Architecture
7 Reasons to Consider a Knockdown-Rebuild
Forget about renovating or building a new home elsewhere – here’s why you should consider a knockdown-rebuild instead
Have you outgrown your home? Or maybe it’s gotten shabby and no longer suits your needs? While renovating your existing digs, selling up and buying, or building elsewhere are three possible solutions to these common housing conundrums, there’s a fourth option that’s also worth considering: knocking down your house and building a new one in its place.
According to the most recent HIA-Colorbond Steel Housing 100 Report, which measures the building activity of the 100 largest home builders in Australia, 10 per cent of the total number of new homes built by these companies in 2013-2014 were knockdown-rebuilds (KDRs). The Housing Industry Association (HIA) predicts that more and more homeowners will choose to go down the KDR path this year. Given the many advantages of tearing down your home and starting afresh, it’s not hard to see why this is an increasingly popular solution. If you’re not clued in on the benefits of this building approach, read on and then weigh up whether it’s the right option for you.
According to the most recent HIA-Colorbond Steel Housing 100 Report, which measures the building activity of the 100 largest home builders in Australia, 10 per cent of the total number of new homes built by these companies in 2013-2014 were knockdown-rebuilds (KDRs). The Housing Industry Association (HIA) predicts that more and more homeowners will choose to go down the KDR path this year. Given the many advantages of tearing down your home and starting afresh, it’s not hard to see why this is an increasingly popular solution. If you’re not clued in on the benefits of this building approach, read on and then weigh up whether it’s the right option for you.
Architect Rebecca Naughtin adds that some costs associated with renovating and extending a home are difficult to determine during the design stage. Some examples are when new subfloor, underpinning or plaster rectification are required. As a result, allowances for such costs are built into the contract.
However, she warns that “these allowances can either be too much or too little, and where allowances are not made, a builder will charge a premium to cover unknowns, leaving you out of pocket from the get-go.”
This obviously won’t factor into your financials if you choose to knock your house down and rebuild, since your existing home will be completely demolished, allowing you to start afresh.
5 reasons renovating costs more than building from scratch
However, she warns that “these allowances can either be too much or too little, and where allowances are not made, a builder will charge a premium to cover unknowns, leaving you out of pocket from the get-go.”
This obviously won’t factor into your financials if you choose to knock your house down and rebuild, since your existing home will be completely demolished, allowing you to start afresh.
5 reasons renovating costs more than building from scratch
2. There are less surprises
Many people love surprises, but not so much when they’re renovating their home. Unforeseen problems like leaky pipes, dodgy wiring and undetected asbestos can turn what should be an exciting home makeover project into a lengthy, stressful and costly nightmare. Which is another reason why KDRs can be a more attractive and cost-effective option.
“Knockdown-rebuilds don’t have as much uncertainty around them in terms of cost and budget blowouts like extensions and renovations do,” says Hobill. “Older buildings tend to have more secrets, which have a habit of costing more money to rectify when they surface. Quite simply, when you are building a new home from scratch, you should feel more comfortable that your contingency budget won’t need to be as big.”
Many people love surprises, but not so much when they’re renovating their home. Unforeseen problems like leaky pipes, dodgy wiring and undetected asbestos can turn what should be an exciting home makeover project into a lengthy, stressful and costly nightmare. Which is another reason why KDRs can be a more attractive and cost-effective option.
“Knockdown-rebuilds don’t have as much uncertainty around them in terms of cost and budget blowouts like extensions and renovations do,” says Hobill. “Older buildings tend to have more secrets, which have a habit of costing more money to rectify when they surface. Quite simply, when you are building a new home from scratch, you should feel more comfortable that your contingency budget won’t need to be as big.”
3. You can stay in the same neighbourhood…
While demolishing and rebuilding your home has plenty of financial benefits, this building approach has a positive impact on your lifestyle, too. KDRs are a great option for families who love where they live and are loath to leave, but are in desperate need of a new home that better suits their needs.
Rather than upping sticks and buying or building elsewhere, opting for a knockdown-rebuild means you can construct the home of your dreams but stay in the area you’ve grown to adore.
While demolishing and rebuilding your home has plenty of financial benefits, this building approach has a positive impact on your lifestyle, too. KDRs are a great option for families who love where they live and are loath to leave, but are in desperate need of a new home that better suits their needs.
Rather than upping sticks and buying or building elsewhere, opting for a knockdown-rebuild means you can construct the home of your dreams but stay in the area you’ve grown to adore.
