Extension costs

[Jez]

We've given up on the idea. I think it's just such a small room the extra space in our place (it's Victorian so everywhere is tiny/storage is at a premium) we wanted to make it potentially our main bedroom leading on to the garden. But, yea, you are right, for the hassle to gain 1.5m we've decided against it and shoved a sofa bed in there.

The mess and work required for a 1.5m extension would be too great having built before. Either go much larger or shelve it for sure as the mess and a lot of the work (such as prepping site etc) is the same regardless of size. Our last one (and this current one) i pushed planning to the maximum permissible as i just figure you might as well.

 

[the_r_sole]

Yeah, its difficult to know where to price it really. You'd have thought that a reasonably decent sized but basic shell would be an ideal job for a builder, they dont need to mess around once its up doing the intricacies which i would have thought would be up their street. One thing which is off putting (which i can understand) is the use of stone in my area.

Luckily i do have a "usual go to" whose done loads of work for me over the years. I have left him until last though for obvious reasons and have no price yet from him.

sorry, missed that you had a price already, whats that sitting at? somewhere around the 70k?
the finishings add a fair bit but you've got all of the risky bits of dealing with the existing building, foundations/drainage and the stonework... but hard to guess when there's some bits included and others taken out, why no windows tho?

 

[Kol]

The mess and work required for a 1.5m extension would be too great having built before. Either go much larger or shelve it for sure as the mess and a lot of the work (such as prepping site etc) is the same regardless of size. Our last one (and this current one) i pushed planning to the maximum permissible as i just figure you might as well.

Thanks for the advice mate; I think we can make relatively good use of the space as is and by just being practical (not becoming hoarders). It didn't help I spent so long researching, looking at the rough sqM pricing and then the quotes we got massively exceeded what I read, but as you say for the work that goes into it just isn't worth it. We'll save that money for a new kitchen and then when we move improving that place. I think the money can serve us better in other areas than increasing the second bedroom by such a small amount.

Thanks.

 

[Jez]

sorry, missed that you had a price already, whats that sitting at? somewhere around the 70k?
the finishings add a fair bit but you've got all of the risky bits of dealing with the existing building, foundations/drainage and the stonework... but hard to guess when there's some bits included and others taken out, why no windows tho?

Windows i have omitted (other than the roof windows due to them going in as it is tiled) as i would like to replace all of the windows on the rest of the house at the same time, this is a substantial job on its own and i would like this done via a Window company/Window fitter separately. I will be getting a separate quote for fitting windows from various sources. Perhaps i could change this tack but it seemed nice to separate the jobs out.

The first builder (very by the book, proper company to supply everything and manage, hes a friend of a guy ive used for other work) is coming in at £45k+vat (£54k) for reference which from what you say actually perhaps seems quite reasonable. The build is quite straightforward though, i am not asking them to knock through to it, or insulate it (other than wall cavities), or put floors/ceilings in etc (joists only). The roof being open for accommodation requires a steel but other than that its just a cavity wall shell of those dimensions albeit in stone rather than brick on the outer leaf.

Set up site
New build
Footings digging 15mtrs x .6 1 = 9 m3
Concrete footings 15mtrs x >750
Blockwork 15lmr x .450 x2
Prepare oversite 28m2
Drains
Oversite concrete 28m2
Stone works 70m2 80 for stone and 80 laying
Blockwork70m2
Insulation
Lintels 9 x
Joists 3.6 x 200 x 50 x 20
Cavity trays
Wall plates
Steel ridge beam
Velux windows
Timber roof
Tile roof 50m2
Ridge tiles
Scaffold
Extras
Total demolition
Total build cost
Total costs
Profit
Nett price £45,000
Vat £9000
Estimate £54,000

 

[the_r_sole]

Windows i have omitted (other than the roof windows due to them going in as it is tiled) as i would like to replace all of the windows on the rest of the house at the same time, this is a substantial job on its own and i would like this done via a Window company/Window fitter separately. I will be getting a separate quote for fitting windows from various sources. Perhaps i could change this tack but it seemed nice to separate the jobs out.

