E91. The cheapest way to extend your home

In this episode of the Building Design, Prime Time Podcast, hosts Amelia and Frank reveal the smartest, most budget-friendly ways to extend your home—without cutting corners on quality or design.

Learn why keeping your roofline simple is one of the biggest money-saving decisions you can make, and how standard sizing for windows, doors and building materials can stretch your budget further. Discover how a small floor level variation can throw off your cabinetry fit—and how a savvy designer or joiner can fix it before it becomes a costly problem.

Frank and Amelia dive into flooring surprises that often emerge during renovations, like finding layer upon layer of old materials hidden under your kitchen or bathroom. You’ll also hear why the price per square metre for tiles rarely tells the whole story—and how installation extras, waste and surface prep can blow your budget if you're not prepared.

One of the biggest cost-saving tips? Including future additions—like a deck, shed, pergola or extra room—in your original building permit, even if you’re not ready to build them yet. It’s a clever way to save on council fees and consultant costs down the track.

If you’re thinking about extending your home in Tasmania and want to get the best bang for your buck, this episode is packed with tips that can save you time, stress and thousands of dollars.

🎧 Tune in now and learn how to extend smart, not spend hard.

About us
Prime Design is a building design company locally owned and operated in Tasmania since 2004.  Our goal is to share as much valuable information as possible about the process of building design, extensions, and more. We will talk about a different topic each week. To suggest a topic you would like us to talk about contact us at info@primedesigntas.com.au

Disclaimer
The information provided on this podcast is for educational and informational purposes only and is not intended to be a substitute for professional advice, individual circumstances, or remedy. We strongly suggest you consult a qualified professional before taking any action based on the information provided in this podcast. The views, opinions, and information provided in this podcast are those of the hosts do not necessarily reflect the official policy or position of any other agency, organisation, employer, or company. All content provided on this podcast is provided “as is” without warranty of any kind. We make no representations as to the accuracy, completeness, currentness, suitability, or validity of any information on this podcast and will not be liable for any errors, omissions, or delays in this information or any losses, or damages arising from its use. We reserve the right to change content or delete any information provided on this podcast at any time without prior notice.

Transcript

E91. The cheapest way to extend your home 

[INTRO] (0:08 - 0:24)

Hello and welcome to the Building Design, Prime Time Podcast, focused on providing valuable information for anyone looking to undertake a new build or extension project. We'll share our tips, tricks and stories from a building designers perspective.

[Amelia] (0:26 - 0:42)

Hello and welcome to the Building Design Prime Time Podcast. I'm your host, Amelia. And once again, we're joined by Frank Geskus.

[Frank] (0:42 - 0:43)

Afternoon, Amelia.

[Amelia] (0:44 - 0:46)

Afternoon. We've got a good topic today.

[Frank] (0:46 - 0:48)

Well, when don't we have a good topic?

[Amelia] (0:49 - 1:06)

Yeah, but this one's I feel like this is going to resonate with a lot of people because we've had so many inquiries come through recently for extensions. And with housing affordability, I think people are looking for cost effective ways that they can do an extension on their property.

[Frank] (1:06 - 1:12)

Yeah, I totally agree. It's been really interesting. And I suppose one of the questions is what's the cheapest way to extend?

[Amelia] (1:12 - 1:18)

What is the cheapest way to extend? I mean, that's such an open ended question. There's so many variables with that.

[Frank] (1:18 - 1:30)

Oh, totally. It's like pretty funny because yeah, cheapest way. Look, I suppose in a nutshell, the KISS principle.

[Amelia]

Keep it simple, stupid. 

[Frank]

That's it.

[Amelia] (1:30 - 1:30)

Yeah.

[Frank] (1:32 - 1:56)

Because subject to your house, and there's a lot of variabilities, you've got brick and timber frame, double brick, brick with lightweight cladding. You've got lots of timber frame. Tassie would do lots and lots of timber frames, but there's all sorts of weird one of things, concrete block and all that.

But if you keep the extension really simple, and sometimes it's boring, but just what it is, but sometimes you need a room.

[Amelia] (1:56 - 1:57)

Yes.

[Frank] (1:57 - 2:59)

And a square rectangle room kind of fits the bill. Or a big room. So, but there's a few variables.

As I keep, I say this every time, there's always a variable in it. But if you keep it simple, it's going to be cost effective. Also, there are certain sizes you want to consider because how does it work with carpet broad loom metre?

Plaster sheets, timber length. So if you work on those types of things as well, so I think plaster is 3.6 metres. I work on 1200 millimetre modules.

[Amelia]

OK. 

[Frank]

Or 600, whatever you want to work at. Because then you can then work out, you know, standard carpet, standard plaster.

