Are you wondering whether a raise and builder renovation is right for you and your home?
You’ve come to the right place. With over 10 years designing raise & build under home renovations, we can quickly and easily help you decide whether this type of renovation is right for you. How? By asking the right questions, in the right order.
By the end of this article you’ll know (in general), whether it is right type of renovation for you. As with any big decision, always seek professional advice however before making any decisions.
What is a raise & build under renovation?
A raise and build under renovation is when an existing home, usually a home on stumps with a timber floor frame, is raised high enough to build a new lower or ground storey underneath it. Just like the example below, right here in Brisbane in beautiful Brighton.
You’ve come to the right place. With over 10 years designing raise & build under home renovations, we can quickly and easily help you decide whether this type of renovation is right for you. How? By asking the right questions, in the right order.
By the end of this article you’ll know (in general), whether it is right type of renovation for you. As with any big decision, always seek professional advice however before making any decisions.
What is a raise & build under renovation?
A raise and build under renovation is when an existing home, usually a home on stumps with a timber floor frame, is raised high enough to build a new lower or ground storey underneath it. Just like the example below, right here in Brisbane in beautiful Brighton.
What are the pro’s and con’s of a raise and build under?
Pro’s:
Con’s
There are many pro’s and con’s to a raise and build under, but there is one thing that can make the decision for you, and that’s …money.
How much does a raise and build under renovation cost?
You’re not going to like this, but how long is a piece of string? Renovations are all different to each other and every project has its own parameters that significantly sway the project build cost.
Factors that may influence the total build cost can include:
What we can tell you, is that if you are looking for the cheapest renovation option, then this type of project is NOT for you. During the recent building price hikes, we have seen the cost of a raise and build under increase by an average of 40-50% between 2020-2024. If you’re budget is under $500,000k then we would encourage you to look at other options like an extension, or even a knock-down build new in some cases.
In our experience, most raise and build under projects don’t see a builder quote that is less than $750,000, and we frequently see projects come in at over $1m (usually only where extensions are also added). The numbers here may shock you, but be assured, they also shock us, and likely even the builders that are quoting the project. The recent material and labour cost increases have had a significant impact on project build cost. The good news is that we do this every day, and can guide you to a great renovation outcome by knowing from the start the target build budget we are working with for your project.
Should I just knock down and build a new home?
This is an excellent question that used to have a different answer.
In Brisbane prior to 2020, the answer was often ‘No’, as it was often a better cost outcome to raise and build under than to build the equivalent new two-storey home. However, as building costs have increased, particularly labour costs, this has pushed the price of a raise and build under renovation into new home territory.
To answer this question fully however, we need to ask you 3 questions:
1) Is the current existing home under any character, demolition or heritage controls?
If YES - it is likely you cannot demolish the home or even move the existing home to another site. So, if you would like to renovate, then a raise and build under becomes one of your only major renovation options.
If NO - the knock-down, build new option remains on the table.
2) Will it cost more to knock-down and build a new home, or will it cost more to do a raise and build under?
This often depends whether the new home is being built by a project builder (such as the high-volume project builders we all see frequent advertising about), or whether the home will be custom designed and built by a custom home builder. Tip: Usually, the custom home will cost more to build.
The only way to answer this with full confidence, is to have plans designed and drafted for both options. Builders can then provide quotes for both options, and you can make the final call based on budget if that is the highest constraint for the project (which is most often the case).
3) Time & Inconvenience. Which option offers the least disruption to your life?
There is no doubt that, whether it is a new home or a renovation you are doing, there will be some kind of disruption to your normal life routine. Some families and lifestyles may be positioned to handle that disruption better than others. Factoring in the time-frame of the build can be a very helpful gauge on this also. Particularly in considering additional external costs such as renting somewhere else for the duration of the build.
Generally, new home builds are quicker to build than a full-scale raise and build under. This might mean you can get into your finished home quicker.
Do I need a building approval for a raise and build under renovation?
Yes. We can’t think of any scenario where a building and/or development approval would not be required. This usually involves the design and drafting of building design plans, engineering plans, and engaging the services of qualified professionals to ensure the project gets the approval stamp, and the build goes smoothly.
What is the first step to starting a raise and build under renovation?
This first step in the process is to engage the right people. In the case of a renovation, you will want to first speak to a Building Designer (or architect) that is experienced and even specialises in raise and build under projects.
In any project, the best way to get things done (with the least stress) is to engage the right people with the right skills. This ensures that you are guided and supported by experienced professionals all along the journey that have a broad understanding of the entirety of the project itself, your desired outcomes, and can provide the right help at the right time.
Summary
Deciding whether a raise and build under is right for you can depend on many factors, but there is one factor that never changes - You need the right people on your project team.
We specialise in the design and drafting of successful raise and build under projects. Especially within Queensland, and particularly Brisbane and the Gold Coast, and every project and client is unique and special to us.
If you are considering a raise and build under for you and your home, please have a look through our Project Gallery for project examples first, then please make an enquiry with us for a FREE 15min design consultation over the phone or videoconference to discuss your project and answer all your questions.
Pro’s:
- Design transformation - Where you are building underneath the footprint of the existing (now raised) home, a new building storey underneath can be built, making a once single storey home into a two-storey home.
- No roofing cost – There is no roofing cost, as no extra roof is being added, unless an extension is also added,
- No additional site cover is added - This works really well on small lots (under 450m2) where there is a maximum site cover percentage that you cannot exceed (most often, 50%),
- Character homes - Where character homes are protected (particularly lightweight weatherboard style homes), most council’s will not allow a character home to be demolished or moved, but may allow a home to be raised and built under. This is great if you love the character of your home, and are happy with the location of it, but really need extra space.
