i would build a retaining wall. The studwork looks like timber, you dont want to put soil or flower pots then soil up against that. Dig some more soil away so you have a little more room then build a retaining wall with stacker stone or H4 treated sleepers with drainage behind to keep the moisture away - that is what I would do.
Granny flat design - feedback pls
- Thread starter devank
- Start date
i would build a retaining wall. The studwork looks like timber, you dont want to put soil or flower pots then soil up against that. Dig some more soil away so you have a little more room then build a retaining wall with stacker stone or H4 treated sleepers with drainage behind to keep the moisture away - that is what I would do.
I agree. Retaining wall with ample drainage behind. And make sure the water can get away down past the side of the house. I would gravel between the retaining wall and the slab leaving 100mm of slab exposed for visual termite inspection. Show us a wider photo as I can't sense where the boundaries are or how the slope runs.
Do you have a contracted builder doing the work?
Do you have a contracted builder doing the work?
Thanks Rockstar & knightm.
Hopefully attached two pics shows more details. North-West corner is the highest point and then it slopes diagonally.
Yes.. I have a contracted builder doing the work. Due to certain mix up he didn't account for the cut & fill costs.
My immediate worry is the cost to build the retaining walls. They are not cheep.
I don't also want to 'cut' any more as it would reduce the land area. What should be the minimum distance between the retaining wall and the building?
Hopefully attached two pics shows more details. North-West corner is the highest point and then it slopes diagonally.
Yes.. I have a contracted builder doing the work. Due to certain mix up he didn't account for the cut & fill costs.
My immediate worry is the cost to build the retaining walls. They are not cheep.
I don't also want to 'cut' any more as it would reduce the land area. What should be the minimum distance between the retaining wall and the building?
Attachments
Id say a meter from the slab for access but there's no minimum legal distance.
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Thank you all. This is my current thinking (please see the attached draft).
1. Add a retaining wall close to the fence. Say about 0.5m high.
2. Slope the remaining land towards the house and add slow growing turf (may be Empire Zoysia).
3. Add pavers where tenants would frequently walk (path way to the entrace, cloths line & outside sliding door).
4. Add weed mat and gravel in narrower areas.
5. Relocate about 4m high pine tree in front of the entrance.
6. Add small hibiscus flower trees for privacy and visuals.
Any thoughts or different ideas would be highly appreciated
I belive it is about two weeks away from completion. Happy to take anyone for a visit. Just PM me.
- devank
1. Add a retaining wall close to the fence. Say about 0.5m high.
2. Slope the remaining land towards the house and add slow growing turf (may be Empire Zoysia).
3. Add pavers where tenants would frequently walk (path way to the entrace, cloths line & outside sliding door).
4. Add weed mat and gravel in narrower areas.
5. Relocate about 4m high pine tree in front of the entrance.
6. Add small hibiscus flower trees for privacy and visuals.
Any thoughts or different ideas would be highly appreciated
I belive it is about two weeks away from completion. Happy to take anyone for a visit. Just PM me.
- devank
Attachments
Looks like a good solution from what I can see. Just try and shed that water away from the slab where possible. Looks like you're up for some soil removal. Try and keep the topsoil to put back under the turf and gardens. ie: scrape off topsoil, then excavate and remove subsoil, then respread topsoil over planting areas. You will reap the rewards with healthier growth.
Yes, to avoid removing soil you could run a sleeper wall and step up to the outdoor paved area rather than cutting it all out to be level. I would still be gravelling next to the slab. If you pave it make sure the water can definitely get away as you don't want water in the house. Your picture scares me as there is not enough width before the sleeper wall and I don't know what that angled paver is for? Like Brazen says, you need to have it wider around the house. I would go for minimum 500mm with a good 100 - 150mm deep of gravel and subgrade sloping from high to low point so water can easily get away. If you pave it you may need a box drain to take away water during storm events. Gravel will be the cheapest option. It might be worth engaging a decent landscaper - at least for advice.
Oh man.. everything costs money! I got the first quote and it is $5900.00.
As Rockstar's suggestion, I asked the builder to replace the pavers (next to the retaining wall) with gravel. Cost came down to $5400.00.
Any other ways to reduce the cost?
I'm thinking of replacing gravel with red woodchip. At least it would look bright when it is advertised
As Rockstar's suggestion, I asked the builder to replace the pavers (next to the retaining wall) with gravel. Cost came down to $5400.00.
Any other ways to reduce the cost?
I'm thinking of replacing gravel with red woodchip. At least it would look bright when it is advertised
Oh man.. everything costs money! I got the first quote and it is $5900.00.
As Rockstar's suggestion, I asked the builder to replace the pavers (next to the retaining wall) with gravel. Cost came down to $5400.00.
Any other ways to reduce the cost?
