Five Great reasons to Relocate and Renovate/Rebuild…
The quandary facing a lot of families is deciding on the best option to meet their needs when their current home is no longer ideally fit for purpose. Traditionally people have taken to renovating, adding the necessary rooms to grow the home with the family, or they sell and buy a more appropriately sized property.
However, there is a third option that can have many tangible benefits: Relocate and Renovate. R’n’R is exactly as it sounds; relocating a house to your section and renovating.
Some of the great reasons that more families are considering this option that might work for you are:
The neighbourhood. You are in a familiar area with great neighbours, views, amenities, schools and other services your family is used to and moving away to find a more suitable home is outweighed by the benefits of staying put. Staying put but changing your situation could just be a dream come true.
Value in your land. If you look at your property’s Government Valuation, it is often the land value that has increased over time whilst the dwelling value has not. Depending how long you’ve been in the property, paying off the mortgage whilst the land value has increased, could mean that your current house is sitting on a valuable piece of dirt that you have grown significant equity in. Relocating to make way for additional dwellings in a desired neighbourhood just might allow you to realise the full potential value in that land.
Potential wealth generator. Do you have a sprawling back yard yet the need for space for kids, the pool and backyard cricket have gone and now it is really just a labour of love for you and the lawnmower? Similar to unlocking the land’s value as above, relocating the current dwelling to make way for more than one dwelling could mean that your needs are satisfied with the added benefit of investment income or a property you can on sell.
Put more $$$ back into your new build. Knock down and rebuild (KDR) is definitely an option, but of course it comes with the financial cost of demolition and removal of the debris to landfill. And this is all before you can clear the ideal building platform for your new build dream home. By considering selling your old for relocation, you can potentially reverse the demolition costs giving you more money in your build budget. Imagine turning that into an upgraded kitchen or other desired features of your dream home?
The environmental and social impact of demolition. At The Relocatable House Co. we are passionate about putting more people into homes with equity – helping the new relocatable home owner to leave a legacy for future generations. We are also passionate about helping to preserve the planet for future generations by preventing a perfectly good house from ending up in landfill. How great would it feel to be a part of this solution?
At The Relocatable House Co. we can help find the best solution to suit your needs.
If you have an old house to sell for relocation we can manage the process right through to the day it leaves your section and arrives at its new ‘home’. For more information about this and how we can help you, call the office on 0800 572 3771 or fill out our FREE APPRAISALform via our website HERE.
If you are looking to buy a relocatable house as a family home or as an investment, we have a great range of houses for sale so visit our HOUSES FOR SALE page on our website or contact us with your WISHLIST and we’ll find a house to suit.
We cannot say it enough: Planning is so important when you relocate a house. We’ve come across a very informative article by Paul Dyke, Editor of the Rotorua and Tauranga Property Investor Magazine, about the importance of getting your ducks in a row when relocating a house.
We also have some fantastic tools and checklists for Buyers, such as our Definitive Guide to Relocating a House, which can be downloaded from our website homepage (HERE). It contains a Pre-Purchase Budget Checklist to get you started after you’ve read about the 7 Costly Mistakes to Avoid when planning a house relocation.
Our Buyer Information Pack is another tool that we offer to ensure that you have all your I’s dotted and your T’s crossed.
Get in touch with us if you’d like more information. We’re only too happy to help.
From the desk of Richard, Managing Director of The Relocatable House Co.:
Now I know that everyone has had so much ‘get rich quick talk’ that you are full to the brim, so I am going to just pass on some wisdom from someone who has seen a bit in his day.
I was speaking with an experienced registered property valuer recently who said, “Richard, I still believe that relocating a house to a section is the fastest way to grow your equity”.
I thought to myself, I can just imagine how many property transactions and development proposals this guy has seen; how many conversations he’s had and how many stories he has to tell! So my ears pricked up when he said that.
I would have to agree. It is a relatively low risk activity that can produce great results if done correctly.
The Relocatable House Co. specialises in helping people buy houses for relocation. We can guide you through the process from start to finish.
BUT what do I see as the biggest stumbling blocks? Why are more people not following this proven path to equity and success?