The other thing is you want to, whatever that room is going to be used for, if it's just a room like a bedroom, we're doing one for a client at the moment, super simple. And it allowed us to do a one bedroom extension, super cheap, timber framed, where they’re using a cement sheet cladding because it's on the back of the house, because the kids need another bedroom. The kids are all jammed up in all the bedrooms.

[Amelia] (3:00 - 3:00)

Yep.

[Frank] (3:00 - 4:05)

And we did a simple skillion roof. 

[Amelia]

OK. 

[Frank]

Now, normally, you've got to be careful with that too.

The house, the way it's built allows us to do it very, very easily. So if you're doing extensions, the roof is your most, generally can be your most complex area, generally. So if you have got a hip roof and if you're not familiar with the types of roofs, hips are probably the most common roof all around Australia, where you've got the gutter and fascia that goes all the way around and then you've got 45 degree bits that come up to the top and a big straight bit on the top called the ridge.

[Amelia]

Yes. 

[Frank]

And then it all ties that together. So if you have one of those, it's easy to extend that.

If you've got a 2.4 ceiling, eight foot ceilings, pretty standard. Just imagine your door's 2.1 high, your ceiling should be about 300mm higher than that. Then you're going to continue with a hip roof.

So then it all matches so your gutter and fascia is the same. To do a skillion roof, like a roof that slopes away, off a normal 2400 ceiling, hip roof, your ceiling won't be high enough.

[Amelia] (4:05 - 4:06)

No, it won't work.

[Frank] (4:06 - 4:17)

It won't work. Because you need a minimum of 2.4 inhabitable rooms under the National Construction Code. So then people go, why don't I slope it the other way?

Well, then you end up with a box gutter. And box gutters are expensive.

[Amelia] (4:17 - 4:18)

And they're your favourite thing.

[Frank] (4:18 - 4:23)

Oh, they're stupid things. You don't like them. When you don't need to do it, don't do it.

[Amelia] (4:23 - 4:23)

Yes.

[Frank] (4:23 - 4:38)

Because eventually they fail and leak. But you guys have all heard me bang on about that enough. So it's all about simplicity to keep the cost down.

Also, where. So if you're extending off the side, the rear, make sure that there's plenty of room to do it.

[Amelia] (4:38 - 4:38)

Yes.

[Frank] (4:38 - 4:41)

You go to the boundary, you're going to need a firewall.

[Amelia] (4:41 - 4:42)

Yes.

[Frank] (4:42 - 4:54)

Because you can't build within 900mm, in basic terms, 900mm to your boundary. Be aware that's not necessarily your fence. Because your fence may not have been built on the boundary.

Be aware of that.

[Amelia] (4:54 - 5:02)

Or wasn't it that rule where, if you're within six metres of your shed, that would trigger bushfire.

[Frank] (5:02 - 5:06)

Yeah, but that's bushfire. I'm just keeping it really simple here in suburbia.

[Amelia] (5:06 - 5:07)

Sorry, I'm making it complicated.

[Frank] (5:08 - 5:11)

No, but you're right though. If you're in a bushfire prone area, yep, it can bite you.

[Amelia] (5:12 - 5:12)

Yeah.

[Frank] (5:13 - 5:31)

So you remembered that, so it's good. So also depends on the shape of where your boundaries are. Most people extend to the rear, you know, because it might have a driveway up the side.

[Amelia]

Yes. 

[Frank]

Extend to the front, but then you've got setback issues with planning. So if you don't have to go for planning, you don't have to pay for that fee.

[Amelia] (5:31 - 5:32)

That's a good point.

[Frank] (5:32 - 5:36)

Yeah. I'm sad to say 95% of everything we do needs planning.

[Amelia] (5:36 - 5:39)

I was going to say, nearly everything needs a permit, doesn't it? 

[Frank] (5:39 - 5:42)

Oh, it's crock. Anyway, that's another discussion.

[Amelia] (5:42 - 5:45)

Another soapbox moment. 

[Frank] (5:45 - 6:04)

Yes, too many of those. That was a quick step up, and get down. So going side, front, rear, or do setbacks, keep away from your boundaries, as I said. Then another one people ask is, oh, how about going up? Building on top. 

[Amelia]

That can be really expensive, surely. 

 [Frank]

Oh, it's really expensive. We used to, like 20 years ago, we used to do heaps of them.

[Amelia] (6:04 - 6:04)

Yeah.

[Frank] (6:04 - 6:22)

But the safety factors were a little bit loosey-goosey back then. So where the scaffolding and all the rest of it wasn't quite as strict. It's still an effective way to do it if you've got the coin to do it, but also the downside of an upper story extension is putting a staircase in, which is pretty handy to get up there.

[Amelia] (6:22 - 6:22)

Yeah. You need to get up there.

