Knock Down Rebuild costs.
Knock down rebuilds (KDRs) are becoming increasingly popular on the Sunshine Coast with less land available in the areas everyone wants to live. An option that allows for a custom-built home in the place you love. As well as knowing what’s involved, understanding the costs is crucial for making informed decisions. This guide looks into average costs, components and influencing factors for KDRs providing valuable insights for a successful project.
Average Knock Down Rebuild costs
The average cost in Queensland can vary depending on several factors, including the obvious size of the new build, but also the designs complexity, the block difficulty and the quality of the materials used. On average, homeowners can expect to spend between $700,000 and $1,200,000 for a standard KDR project. However, for higher-end custom builds, the sky is the limit.
Demolition
The knock down is the first substantial expense and costs factor in the size of the existing dwelling, the type of materials such as asbestos and concrete being disposed of and the block itself . This area is specialised because of the industry regulations surrounding the process and disposal so we don’t advise taking this on yourself.
Preliminaries
Fees for design professionals usually range from 5% to 10% of the total construction cost or may be a flat rate. Design is the satisfying part that everyone jumps to… but there are some important preliminaries that first must be addressed.
Engineering being the most obvious to ensure your new dwelling is structurally sound within the block conditions. The less obvious and even before engineering, is surveying, soil testing and slope stability if your block is 15 deg or more. In total these expenses may start from $10,000 and of course depend on the build size & complexity and block difficulty.
All variables that the Building Designer or Architect will require in order to prepare working drawings for your builder to price and follow. Getting your builder involved early, ensures that your design matches your budget expectations and establishes a good relationship with your builder before inevitable stressful stage of building kicks off.
Construction
The building costs will be the bulk of the KDR budget encompassing everything from the site preparation and foundations, labour, materials, QBCC insurance, the QLeave Levy and certification.
Opting for standard features such as 2.4m ceiling heights, standard door and hallway sizing’s (920mm) to name a couple, together with cost-effective / standard materials will offer cost savings. But it always comes down to balance. Choosing “standard” in anything might not achieve the aesthetics, the functionality, passive heating or cooling gains or storage that you’re after.
Additional expenses
Other costs include utility disconnections and reconnections, temporary services & accommodation and the landscaping.
Other factors
Location & access
The location of the block plays a significant role in determining costs. Properties in remote areas may incur higher transportation and labour costs. Properties in high density developments with narrow streets, bottle necks in and out, or limited parking also add to your blocks degree of difficulty.
Site conditions
Mentioned earlier, blocks of 15 deg or greater will require extra preliminaries. But other site conditions such as poor soil quality or the presence of hazardous materials can also add to site preparation and construction costs.
Design complexity
The complexity of the home’s design significantly impacts costs. Simple, straight forward, single-storey designs are generally more affordable than multi-storey, architecturally complex homes.
The budget & contingency planning
Setting a realistic budget and understanding the true costs, is crucial for any KDR project. It helps manage expenses and ensures that funds are available at each stage of the project to keep it moving to schedule. The downside of sourcing design plans without a builder is a design that well exceeds your budget. An experienced builder can help guide you through the process so you know what’s realistic with your budget and timeline.
Unexpected expenses are common in KDR projects. Having a contingency fund of at least 10% of the total budget can help cover unforeseen costs, changes in your design or upgrades to your selections giving you some breathing room.
Knock down rebuilds offer a fantastic opportunity to create a custom home tailored to your needs without leaving your beloved neighbourhood. Understanding the costs is essential for a successful project. By being informed about average costs, cost-saving strategies, influencing factors, homeowners can embark on their KDR journey with confidence.
FAQs
How long does a knock down rebuild project typically take?
A knock down rebuild project usually takes between 12-18 months to complete including the initial planning, design phases, building approvals, knock down & disposal right through to the build phase. However, the timeline will vary depending on the complexity of the project, the degree of difficulty with the site and the size of the project. Any decision delays or even design changes during the build phase, can have a significant impact on the building schedule creating a domino effect of the preceding stages and trades.
Yes, planning permission is typically required. Homeowners either via their builder or direct with a building certifier must obtain a development application (DA) approval from local council before proceeding with the demolition and construction phases. The requirements for approval can vary depending on the local council’s regulations and the specifics of the project. Private certifiers are used for this process on the Sunshine Coast.
What are the benefits of knocking down vs renovating?
Several benefits over renovating including:
- Customisation: Allows you to design a home that perfectly suits your needs and preferences.
- Modern amenities: Opportunity to include the latest energy-efficient design, technologies and modern conveniences.
- Cost-effectiveness: In some cases, a KDR can be more cost-effective than extensive renovations, especially for older homes with structural issues or poor design.
- Increased property value: A new, well-designed, well-built custom home can significantly increase the value of your property.
Can I live on the property during the knock down rebuild process?
Once a contract is signed the property becomes a building site and you cannot walk in and out freely without the builder being there. Homeowners do need to arrange alternative accommodation during any KDR project.
What should I look for in a builder?
When choosing a builder consider the following factors:
- Reviews and references: This is a big one. Check the reviews and ask for references from previous clients to gauge their satisfaction with the builder’s work and whether they work collaboratively.
- Experience: Look for established builders with a solid track record.
- Licensing and insurance: Ensure the builder is properly licensed and insured to operate in Queensland for a project of your size.
- Detailed quotes: Obtain detailed quotes to understand the cost breakdown and avoid hidden fees. Definitely don’t go for the cheapest. Take time to digest your quote and compare the details.
- Communication: Choose a builder who will communicate clearly and regularly, keeping you informed throughout the project. Again, check the reviews as past clients will reveal this.
Sources:
- Ward Builders: https://wardbuilders.com.au/understanding-knock-down-rebuilds-your-guide-to-a-fresh-start/
- Realestate.com.au: https://www.realestate.com.au/advice/knock-down-rebuild-guide/
- Finder: https://www.finder.com.au/knockdown-rebuild
