Frequently Asked Questions
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- Random Guesswork: When someone with limited knowledge about building or quantity surveying arbitrarily selects a figure.
- Square Metre Rate: This method should ideally compare like with like. However, it often falls short, especially for custom-built items. Some project home builders use it as a marketing tactic, making their offerings seem like great value. But remember, true value isn’t about being the cheapest or adopting a “one size fits all” approach.
- Ballpark Figure: An informed estimate from experienced builders, especially when they’ve recently worked on a similar project.
- Guesstimate: A more scientific approach by seasoned estimators, primarily based on allowances.
- Priced Estimate: This is based on some completed documentation.
- Fully Costed Estimate: A comprehensive estimate that includes a detailed scope of works, all council conditions, and any exclusions. This can lead to:
- A) A fixed-price contract with no allowances, minimal provisional sums, and clearly documented exclusions (if any)
- B) A fixed-price contract with reasonable prime cost allowances (e.g., vanity, bathroom tiles), well-documented allowances, and any exclusions (if any).
To try to answer this we can look at something as simple as a mobile phone. They range in price from $49 to the $1,500. A family car can range in price from $13,990 drive away to over $170,000. The reason we ask this question is so that we can give you a “best fit” proposal for your requirements and budget.Ultimately, you need to do your homework here because not everyone in this world is honest. The best way you can find a builder that you can trust is to find verified past clients and ask them about their experiences. The Fair Trading website is also a good place to look.
In short a lot of marketing has been done to make you think this. We have heard advertised that the square metre rate is half that of custom extensions. This is simply not true. The square metre rate for a new construction is usually done on the basis of “under roof” measurement which includes eaves (the part of a roof that overhangs the walls), garages patio’s etc. The square metre rate for an extension is usually on the basis of “living area”. So there is a sense that comparing the square metre rate between a new construction and an extension is like comparing apples and oranges. With a knock down/rebuild, you need to take into account much more than just the building cost. You also need to factor in other things such as site costs, rent, your driveway, landscaping and the list goes on. When comparing you need to look at the overall project cost to compare equally (we will be expanding on this topic in the near future on this site).
Main choice is a Ground floor extension or a 1st floor addition.
- With a 1st floor addition, the obvious advantage is that you do not lose any of your current yard. In some cases there is not enough space so it is the only choice. Maybe the vista will be greatly improved by going up. It will also depend on what type of rooms you want and your lifestyle.
- Ground floor extensions have advantages for mobility reasons. If you want to entertain, then a rear room with alfresco to open up the rest of the house could be your preference. Again, it will ultimately depend on your lifestyle and the room type.
Yes, definitely. We are used to working with families and accommodating their needs. However, you will need to be prepared for a change of your routine and to work in with us. Tradespeople start early in the morning. There will usually need to be an allocated area for materials storage. The renovation of the existing house will mean you have to relocate your personal belongings. At times you may need to remind yourself of the advantages at the end. We have had clients say they will miss us!
This depends a lot on site access, ground conditions and the amount of excavation required. A 1st floor addition can in some cases be a cheaper alternative for a specialist builder. It really needs to be assessed on a case-by-case basis. Of course, a 1st floor addition has scaffold costs and stairs as well as possible structural considerations. However, the excavation costs combined with large removal of excess soil can quickly add to your costs.
Our team at First Floor Additions always put the highest level of quality and attention into everything we do, including tenders. There may be other Builders that provide free quotes but this is usually because they throw a m² rate at it and don’t go to the effort of producing a Bill of Quantities or sourcing quotes from Suppliers and Sub Contractors. This practice often leads to unnecessary variations, disappointment and disputes during construction, not to mention extension of the construction period, costing you, the client, time & money.We like to provide a personalized, transparent, service with a tender that will give you confidence and certainty that your project will be completed to an exceptional standard, on time and on budget.
As you can appreciate, there is a significant amount of time, effort & expense that goes into preparation of a detailed tender that is specific to your project. In order to be able to provide this level of service, we require payment of a nominal fee, which includes a consultation with First Floor Additions to review and answer any questions you may have.