[Frank] (6:22 - 6:33)

On a standard ceiling height and floor thickness, you're gonna need four metres by two metres gap for the stair to fit in. So that's two thirds of your bedroom.

[Amelia] (6:34 - 6:34)

Yes.

[Frank] (6:34 - 6:56)

So you've lost space on top and bottom, but it has to be done. So if we're talking bang for your buck, go out the side, the rear, the front, if you're allowed. So that's the best place to extend.

Also, if you're going to extend, line up with the existing building. So if the back of your house is seven metres wide, try and go seven metres wide, because then the roof is nice and simple. It's the same roof.

[Amelia] (6:56 - 6:56)

Yes.

[Frank] (6:56 - 7:43)

Don't ever change the direction in your ridge. So just keep it super simple. You might have a gable.

Oh man, they're nice and easy to extend, as long as you match the width of the roof. Oh, they would be, 

[Amelia]

yes. 

[Frank]

Gable is like, same as a hip, but just flat ends on it.

If you have a skillion roof, depending on the direction you're coming from, it's easy to do. So sometimes it's even easier, but I'd need to sketch something to show you how to do that. But there's means and ways, and this is where a design architect can show you what's the most cost effective way of doing it.

Now, the other side of it is, your design of application. So it's from design to application, for building and plumbing. 

[Amelia]

Yes.

[Frank]

What is the cost to value? Now, that sounds weird, but if you're doing a, just one bedroom, let's just say.

[Amelia] (7:44 - 7:44)

Yes.

[Frank] (7:44 - 8:18)

Three and a half or three and a half metre bedroom. The cost to do the building drawings, the site measure, potentially a survey, planning approval, sad to say. There might be some other ridiculous report we have to do.

Then you've got to do construction drawings, engineering, plumbing approval, building approval, permit authority, pay the government a few bucks, and all the rest of it. The cost of that operation. 

[Amelia]

Just for one bedroom.

[Frank]

For one bedroom, might not be worth your while. It's not great value.

[Amelia] (8:18 - 8:21)

No, by the time you pay for all the fees.

[Frank] (8:22 - 8:26)

Oh, it's, well, that's everyone, us, everyone.

[Amelia] (8:26 - 8:26)

Yes.

[Frank] (8:26 - 8:55)

And we've been through, the last time we spoke about, you know, what's actually involved in the cost. So I always ask, is there anything you want to do in the future? Because, hey, you might want to put a carport up, or I want to put a deck and pergola, I want an outdoor barbie with a roof over, I want to put a shed in the back.

There may be stuff you're thinking about, right? And I think sheds and carports are a really good example. Some need permits, some don't.

We've discussed that. But say, if you want to get this done, add the shed and the same permit.

[Amelia] (8:56 - 8:56)

Makes sense.

[Frank] (8:57 - 8:58)

But it doesn't mean you have to build it straight away.

[Amelia] (8:58 - 8:59)

No, that's right.

[Frank] (8:59 - 9:29)

So you apply for your extension, but I've got my shed, I've got my carport, I've got a deck that I want to do. That's going to be down the track, but I've got the permits. And that means you extend your building permit and it might cost you 400 bucks in two years time to extend it, you know?

So that you've got time to do it, to save up the money for it. So try and bulk it together to make all these costs. Costs that you have to pay anyway.

[Amelia]

Yes, down the track. 

[Frank]

Doesn't cost a lot more, just add these into it.

[Amelia] (9:29 - 9:30)

Yes.

[Frank] (9:30 - 9:34)

I've had it with some clients where they just want to do an ensuite off the site. And it's the same thing.

[Amelia] (9:35 - 9:37)

Yeah, you can think ensuites generally are not that big.

[Frank] (9:38 - 10:08)

No, no, they're not. But then you pay for this from design to application. Well, how's that value added up?

So the cost of that ensuite, or the ensuite inside the box might cost you, I don't know, 20, 30,000 bucks, depending how you fit it out. The shell itself might cost you $30,000. This is 60,000 bucks, just as a figure.

Yet you spend 12 to 15,000 bucks on all these drawings, fees, consultants, and all the rest of it. Doesn't quite add up the value.

[Amelia] (10:08 - 10:09)

No, it doesn't.

[Frank] (10:10 - 10:45)

So consider doing additional stuff with it, whatever, if that's even viable. So it's bang for your buck. So keep it simple.

Try and work with the building that you have. The roof's really important to get that right, to match what you have. And the basics of the house is the extension, your floor, your frame, your cladding, isn't gonna change a lot.

It's gonna match your house. It's gonna cost what it costs. That's usually your baseline core of the house.

If you're adding a living area, obviously it might be a bit bigger, and normally have a deck that comes off it.

[Amelia] (10:46 - 10:46)

Generally, yes.