I see two things when I talk with people who can see the merits in a house relocation project, yet don’t take action:
People fear failure. Yes, if you do it there may be some parts failure, but they are outweighed by many parts success. I am still learning and I have been involved in numerous property developments and house relocation projects.
Look at your first project as learning a new skill, which no-one can take away from you. You will have that skill for life.
It is easy to find numerous reasons not to do something because we don’t know where to start, or how to go about it. I used to say “I can’t afford it.”, but when I understood this was an excuse and an easy way for me to not do something, I started to look at things differently and I have never said it again.
All that said, you can always find a way; you can always find money, but you must believe you can do it, too. And it is easier to believe you can do it when you have someone like the team at The Relocatable House Co. who have done it many times and who have the expertise to help you make it happen. It is now a simple decision away!
Here at The Relocatable House Co., we are dedicated to helping put more people into homes. Give us a call and let’s discuss what you need to do to get a successful house relocation project underway.
At The Relocatable House Co. we believe in win-win. Always. The best win-win, in our opinion, is selling your house for removal instead of demolishing it.
By having your house taken off your site, you save on demolition fees – which could be between $10,000 and $20,000 – and you provide someone else with a home.
Aussie TV show, “Better Homes & Gardens”, put together a great little snippet about how a family sold their house for removal to clear their site to build new. You’ll get a really good idea of the concept of choosing to remove your house instead of demolishing it.
If you’ve thinking of buying and have ever wondered if relocating a house to your site is a cost-effective option for you, it’s worth taking a look at this information, too.
If you have a house to SELL, click here to arrange for a FREE Appraisal.
If you are contemplating BUYING a house to relocate to your site, you may be interested in a FREE 30 minute Strategy Session where we can help you determine the best options for you. Call us on 0800 572 3771 or click here and we’ll get in touch with you.
If you KNOW SOMEONE who has a house to sell for relocation you could be rewarded with one of our Romancing Packs if the ‘someone’ you know successfully sells their house through us. Click here to find out more.
Relocating a house should not be a stressful time!
Relocating a house should be a rewarding experience on your way to owning your own home or creating an additional rental income with ease.
Insurance is a question we get asked about a lot. How do you insure a house on the move? This was a question we asked ourselves for a long time and we hunted high and low to get the answer!
Without complicating the issue (after all we are here to make it simple for you!), what follows is an overview of the insurance cover that is recommended for each step of the process for relocating a house. The process for insurance starts even before work on the house is commenced as you want to protect your new purchased asset right from the word go.
There are four basic steps for insurance cover for the duration of your house relocation project and beyond. Some of the insurance cover discussed below you will need, and some may not be required.
Cover for your building before the relocation process. This will cover the building for Accidental Loss or Damage for the purchase price should damage occur.
Transit Insurance. This covers you for the purchase price of your house (plus freight) from the time it is moved off its current piles, and throughout the transit process and expires as soon as it is lowered onto the piles at its final destination. If your house is going via storage, Transit Insurance Cover is no longer the insurance policy you need. You will need to revert back to the insurance cover discussed above, ‘Cover for your building before the relocation process.’
Contract Works Insurance. This insurance will take effect from the moment the house is lowered onto its new piles; whilst being connected to services, decks, stairs added, and any other alterations are completed to the house. The cover here is a Replacement Value one, so we need to know what the Replacement value of the house will be once it is finished.
Domestic Dwelling Insurance. Once the house becomes “habitable”, the Contract Works policy will automatically expire, regardless of the expiry date on the contract. Accordingly at this point you will need to insure the house under a Domestic Dwelling policy.
To find out more information and to be put in touch with our Insurance Specialist, click HERE to be taken to our simple on-line form. Once submitted, an insurance agent will be in touch to discuss your exact requirements.
Disclaimer: The information contained in this blog post regarding insurance (including links to external sites) is provided for your information and no responsibility is accepted for any loss, damage or injury arising from the information on this page. While The Relocatable House Co. will endeavour to ensure the information is accurate, no representation is made that the information is accurate or suitable for all consumers. The Relocatable House Co. will not accept liability for any claim founded on the content of this page and by requesting more information regarding insurance, you agree to this condition.
