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Structural

Scope of Works — 32a Archbold Road, Roseville NSW 2069

Tasks

Rooms

Phases

Complete

Not Started: 8

Phase Coverage

Pre-Con

Design

Approvals

Demo

Build

Finishes

External

Summary by Room

Room	Tasks	Phases
Other	3	Approvals
Kitchen	2	Pre-Con
Driveway Wall & New Staircase	2	Approvals, Finishes
Lounge	1	Build

Detailed Scope

Other

3 tasks

Planning & Approvals

Post-extension — underground garage: structural engineering brief

High

Not Started

5m elevation change from workshop to driveway level means garage can be cut into hillside horizontally — NOT excavated from above. Massively reduces cost vs standard underground garage. Structural engineer to advise on retaining wall approach.

No direct cost — planning/decision task. CONFIDENCE: 90/100 — No direct cost. Planning/decision task. QUESTIONS: None — owner labour only.

Planning & Approvals

Set contingency reserve (rec: 20% for structural)

High

Not Started

Set aside 20% contingency on structural/extension work, 15% on internal renovation, 10% on landscaping. Track contingency drawdowns separately from base budget. Replenish if possible from savings elsewhere.

No direct cost — planning/decision task. CONFIDENCE: 90/100 — No direct cost. Planning/decision task. QUESTIONS: None — owner labour only.

Planning & Approvals

Source and engage structural engineer

Medium

Not Started

Find a structural engineer experienced in residential extensions and retaining walls. Check: registered with Engineers Australia, PI insurance. Brief: double-storey extension, underground garage feasibility, hillside retaining. Get fee quote.

Owner labour — no direct cost. Time investment only. CONFIDENCE: 90/100 — No direct cost. Planning/decision task. QUESTIONS: None — owner labour only.

Planning & Approvals

Kitchen

2 tasks

Pre-Construction Planning

Structural engineer — kitchen wall removal (dining opening)

Urgent

Not Started

Structural engineer site visit + drawings. Required before any demo. Time-based: 18hrs skilled engineer + admin/drawings.

Allowance based on Sydney 2026 renovation benchmarks. Verify with supplier quote. CONFIDENCE: 35/100 — Structural work has high variability. Depends on engineer design, ground conditions, and access. Must be quoted, not estimated. QUESTIONS: (1) Structural engineer engaged and design complete? (2) Geotech report done (for ground works)? (3) Any rock at shallow depth? (4) Access for crane/excavator?

1 lotKitchenPre-Construction Planning

Install structural beam (LVL or steel) across opening

Urgent

Not Started

LVL or steel beam + padstones + crane/lift hire. Beam itself ~[price hidden]-4k.

Load-bearing wall removal between kitchen and dining. Opening ~4.2m wide. Steel option: 310UB40 universal beam ~4.5m long. Steel supply ~[price hidden]. Hot-dip galv coating [price hidden]. Alternatively: LVL (Hyne GL17) 360x63 ~[price hidden] but may need deeper section — engineer to confirm. Temporary propping during works: acrow props x4 hire [price hidden]. Crane/hiab for steel delivery + lift: [price hidden] (steel beams too heavy for manual lift). Welder/steel fixer: 1 day to position, pack plates, weld/bolt connections — [price hidden]. Builder labour: 2 days to open wall, install beam, make good, patch plaster — [price hidden]. Engineer design + site inspection: [price hidden] (included in structural engineer task). Total: steel [price hidden] + crane [price hidden] + welder [price hidden] + builder [price hidden] + propping [price hidden] + contingency [price hidden] = [price hidden]. CONFIDENCE: 50/100 — Beam size depends on structural engineer calculation (load path, span, point loads from above). Steel vs LVL is a [price hidden] difference. Opening width assumed 4.2m from floor plan — needs site measure. QUESTIONS: (1) Has structural engineer confirmed beam size? (2) Is there a load-bearing wall above (first floor)? (3) Steel or LVL preference? (4) Are there services in the wall (plumbing, electrical) that need relocation? (5) Access for crane/hiab to front of house?

1 lotKitchenPre-Construction Planning

Driveway Wall & New Staircase

2 tasks

Planning & Approvals

Engage structural engineer for retaining wall design

High

Not Started

Professional service. Structural engineer to provide: wall design (thickness, reinforcing, footing depth), drainage spec (ag-drain behind wall), staircase structural design, handrail fixing details, certification for council. Must reference geotech report.

Driveway Wall & New StaircasePlanning & Approvals

Finishes

Structural engineer final inspection and certification

High

Not Started

Professional service. Structural engineer to inspect: wall construction matches approved design, reinforcing as specified, drainage installed, footings correct. Issues Form 15 or compliance certificate. Required for council sign-off.

Driveway Wall & New StaircaseFinishes

Lounge

1 tasks

Construction & Fitout

Lounge — structural: open front wall to connect into 6m extension

Urgent

Not Started

Load-bearing — structural engineer sign-off required

Remove load-bearing front wall (~4m wide) to connect lounge into new 6m extension. Steel beam: 360UB51 or similar ~4.5m span. Supply [price hidden] + galv [price hidden]. Engineer design fee: [price hidden] (included here — or may overlap with separate engineer task). Temporary propping: acrow props x6 + bearers — [price hidden] hire. Crane for steel beam placement: [price hidden]. Builder: 4 days to open wall, install steel, posts, tie into new structure — [price hidden]. Make good: patch ceiling/floor/plaster at junction — [price hidden]. Total: steel [price hidden] + engineer [price hidden] + propping [price hidden] + crane [price hidden] + builder [price hidden] + make good [price hidden] = [price hidden]. CONFIDENCE: 35/100 — This is extension-phase work. Beam size depends on structural calculations. Scope depends on extension design (not yet done). Potential for major complexity if existing roof structure needs modification. QUESTIONS: (1) Is extension design complete? This task depends on it. (2) What's above this wall? (roof only, or first floor above?). (3) Steel beam or LVL? (4) How does new extension roof tie into existing? (5) Are there services in this wall?

1 lotLoungeConstruction & Fitout

Sequencing & Dependencies

Tasks that must be coordinated with other trades or completed in a specific order.

Structural engineer — kitchen wall removal (dining opening)

Blocks

Demolish dividing wall between kitchen and diningKitchenFinish → Start

Temporary propping & protection (floors, existing services)KitchenFinish → Start

Install structural beam (LVL or steel) across opening

Depends on

Demolish dividing wall between kitchen and diningKitchenFinish → Start

Blocks

Lounge — structural: open front wall to connect into 6m extensionLoungeFinish → Start

Patch ceiling, walls, floor after wall removalKitchenFinish → Start

Lounge — structural: open front wall to connect into 6m extension

Depends on

Install structural beam (LVL or steel) across openingKitchenFinish → Start

Lounge — protect open fireplace during worksLoungeFinish → Start

Blocks

Lounge — extend bay window forward into extension footprintLoungeFinish → Start

Lounge — HVAC rough-in (ducted zone)LoungeFinish → Start

Lounge — electrical rough-in (wall sconces, chandelier, skirting power, TV wall)LoungeFinish → Start

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