How much does a draught person/designer cost for a
mbi15,
May 3, 8:09pm
Does anyone know how much a draughtperson/designer costs for a minor exteria wall change. Just wondering if its thousands or only a couple thousand or less.
sooby,
May 4, 12:09am
Depends what "minor" is.
-Are new foundations needed? -Replacing any bracing elements? -any new lintels need sizing? -how much cladding & insulation is being disturbed? -what kind of ground is house on, flat or sloping?
As a ballpark we charge $4000 minimum for alterations, although hard to judge what is required from the initial post. (Please note I'm not self promoting - too busy and have too much on.)
In my experience some people's idea of minor differs from that of council / building code.
Can you upload a sketch of what is proposed, might make it easier to provide answers that way.
mbi15,
May 4, 8:15am
Thank Sooby
Below are 4 pictures, of current state and 3 options I've figured. Essentially I am wanting to extend a wardrobe into the bigger room with access from the small room. However the big room has two big windows (used to be the master bedroom) which stop me extending into that room. But if I remove one of the windows and fill it in or replace it with a smaller one, or swap it with the smaller one from the small bedroom then there would be wall space to extend the wardrobe so I don't make the small bedroom even smaller.
Its an old 1967 red brick so am worried about what material to fill in with as well, hense the option of putting windows back in.
Wardrobe doors are also on a load beering wall (I think).
As the smaller room remains a single, could you install a wardrobe on the inner wall (opposite the window)? Found that a tallboy, approx. 1.5 m. high, is very efficient use of floor space and a two levels wardrobe could be better.
amasser,
May 4, 1:46pm
Second thought - elevated bed with wardrobe below, so no floor space is wasted.
mbi15,
May 4, 2:31pm
We already have a small freestanding wardrobe but I really want a built in one. I've tried to think of other options (moving shower and opening into that space) but those options are all messy. Ive had bunks before which i found a pain to make so just want a standard room with wardrobe.
apollo11,
May 4, 3:30pm
It might be easier to do a wardrobe 1600 wide into the smaller room, which would mean no need to move windows or do any recladding. Do a cupboard space above for extra storage.
mbi15,
May 4, 3:37pm
Yes that would be easier and I've been weighing up that possibility for a while but I dont think I will be happy with the result the room will feel very small
apollo11,
May 4, 3:59pm
The small room is long and thin. Taking off a 600 deep slice won't affect the usable space much. Plus it won't need drawings or consents. Edit to add: I don't think that what you are envisaging needs drawings or consents anyway, as you aren't affecting the structure of the house. Removing windows affects the weather envelope but you are allowed to do the work without bc as long as it's done to code.
mbi15,
May 4, 5:30pm
Apparently because of the leaky home debacle anything that alters the exteria cladding of the house needs a consent, and properly drawn by draughtsman/designer
sooby,
May 4, 6:05pm
Interesting.
Did you have a ballpark budget for construction?
I would guess your building consent would be around $2-6,000 (sorry haven't done work in Waikato area lately so guessing.)
Then working drawings & specifications $3-6,000.
So before construction even starts you're at $5-12,000
Then construction could be $15,000 and up, is it worth it to you?
mbi15,
May 4, 7:13pm
Council have said consent would be a minor works so $300 to $400 but would require a draughtsmans/designer to draw up the plans because of the leaky home stuff. $15K seems very pricy. The internal stuff is only about $2000. I haven't spoken to my builder yet. but I could send him my plans and see what he says.
fast4motion,
May 4, 8:25pm
I'd definitely do this, located where your light brown piece of furniture is shown, with the doors facing the bed. I don't think it will make the room feel too much smaller, as it actually helps to square it up a little. But to be fair, a 2.4m wide bedroom will always feel small regardless.
sooby,
May 4, 10:39pm
Good to hear council view works as minor, that will save you.
Sorry if costs I quoted sound high - would rather err on side of caution than underestimate and leave you short based on my advice.
Sadly building and particularly renovations cost more than Joe average expects, a running joke is take your budget, then double it and add 10% to get what you will actually spend!
Good luck, sounds like an interesting project. Please keep us posted of how you get on
mbi15,
Nov 15, 6:04am
Thanks Sooby I do really appreciate your insights on this. Will keep ya posted if my builder comes back with some approx costs
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