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Ask The Experts
Q
GARIEP VAN DENKE of alberton asks: We would like to build a second floor onto our house. How much would it cost to build a second-storey, two-bedroom, two-bathroom unit?
A
CHARLES VAN BREDA REPLIES: Finishes and materials affect costs. A kitchen can cost from R50 000 or R250 000. Similarly, carpets can range from R100 to R500 per square metre. The roof covering can substantially alter the price – timber shingles can be up to five times more expensive than simple concrete tiles.
At one level, you get what you pay for, but there’s a point at which a good quality product can become excessively expensive. So shop around thoroughly.
Other hidden extras include, amongst others, the fees of the architect or designer, structural engineer, quantity surveyor – and municipal submission fees charged by the local authority. These can easily represent 10 to 20 per cent of the project cost, but a skilled professional team can save you money in the end.
Taking the above into account, but excluding municipal and professional fees, I would estimate that the completed alteration in Joburg would cost about R5 000 per square metre (excluding VAT) for the new work alone.
However, factors such as damage (and consequential remedial work) to the existing building and possible upgrades to current plumbing and electrical services could affect this price considerably. Please note that this is a suggested rate – you’ll always find a cheaper builder and there’ll certainly be quotes for higher amounts. Approach at least three contractors for quotes prior to building.
Charles van Breda, Charles van Breda Architects, +27 11 726 8384
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