Are extensions cost effective.

Adam · 15 Sep 2017 at 11:36

a1ex2001 said:
Thats very reasonable if it includes adding a stair case etc, I'm guessing given his experience he knows it's an easier job than some as otherwise assuming that includes everything ie bathroom fittings and electrics it is very good price.

Yes I think so too. Only after reading through this thread did I decide to do the analysis per sqm. It does include everything, we get an allowance for the bathroom fittings etc and it will be plastered, skirting boards, fire doors etc.

a1ex2001 · 15 Sep 2017 at 11:47

Adam said:
Yes I think so too. Only after reading through this thread did I decide to do the analysis per sqm. It does include everything, we get an allowance for the bathroom fittings etc and it will be plastered, skirting boards, fire doors etc.

Painting and decorating? flooring?

Adam · 15 Sep 2017 at 12:31

a1ex2001 said:
Painting and decorating? flooring?

I forget the correct terminology but it's completed to a point where we can paint it and furnish it ourselves. I'll do the painting myself to save cash and go for some mid range carpet.

platypus · 19 Oct 2017 at 15:19

Eugh, d-day approaching on Monday. Phone call late last night from the builders son to say his dad was in hospital after having had a stroke, and they don't know whats going to happen to the business.

Whilst this guys health is the most important thing, to say we're demoralised is an understatement.

Adam · 20 Oct 2017 at 10:34

platypus said:
Eugh, d-day approaching on Monday. Phone call late last night from the builders son to say his dad was in hospital after having had a stroke, and they don't know whats going to happen to the business.

Whilst this guys health is the most important thing, to say we're demoralised is an understatement.

I had a very similar situation. You'll see my quotes above for my loft extension which was due to be finished late July. Well it started 3 weeks ago after the owner of the business had a heart attack. He now just project manages and gets involved with the light stuff/coordination etc.

Stretch · 20 Oct 2017 at 12:30

platypus said:
When we find a builder, I'll let you know. Most are time wasters who clearly don't want the work (they don't need it so quote stupidly high prices), and some won't even give you a quote.

I would strongly recommend that you get planning permission and structural drawings done first, otherwise most builders won't reply to you.

Just be prepared to wait. It's a long process, and any builder that you do eventually get won't be able to start within 6-9 months.

This is pretty much what we found. I started this thread in Jan, after getting architect plans and agreement from planning that the work could be done under permitted development. The process of finding a builder what so horrific, that we gave up in the end. We've moving to a new place in the next couple of week. Even with the stamp duty and move costs, it was the easier, quicker and arguably cheaper option.

Stretch · 20 Oct 2017 at 16:34

wahala said:
Just got this from one of the architects I contacted:
"owners considering building work in the Cambridge area should budget for around £2.500-£3,000 per m2 + VAT"
So much for the £1000 per m2 often quoted online.
I don't know if this is like this everywhere but I am more and more getting the impression builders are taking the mickey in Cambridge.

I found the whole experience fairly traumatic tbh. They are absolutely taking the micky.

One guy I had quote for my loft conversion insisted on presenting a quote in person, and handed me an itemized quote which was essentially made-up numbers which I know for a fact some items were vastly inflated.

The conversation basically started, "I know it might seem expensive, but blah blah blah".

Pretty much every builder that quoted said they could do a price with or without a scaffold temporary roof. and the price was always around £5k difference. Eventually I did find a builder who seemed a bit more honest, and he said the complete scaffold was well under £5k, and any decent builder would insist on having one because it's quicker.

I did get one guy who quoted £20k less that some of the rest, but then you start to think there's something wrong. You can't win really. The whole industry is a mess. I've had a very negative experience with virtually all tradesman I've employed.

wahala · 27 Oct 2017 at 12:43

Stretch said:
I found the whole experience fairly traumatic tbh. They are absolutely taking the micky.

One guy I had quote for my loft conversion insisted on presenting a quote in person, and handed me an itemized quote which was essentially made-up numbers which I know for a fact some items were vastly inflated.

The conversation basically started, "I know it might seem expensive, but blah blah blah".

Pretty much every builder that quoted said they could do a price with or without a scaffold temporary roof. and the price was always around £5k difference. Eventually I did find a builder who seemed a bit more honest, and he said the complete scaffold was well under £5k, and any decent builder would insist on having one because it's quicker.

I did get one guy who quoted £20k less that some of the rest, but then you start to think there's something wrong. You can't win really. The whole industry is a mess. I've had a very negative experience with virtually all tradesman I've employed.

Yes i'm still at the planning stage, but already making a list of potential builders and I can see that the builders vary a lot (some seem honest but pessimistic, others just tell you whatever you want to hear with a can do attitude that seem a bit too good).
Also in the way they operate, most middle size builders say that they will do the whole project but then if you dig in a bit they actually sub contract most of it, and can't guarantee subcontractors timelines etc, so what's the point of paying their premium.
Did you just give them the plans for quoting or did you also list each item (ie white pvc window to match, white double wall socket with 2A USB socket etc)?

Stretch · 27 Oct 2017 at 15:24

wahala said:
Yes i'm still at the planning stage, but already making a list of potential builders and I can see that the builders vary a lot (some seem honest but pessimistic, others just tell you whatever you want to hear with a can do attitude that seem a bit too good).
Also in the way they operate, most middle size builders say that they will do the whole project but then if you dig in a bit they actually sub contract most of it, and can't guarantee subcontractors timelines etc, so what's the point of paying their premium.
Did you just give them the plans for quoting or did you also list each item (ie white pvc window to match, white double wall socket with 2A USB socket etc)?

I just gave them the plans. But even architect drawings don't go into that much detail. They don't spec the quality of fitting, or windows etc. The builders also approach things very differently. For example, one quote for our loft conversion was to rebuild the entire roof, including new tiles, soffits facias etc. Another was going to do the minimum required i.e. bodge-it. Another had gone for high quality windows, another cheap and cheerful. The amount they had allowed for bathroom ware was also quite different.

It's a minefield, and that's only the stuff I understand.