Scope of the raise
The original 1920s structure was raised to give a 2.7 m habitable ceiling under the existing first floor. Total raise height including temporary works ran to roughly 11 feet of clearance during the build window.
What it cost
The raise and subfloor category totalled $66,500. That covered the raise contractor at $42,000, structural engineering specific to the raise at $6,500 and subfloor framing at $18,000 once the house was down on stumps. See the full breakdown.
Sequencing and trades
Most delays on a raise trace to utility disconnect lead times and certifier hold-point availability, not the raise itself. The sequence ran from engineer to contractor, certifier, council, utility disconnects, raise day, temporary supports, subfloor frame and slab, and holding that order kept the trades from clashing.
Temporary works
While the house sat on temporary supports it was exposed, so weather, security and access all had to be managed. The temporary works window on this project ran to roughly six weeks.
Lessons
- Engage the structural engineer before the raise contractor. Their scope drives the contractor's scope.
- Confirm utility disconnect dates four weeks before raise day. Brisbane utilities don't move on short notice.
- Confirm temporary access and weatherproofing arrangements in writing with the raise contractor.
