So anybody relocated a house?
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@Crucial said in So anybody relocated a house?:
Most people think along the lines of their house burning down and they would take a payout that would buy them another house. The difference between that and any kind of rebuild/repair work is huge.
problem is, you are not 'buying' a new house, you either rebuild it, or if you take the cash, they usually settle you on indemnity rather than the sum insured.
It is about education, because if you house burns down, to rebuild it, you need to clear the site, get plans to rebuild, apply for consents, re-build etc.
I think it is often the opposite in terms of insurance cost vs selling (particularly in our inflated market) as you are selling the land too, which is for all intents an purposes, uninsured.
I could sell my place for much more than it is insured for.
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@taniwharugby said in So anybody relocated a house?:
@Crucial said in So anybody relocated a house?:
Most people think along the lines of their house burning down and they would take a payout that would buy them another house. The difference between that and any kind of rebuild/repair work is huge.
problem is, you are not 'buying' a new house, you either rebuild it, or if you take the cash, they usually settle you on indemnity rather than the sum insured.
It is about education, because if you house burns down, to rebuild it, you need to clear the site, get plans to rebuild, apply for consents, re-build etc.
I think it is often the opposite in terms of insurance cost vs selling (particularly in our inflated market) as you are selling the land too, which is for all intents an purposes, uninsured.
I could sell my place for much more than it is insured for.
You are right that it is about education. People's concept of what they are insuring differs from reality.
As the gap between 'value' and rebuild costs has increased this has become much more evident. -
@Crucial and this has been a major factor since the Christchurch earthquakes where NZ Insurers changed from SQM replacement to sum insured replacement (although these are slowly changing again, particularly for non-Natural disaster losses) and the onus then went onto the home owner to specify a sum, and in typical Kiwi fashion, most people will understate numbers to save a dollar, when in reality, the difference in adding another $100k is often negligible.
there are a number of online calculators, but these are only indicators, and only as good as the info that is put in (some properties it is populated by QV/Council Data)
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@taniwharugby said in So anybody relocated a house?:
rebuild costs for homes (that include demolition, professional fees etc) are currently >$3,000 per SQM,
Yep. I was looking at that, plus a bit, for my new build. The relocatable is looking like just over $1,000 plus reno/ decore stuff but I have that covered (cheaply) with the shop, and I get a home that has some history that suits the land. Being "used" means that I won't freak out when I spill red wine or the dog is skidding around the floor. I actually needed a farm house but didn't realise it.
Insurance is an interesting one as it isn't just the house that you need to cover. A building that burns down is one thing, a landslide with a house on top is another. Actuaries have a tough job.
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@taniwharugby said in So anybody relocated a house?:
@Crucial and this has been a major factor since the Christchurch earthquakes where NZ Insurers changed from SQM replacement to sum insured replacement (although these are slowly changing again, particularly for non-Natural disaster losses) and the onus then went onto the home owner to specify a sum, and in typical Kiwi fashion, most people will understate numbers to save a dollar, when in reality, the difference in adding another $100k is often negligible.
Interesting final comment.
I just got a guy in to do valuations. Insurance companies are happy and we all have realistic costings.
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Jesus. Did a bit more looking and $3000 a sq. metre seems standard nowadays for a new build too.
$450,000 to build a 150 sq metre house should be a scandal, and that seems to be just for an OK house.
Furthermore, on the house sites I can’t see many plans that are 150 squares - almost everything is well above 200 - 250 squares.
Sadly, I can’t move something onto my land...
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@gt12 said in So anybody relocated a house?:
Jesus. Did a better more looking at $3000 a sq. metre seems standard nowadays.
$450,000 to build a 150 sq metre house should be a scandal, and that seems to be just for an OK house.
Furthermore, on the house sites I can see many plans that are 150 squares - almost everything is well about 200 - 250 squares.
Sadly, I can’t move something onto my land...
Land in NZ? You sure? TR is probably correct you will be able to get around it. I have had all sorts of property issues over the years and generally got what I wanted or some sort of compromise that worked.
When we bought this house I told the wife not to get too excited as I didn't really believe that they could get it onto our property. Then the mover drove the whole route (the guy with 40 years experience) had a look and basically said - meh, we can do that. Trust me it doesn't look doable.
Also yes, $3000 a sq isn't a marble floor and Miele kitchen. 150 sq is a small house for most people. The one we are moving is 280 and I am adding a kitchen and en suite.
Still not sure if I'm brave or stupid.
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not to overly hijack but we are looking to extend rather than move. Somewhat terrified to look at per m costs for a reno - although our site will hopefully make things a tad easier as it's roadside rather than on the other side of the house.
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@Paekakboyz said in So anybody relocated a house?:
not to overly hijack but we are looking to extend rather than move. Somewhat terrified to look at per m costs for a reno - although our site will hopefully make things a tad easier as it's roadside rather than on the other side of the house.
Boundaries and roof heights / shadow / sun might be consent issues if you are suburban.
Is it all flat? Earthworks can be a bit pricey, retaining walls - horrendous.
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@Snowy we've also got some other local covenants to consider. It's sloping but we'd essentially be taking half our existing driveway/carpark and we should be ok with height etc. There will need to be some retaining but only 1-2m high so nothing major. He says hopefully of course!
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@Paekakboyz your council should have planning criteria online, detailing the daylight angle shit (shadows to your neighbours) overall footprint allowed as a % of your section etc.
That said, if you are getting an architect to draw up plans, they should be all over that stuff.
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@taniwharugby yeah we'll def be getting an architect on the case - have also emailed the council for some specific advice but it's been over two weeks so I'm not expecting much there!
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@Paekakboyz be better off going in to speak to someone in the council (I know up here you can do a walk in and speak to a planner, usually have to wait, or you can make an appointment to see them too)
Again, architect should be able to answer most of the questions as these will vary due to zoning rules.
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@taniwharugby said in So anybody relocated a house?:
@Paekakboyz your council should have planning criteria online, detailing the daylight angle shit (shadows to your neighbours) overall footprint allowed as a % of your section etc.
That said, if you are getting an architect to draw up plans, they should be all over that stuff.
I've seen Grand Designs. Architects don't even seem to think of do-ability let alone whether it meets regs.
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@Crucial well I guess it depends if your architect sees himself as Michelangelo or doing the job the client asked for
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@Paekakboyz said in So anybody relocated a house?:
@Snowy we've also got some other local covenants to consider. It's sloping but we'd essentially be taking half our existing driveway/carpark and we should be ok with height etc. There will need to be some retaining but only 1-2m high so nothing major. He says hopefully of course!
You will likely get some curve balls. Try and keep plans for retaining under 1m. Most council regs require a fence around anything higher. A couple of stairs may be more practical depending on your site. Geotech also affects the price of the works, piles and foundations, mostly. Concrete pad obviously different again.
Architect definitely the way to go. They generally know the rules, but cost a bit. As TR says you can just go and see a planner at council. I have done that a couple of times and they are pretty helpful, but you really need to do the prep work first and have some decent plans, footprints, geo, etc for them to give relevant advice.
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@taniwharugby said in So anybody relocated a house?:
@Crucial well I guess it depends if your architect sees himself as Michelangelo or doing the job the client asked for
Our first architect for this property listened to our brief and then designed a 650sqm house, on three levels, for two of us, which was going to cost upwards of $7m. I don't consult her anymore.
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@Snowy did she not know who you were, shoulda been upwards of $15m easy, can see why you were insulted!
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@taniwharugby Didn't even have gold taps in the costings.
