, share your experience or ask questions in my page.

I can see that you wish to have an attic very much. Do discuss your requirements with my architect and interior designer. I believe they will be able to advise you on the cost for doing so and you can then decide whether to have one.

[waileong 0]

i am currently house-hunting (inter-terrace) and wanted to find out more about renovation costs - and found this informative site

a typical house in the area we are interested in would be 30-40 years old, 2 stories, ~2000sqft land, with 3 bed rooms + a toilet upstairs, and living room + kitchen + maids room + toilet downstairs

if i want to go for attached bathroom for each of the 3 bedrooms, does it constitute A&A? how much more would it cost?

in view of the age of the house, would the structure + foundation be good enough for another 30-40 years?

how much can i do with a 150k budget?

appreciate all your comments - thanks

1. if i want to go for attached bathroom for each of the 3 bedrooms, does it constitute A&A? how much more would it cost?

No. A&A means anything that is bigger than "renovation" but smaller than a tear-down and rebuild. In practice, adding an attic, adding a floor, etc. are A&A. Basically A&A adds and/or alters the floor plan significantly, while reno just changes the appearance of things. So adding a toilet (or more typically, giving up part of your of your bedroom space in exchange for a toilet) would not constitute an A&A.

Cost-- Don't know. Who can tell without looking at the house and the rooms?

2. in view of the age of the house, would the structure + foundation be good enough for another 30-40 years?

Without seeing the house, who can tell? But there's no reason why a good house can't last over 100 years.... Else there would not be any colonial-era houses around.

3. how much can i do with a 150k budget?

Not much if it's A&A. Typically adding just one floor is about $150K or more.

Edited December 28, 2009 by waileong

[dreamhouse 0]

thanks for sharing...

am still looking around for my dreamhouse...

1. if i want to go for attached bathroom for each of the 3 bedrooms, does it constitute A&A? how much more would it cost?

No. A&A means anything that is bigger than "renovation" but smaller than a tear-down and rebuild. In practice, adding an attic, adding a floor, etc. are A&A. Basically A&A adds and/or alters the floor plan significantly, while reno just changes the appearance of things. So adding a toilet (or more typically, giving up part of your of your bedroom space in exchange for a toilet) would not constitute an A&A.

Cost-- Don't know. Who can tell without looking at the house and the rooms?

2. in view of the age of the house, would the structure + foundation be good enough for another 30-40 years?

Without seeing the house, who can tell? But there's no reason why a good house can't last over 100 years.... Else there would not be any colonial-era houses around.

3. how much can i do with a 150k budget?

Not much if it's A&A. Typically adding just one floor is about $150K or more.

[OurLivingSpaces 1]

thanks for sharing...

am still looking around for my dreamhouse...

Dreamhouse,

From my own house hunting experience, it is not easy to find a house that suits my needs and that is designed to my liking. Hence, I prefer to buy an old house that I can tear down and customise to my needs.

There are 4 types of home improvement projects:

- Renovation

- Alterations & Additions (A&A)

- Reconstruction

- Rebuild and new erection

I have written something on the differences between these projects in my Facebook page "Our Living Spaces". Do check it out!

[reddot 0]

Hi all!

Can anyone recommend a conservation house specialist?

We just bought a conservation house and looking at changing the roof to glass shingles as the house is longish therefore darkish.

We would like to make the staircase higher to break the wall behind it to enlarge the kitchen.

So far the contractors i have spoken to were not very helpful especially Marquis.

Please recommend me someone who can submit the plans for me for all the permissions and a good company for quality building,don;t really need a designer as my husband just found a new software and designed his own kitchen.The designers we met so far also were not impressive,no inspiration,so my husband decided to do the design himself and i am very impress with his work.Plus its more satisfying you do what you want rather than try to tell the designer and hope she gets it right.

Anyway please help with recommendations...Thank you.

[Serene T3 0]

HI All, I hv engaged MMI Reno as the main contractor. My advise... DO NOT USE THEM!

The deadling is constantly changing, they do not update project plans. The schedule always fall back.

The ID takes forever to put together a drawing....

From the date that I started with them till now, it is almost a year and my project still not completed.

They use small time subcontractors like 1 person company and their planning schedule is just screw up!

Never ontime.... This is a bad experience!