I'm thinking of replacing gravel with red woodchip. At least it would look bright when it is advertised
Hey devank,
Sheesh thats a lot. Try scoria or cowra-gold...they're a bit crunchy to walk on but I like a crunchy walkway. Another (non-crunchy) option is 'crushed granite' which can easily be laid down and packed, then hosed down to let the cement harden to a solid finish. You need the edges to be secured or raised for this option to work long-term.
P.S. 'Australian Native Landscapes' or most landscaping suppliers deliver these by the tonne.
Cheers,
Serge.
Get a couple more quotes.
Don't use woodchip for drainage next to the house. It can wash away during downpours and will break down over time having to be replenished. May also harbour termites.
Finally the landscaping job was completed yesterday. It costed me 4.5K.
Few pics are attached. Sorry.. there are taken with my phone under not much sun light.
Thanks everyone for your ideas and advice. Final product is a combination of all.
Good news is we had a open house last week. A couple with a kid moved in today
Few pics are attached. Sorry.. there are taken with my phone under not much sun light.
Thanks everyone for your ideas and advice. Final product is a combination of all.
Good news is we had a open house last week. A couple with a kid moved in today
Attachments
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Looks good.. personally I think you could have done with half the amount of stepping stones... (your allowed gaps between them )
)Finally the landscaping job was completed yesterday. It costed me 4.5K.
Few pics are attached. Sorry.. there are taken with my phone under not much sun light.
Thanks everyone for your ideas and advice. Final product is a combination of all.
Good news is we had a open house last week. A couple with a kid moved in today
Finally the landscaping job was completed yesterday. It costed me 4.5K.
Few pics are attached. Sorry.. there are taken with my phone under not much sun light.
Thanks everyone for your ideas and advice. Final product is a combination of all.
Good news is we had a open house last week. A couple with a kid moved in today
Congratilations m8
May they be happy tenants in their brand new granny flat.Just to close off this thread, here are the financial details. I finally managed to put all together thanks to the 'tax time'
Draftsman - $3,380.0
Private certifier - $2,021.0
Builder fixed Cost - $97,668.00
Additional Soil removal - $2,146.54
Electrical Board upgrade - $2,200.0
Landscape & other - $4,612.00
Total = $112K.
Rent reduction from the main house = 500-480 = $20.00 per week
New rent from granny flat = $350 per week
Other ongoing cost = water bills = Roughly $1500.00 a year.
Draftsman - $3,380.0
Private certifier - $2,021.0
Builder fixed Cost - $97,668.00
Additional Soil removal - $2,146.54
Electrical Board upgrade - $2,200.0
Landscape & other - $4,612.00
Total = $112K.
Rent reduction from the main house = 500-480 = $20.00 per week
New rent from granny flat = $350 per week
Other ongoing cost = water bills = Roughly $1500.00 a year.
I'm not sure how you calculated that figure.
Before the Granny flat this property was valued 600K.
So old gross return = (500 X52 / 600,000) = 4.33%
Gross return on 112K investment = (350-20) x 52 /112,000 = 15.32 %
New gross return = (480+350)*52 / (600,000 + 112,000) = 6.06%
Net return is a different story but it is cash flow neutral now.
Now it is valued only 650K by ANZ. GF is also considered as 'extension' due to lower LVR for dual occ. Other lenders may value more though.
Very quickly and wrongly!
Dealing with an offer on our duplex today so brain must have been elsewhere.Figures look good thanks for the overall picture.
I have a bit of issue with the neighbour.
He asked me to replace the fence for privacy reasons. He wanted me to organise it. So I said ok. After getting 9 quotes, I got back to him with a rough price and asked if he was happy to go ahead. He called and screamed at me for not getting back sooner!
He claims that he asked 10 months ago but I know that is a lie because my 3rd son just turned 10 months old. Definitely he asked later date than that.
He claims that this new higher fence is required because of the new Granny Flat development. He claims that the land is raised and also the side walkway is now a main entrance to the granny flat.
There is no windows or doors facing his land.
I had no benefit in doing this fence apart from keeping the neighbour happy. Now, I think he wants me to pay for the whole thing.
Any thoughts?
He asked me to replace the fence for privacy reasons. He wanted me to organise it. So I said ok. After getting 9 quotes, I got back to him with a rough price and asked if he was happy to go ahead. He called and screamed at me for not getting back sooner!
He claims that he asked 10 months ago but I know that is a lie because my 3rd son just turned 10 months old. Definitely he asked later date than that.
He claims that this new higher fence is required because of the new Granny Flat development. He claims that the land is raised and also the side walkway is now a main entrance to the granny flat.
There is no windows or doors facing his land.
I had no benefit in doing this fence apart from keeping the neighbour happy. Now, I think he wants me to pay for the whole thing.
Any thoughts?