[Frank] (10:47 - 10:52)

So again, simple is good. Stick to stock standard window sizes.

[Amelia] (10:53 - 10:55)

Yeah, that's a really good one, actually.

[Frank] (10:56 - 11:07)

Because you go to all these window manufacturers, they've got all these stock sizes, and you can get prices on those straight away. They know what they are. No, don't go custom windows.

Keep it simple. Subject to the design of your house.

[Amelia] (11:08 - 11:08)

Yes.

[Frank] (11:08 - 11:14)

Because sometimes your house requires to have some custom windows, so it doesn't look like a dog's breakfast on the back of the house.

[Amelia] (11:14 - 11:14)

Yes.

[Frank] (11:15 - 11:23)

But most houses, your project homes, should be pretty easy to do. Other ways to do extensions is, alfrescos are pretty popular, right?

[Amelia] (11:23 - 11:24)

Yeah, they are.

[Frank] (11:24 - 11:25)

Infill the alfresco.

[Amelia] (11:25 - 11:25)

Yes.

[Frank] (11:26 - 11:34)

Because a lot of times, the slabs that have been put in, you just need to put a topping slab in, and the design structure, the roof's already holding there. It's pretty simple to do.

[Amelia] (11:34 - 11:36)

That would save a bit of cost, too.

[Frank] (11:36 - 11:54)

Yeah, a lot of cost. So there's things like that when you need that little bit of extra space. Don't ever put a box gutter in if you can help it, as I said before.

So those are kind of those rules. Just keep it really simple. Then you can ask, well, I think someone else asked, is it cheaper to convert an existing space?

And I said like an alfresco is a good one.

[Amelia] (11:54 - 11:54)

Yes.

[Frank](11:55 - 12:06)

If the alfresco's got the roof that matches the house, and the slab underneath is as per the house, or if it's a timber deck, you can't do it. Timber decks, you can't convert to floors, generally.

[Amelia] (12:06 - 12:11)

Oh, okay. Is that because it's not structurally…

[Frank]

Designed for a deck. 

[Amelia]

Yeah, true, it is.

[Frank] (12:11 - 12:18)

Not designed for the wall loads. The floor load's fine, but the walls may not be designed for that purpose.

[Amelia] (12:18 - 12:19)

Yes.

[Frank] (12:20 - 12:33)

So there's means and ways around that, but then can I convert a garage? We've had that discussion before too. Yeah, and if it's built as part of the house, and the footings are the same, hopefully it's insulated, that's your key problem.

[Amelia] (12:33 - 12:33)

Yes.

[Frank] (12:34 - 12:39)

So they don't insulate the garage. I personally would insulate my garage if I'm building a house, it's gonna cost peanuts to do.

[Amelia] (12:40 - 12:43)

Yeah, and I know how much time you would probably spend in the garage.

[Frank] (12:43 - 12:54)

Maybe. Yeah. So then your biggest challenge there is your front door.

So your roller door, because it's got a splay, there's no water break.

[Amelia] (12:55 - 12:55)

Yes.

[Frank] (12:55 - 13:01)

So then you've got to put in a flashing, or you cut the concrete, put a rebate in, and things like that, but it's very doable.

[Amelia] (13:01 - 13:02)

Yeah, okay.

[Frank] (13:03 - 13:06)

So that's a good way to get space, but now your cars are outside in the rain.

[Amelia] (13:06 - 13:08)

Or you're gonna build a carport.

[Frank] (13:08 - 13:19)

Or another carport, but then it might not allow you the setbacks. But look, there's all means and ways of doing that. One of my favourites people ask is, oh, I've got a big roof space.

[Amelia] (13:20 - 13:23)

Can I put a room? Yeah, okay, interesting.

[Frank] (13:24 - 13:29)

Yeah, and it is interesting, because in some houses it can work really, really well.

[Amelia] (13:29 - 13:34)

So I guess not all of them would have minimum height standard. The two, is it 2.4?

[Frank] (13:34 - 13:40)

Yeah, 2.4. Yeah. But just think if you're in a roof and it slopes off the sides.

[Amelia] (13:40 - 13:41)

Yes.

[Frank] (13:41 - 13:44)

It might be 2.4 in the middle.

[Amelia] (13:44 - 13:46)

Oh, but it wouldn't be at the sides.

[Frank] (13:46 - 14:16)

Yeah, so there is a rule under the NCC where you're gonna have two thirds at that minimum height. You work out the averages. So it can be done that way.

But the big thing people forget when you walk in there, they go, right, oh yeah, I've got about 2.6 meters to there and that. Okay, cool. The problem is we've got to fit the insulation in.

[Amelia]

Oh, that's a good point. 

[Frank]

Plus an air gap. So air can flow through the roof and get out. So you can take your moisture out of the roof.

