Hi all,

Just want to share with you my renovation plan. Well.. right now it's more like a wish-list only as I have not gotten any quotation from contractors yet.. any rough ideas/guesses how much it's going to cost me? I have my own estimate for the budget but not sure if it's realistic..

thanks!

Item Description
1.00 Gate and Fence
1.01 Put fence around house. Lower half brick. Upper half aluminium bars (wood design)
1.02 Put lamp on top of every support column
1.03 Widen gate opening to 15ft. Move mailbox, water meter
1.04 Put up wall between two house. Simple brick wall
1.05 Autogate. Folding type. Including electrical material/work

2.00 Porch Tiles
2.01 Tile the whole porch area and other simen covered area ≈ 830 sqft
2.02 Cover drain (longkang)
2.03 Labor

3.00 Lawn Grass
3.01 Grass, Soil
3.02 Labor

4.00 Grill
4.01 Put grill on all doors and windows. Simple horizontal bar design

5.00 Bathroom
5.01 Extend tiles all the way up - Ground floor toilet
5.02 Extend tiles all the way up - Master bedroom toilet
5.03 Extend tiles all the way up - 2nd floor toilet
5.04 Extend tiles all the way up - 3rd floor toilet
5.05

6.00 Stairs
6.01 Steps to change to laminated floor
6.02 Railing to change to glass and stainless steel similar to balcony
6.03 Prefer if can remove and reuse the 3rd storey balcony railing and glass

7.00 1st Floor
7.01 Extend kitchen 5ft to the back
7.02 Move kitchen/back door to the extended side
7.03 Put tiles similar to kitchen area

8.00 2nd Floor
8.01 Extend bedroom 2 and 3, 5ft to the back
8.02 Reuse back window (sliding) / Build new window (not sliding type)
8.03 Laminate all of 2nd floor area (family area, bedroom 2, 3 + master)

9.00 3rd Floor
9.01 Create family area by extending the back ≈ 250 sqft or more
9.02 Breakdown wall. Create flooring, new walls
9.03 Create window similar to 2nd floor
9.04 Create study room by closing the balcony
9.05 Create window. One big glass panel. No opening required
9.06 Remove stainless steel rail and glass balcony. Reuse for stairs
9.07 Laminate all 3rd floor ≈ 700 sqft

10.00 Air Conditioning
10.01 Material
10.02 Living room 2HP
10.03 Dining room 1HP
10.04 Master bedroom 1.5HP
10.05 Bedroom 2, 1HP
10.06 Bedroom 3, 1HP
10.07 Attic room 1.5HP
10.08 Study room 1HP
10.09 Installation
10.10 Copper wiring
10.11 A/C plugpoints
10.12 Labor

11.00 Plaster Ceilling - simple design with downlights
11.01 Living Room
11.02 Dining Room
11.03 Bedroom 1 - including 1st floor bathroom
11.04 Master Bedroom - including bathroom
11.05 Bedroom 2 - including bathroom 2nd floor
11.06 Bedroom 3
11.07 Attic bedroom - including bathroom
11.08 Study room
11.09 3rd storey family area

12.00 Electrical Work
12.01 Plugpoints
12.02 Add 2 plugpoints in living room
12.03 Add 2 plugpoints in bedroom 2
12.04 Add 2 plugpoints in bedroom 3
12.05 Add 3 plugpoints in master bedroom
12.06 Add 3 plugpoints in attic bedroom
12.07 Add 5 plugpoints in 3rd storey family area
12.08 Add 2 plugpoints in study room
12.09 Light/Lamp installation
12.10 Computer network
12.11 Hack walls to install network cable, reseal wall
12.12 Install wallplate in each room and server room (under stairs)



This post has been edited by wz3k: Jul 11 2011, 06:02 PM

For a start, put some sketches onto your house floor plans.
Break them into different trades like wet works, electrical works, air con, grille works, landscape work, etc

Look around for reno contractors. Get them to quote you and then analyses their quotations. Take you time in selecting one as you will be surprise with the quote you will receive. Some can be sky high High price does not meant better quality and also lower price does not mean bad quality

There is insufficient dimension given to do proper estimate. High level, I think RM150k at least but I were doing it, it will be RM400k! Almost all the items the price can varies from low to multiple times higher. Examples: do you need inverter aircond $, do you want imported tiles $$$, do you want nice switches? $$, what kidn of lights? LED? $$, etc etc.

thanks kelvyn and bhtan... yes i need to put more details into this plan indeed... will load the floor plan and input the dimensions later..

