Thread: how long to draw up plans??

Womble,

The best bet is to pull out the yellow pages and phone a drafting service near you, or ask your local building surveyor for a few names.

Often, house removal companies will have someone they use regularly who understands the minimum requirements.

You are going to need engineers soil tests and footing plans as well.

While it may only take a day or two to do the work, remember that a good draftsman will have other customers who think their work is as urgent as you, so you'll really have to shop around locally.

As far as cost goes, remember generally if you pay peanuts you're sure of getting a monkey. However, be aware that sometimes monkeys work for more than peanuts as well!! That's what references are for!

Cheers,

P (hope that points you in the right direction anyway!)

LOL I just had to answer this post !

First quote from draftsman for 22sqm extension, $3,500 plus engineers fees of around $450. Timefree to complete approx. 3 months . I might add he was the only one who was interested as everyone else was too busy.

Last resort, we called on the resources of a draftsman friend for assistance who didn't live locally but was able to draw them up from my sketches. Problem was, they were busy too so 12 months later... finally complete . Cost $800 plus $900 for engineers drawings.

I don't know if this helps. Like all inflated costs, I think it has a lot to do with supply and demand in your area. Good luck.

Originally Posted by twomonkeys

LOL I just had to answer this post !

First quote from draftsman for 22sqm extension, $3,500 plus engineers fees of around $450. Timefree to complete approx. 3 months . I might add he was the only one who was interested as everyone else was too busy.

Last resort, we called on the resources of a draftsman friend for assistance who didn't live locally but was able to draw them up from my sketches. Problem was, they were busy too so 12 months later... finally complete . Cost $800 plus $900 for engineers drawings.

I don't know if this helps. Like all inflated costs, I think it has a lot to do with supply and demand in your area. Good luck.

I am a structural engineer. Those engineering fees you quoted are fair in my opinion.... Beware you get what you pay for with engineering documentation.

$3,500 for drafting sounds excessive. The whole industry is flat out at the moment. Engineers and drafties, within reason, can pretty much charge what they like. IMO If you could get the whole package for around 3.0k you should be happy.

phew...found someone who can fit the job in before christmas, just have to find a builder now to sign the building application forms...that might be harder...

Originally Posted by bigdazza

I am a structural engineer. Those engineering fees you quoted are fair in my opinion.... Beware you get what you pay for with engineering documentation.

$3,500 for drafting sounds excessive. The whole industry is flat out at the moment. Engineers and drafties, within reason, can pretty much charge what they like. IMO If you could get the whole package for around 3.0k you should be happy.

Luckily the draftsman I found is only charging just over a third of that!

phew...


steep learning curve so far...just as easy to build from new maybe...maybe...


plans done in less than two weeks by a good local draftsman= 1,265
engineers report= 230
energy efficiency report= 148
soil test and septic plans= 990
builders costs= ?????????? (waiting on quotes back this week...need to have building contract for approval to relocate)
submitting plans for approval to council= 1,000 roughly
council bond for work= 4,000
council road bond= 2,100
house relocators fee (including high set stumps, cyclone proofing and insulation)= 35,000
plumbers costs= ???? (quote this week)
electricians costs= ????? (family friend...have to pin him down for a quote)

sanding and finishing floors, painting and tiling= me


and of course the house can only be moved between the 16th and 26th of february...middle of the wet season...

still, hopefully we can get it in the end, its not a bad place and the house itself is free, just all the associated stuff that surrounds moving it that costs a lot

We're doing an extension and new garage/workshop. Got a Building Designer who is a qualified architect to Project Manage for us to lock-up. Charging 8% (about 6 grand) which seems fair to us. What do others think?

Originally Posted by womble

We have an old Queenslander we want to relocate to another property

have you thought about a nursing home:confused:

well after much stress and running around organising we've got the house on the block!! There were defintitely times when I thought it wasn't going to happen!

It was supposed to go tuesday but got delayed so as a result the relocators got bogged...so instead of a 15 minute job it turned into a 3 hour odyssey...

Somehow they lifted the house off the trailer, moved the truck and trailer over by a meter or so, lowered the house down and centred it on the trailer again, then repeated the process..till they got to the house pad...yeah it confuses me to but I wasn't there to see it at the time as I had to work early yesterday...

Had to get a backhoe in for the final positioning, now its tarped and waiting for restumping. Hopefully that will happen in the next few weeks sometime, then we can get the first stage of building done with the rear deck/bathroom and laundry downstairs. We've got a quote from the builder we're going with for around 40 grand for this first stage, but it will be more since we'll need some work done on the front of the house where water has gotten in at the front door and rotted out a section of the front bearer. Not a big job but fiddly, plus some of the front chamferboards will need replacing as well. Will continue updates...

you lifting it and building underneath are you.
ps: love your location, so damn green too. Haven't seen that much since I was in NZ years ago.

I will be honest, it can be done in a week, and it may take a day. It depends on the plans. Some of my plans are really simple, so less then a day. But the things that will slow you down are your changes, engineer’s changes (setting footings, beams, etc) and the local council.
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For $3500 I would expect it a lot, the engineering part of it!!. It depends if the draftsman charges by the hour or area (I really never understood that one). I have to say, don’t just take the cheat quote. If you think you have a draftsman in mind, look at some the completed houses. Look at other plans, and talk to builders. The MBA (Master Builders As.) is a good start.
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But for the average house, $900 for plans and for the engineers in my area where around $1000.
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When you start speaking to people, have a sketch of what you want, a list of must have and wants (do you have to have a spa?). Location of trees, tanks, power box, gardens, and your average person will not look for but try to think of all potential problems. Make a check list or just a sheet of paper and pen then put it in the back toilet (you will be surprised).
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<Ogood luck</O
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next stage, raising and restumping...now thats a trailer!

As I mentioned in the last update we're going to have to get the builder to add more to the first stage of building in the form of stairs off the front, fixing the door frame and replacement of chamferboards. We were going to use the stairs it had on it but closer inspection of them revealed they were stuffed from rust...

Oh well, what's another few grand hey?

Womble,
it's starting to look good! I hope you've got good fall away from the house to the perimeter of your graded area, there would be a fair bit of run off from that field and I'm guessing you're up around Tolga or Kairi (or somewhere with even more rainfall that I get )

Mick

Originally Posted by journeyman Mick

Womble,
it's starting to look good! I hope you've got good fall away from the house to the perimeter of your graded area, there would be a fair bit of run off from that field and I'm guessing you're up around Tolga or Kairi (or somewhere with even more rainfall that I get )

Mick

There's a drain graded at the bottom of the cutout but we have to do some more work there anyway as the site isn't quite level, have to cut out another metre or so at the back when the slab goes in underneath. Spencer Digby did the earthworks and was just about finished when a big storm swept though so the level wasn't quite accurate. I'm going to have to put a concrete drain there eventually as there is a lot of runoff, we're at Lake Eacham so there's lots of rain!!