[Amelia] (14:16 - 14:16)

Yes.

[Frank] (14:16 - 14:39)

And we've spoken about that. So then a minimum you're gonna need 50 mil for the air gap, 210 mil for a bat, but you can get smaller ones, but on your basic bats. So then that space you thought you had- 

[Amelia]

is reduced.

[Frank]

Reduced by a fair bit.

[Amelia]

Yeah. 

[Frank]

And guess what? The ceiling joists that are over your room, they're not good to walk on.

[Amelia] (14:39 - 14:42)

So they've got to be- 

[Frank]

Upgraded.

[Amelia]

Re-engineered.

[Frank] (14:42 - 14:53)

So you've got to put a new floor in and then you've lost, oh, there's another 300 mil there, 300 mil there. Oh, I'm down to 1.8. 

[Amelia]

Yes. 

[Frank]

So I don't have enough space. And that's probably been the most common thing.

[Amelia] (14:54 - 14:54)

Okay.

[Frank] (14:54 - 14:58)

Yeah. Now be aware, this is only on pitched roof homes.

[Amelia] (14:59 - 15:00)

Obviously not, yeah.

[Frank] (15:00 - 15:02)

Trusses you can’t because there's bits of timber everywhere.

[Amelia] (15:02 - 15:02)

Yes.

[Frank] (15:03 - 15:10)

So a lot more difficult. So also to extend off a trussed roof home is very difficult too.

[Amelia] (15:10 - 15:11)

Okay.

[Frank] (15:11 - 15:43)

Because as soon as you cut the trusses, it all falls to pieces. The roof, the ceiling, it doesn't hold. 

[Amelia]

Yes.

[Frank]

They're an intricate piece. Whereas the old school ceiling joists, they're separate timber, rafters, separate timbers, collar ties, props, they're all under purlins, they're all separate bits of timber and it can all be modified to suit or extensions and whatnot in space. But there's nothing wrong putting, upgrading for a bit of storage up there though.

Upgrade the floor. Put a floor in, upgrade it and give you extra storage space and put an attic ladder in.

[Amelia] (15:44 - 15:45)

Yeah. I mean, it's not a bad idea.

[Frank] (15:46 - 15:48)

Because we've never got a space for our junk.

[Amelia] (15:50 - 15:52)

Christmas trees, all of those.

[Frank] (15:52 - 15:52)

Suitcases.

[Amelia] (15:53 - 15:53)

Suitcases.

[Frank] (15:54 - 15:56)

Naughty children. Oh, maybe not.

[Amelia] (15:56 - 15:58)

Oh, you might get into trouble for that one.

[Frank] (15:58 - 16:01)

Yeah, you might do. But just putting extra storage space.

[Amelia] (16:02 - 16:02)

Yeah. Good idea.

[Frank] (16:03 - 16:14)

So yeah, there is space. We've seen it with, we've designed it with trusses. We're a tiller truss manufacturer.

Hey, we want to have some space in there. They design a cutout and they can put a couple of sheets of flooring in there and put a bit of storage in.

[Amelia] (16:14 - 16:15)

Yes.

[Frank] (16:15 - 16:17)

So that's pretty, that's planning that out.

[Amelia] (16:18 - 16:31)

Even I guess the standard sizes of your fit outs. So like, I'm sure they would have standard sizings for say wardrobes or vanities or bench tops or that sort of thing. Cupboards.

[Frank] (16:31 - 16:34)

That makes a very good point. You need to check with your joiner there, don't you?

[Amelia] (16:34 - 16:34)

Yeah.

[Frank] (16:35 - 16:40)

And I think that's exactly right. You're not, yeah, like you can buy vanities off the shelf.

[Amelia] (16:40 - 16:41)

You can.

[Frank] (16:41 - 16:49)

The joiners, but it's also the tops. We had one made and it was cheaper than buying one when we upgraded our vanity. It was hung off the wall.

Nice setup.

[Amelia] (16:50 - 16:50)

Yep.

[Frank] (16:50 - 16:52)

We just chose the bowl and the tap.

[Amelia] (16:52 - 16:52)

Yes.

[Frank] (16:52 - 16:54)

They fitted everything else off. It was great.

[Amelia] (16:54 - 16:55)

Nice.

[Frank] (16:56 - 17:10)

So yeah, work with the space that you have. So also, we talk about bang for your buck, you know, the cheapest way to extend. If you're extending your living areas, somehow I think you're going to do a kitchen upgrade.

[Amelia] (17:10 - 17:11)

Generally.

[Frank] (17:11 - 17:18)

Yeah. And that's been an interesting one. Kitchens have evolved massively over the last 10 to 15 years.

[Amelia] (17:18 - 17:19)

Oh, they have.

