Digging a basement in a condo (duplex)

[yod]

Hello guys,

I am considering buying a duplex (or maybe just a condo on the first floor), but I'd like to have 2 floors (ground floor + basement). Most of the duplexes in my area don't the the basement dug already, so I am wondering how much would that run me out?

I would like to dig the basement for a surface of about 500 sq.ft. under a 1000 sq ft condo. The only access to the basement is through the street or backyard.

Anyone has any experience with this? Do you think this can be done for 60k?

Thanks!

[TrevorK]

I don't think anyone could give you even a ballpark estimate without seeing the property and first off, testing the soil/ground to see if a basement is even possible. My thoughts would be crazy to disturb your property like that, and potentially those around you (if you share walls with neighbours or are extremely close).

Your first step should be researchers contractors on Homestars.ca (or another review site) and asking them what would be involved in getting a quote for such a task.

[hitman_24]

You are dreaming if you think that this will cost less than 100k

[Hugh Jass]

Buy something with a basement.

[yod]

Well that's the thing... I want to buy in a very central area of Montreal (Plateau) where most places don't have finished basements. They only have 3ft deep unfinished basements, so finding a place with one is very hard.

After those 3ft, most places in that area have approx 3ft of dirt and then it's rock, which I know is more expensive to dig into. I guess I would need to dig an extra 5ft to clear 8ft total (minus ceiling, concrete, flooring, etc). I've seen details on a project of underpinning a house to gain an extra 2.5 ft in the basement and with the finishing touches, it ended up costing 60k. That's why I was guessing 100k as a ballpark figure...

[Groperty]

You would need to talk to the management of the building as well as architects to see if the building's integrity will be compromised by the digging of this basement. Once you have the 'go ahead' from all the applicable parties, you can start talking to contractors. Remember to include the cost of finishes and features (assuming you actually want to use the space for something other than storage?). Should be relatively inexpensive, shop around and get a multitude of quotes. Good luck.

[Manatus]

If it's a condo, at the bare minimum you will need to engage a professional engineering firm to produce a report for the condo board that certifies that the building's structural integrity will not be compromised. You can probably expect around $10,000 just for that, at least. And then the board may decide that it's too much of a hassle for everyone (construction noise etc.) and say no, even with the engineer's opinion. All of this takes time and a lot of money and you haven't even put a shovel in the ground yet. Don't bother, it's seriously not worth it. Even if it's possible you'll be paying close to what you paid for the property, when all is said and done. Heck we were required to get an engineer's report just to move one of the toilets 2 feet (as the concrete slab would need to be drilled), so we said forget it. If it's not 100% your building, don't think about doing structural changes.

[JAC]

If it's not 100% your building, don't think about doing structural changes.

I was rather surprised he even considered this an option. If I were his neighbour, I'd be racing for an injunction.

[Manatus]

I was rather surprised he even considered this an option. If I were his neighbour, I'd be racing for an injunction.

Seriously. If you want a big condo unit, buy a big condo unit. Or even better, buy a townhouse and then you'll have multiple levels. Unless there's a special reason why you must have a basement and no other kind of space will do, I think OP should just take the hint from why nobody else has a big finished basement in the area - it just isn't worth it.

[Mars2012]

Seriously. If you want a big condo unit, buy a big condo unit. Or even better, buy a townhouse and then you'll have multiple levels. Unless there's a special reason why you must have a basement and no other kind of space will do, I think OP should just take the hint from why nobody else has a big finished basement in the area - it just isn't worth it.

I agree, it's either prohibitively expensive to excavate or there is a high water table...there would be a good reason why most people in the area don't have full basements.

[Zamboni]

I agree, it's either prohibitively expensive to excavate or there is a high water table...there would be a good reason why most people in the area don't have full basements.

Probably bedrock under a few feet of dirt, its on side of Mount Royal I think?

[Owbist]

If there are no basements in the area I would suspect the first thing to check is the depth of all services.

[yod]

Yeah, it would be just besides Mount-Royal. I would need to dig about 3ft in the bedrock... The reason I wanted a basement is because the square footage in that area is very expensive, so buying a townhouse is not in my budget. And it's a duplex, so only one other owner in the building.

There are other finished basements in the area, but this area was mostly built in the early 1900's and the houses were built pretty low on the ground already, so not many people decided to excavate after buying the place.

But thanks guys, I will listen to your helpful advice and just get something that already has a basement if I can find one (I'm patient)

[coolspot]

Well that's the thing... I want to buy in a very central area of Montreal (Plateau) where most places don't have finished basements. They only have 3ft deep unfinished basements, so finding a place with one is very hard.

Montreal's sewers flood from time to time - may want to check if it happens in your area...

http://www.montrealgazette.com/Flood...219/story.html

"Their annoyance was amplified by the fact flooded basements have become a stinky summer tradition..."