RONNIE, I will randomly put in stuff as people send through to me, and can edit and arrange later.
Guy Gillespie: Director, Character Builders
From Guy Gillespie
Is it possible to renovate an existing home to ‘Superhome’ status?
Yes certainly, but it is important to understand where some of the best ‘gains’ are achieved and the associated ‘priority’ of cost so as not to blow out the budget.
Where are the best energy-efficient gains made in a renovation?
The addage ‘perfection is a myth’ means that some compromise will be needed so as to meet a reasonable budget and not ‘over capitalise’ the work.
Some of the best things you can do in order of priority, are:
1. Increase insulation performance
2. Upgrade window joinery & glazing
3. Reduce air movement
4. Upgrade heating and/or ventilation solutions
5. Control overheating from sun exposure.
Is it cheaper to start again and build new?
Not necessarily – Often, the reasons for keeping an old home go beyond economy; it may be a sentimental attachment or just a preference of location but actually, with some good design and an eye for economy, an existing home is generally a good starting point from which to create a comfortable and well-designed home, at significantly less cost than a new replacement.
How cost effective is it to replace my existing window joinery?
Whist best performance is achieved by altering the position of the window into the centre of the wall, this can be cost prohibitive on a renovation. And so in many cases, timber or aluminium windows can be replaced with UPVC joinery, fitted within the existing window frame and so, the overall cost if significantly less and this will make a huge difference to the energy-efficiency of the home.
Do I need a Building Consent to upgrade my existing home?
It is important to check, as the Building code does require consenting for the likes of “Insulation upgrading” to exterior walls. However there is a relatively simple ‘Exemption’ process, which allows an LBP builder to carry out such work.
Key considerations, what to watch out for:
It is important to start with a ‘sound’ foundation and essential ‘structure’. Before engaging with your preferred Architect or Designer we recommend you choose a reputable Licensed Building Company to provide a comprehensive ‘Building Maintenance Report’ - including a ‘Floor Levels Survey’ and ‘underfloor robot inspection’. And whilst this type of report may seem to be just another cost! – it provides essential information and safeguard for the way ahead.
Solution/fixes:
1. Is the floor and general structure straight & level? If not – to what extent does this need to be adjusted before we can begin?
2. Is the ground underneath the home dry? Perhaps it is damp and requires a simple drainage design, or subground drainage upgrade.
3. Is there extensive damage from Borer infestation? An annual fumigation regime might be sufficient, or there may be significant structural deterioration that you need to know about.
4. What is the wall and roof structure? Timber framed homes are typically easy to work with, but it becomes more complex achieving ‘airtightness’ when there’s a brick and cavity system.
5. What are the interior linings and & exterior cladding? In many cases the interior may need to be stripped out and an ‘airtightmembrane’ installed to improve performance. Likewise, the exterior cladding may need to be removed so as to install an external air barrier substrate’ against the framing.
6. What condition are the existing windows & doors? Perhaps this will help you conclude the existing ones can be retained and upgraded – on the other-hand it may become obvious they need full replacement.
7. What is the heating system and the hot water heating? Older systems are often less efficient and so the cost of upgrade is retrieved over time, making it more viable to upgrade now. Or it’s possible the system has had a recent upgrade and perhaps money is better spent elsewhere.
8. How accessible is the roof and subfloor space? Above and below the home are essential areas to consider making improvements, but can they be easily accessed for insulation and moisture control upgrades? Is there space for a ‘Heat Recovery Ventilation System’ to operate effectively in the ceiling space?
9. What previous work or repairs have been carried out? It’s important to understand the history as much as possible - Are there previous Building Consents on the Council file? Perhaps there has been non-compliant work that needs rectifying? What ‘post-earthquake’ work was carried out, who commissioned and signed it off and has it remained free of defect? This might even lead to discussions with your insurer
10. What is the condition of the services such as, Drainage, Plumbing and Electrical? Perhaps some of these items need upgrading as part of the proposed work and so you need to understand what the starting point is for your home.
