GRANNY FLAT GUIDE LINES

Have your checked your property details with Council?

The more you understand the details about your property will help you to appreciate the costs involved.

• Minimum/maximum floor area you are allowed for a secondary dwelling
• What are the requirements to build on a corner block
• Setback from boundaries
• Garage conversion
• Renting a granny flat for income
• Property easements, flood zones or bush fire zones
• Is it possible to increase the footprint for wheelchair access?
• How to obtain a SEWER DIAGRAM. The cost is $40-$60.00 and can sometimes be done online.
• NOTE: If your block slopes or is in a zoned area, a surveyor might need to be engaged.  

  Pricing a granny flat

There are 3 stages to pricing a granny flat, such as:

Approvals and building permits

• All granny flat constructions require a building permit, not all require an Approval.
• Approvals are generally required when making material change of use on the property.
• Each Council works with their own guidelines

Excavation costs including connections to existing services for plumbing and electrical

• Excavation involves many aspects such as clearing and removal of debris in the backyard, removing tree roots, preparation of the area, digging trenches, prep work for footings to name a few.
• Connections to the existing services can include for underground pipe upgrades, electrical meter box upgrades to name a few.

Construction costs, including fixtures and fittings

• Builders use different materials and labour costs thereby making comparisons difficult
• On a per square metre rate, a small home costs more than a larger home.
• NDG pricing is based on slab construction with pre-treated timber frames and trusses.

 Floor plan designs

• NDG allows cosmetic changes to floor plans to be made. Where structure changes are required fees apply
• If you have your own design, fees will apply to convert the design into preliminary drawings.
• All standard plans are for slab construction. Stumps construction requires additional detail for working drawings and fees apply

 Working to a budget

• A budget needs to be realistic taking into consideration that you are (a) increasing the value of the property and (b) adding additional livable space.
• A budget must allow for additional costs which are not always known until excavation begins. E.g. Soil classifications.
• Advise the designer of your budget limitations. 

 Build Option: Owner Build

• You must be the owner of the property to apply for the Owner Builder Permit.
• The owner builder can also engage a local builder to assist in the construction process. 
• It is understand that you are able to read and interpret working drawings
• Quantity take off for all materials can be provided upon request and additional fees.

 Build Option - Turnkey

• Connections to the existing services for plumbing (sewerage, water and storm water)
• Connections to the existing services for electricity 
• Full internal wall insulation
• Plasterboard for walls and ceiling
• Internal and external painting,
• Full kitchen carpentry, fixtures and fittings
• Electrical and plumbing fixtures and fittings as per the Specifications,
• Tiling to wet areas and a builders clean.