The first builder (very by the book, proper company to supply everything and manage, hes a friend of a guy ive used for other work) is coming in at £45k+vat (£54k) for reference which from what you say actually perhaps seems quite reasonable. The build is quite straightforward though, i am not asking them to knock through to it, or insulate it (other than wall cavities), or put floors/ceilings in etc (joists only). The roof being open for accommodation requires a steel but other than that its just a cavity wall shell of those dimensions albeit in stone rather than brick on the outer leaf.

Doesn't sound too bad, but why no floors/ceilings? When you said shell I thought up to plasterboard Inc first fixes - why are you splitting it up like that?
I would be tempted to include windows, doors, floors and ceilings so you can be fully wind and watertight under one contractor, if it's divided into too many small packages it'll be an absolute nightmare trying to sort any defects out.
(Stonework isn't priced as high as I would have thought)

 

[Jez]

Ah, i am splitting all of the interior as i will take it to finish from the shell (other than windows - i ordered and fitted the windows myself in our last build, but that was ground floor, i think this quantity of windows and being half first floor makes it just too much for me to handle).

There is a lot of electrical modification to the house including boiler (electric), consumer unit moves and i would rather finish it all off myself as i will take time to get it exactly as i would like with no time pressures. Also allows on the fly decisions about exact light placements and socket placements etc without messing anyone around. Floors i was leaving out to keep my first fix simpler and knocking through i wasnt going to do until it is nearing completion which keeps the existing house warm and dry.

Windows...perhaps i could combine those? My concern with them is the rest of the house getting disturbed at the same time, i was planning on a Window company who would be used to dealing with window replacements within finished carpetted houses and the standards which need to be kept in that environment. I fear the builders will make a mess and it'll be too much disruption all at once!

 

[platypus]

Near Oxford, England. How do you mean you wouldnt get a builder, its a reasonably big job which should keep them going for quite a few weeks i would have thought? But yeah, it is tough getting builders and i am really not sure why as surely this sort of job is a nice one for them.

Sorry I meant the Op; had problems rendering the thread originally and it didn't show all the replies.

 

[the_r_sole]

Ah, i am splitting all of the interior as i will take it to finish from the shell (other than windows - i ordered and fitted the windows myself in our last build, but that was ground floor, i think this quantity of windows and being half first floor makes it just too much for me to handle).

There is a lot of electrical modification to the house including boiler (electric), consumer unit moves and i would rather finish it all off myself as i will take time to get it exactly as i would like with no time pressures. Also allows on the fly decisions about exact light placements and socket placements etc without messing anyone around. Floors i was leaving out to keep my first fix simpler and knocking through i wasnt going to do until it is nearing completion which keeps the existing house warm and dry.

Windows...perhaps i could combine those? My concern with them is the rest of the house getting disturbed at the same time, i was planning on a Window company who would be used to dealing with window replacements within finished carpetted houses and the standards which need to be kept in that environment. I fear the builders will make a mess and it'll be too much disruption all at once!

Sounds like you know what you're doing, but you're also leaving yourself a huge amount of work to do! I would still include the windows and floors as a minimum then the full structure is up in place. They should know how to fit the windows with minimal disruption, it's a pretty basic job

 

[Jez]

I think you are right, thanks for this. I will look to expand the scope for the windows too. This then gets the new part watertight while they are still on site and i suppose at least for the new part they can use their existing construction scaffolding.

The floors i wasnt so bothered by really, i was only going to use 22mm T&G floorboard which is light work with a decent nailer and glue?

 

[the_r_sole]

I think you are right, thanks for this. I will look to expand the scope for the windows too. This then gets the new part watertight while they are still on site and i suppose at least for the new part they can use their existing construction scaffolding.

The floors i wasnt so bothered by really, i was only going to use 22mm T&G floorboard which is light work with a decent nailer and glue?

Well, everything is fairly simple to build but I reckon if you get the mid floors put in by the contractor it's a good point to be able to put a line under their work, it would be completely safe for anyone else coming on site and you could properly inspect the contractors work

 

[Jez]

Very true, the scope is creeping by the moment. I guess this wouldnt actually disturb the first fix anyway as i'd have void access from below.