Here at The Relocatable House Company, we have found that when you are planning to relocate or demolish a building, one essential is to make allowances for the discovery of asbestos. Asbestos has been given a bad rap, which means people can be put off if there is a hint of it… but it is easily and safely managed by engaging a certified removal specialist.
Asbestos-carrying materials in themselves are not harmful. The issue comes in when these materials are damaged, cut or removed and dust is created, which sometimes can’t be avoided when a house is shifted.
It’s this dust, with its small fibres, that poses a health risk when they are inhaled. The nature of the fibres means they can get stuck in someone’s lungs, which can lead to difficulty breathing and, in severe cases, lung cancer.
Asbestos-containing building materials became popular among manufacturers and builders during the 1980’s and through to the early 1990’s. They were affordable and boasted good sound absorption, strength, plus resistance to fire, heat, electrical and chemical damage.
Materials such as Duroc siding panels and Vermiculite (sparkling) ceilings almost always contain asbestos.
We would recommend always consulting with and using a qualified professional to undertake asbestos removals. Terry O’Keefe from Ashmoor Construction and Richard Laurenson from NZAR are both certified asbestos removal specialists. Terry and Richard came in to The Relocatable House Co. Headquarters recently and shared with us their know-how on the various asbestos scenarios that we all need to be made aware of in houses dated pre-1987 (when asbestos was fully banned).
Here’s what we have learned:
Asbestos can be found in many areas, namely ceilings, wall claddings, floorboards, roof membranes, pipes, old vinyl and even in carpet glue – the only sure way to know is to have a sample taken and tested…so it pays to get a professional to ELIMINATE, ISOLATE and MINIMISE the threat.
* Images courtesy of Terry O’Keefe, Ashmoor Construction
An easy way of discovering whether or not a certain material could contain asbestos is to look to see if the screws/nails sit flush with the material, or if they sit out a little bit. Fixings used for attaching materials containing asbestos will always jut out a tad.
These links can help you to understand the special legislation covering asbestos and the handling of products containing asbestos, but it is still best to CONTACT A PROFESSIONAL for further assistance if you believe asbestos is present in a house you may want to shift off your site or if you are purchasing a house for relocation.
If you are SELLING a house for relocation The Relocatable House Co. would ask you whether you know of any asbestos present at our free appraisal.
If you are BUYING a house for relocation, we would highly recommend you doing your research and due diligence up front before signing a Sales &Purchase Agreement. If you choose not to, you could become responsible for the removal of the asbestos if your house mover uncovers and notes the presence of asbestos during their ‘prepping the house’ stage. Once asbestos has been uncovered, the house mover would probably cease work on site and notify all parties concerned. They may only need to cease work in the affected area. You would need to call a certified asbestos removal specialist immediately to enact the 3 rules which are namely ‘eliminate, isolate and minimise’. Once identified and when all the asbestos has been safely removed off site, the house mover would be in a position to continue with the prep work for relocating the house.
On a final note, Councils seem to differ on their stance when it comes to asbestos – some will not let you bring a 2ndhand dwelling into their jurisdiction if it contains asbestos, while others will allow a 2nd hand dwelling to be re-sited in their region if their guidelines are met.
For example, the Auckland City Council states “asbestos or materials containing asbestos are acceptable when the asbestos is bonded in a matrix, or encapsulated with an appropriate coating to ensure that no free particles can escape”.
It is a therefore a good idea to contact your local Council to get their policy on asbestos when you are doing your site research.
You’ve bought your house for relocation, but what happens when it arrives on your section?
The truck arrives at your site in the early hours of the morning. There are regulations that dictate when house movers can have their trucks on the roads in order to keep traffic flowing, and for the safety of other road users – for example: houses are not transported on Friday or Saturday nights.
The trailer with the house on it will be positioned to where you have your corner pegs installed and the required floor level marked. The house is then jacked up on styes and the trailer is removed from under the house.