[Frank] (17:19 - 17:40)

And the cost of some of the stuff that people are specking is really out there. So you can still get a very good value in quality kitchen, you know, depending on your appliances, your tap fittings, your drawers, and you've got secret drawers and all sorts of stuff. It's amazing.

But if you keep it simple, you can actually get a reasonable kitchen, but you're not going to have stone tops.

[Amelia] (17:41 - 17:41)

No.

[Frank] (17:42 - 17:48)

You know, and to be fair, the, your Laminex, your Poly...

[Amelia] (17:48 - 17:49)

Polytec.

[Frank] (17:49 - 17:56)

Thank you. Polytec, and as a matter of fact, they've got magnificent surfaces. Just one tip, don't go for high gloss tops.

[Amelia] (17:56 - 17:58)

Oh, they scratch really easily.

[Frank] (17:58 - 17:59)

and glare and all the rest of it.

[Amelia] (17:59 - 17:59)

Yes.

[Frank] (17:59 - 18:03)

I still like the old school, a bit old school, the orange peel.

[Amelia] (18:03 - 18:05)

Oh, yes. The Laminex.

[Frank] (18:05 - 18:08)

Yeah, the Laminex, but I think Polytec’s got them as well.

[Amelia] (18:08 - 18:08)

Yeah.

[Frank] (18:08 - 18:13)

But, it lasts so much longer, can handle the scratches, and handle your kids.

[Amelia] (18:13 - 18:13)

Yes.

[Frank] (18:14 - 18:36)

And, compared to the smooth finishes, I find they really wear, can wear pretty badly. 

[Amelia]

Yes. 

[Frank]

Sometimes over a long time.

So, yeah, really look at what's available out there, and also the quality of what you buy too. Some of the quality of doors, and the tops aren't as, they might be cheap.

[Amelia] (18:36 - 18:37)

Yes.

[Frank] (18:37 - 18:39)

But the quality may not be there.

[Amelia] (18:39 - 18:44)

Yeah, and I guess that's what you've gotta weigh up, the cost versus the longevity of the product.

[Frank] (18:45 - 19:02)

Oh, for sure, for sure. You know, and sometimes the glues fail and stuff, but if you go to a reputable joiner, they will fix it. 

[Amelia]

Yes.

[Frank]

You know, and your builder will back you up on that as well. So, we've spoken about roof lines, about extending the different types, but sometimes you wanna do a pergola.

[Amelia] (19:03 - 19:03)

Yes.

[Frank] (19:04 - 19:40)

There's plenty of options there. Again, if you wanna do some roof over the outdoor space, it's simple shapes. A lot of time, people go true to pine.

What hasn't been considered here in Tassie much is using one of the Bondor products, and I believe there's other manufacturers as well, the initial living roof systems, or the pergola roof systems, and they're a solid panel. 

[Amelia]

Okay.

[Frank]

And they go, they span, clear span between the bearer supports or your veranda beams, and they look really neat as well.

Easy to clean, hit it with a hose, all that. True to pine, all looks fine, but you know, it looks a bit agricultural at times.

[Amelia] (19:41 - 19:41)

Yeah.

[Frank] (19:41 - 19:43)

But this could be a good option for people as well.

[Amelia] (19:44 - 19:44)

Yeah.

[Frank] (19:45 - 19:47)

A simple build. If it's a simple build, it should be cheaper to build.

[Amelia] (19:48 - 19:49)

Yes. That's what you'd hope.

[Frank] (19:49 - 19:58)

Yeah. And when we talk about it, you keep everything simple, it should be easy to build. Oh, one thing you gotta consider when you're extending is when you extend, there's a lot of double handling.

[Amelia] (19:58 - 19:58)

That's true.

[Frank] (19:59 - 20:25)

You know, so you're going into the side of the house or whatever, you gotta cut the cladding out, you gotta, the frames have to connect, the roofs have to connect, you gotta keep it watertight, you know, especially in winter here in Tassie, mind you, up north, it's been getting so much rain as well, haven't they? So, but then how the claddings tie together, and they do a bit of work, they're gonna cover it up again, but also restricted to get into backyards or on the side of the house.

[Amelia] (20:25 - 20:25)

Yes.

[Frank] (20:26 - 20:41)

In some cases, it's really hard to get in there, they struggle to get a small digger in, you know, what I call keyhole construction, because it feels like you're just trying to get it through a keyhole at the side of the house and try and get the materials backwards and forth and all that. And it's expensive because you're paying for labour to do that.

[Amelia] (20:41 - 20:43)

Yes, it takes more time.

[Frank] (20:43 - 21:07)

Takes a lot more time, it's a lot more messy, it's, and then trying to work around and wrecking your backyard because you're walking over the grass half the time, it's gonna redo all your grass. So, keeping it watertight, but also if it's an extension, hopefully getting the roof right, that they actually break through between the extension and the house is the last thing they do. Put the door in, resheet it, re-plaster it, tidy it up, paint it.