- Get better views – The higher you are, the better the views. You might have a great view, if the upper level of the home was higher than it is now. What views could you have?
- Government incentives - There may be government incentives in some areas to assist with the cost of raising the home. In some cases, there may even be no direct cost to the home owner (such as in some flood-prone areas). Check with your council to see if there are any incentives or funding available to apply for.
Con’s
- Cost of the raise itself - The cost of the raise itself does not net you any more finished internal space in itself - You can’t call it dead money, but we would more realistically call it a necessary gateway expense to open up the possibilities to build under the home, which possibility wouldn’t exist without raising the home high enough to enable this option.
- Additional time – Renovations are disruptive to your everyday routine. It is just the nature of the beast. A raise can add more time to a renovation project.
- Staging the build can be complex – Although a raise and build under can be ‘staged’ in terms of building one section first, then waiting a few years for more funds, then doing the rest, if you are wanting to live in the home during the ‘waiting’ period, there will some significant compromises to your lifestyle, and services available in the home during that time. If you would like to know more about this point, please get in touch, as it can be highly project specific. The design itself may dictate whether you can actually stage the raise and build under or not. That’s where we can help.
There are many pro’s and con’s to a raise and build under, but there is one thing that can make the decision for you, and that’s …money.
How much does a raise and build under renovation cost?
You’re not going to like this, but how long is a piece of string? Renovations are all different to each other and every project has its own parameters that significantly sway the project build cost.
Factors that may influence the total build cost can include:
- Suitability of the home to be raised,
- Type and quality of the soil on the site,
- Whether the site flat or sloping,
- How much retaining work might be needed,
- Building height restrictions,
- Town planning constraints – particularly around character homes,
- Whether the ground floor is on a concrete slab or floor frame, and more.
What we can tell you, is that if you are looking for the cheapest renovation option, then this type of project is NOT for you. During the recent building price hikes, we have seen the cost of a raise and build under increase by an average of 40-50% between 2020-2024. If you’re budget is under $500,000k then we would encourage you to look at other options like an extension, or even a knock-down build new in some cases.
In our experience, most raise and build under projects don’t see a builder quote that is less than $750,000, and we frequently see projects come in at over $1m (usually only where extensions are also added). The numbers here may shock you, but be assured, they also shock us, and likely even the builders that are quoting the project. The recent material and labour cost increases have had a significant impact on project build cost. The good news is that we do this every day, and can guide you to a great renovation outcome by knowing from the start the target build budget we are working with for your project.
Should I just knock down and build a new home?
This is an excellent question that used to have a different answer.
In Brisbane prior to 2020, the answer was often ‘No’, as it was often a better cost outcome to raise and build under than to build the equivalent new two-storey home. However, as building costs have increased, particularly labour costs, this has pushed the price of a raise and build under renovation into new home territory.
To answer this question fully however, we need to ask you 3 questions:
1) Is the current existing home under any character, demolition or heritage controls?
If YES - it is likely you cannot demolish the home or even move the existing home to another site. So, if you would like to renovate, then a raise and build under becomes one of your only major renovation options.
If NO - the knock-down, build new option remains on the table.
2) Will it cost more to knock-down and build a new home, or will it cost more to do a raise and build under?
This often depends whether the new home is being built by a project builder (such as the high-volume project builders we all see frequent advertising about), or whether the home will be custom designed and built by a custom home builder. Tip: Usually, the custom home will cost more to build.
The only way to answer this with full confidence, is to have plans designed and drafted for both options. Builders can then provide quotes for both options, and you can make the final call based on budget if that is the highest constraint for the project (which is most often the case).
3) Time & Inconvenience. Which option offers the least disruption to your life?
There is no doubt that, whether it is a new home or a renovation you are doing, there will be some kind of disruption to your normal life routine. Some families and lifestyles may be positioned to handle that disruption better than others. Factoring in the time-frame of the build can be a very helpful gauge on this also. Particularly in considering additional external costs such as renting somewhere else for the duration of the build.
Generally, new home builds are quicker to build than a full-scale raise and build under. This might mean you can get into your finished home quicker.
Do I need a building approval for a raise and build under renovation?
Yes. We can’t think of any scenario where a building and/or development approval would not be required. This usually involves the design and drafting of building design plans, engineering plans, and engaging the services of qualified professionals to ensure the project gets the approval stamp, and the build goes smoothly.
What is the first step to starting a raise and build under renovation?
This first step in the process is to engage the right people. In the case of a renovation, you will want to first speak to a Building Designer (or architect) that is experienced and even specialises in raise and build under projects.
In any project, the best way to get things done (with the least stress) is to engage the right people with the right skills. This ensures that you are guided and supported by experienced professionals all along the journey that have a broad understanding of the entirety of the project itself, your desired outcomes, and can provide the right help at the right time.
Summary
Deciding whether a raise and build under is right for you can depend on many factors, but there is one factor that never changes - You need the right people on your project team.
We specialise in the design and drafting of successful raise and build under projects. Especially within Queensland, and particularly Brisbane and the Gold Coast, and every project and client is unique and special to us.
If you are considering a raise and build under for you and your home, please have a look through our Project Gallery for project examples first, then please make an enquiry with us for a FREE 15min design consultation over the phone or videoconference to discuss your project and answer all your questions.
Disclaimer: This blog article is written general in nature and does not consider your personal circumstances. Before making any decisions, professional advice that considers your own personal circumstances should be sought.