4. …Or buy a house to raze and rebuild where you love
A shortage of land in and around metropolitan areas in Australia has been a driving force behind the popularity of knockdown-rebuilds. This is especially for true for those who have their heart set on building their dream home in their favourite inner-city, rather than relocating to where vacant land is more readily available.
Properties in well-established areas can be pricey, no matter how dilapidated they are. Before you splash out some serious cash on such a property, weigh up the cost versus the lifestyle benefits to make sure the price of the purchase, demolition and rebuild is worth it.
A shortage of land in and around metropolitan areas in Australia has been a driving force behind the popularity of knockdown-rebuilds. This is especially for true for those who have their heart set on building their dream home in their favourite inner-city, rather than relocating to where vacant land is more readily available.
Properties in well-established areas can be pricey, no matter how dilapidated they are. Before you splash out some serious cash on such a property, weigh up the cost versus the lifestyle benefits to make sure the price of the purchase, demolition and rebuild is worth it.
If you’re considering going down this road, Naughtin has this important piece of advice; “Always check with your local council whether there are any restrictive overlays before planning a pull down.
“Heritage overlays can prohibit a pull-down,” the architect warns. “However, if they do not, there may be design development overlays that could restrict the design possibilities to a point where you are better off keeping the existing structure.”
It’s also worth getting advice from a local real estate agent. They will be able to point you toward potential properties, plus they can tell you more about what the property’s value might be if you were to rebuild, versus simply renovating.
“Heritage overlays can prohibit a pull-down,” the architect warns. “However, if they do not, there may be design development overlays that could restrict the design possibilities to a point where you are better off keeping the existing structure.”
It’s also worth getting advice from a local real estate agent. They will be able to point you toward potential properties, plus they can tell you more about what the property’s value might be if you were to rebuild, versus simply renovating.
5. You start with a clean slate
While renovating requires you to work around existing structures, knockdown-rebuilds offer a lot more design freedom. “Starting from scratch is like taking a deep breath of fresh air,” says Naughtin. “While you will still have site conditions to challenge the design, you have a clean slate to explore new ideas and challenge the previous layout.”
Hobill agrees, adding that starting afresh with a newly cleared site means that fewer design compromises have to be made. “The most cost-effective renovations and extensions tend to be those where a level of compromise in the layout is accepted to meet budget constraints,” he explains.
“The cost of overcoming these compromises often leads to more demolition and reorganising of the layout of the existing house, which is relatively expensive. Building a new home gives you more options in terms of the style and size of the home, sustainability and the use of technology and modern building practices.”
See more photos of this knockdown-rebuild
While renovating requires you to work around existing structures, knockdown-rebuilds offer a lot more design freedom. “Starting from scratch is like taking a deep breath of fresh air,” says Naughtin. “While you will still have site conditions to challenge the design, you have a clean slate to explore new ideas and challenge the previous layout.”
Hobill agrees, adding that starting afresh with a newly cleared site means that fewer design compromises have to be made. “The most cost-effective renovations and extensions tend to be those where a level of compromise in the layout is accepted to meet budget constraints,” he explains.
“The cost of overcoming these compromises often leads to more demolition and reorganising of the layout of the existing house, which is relatively expensive. Building a new home gives you more options in terms of the style and size of the home, sustainability and the use of technology and modern building practices.”
See more photos of this knockdown-rebuild
6. Improved site access for a quicker build
“Site access, especially in higher density areas, is always an issue,” explains Naughtin. “With a new build, your builder will have full access to the building site.
“Improved access will increase productivity on site and could reduce your overall build cost and, ultimately, build timing. Efficient programming means you can move in faster, reducing the cost of other out-of-pocket expenses such as rent and storage costs,” she says.
“Site access, especially in higher density areas, is always an issue,” explains Naughtin. “With a new build, your builder will have full access to the building site.
“Improved access will increase productivity on site and could reduce your overall build cost and, ultimately, build timing. Efficient programming means you can move in faster, reducing the cost of other out-of-pocket expenses such as rent and storage costs,” she says.
7. You can go green(er)
Another benefit of undertaking a KDR is that you can up your home’s sustainability game in ways that would not be possible if you were to renovate. For example, starting from scratch means that you can optimise the orientation and layout of your home and the placement of windows, to allow for maximum sun exposure in winter; shade and coolness in summer; and cross ventilation.
These three key passive design strategies harness renewable energy resources such as the sun and wind to heat, cool, ventilate and illuminate your home naturally. This in turn allows you to improve your home’s carbon footprint and reduce your household energy spending.