This is when your Builder’s Contract Insurance kicks in.
With the house jacked up the house movers will dig the holes for the foundation piles if the foundation is to be a standard pile foundation. Any other foundations are treated in their respective ways according to what is required i.e. if Driven or Rammed (This will have been completed and inspected prior to the house arriving and the house will be rolled on to these).
The first Council Inspection happens after this. The Inspector will want to check that the size and position of the foundation holes complies with your Building Consent Site Plan and boundary set-backs (the cost of this inspection is covered in your Building Consent).
The piles are then concreted and the house is lowered down and tied down (the piles are fixed to the bearers).
If it is a two piece shift (i.e. the house is cut into two pieces due to its shape, or size to make it moveable), once the two pieces are on site and positioned, the house will be joined back together at the floor, framework and the roof.
Connection to services can begin once the house has been tied down. Your drainlayer connects the water and sewer pipes between your house and the council supply; and in a rural area, to a septic tank and water tank. The drainlayer will also arrange stormwater connections – whether this is a pipe to the kerb or a stormwater pit or tank on the property.
Once the water is connected your plumber can come in and put new plastic pipes under the house and ensure that the laundry, kitchen and bathroom plumbing is done. Sometimes your drainlayer does both the connection of the water and the internal plumbing – it depends on their qualifications and certifications.
Your electrician will connect the power to your house. A trench is dug where the Telecom lines and power lines are laid between the house and the council energy supply. Because it is now a requirement that all houses have a meter board on the outside, if you have an internal meter board the electrician will install one outside and connect it up. Your electrician may also have to upgrade the wiring and switchboard if it is not up to your local council requirements.
After this the base boards of the house are replaced and access steps and decks need to be built.
Depending on what your Consent says, you may also have to paint the exterior of the house or do some work on the roof before you can get your Code of Compliance Certificate. Councils will generally stipulate that this work needs to be done in a recommended timeframe and may request that a Bond be paid as part of your Building Consent. Your Bond is returned to you on completion and inspection of the required work.
Some banks will issue a Cash Bond to cover this Council Bond requirement (this can be arranged through your lawyer).
You will have to keep on site at all times the Building Consent pack which contains all the necessary paperwork to be accessed by Council Inspectors and Tradespeople. In this pack you will have your Code of Compliance Certificate form that you were given when your Building Consent was issued. This needs to be filled in prior to the final inspection by the Council Inspector. Your electrician will put his Electrical Certificate in there to say he has completed his work, along with your drainlayer’s “As Built Plan”. You will need to book a time with your Council for the final inspection.
When the final inspection has been done the Council then has 20 working days in which to issue your Code of Compliance Certificate – it can often be issued sooner than that too.
As soon as your Code of Compliance Certificate is granted and your contractors have completed all the work on your house, your Builder’s Contract insurance ends and the house is deemed habitable. You will then want to have basic house insurance arranged.
Once you have the Code of Compliance Certificate the bank will allow you to draw down more funds to pay your contractors as well.
And that is how things work when your house arrives at your section – simple!
At The Relocatable House Co. we get a lot of enquiries from people who are looking to relocate a Villa to their section.
Relocating and renovating a Villa can be a rewarding experience. http://www.renovate.org.nz/villa/has some fantastic information about Villas. We think this is a good starting point if you were looking at a project of this magnitude.
To help with working out if a Villa relocation and renovation is for you, here is some information about the costs involved:
Firstly, Villas are BIG. They generally have to be shifted in two pieces, and the roof will need to be folded down for the shift. The costs to relocate a Villa vary between $25,000 and $60,000.
In our experience, you’d want to have around $150,000 to $200,000 + to get a project like this underway. That will cover the cost of the Villa, the shift to your site, the Building Consents, Development Contribution fees (if applicable), the Connection to Services (electricity and plumbing), and basic renovation work to get the building to liveable stage.
Once the Villa is on your site it will need to be painted – Local Councils will often require a Bond to be paid upfront at the time of applying for a Building Consent to ensure wood-rot is seen to, and weather-boards and baseboards are reinstated. Again, due to the size of these gorgeous looking buildings, an exterior paint job can be costly …….. and then there’s the interior work – because of the age of the buildings, you may have to re-wire or replace some of the interior fittings.
