Four different starting points
The question is not simply “how much work do I want?” It is “how much of the existing building is helping me — and how much is holding the new home back?”
| Renovation | A&A | Reconstruction | Rebuild | |
|---|---|---|---|---|
| Existing structure | Mostly retained | Substantially retained with additions/alterations | Significant change while retaining qualifying portions | New building |
| Layout freedom | Lower | Medium | High | Highest |
| Structural work | Limited | Possible | Significant | New structure |
| Programme | Generally shorter | Medium | Longer | Longest |
| Cost level | $ | $$ | $$$ | $$$$ |
These descriptions are general only. The formal classification and approval route depend on the actual proposal and should be confirmed by the appointed qualified professionals and relevant authorities.
What is the existing house giving you?
- Useful structural grid and floor levels?
- Good ceiling heights?
- A staircase in the right place?
- Foundations suitable for the intended works?
- A roof, waterproofing and drainage system worth retaining?
- A layout that can be improved without fighting the building?
- Enough buildable area for your family’s needs?
An existing house that answers “yes” to many of these can be valuable. One that answers “no” repeatedly may become expensive to preserve.
How we would frame the decision
Stay 5 years?
A lighter intervention may make more sense if the existing house already works reasonably well.
Long-term home?
Layout quality, future family needs, maintenance and design flexibility become more important than the smallest initial cost.
Development value?
Potential floor area, market expectations, planning constraints and resale need to be considered together with construction cost.
The right answer should come after a feasibility study, not after falling in love with a facade rendering.