Knockdown-rebuilds give you the opportunity to construct your new home from the ground up, using sustainable materials and incorporating the latest smart, eco-friendly fixtures, features and gadgets too.
Another benefit of undertaking a KDR is that you can up your home’s sustainability game in ways that would not be possible if you were to renovate. For example, starting from scratch means that you can optimise the orientation and layout of your home and the placement of windows, to allow for maximum sun exposure in winter; shade and coolness in summer; and cross ventilation.
These three key passive design strategies harness renewable energy resources such as the sun and wind to heat, cool, ventilate and illuminate your home naturally. This in turn allows you to improve your home’s carbon footprint and reduce your household energy spending.
Knockdown-rebuilds give you the opportunity to construct your new home from the ground up, using sustainable materials and incorporating the latest smart, eco-friendly fixtures, features and gadgets too.
FINAL WORDS OF ADVICE
Sold on the idea of a knockdown-rebuild? Here’s some extra advice to take on board before you take the plunge.
Engage an expert early on …
Building a new home can be a lengthy and daunting process. However, as Cameron Frazer, General Manager of Archicentre, explains, having someone to guide you every step of the way will make the project so much easier. “A newly built home can take a year or more to complete, and there will be many complexities along the way,” he says.
“It pays to have someone on your side who can guide you through the process; help answer the difficult questions; deal with local council, builders and tradesmen, etc. An architect is trained to do all these things, as well as being an expert designer and project manager.”
Find a home professional in your area
Sold on the idea of a knockdown-rebuild? Here’s some extra advice to take on board before you take the plunge.
Engage an expert early on …
Building a new home can be a lengthy and daunting process. However, as Cameron Frazer, General Manager of Archicentre, explains, having someone to guide you every step of the way will make the project so much easier. “A newly built home can take a year or more to complete, and there will be many complexities along the way,” he says.
“It pays to have someone on your side who can guide you through the process; help answer the difficult questions; deal with local council, builders and tradesmen, etc. An architect is trained to do all these things, as well as being an expert designer and project manager.”
Find a home professional in your area
… and take the time to find the right one
Finding the right designer is key, according to Hobill, and it’s a task that should not be rushed. “Make sure they can demonstrate experience in meeting similar budgets and briefs to yours, and ensure that you understand the fees and services delivered,” he says.
“Ideally you [should] be fully aware of what the upper limit of fees will be. However, also consider that you generally get what you pay for, so don’t expect high-quality design if the fees are low end.” This is solid advice, whether you’ve decided to enlist the help of a building designer, architect or design-and-construct company.
If you’ve come up with a shortlist of design professionals but you’re not sure who to choose, seek references from previous clients and view projects that they’ve recently completed. This may help provide clarity and make your decision easier.
Once you’ve found the right professional to take charge of your rebuild, discuss the ins and outs of the project with them so you’re well-informed about the process. You need to familiarise yourself particularly with the timing and costs involved before work gets underway, as Frazer advises.
“If you have specific needs and your heart set on your own new home, then go for it!” Or, he adds, you might decide that a KDR is not the right option for you and that it’s easier and quicker to buy a new house that meets all your needs somewhere nearby.
Finding the right designer is key, according to Hobill, and it’s a task that should not be rushed. “Make sure they can demonstrate experience in meeting similar budgets and briefs to yours, and ensure that you understand the fees and services delivered,” he says.
“Ideally you [should] be fully aware of what the upper limit of fees will be. However, also consider that you generally get what you pay for, so don’t expect high-quality design if the fees are low end.” This is solid advice, whether you’ve decided to enlist the help of a building designer, architect or design-and-construct company.
If you’ve come up with a shortlist of design professionals but you’re not sure who to choose, seek references from previous clients and view projects that they’ve recently completed. This may help provide clarity and make your decision easier.
Once you’ve found the right professional to take charge of your rebuild, discuss the ins and outs of the project with them so you’re well-informed about the process. You need to familiarise yourself particularly with the timing and costs involved before work gets underway, as Frazer advises.
“If you have specific needs and your heart set on your own new home, then go for it!” Or, he adds, you might decide that a KDR is not the right option for you and that it’s easier and quicker to buy a new house that meets all your needs somewhere nearby.
Think carefully about your brief
Have you written a dream home wish list for your building designer or architect? When putting together your brief, Hobill says to ask yourself this: “What is it that you actually need in your home?” Avoid the temptation to follow trends, the look of other homes in your neighbourhood or what future buyers may want.