Fireplaces are always dismantled for a house shift. All bricks have to be removed from the top of the chimney all the way down to the floor. Any brickwork surrounding the fireplace is taken out as well. The person who has bought the villa is responsible for re-instating everything once the house has been relocated, although the roof will be made waterproof after dismantling the chimney.
Native timber floors are a great asset. Because of the age of Villas it is essential that the sub-floor structure is checked out – in fact, a Building Inspection Report is a must before you buy a Villa for removal. Old borer can be found in the bearers of the sub-floor, so these often need replacing. Also, be aware of active borer.
Walls of the very old Villas may have scrim and match lining (fabric lining over wooden boards) instead of GIB lining. It can be hidden under wallpaper, so be aware of this. It of course presents a good opportunity to insulate the walls.
Speaking of insulation, remember there is the Government EECA Insulation Scheme to make use of too. For more information visit the Energy Wise website here.
The beauty of these wonderful old houses is that they were built at the front of the sections and facing the road with the kitchens and bathrooms on the South East or South West corner at the rear of the house, referred to as the lean-to section of the house. This allows for relatively inexpensive alterations to provide for modern family living with indoor/outdoor flow when renovating.
Nowadays most Villas have been stripped of their original fittings and cabinetry, and Villas built after World War II are plain. Fretwork, architraves and doors can be sourced from various places.
Try www.bungalowandvilla.co.nzfor a good selection of Villa renovation products like mouldings, light-switches, fireplace surrounds and timber doors. They have an online shop, and also supply places like Mitre-10, Carters, ITM and Placemakers.
If you love renovating from scratch – Trade Me is a good place to pick up doors, windows and the like. Try local demolition yards as well.
If you want to get yourself suitably inspired, visit Resene’s Habitat of the Week website by clicking the link here and view some of the great Villa renovations.
Remember, while it’s not a cheap project to undertake, the end result can be spectacular!
We are always on the lookout for Villas to list and we reward successful referrals, so if you know of anyone who has a Villa they’d like to sell or move, get in touch with us here or call us on 0800 572 3771.
* PHOTOS OF A RECENT VILLA RELOCATION AND RENOVATION TO FOLLOW SHORTLY *
So you’ve bought a section and you’ve found a house you’d love to relocate onto it, but the access to the section is limited. The simple answer is to have the house lifted by crane onto the site, which has been known to scare people off!
Craning your house onto your section is not as daunting as you may think, and at The Relocatable House Co. we can make it simple. We have close affiliate relationships with craning companies who have years of experience.
Advice from Crane Hire companies, like Pollock & Sons in Tauranga is FREE, so before you disregard the craning option why not find out a bit more about it?
Here’s what a Crane Hire company will want to know about your house:
Building materials used
Location of Internal and External walls
Dimensions of the house (including eves)
Floor joist direction. Most of the time this will dictate which way the house is slung to lift.
Location of External windows and doors.
Internal and External cladding material.
And these are the things they will want to know about your site location:
Crane set up area (surface material and gradient)
Location of power lines
Radius of lift from centre of crane to centre of house.
Is traffic management required? Will the public be affected and how?
Pricing to lift a house by crane
Every site and house is different. If you can answer all the above bullet points it will give the crane hire representative a good starting point to go from when putting together an estimate. A fixed price on a house lift will be given when the house and site have been viewed in person, as there are so many variables to consider.
Of course there may also be extra services required which affect the price:
Power line authorities.
City/ District council services.
300ton crane instead of a 100ton crane.
Distance crane has to travel from depot to site return.
Deciding what crane you’ll need
A 300ton crane will only lift 300ton at a 2m radius from the centre of the crane. The further you reach out from the centre of the crane the less the 300ton crane can lift. For example at 70m radius the 300ton crane can only lift 2 ton.
The Crane Hire company representative will communicate with you to give you all relevant information and crane capacity required.