This post has been edited by wz3k: Jun 29 2011, 01:00 PM

A detail plan or even a sketch plan with dimension would be helpful. If can come up with some sketch sectional showing how hight internal space would be a lot more helpful for quoting prices...

i attached the original floorplan in first post..

300 k minimum

doubt it will cost that much... unless it include the ID fees and also commission

i really hope it wont cost that much... i wont be using ID.. just design it myself.. and wont be needing high end stuff.. just as long as it doesnt look cheap.. hahaha...

The extension of 2nd floor "8.01" will need some work on the ground floor for supporting. Extending 3rd floor "9.01" will need some work on the ground and 2nd floor.

If the end of your kitchen wall don't have supporting pillar, contractor may need to hack out the last 5 feet of your kitchen to build slab and footing for your 1st and 2nd floor extension.

Are you planing to use RC slab or clay roof to cover the rear extension?

I am guessing anything from 150 to 200k.

weikee,

Very good point.. in my conversations with contractors they did mention about having to create a better ground floor support.. but you paint a better picture..

I'm planning to use clay roof to cover the rear extension for now.. but would it be better to put RC slab? what's the pro/cons?

Clay roof i guess is more cooling. RC slab is easier for "closing" like my house lots of funny design roof, edge here and edge got to use RC slab else need to re do entire roof.

Price wise, my contractor told me not much difference.

You may want to budget Alarm wiring in. Maybe around 1.5k

How about CCTV?

This post has been edited by weikee: Jun 30 2011, 12:41 PM

thanks for the info. yeah if i want clay roof they said need to raise the current roof up a bit.. hmm.. rc roof may not be a bad idea as well.. i'll try to model it first see how it looks..

yes alarm i have not budget it in yet.. actually a lot of the interior items i have not included yet.. the kitchen cabinet, furnishings, curtains, tvs.. man.. come to think of it really scary ah budget wise..

CCTV im thinking to do as well.. but see lah.. maybe end up buying a cheap wireless one.. or connect it to my home LAN.. something like that..

This post has been edited by wz3k: Jun 30 2011, 12:58 PM

If you are going to put new alarms, furnishing, curtains, tv, etc. RM150k is also not enough. It will be more like RM250-300k. If you are fussy type than RM400-500k

I would suggest you to go for RC roof. It could look cooler if you have good designer for ya.

Clay roof, you have to source for good clay roof tiles because different type would give you different insulation. Go for the good one and you will never regret.

If you go for clay roof tiles, the roof tile profile should be the same as the adjoining existing roof tiles. The roof pitch should also match. You will have to check if by matching the existing roof pitch, will it look nice and have enough headroom?
Alternative, you could raise (adjust) the pitch of the existing roof. But then, have to check if the adjusted pitch would be sufficient?

Clay tiles would be cooler as compered to the RC roof. BTW, most developers does not provide you with clay roof tiles. They only use concrete roof tiles which are way cheaper.
Concrete roof tiles are different from clay roof tiles

Looks like another massive renovation. I think easily >150k.

May I suggest a good software I used to design: Google Sketchup, which is free to download, very easy to learn and use, and can give you 3D views

thanks for the advise guys.. vincentjaya, I am starting to learn to use Google Sketchup, very nice piece of software.. finished with the walls now designing the roof.. the roof quite difficult to do for me..

im sure i will need to cut down on the "wish-list"... but I'll need to see the quotation from contractors first to decide which items to go..

This post has been edited by wz3k: Jun 30 2011, 05:36 PM

My advice to you is get the Chinese contractors to quote you a few of them maybe then get an Indon contractor for comparison. You will be surprised with their price. Anyway the Chinese contractor will use the Indon worker anyway. The concern and worry of using Indon contractoris their workmanship or whether they can be trusted. I am using an Indon contractor recommended by my friend and so far so good. Need another 2-3 weeks for completion before I can fully evaluate him. If you are interested to get his contact, you can PM me but I need him to finish my house first.

Kelvyn, these clay roof tiles you mentioned, how much more expensive then the regular concrete tiles? I didnt even know the difference..:-)