Rather, he says you should “build something unique and tailored to your needs through high-quality design. The resale will take care of itself, as people will always appreciate good design.”
Have you written a dream home wish list for your building designer or architect? When putting together your brief, Hobill says to ask yourself this: “What is it that you actually need in your home?” Avoid the temptation to follow trends, the look of other homes in your neighbourhood or what future buyers may want.
Rather, he says you should “build something unique and tailored to your needs through high-quality design. The resale will take care of itself, as people will always appreciate good design.”
Size up the existing structure
Your soon-to-be-demolished dwelling can provide an insight into the scope of works (and related costs) that will be required to make your dream home a reality. “Older buildings should be able to tell you a story of the soil conditions,” says Naughtin.
“If your existing structure is showing a lot of cracking, you may be looking at more elaborate engineering for the footings, like screwpiles for example, which can add considerable cost to your project.
“A geotechnical investigation will always reveal the truth, however,” she adds, “as many homes newly sold will have had cosmetic improvements, hiding the true nature of the existing building.”
Your soon-to-be-demolished dwelling can provide an insight into the scope of works (and related costs) that will be required to make your dream home a reality. “Older buildings should be able to tell you a story of the soil conditions,” says Naughtin.
“If your existing structure is showing a lot of cracking, you may be looking at more elaborate engineering for the footings, like screwpiles for example, which can add considerable cost to your project.
“A geotechnical investigation will always reveal the truth, however,” she adds, “as many homes newly sold will have had cosmetic improvements, hiding the true nature of the existing building.”
Have a buffer in your budget
Although unforeseen construction challenges are less likely to occur on knockdown-rebuilds compared to renovations, you should still be prepared in case unwanted surprises pop up along the way.
“Always have a contingency in your budget for latent conditions/unknowns,” Naughtin says. “Despite having less unknowns related to an existing structure, there are subsoil conditions that could add to your overall budget.”
Although unforeseen construction challenges are less likely to occur on knockdown-rebuilds compared to renovations, you should still be prepared in case unwanted surprises pop up along the way.
“Always have a contingency in your budget for latent conditions/unknowns,” Naughtin says. “Despite having less unknowns related to an existing structure, there are subsoil conditions that could add to your overall budget.”
Weigh up the financials
While knockdown-rebuilds undoubtedly have their benefits, they’re not always the best option for everyone. Particularly if you’re only planning a small renovation, rather than large-scale works.
“There will be a point in every major renovation where the scale of renovation work costs so much that it can be more cost-effective to knock down and start again,” says Frazer. “But this doesn’t happen until the renovation becomes quite large and extensive. A quantity surveyor can help [your design team] with this information.”
Another important consideration is where you will live during the demolition and rebuild, he adds. Remember, renting a property will add to your total project cost, so it’s important to factor this into your budget, too.
TELL US
Have you embarked on a knockdown-rebuild project? Do you have any advice to share for people who are considering this building approach? Tell us in the Comments.
MORE
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The Missing Link That Will Eliminate Budget Blow-Outs
The Construction Process: 7 Must-Dos Before You Start to Build
While knockdown-rebuilds undoubtedly have their benefits, they’re not always the best option for everyone. Particularly if you’re only planning a small renovation, rather than large-scale works.
“There will be a point in every major renovation where the scale of renovation work costs so much that it can be more cost-effective to knock down and start again,” says Frazer. “But this doesn’t happen until the renovation becomes quite large and extensive. A quantity surveyor can help [your design team] with this information.”
Another important consideration is where you will live during the demolition and rebuild, he adds. Remember, renting a property will add to your total project cost, so it’s important to factor this into your budget, too.
TELL US
Have you embarked on a knockdown-rebuild project? Do you have any advice to share for people who are considering this building approach? Tell us in the Comments.
MORE
6 Big Decisions to Make When Building or Renovating
The Missing Link That Will Eliminate Budget Blow-Outs
The Construction Process: 7 Must-Dos Before You Start to Build
One of the main drawcards of opting to tear down your existing home and rebuild is that it can be more cost-effective than renovating.
“While it can be risky to generalise, it is not uncommon for extension and renovation projects to be 50 per cent more expensive to build than new homes on a square metre basis,” explains building designer and author of Nail It!: Take Control of Your Building Project and Save Thousands, Adam Hobill.
“This is partly because renovations often require a lot of time-consuming demolition and rectification work before the new work can even begin. In most situations, new homes are still a more expensive project,” he explains, “however, often not by much.”