[Amelia] (21:08 - 21:27)

Yes. And I guess the other important thing too, if you're building from scratch and then later wanting to do an extension, have a chat to your building designer at that first stage and say, look down the track, we're looking to do X, Y, Z to extend. And then they can make provisions for that.

[Frank] (21:28 - 21:31)

Yeah, position of hallways, doors, that type of stuff.

[Amelia] (21:31 - 21:34)

to make it easier for when that extension comes around.

[Frank] (21:34 - 22:01)

Exactly. Thinking about say, a lot of the times we have to cut through robes or lose part of a bedroom to actually extend through for extension. So, that's a really good point because that plans for the future.

If you intend to be there for a while, 

[Amelia]

Yeah. 

[Frank]

then hey, you might need the extra space. Same with allowing for a double garage.

So if you're on a budget, you're building a brand new house, one of the first things you probably drop off is your garage or your carport.

[Amelia] (22:02 - 22:02)

Yeah.

[Frank] (22:03 - 22:14)

From a budgetary point of view. Because I need the house. I wish the cars were, I'd like to have that, but it's like 36, 40 square meters of essentially house.

[Amelia] (22:14 - 22:15)

Yes.

[Frank] (22:15 - 22:17)

But can I afford that in my build?

[Amelia] (22:17 - 22:18)

Maybe not.

[Frank] (22:18 - 22:25)

Maybe not. Leave it off, but at least have the provision for this. So there's a door there for you to go through so you don't have to cut one in later.

[Amelia] (22:26 - 22:27)

Yeah. That's a good idea.

[Frank] (22:27 - 22:29)

And it could come straight off the laundry.

[Amelia] (22:29 - 22:29)

Yes.

[Frank] (22:30 - 23:19)

Whatever, depending on how the design is done. So just thinking ahead of that. There's no shame not putting a part on because you can't afford it.

You better have tried to pay down most of your, a good chunk of your house before you do that. That's right. So just those types of things to consider.

One thing that really, I find is customers don't research products enough. And we bang on about this all the time. So if you're extending, if you really want to save money, do research on what do you want to line it in?

What do you want to carpet? What type of door handles? What type of doors?

And I know this sounds all petty little things, but it's the fit out that costs you so much. The base build itself, the walls, the floors, the roof, you can't change that cost a huge amount.

[Amelia] (23:19 - 23:19)

No.

[Frank] (23:20 - 23:55)

Except for your external cladding and potentially go for high performance windows. And you may not even need that. Your designer working with a thermal assessor will tell you that.

But if you're able to do lots of research, especially on like kitchens and bathrooms are your biggest thing. They are your most expensive, wet areas, kitchens are the most expensive areas of the house. So be wise and smart.

Talk to designers. Most builders have their own joiners. And you sit down with them and say, look, I've only got X amount of dollars.

What do we do? So you don't choose an undermount bench sink.

[Amelia] (23:56 - 23:56)

Yes.

[Frank] (23:57 - 24:17)

You don't choose a thousand dollar tap. 

[Amelia]
Yes. 

[Frank]

You're not going to potentially go for a, you know, 1200 wide induction cooktop by some big brand name.

You're going to pick what you're going to afford. Okay. Cause you always need to have money in your pocket for surprises.

Cause when you do extensions.

[Amelia] (24:18 - 24:19)

You need a contingency.

[Frank] (24:19 - 24:27)

Massively so, more so than a new house. I always recommend 15%. What happens if you find that, gee, your electrical isn't quite right.

[Amelia] (24:27 - 24:28)

Up to scratch.

[Frank] (24:28 - 24:31)

Well, your mains board needs replacing.

[Amelia] (24:32 - 24:37)

Yeah. Yep. Maybe you want to add stuff and it just can't fit on the circuit that you have.

[Frank] (24:37 - 24:43)

Or alternatively, I've seen it where they went to install an extra heater in. You haven't got enough juice.

[Amelia] (24:43 - 24:44)

Yeah. Yeah.

[Frank] (24:44 - 24:58)

You got to get a mains upgrade. Ouch. Oh, that hurts.

And you've got to upgrade the board, you know, double whammy. 

[Amelia]

Not cheap at all. 

[Frank]

And you don't know that.

[Amelia]

No. 

[Frank]

Only a quality Sparky would be able to do that by doing their assessment.

[Amelia] (24:58 - 24:59)

Yes.

[Frank] (24:59 - 25:14)

There's all sorts of surprises. I had it with my own house when I, my first house I renovated. And I found that they had galvo pipes.

It was really old, had galvo pipes through it. And the plumber said, I'm not still dealing with this. I need to replace it. And I had to replace all with copper pipe at the time.

