Renovate or rebuild?
How I decide between the two.
Builder's perspective · Knockdown rebuild · Wollongong
What does a knockdown rebuild owner have to organise, and what should the builder handle?
A knockdown rebuild asks more of an owner than a new build on a vacant lot: you are moving out of a house you own while it is demolished. Splitting the jobs clearly from the start removes most of the stress.
What does the owner organise in a knockdown rebuild?
- Finance. Construction lending is paid in progress stages, so talk to the lender early about how the existing home, the demolition and the stages are handled.
- Somewhere to live. Plan to move out at demolition, not at approval, and keep the lease end flexible.
- Moving and storage. Furniture, mail redirection and anything you want salvaged from the old house before it comes down.
- Insurance on the old house. Tell your home insurer the house will be vacant and demolished; cover usually needs to change.
- Decisions. Design sign-off and selections on time. Late changes are the most common owner-side delay.
- The neighbours. A friendly word before demolition helps; the formal notices are part of the approval.
What should the builder handle?
- Approvals: the CDC or DA for demolition and the new home, with BASIX.
- Insurance: for work over $20,000, a Home Building Compensation Fund certificate before work starts or any payment is taken.
- Demolition: asbestos survey and licensed removal where needed, services disconnection, site fencing and sediment control.
- The build: construction, inspections and the occupation certificate.
The steps in order are on the knockdown rebuild process, and demolition in detail on house demolition in NSW.
Where do the two lists meet?
At three moments: the contract (when the price, the program and the selections deadline are set), demolition day (when the owner has moved out and the services are off), and handover (when the occupation certificate is issued and the owner moves back in). A clear date for each makes the owner's list plannable.
How do you start a knockdown rebuild well?
Decide whether to rebuild at all first (I cover that in renovate or rebuild), then have the block assessed before any design. I run those assessments myself because the demolition, access and site costs on Illawarra blocks are easy to underestimate from a desk. You can read how we run a knockdown rebuild in Wollongong, step by step.
Related reading
Why I run every site assessment myself
What I look at first on any block.
Sources
- Home Construction, The knockdown rebuild process in NSW, step by step.
- icare, What is icare HBCF and why do I need it?: the certificate before work starts or any payment.
- NSW Government, Contracts for residential building work: written contracts, progress payments and variations.
General information from a builder, not legal or financial advice. Talk to your lender and insurer about your own situation.
Questions
Keiron Moore on knockdown rebuild owners
What does an owner organise in a knockdown rebuild?
Keiron Moore lists finance, somewhere to live, moving and storage, insurance on the old house, timely design and selection decisions, and a word with the neighbours.
What should the builder handle in a knockdown rebuild?
Keiron Moore says the builder should handle the approvals, the Home Building Compensation Fund certificate, the demolition including asbestos and services, the build and the occupation certificate.
When should I move out for a knockdown rebuild?
Keiron Moore recommends moving out at demolition rather than at approval, and keeping the lease end flexible.
Do I need to tell my insurer about a knockdown rebuild?
Yes. Keiron Moore advises telling your home insurer that the house will be vacant and demolished, because the cover usually needs to change.