Thinking of building an extension, don't know where to start

[Mike.Gayner]

Lots of good input in this thread, will get in touch with a builder soon.

I'm aware you are in Welcome Bay. If you can turn up Russell Braithwaite for that job you should be fairly happy. Old school legend builder.

John Garrett for site work, he in welcome bay and would also be able to point you in direction of good builder and who not to use.

Do you have contact numbers handy for these guys?

90's building? Monolithic cladding too...

Put some money aside for "leaky-building" shit that gets discovered.

Yeah well aware of this, thanks.

on the photo your house looks like a plaster disaster. If that's the case, in our neck of the woods an extension like this would probably incur the need for a total reclad with a cavity system.

You are correct, shitty cement-board-nailed-to-frame job. But why would this require a total reclad? Are council interested in parts of the building that we're not even touching? We would be recladding the section of the house including the lounge/kitchen/new extension, but ideally wouldn't be touching the cladding from the hallway back.

For those recommending turning the garage into living space, this doesn't really work. Having a garage is non-negotiable for me, and there's nowhere else to stick one.

[sidecar bob]

http://www.metrapanel.co.nz/installe...-developments/
One of a few companies he is involved with.
Has the same number as in '99, that's usually an encouraging sign.

[Laava]

If you dont know where to start Mike, try having a play with plans machine. https://plansmachine.co.nz
It is free and easy to use and will give you an exact idea of what you can get in regard to floor plan at least and roof plan elevations as well if you get the hang of using it.
You can just dimension out your existing house and then add what and where you want until you are happy. Having this basic concept plan, for free, can save you a lot of time and grief. I recommended it to a friend of mine building in Waipawa and she just turned up at a draughtsman with the concept plans and had a permit for exactly what she wanted in a month...
Worth a look...

[Mike.Gayner]

If you dont know where to start Mike, try having a play with plans machine. https://plansmachine.co.nz
It is free and easy to use and will give you an exact idea of what you can get in regard to floor plan at least and roof plan elevations as well if you get the hang of using it.
You can just dimension out your existing house and then add what and where you want until you are happy. Having this basic concept plan, for free, can save you a lot of time and grief. I recommended it to a friend of mine building in Waipawa and she just turned up at a draughtsman with the concept plans and had a permit for exactly what she wanted in a month...
Worth a look...

Thanks! Will check it out.

[TheDemonLord]

I always use this guy - he seems to always be able to fix it:

Link to site.

[Honest Andy]

You are correct, shitty cement-board-nailed-to-frame job. But why would this require a total reclad? Are council interested in parts of the building that we're not even touching?

Yeah not entirely sure, I'm just a subtrade. Seen customers surprised by it though. Something to do with having to ensure that the rest of the house is up to code before allowing work on an alteration. Could be wrong though Check with your council to be certain, it's just a phone call to one of their inspectors, or ask the draughtsman/builder/project manager when you get one.

Or just enclose the deck and call it a sunroom... don't need a permit for that