[Amelia] (25:14 - 25:14)

Yeah.

[Frank] (25:15 - 25:17)

You don't know what you can't see.

[Amelia] (25:17 - 25:22)

No. I know we had floor levels out by about 20 mil when we had our kitchen done so.

[Frank] (25:23 - 25:27)

Yeah. Then the toe base, the bit at the bottom that holds all the cabinetry, there's a lot of work getting that right.

[Amelia] (25:27 - 25:28)

Has to be adjusted. Yeah.

[Frank] (25:28 - 25:31)

And a good joiner can fit off, makes it look amazing.

[Amelia] (25:31 - 25:32)

Yes.

[Frank] (25:32 - 25:35)

To the rest of us, we'd hack it up and it looks terrible.

[Amelia] (25:36 - 25:36)

Yes.

[Frank] (25:36 - 25:40)

That's why they invented quads, you know, quad timber to cover up those big gaps.

[Amelia] (25:40 - 25:41)

Yes, cover it all up.

[Frank] (25:42 - 26:02)

So, you know, you're looking at that, so even your floor coverings, you know, around your kitchen, look for quality at a good price. And do you go down to all the different flooring places you might have, like the overlay click-clack flooring, you might go vinyl, lino, it could be tiles, whatever, but work on what's in your budget.

[Amelia] (26:02 - 26:03)

Yes.

[Frank] (26:03 - 26:07)

Remember when you get price of square meter per tile, that's not the install price.

[Amelia] (26:08 - 26:16)

No, that's right. And you have to allow extra for cutting and breakage and all that sort of stuff. I think it's like an extra 10 or 15% or something.

[Frank] (26:16 - 26:27)

Yep, yep, yep, yep, yep. And all that. And if you're doing tiles and if the floor's a bit, you know, how you going, they might have to put a cement sheet over your existing flooring to accommodate, to get it right.

All sorts of fun.

[Amelia] (26:28 - 26:28)

Yeah.

[Frank] (26:28 - 26:35)

One of our guys, he was doing some renos and they pulled up the lino, then they found the cork floor.

[Amelia] (26:36 - 26:36)

Yes.

[Frank] (26:36 - 26:41)

Then they found the overlay, which went over, and then underneath, solid myrtle flooring.

[Amelia] (26:42 - 26:42)

Oh, beautiful.

[Frank] (26:42 - 26:48)

Oh yeah. But all these multiple layers in the kitchen. Got sick of that one, put something new on top.

Got sick of that, put something new on top.

[Amelia] (26:48 - 26:56)

I got better than that. I had in my bathroom, carpet. 

[Frank]

What's wrong with that?

[Amelia]

And then lino. And then beautiful boards underneath.

[Frank] (26:57 - 27:12)

Remember the old carpet? We've spoken about this real shag pile carpet you used to have in kitchens and bathrooms. Awful stuff.

Yeah, it wasn't real good. I was joking when I said, that's all right. It's like the shag pile around the spa baths.

[Amelia] (27:12 - 27:13)

No, that was bad.

[Frank] (27:14 - 27:18)

And that wraps up the wall. Yeah, great. Yeah, so there's some tips.

[Amelia] (27:19 - 27:23)

Yeah, okay. So the take homes, you said about the roof line.

[Frank] (27:24 - 27:36)

Keep it simple. Yes. Your designer architect can help you with choosing the right roof and what's gonna work with your house the best for the most cost effective.

And that is one of the most expensive components. Keep the shape simple.

[Amelia] (27:36 - 27:36)

Yes.

[Frank] (27:37 - 27:39)

Standard sizes. Don't get fancy schmancy.

[Amelia] (27:40 - 27:40)

Yeah.

[Frank] (27:40 - 27:43)

If you're on a tight budget, get your best bang for your buck.

[Amelia] (27:43 - 27:43)

Yes.

[Frank] (27:44 - 28:17)

And then do your research on choosing products that are gonna be cost effective. Also, if it's only small, look at the things you wanna do in the future. Talk to your designer architect.

Add the extra bits that you require. Sheds, decks, pergolas, roof, whatever the heck it is. So then you can go through as one permit and then that permit can be, parts can be completed.

You can reactivate it. You know, over a period of time. Now be aware this is in Tasmania.

I'm sure there's rules available in the other states to be able to do this. But then you're gonna get better value for the money that you spend with the designer and the consultants and then the council.

[Amelia] (28:17 - 28:22)

Okay. Excellent. We might wrap it up there, folks. Thanks for listening to the Building Design, Prime Time Podcast.

[Frank] (28:22 - 28:23)

Catch ya’s later.

[OUTRO] (28:32 - 28:36)

You're listening to the Building Design, Prime Time Podcast.