Working out how much your house weighs:
This formula is an approximate guideline for calculating the weight of a house:
New Houses (transportable): 0.190 x m2 = answer
Old Houses (Lockwood’s etc.): 0.210 x m2 = answer
Of course, your house will need to be empty at the time of the move so as to minimise extra stress for the lift.
How long it takes to crane your house onto your site:
Lifting the house itself takes a relatively short time. Normally around 10-20 minutes. But it can take from 1 to 2 hours to set the crane and rigging up and the same to breakdown after the house lift. On average most crane hire companies will allow 5 hours.
Information for this article was supplied by Wayne at Pollock & Sons, Mt Maunganui.
At The Relocatable House Co. we sometimes hear from people that they are cautious about shifting Stucco houses because there is a perception that, due to the fact that Stucco cladding has little elasticity, the houses are difficult to move.
In our experience Stucco houses usually shift quite well – there is of course the minor risk of cracking, however we have in the past used solid plasterers with great success to touch up any cracks. Generally any cracking occurs in the stucco itself, whilst the timber framing behind it remains in tact.
Because of the weight of the house, there is also the chance that the bearers have to be beefed up; and the foundations can also be slightly more expensive to relocate.
Sometimes the house is cut in two for an easier shift, and again we have had success with solid plasterers who have seamlessly restored the joins.
While there is no guarantee that you’ll have a smooth shift, Stucco homes are solid and long-lasting.
Stucco is one of the most versatile and widely used claddings in history – in use for over 9000 years, in fact.
Stucco as a cladding gained popularity in New Zealand in the early part of the last century and has enjoyed periods of revival as a preferred cladding choice, predominantly on residential buildings.
Stucco can be thought of as a thin concrete skin applied to the building. Essentially, stucco is basically cement, aggregate, and water. Additives can be used to help hold the mixture together, make it more durable, more plastic, or regulate the setting time. Stucco in essence is an exterior plaster.
If installed properly, stucco is a very durable cladding, with good water resistant qualities that will provide a long economic life and appearance.
Stucco can be applied over a variety of materials. In New Zealand, traditionally the plaster was applied to a chicken mesh lath fixed over a building paper backing fixed directly to the framework of the building. As technology developed the mesh lath evolved to incorporate protrusions in the lath to bring the majority of it off the wall allowing the reinforcement attributed to be closer to the outside surface of the cladding.
Below is an excerpt from a Council Property File detailing the construction of the stucco cladding in 1956 on the “Stylish with Stucco” house we currently have on our website:
“EXTERNAL WALL SHEATHING:- Cover the walls externally with WALASCO Cement Board sheathing, well nailed to the studs. Stagger the joins of the sheets where possible, and all joins shall be made on solid timber. The inside of the porches shall be sheathed with WALASCO as for the main walls.
WALLS:- Prepare walls for plastering by tightly stretching on 17 or 18 gauge ¾” mesh wire netting stapled to the studs with a staple behind each staple. All external walls and porches to receive one straightening coat and set-in ventilators. (Pre-cast vermin proof, 9” x 6”.)
STUCCO:- To consist of three coats.
First Coat:- Mixture 4 to 1 Cement Plaster plus 10% Lime with the addition of large quantities of cow hair to be mixed in a concrete mixer in order to thoroughly incorporate the hair. This scratch coat to be applied onto the netting and adequately raked to provide a key for the straightening coat. The whole to be well watered, after the first day, daily for 7 days.
Second Coat:- Cement plaster proof 3 to 1 to be applied and the whole of the work to be straightened. Form all reveals, hoods and drip mouldings in this coat.
Third Coat:- To consist of Papamoa Sand and SNOWCRETE in the proportion of 2 ½ Sand to 1 Snowcrete; this coat to be applied 1/8” thick and suitably textured. The whole of the work to be left in a clean and workmanlike manner.”
Stucco has kept pace with the times, reflecting changes in materials, technology, and application methods while maintaining a timeless beauty and lasting appeal.
Before you send the idea of relocating a stucco house to the “too hard basket” give Chrissey or Richard a call on 0800 572 3771. They have sound advice and success stories to share.