Yeah, so the tiler will have used a membrane behind the tiles.
See here: http://www.jameshardie.co.nz/productfiles/0185394001404957573.pdf Have a look at page 21 onwards for the wet area use. You can see that there is a waterproof membrane over the villaboard installed to manufacturers specification. The last part is important. Many products will not warranty their product if you have not used an approved applicator to install it.
Just for price comparison purposes - just got our quote To gut approx 3.5 x 3 kitchen - remove a wall build a new wall remove one large window, one small one and an external door $65,000 - includes building new laundry at back of garage. The bathroom about 1.8x 3.3m - gut and replace separate shower, bath, loo vanity, vinyl floor laminex walls - $33k .
When we bought the house I thought it would cost around 10k for the bathroom and 20k for the kitchen. We can make some savings like do the painting ourselfves, and maybe the demolitian - but I'm pretty bummed TBH
Even the straightforward 65m2 deck - 0.5 m off the ground is not much change out of 40k
Yup it's a detailed estimate by room - including PC sums for all fixtures, plumbing, electrical, painting and plastering. The problem is, for example, the kitchen has $24k in the building which does include install of the kitchen cabinets, removal of one wall and building of one wall. Is that reasonable - I have no real idea- I had thought that a builder couldn't be more than $100/hr inc all overheads, but I dont' really know what things like nails and gib cost.
Perhaps we have to take the risk and PM ourselves, hire a builder and source trades. It's a lot of work though - and tricky particularly for the bathroom.
For what it's worth, at the moment, standard builders rates vary from about $50-60 per hour for our full home projects. As for their margin, we negotiate from anywhere around 6% to 9%. We've had builders put on more though... In any case I can't imagine a renovation would alter those rates too much.
Disrespective: For what it's worth, at the moment, standard builders rates vary from about $50-60 per hour for our full home projects. As for their margin, we negotiate from anywhere around 6% to 9%. We've had builders put on more though... In any case I can't imagine a renovation would alter those rates too much.
How long should it take for a builder to remove a 3m long non-load bearing internal wall? A day? Just trying to get a feel for the actual work hours. Do you pay travel time on top of the hourly rate?
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Travel time is negotiated but we wouldn't assume travel time to be allowed if the builder is based in the same city/region.
There's too much unknown for me to say how long I think it would take to remove a wall that size. But if it was me, in my home, a couple of hours to remove the wall, then a few more hours to remediate the damaged ceiling and walls. The floor cleanup would depend on the flooring. It's really just a guy, a hammer, and maybe a reciprocating saw with a rubbish bin to dump the materials.
I read most of this thread in horror and fascination... I did the Reno of our last home almost entirely alone 7 years back (school teacher for ref) (ok Bach @84m2) and our 3mx3mbathroom came in (fully replumbed and relined) at just over $8000... Do the groundwork, do the buying, save the money .... Makes sense to me!
PhantomNVD: I read most of this thread in horror and fascination... I did the Reno of our last home almost entirely alone 7 years back (school teacher for ref) (ok Bach @84m2) and our 3mx3mbathroom came in (fully replumbed and relined) at just over $8000... Do the groundwork, do the buying, save the money .... Makes sense to me!
It's changed, a lot. I'm not sure when - but we did a very major remodel- moving rooms around - extension etc back in 2000 - and it was nothing like the cost we're looking at now.
The thing is that for bathroom and kitchen I want a legal, safe job - therefore the plumbing and electrician are non-negotiable. I've already nixed the tiles for vinyl and aqual panel. I will buy the appliances and get good prices shopping around. We'll paint. But all of that is only 1/2 the cost - the other 50% is basically building and PM of the trades.
Quotes are coming in at around $10k each bathroom and $15k for kitchen.
Thinking of doing the stripping out ourselves to save 1-2k, are there are any gotchas involved in that? Also painting the kitchen as it's joined to the lounge which will need doing anyway afterwards.
Most likely getting custom kitchen units which will be about $8000 as they can work with the existing space much more efficiently.
Ordered the kitchen cabinetry now, ~$6500 including 30mm engineered stone worktop which seemed like a good deal (approx 4mx3m L-shaped kitchen plus corner pantry) Also already purchased an induction hob and electric oven for $1300, just need a new fridge now.
Can someone else who has done a kitchen break down the order of works to manage? Will be installed late November, so need plumbing, electrical, extending an internal wall, splashbacks, then tiling. Any other gotchas? Will strip out existing ourselves, or put on trademe for someone to take away hopefully.
jonb: Can someone else who has done a kitchen break down the order of works to manage? Will be installed late November, so need plumbing, electrical, extending an internal wall, splashbacks, then tiling. Any other gotchas? Will strip out existing ourselves, or put on trademe for someone to take away hopefully.
I'd say do it in the following order: 1) Electrician and Plumber remove power outlets, switches, taps etc and leave them in a safe / non-leaking state 2) Demolition including removal of cabinets. 3) Builder builds stuff but leaves wall linings off 4) Electrician and Plumber re-arrange electrical and plumbing in wall (no outlets, switches taps etc installed yet) 5) Wall linings on, plastering/gib stopping done 6) Paint 7) Tile / floor coverings 8) Cabinets in 9) Take measurements for stone worktop, manufacture and install 10) Splashback in 11) Electrical and plumbing fittings installed
Done!
I'm assuming here that there will be some critical dimensions for the worktop so can only be made once the room is almost complete. If this is not the case it can be manufactured earlier and installed with the cabinets.
You may also need a building permit to do this so also need to allow for inspections in these tasks.
- Strip it all out - Frame up any new walls - Prepare/fix existing flooring up to/under new cabinets. - Do plumbing and electrical - Install new flooring (can be done any time before any new wall linings go on or cabinets go in if that's not an issue) - Line and stop walls ready for paint/tiles - Paint undercoat and first top coat on walls (So all that remains for any painting near new cabinetry is a top coat unless you're good at masking) - Install cabinets/fixtures, toe plates etc - Tile/install splashback
A few of those can be done at other times depending on whether you are happy to paint over or near new things, but essentially you've just missed out what you're doing with the floor from your note above.
Thanks, that is just what I was wanting to get an idea of. Aiming to keep the existing tiled floor and use some spare tiles as needed.
Worktops will be installed about a week after cabinetry installation, with that in mind how far in advance should the strip-out occur to enable building, electrical plumbing and painting?
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