Help understanding.

[dirty boy]

It's all very well getting quotes for a two storey extension, but from the point of view of someone (me) who has no idea, it's difficult to understand where the costs lie and what is done.

I'm on a tight budget. I have some money aside for my extension, which, invariably, won't be enough, and i'd like to know what exactly needs to be done (in my mind)


3m x 6m two storey extension, pitched roof, onto side of existing house (like my picture in excel? )



Now, how do you put the first floor in?
Is it a case of big fat joists sitting on the internal blockwork, and being blocked in? How does that tie to the existing house wall? A big baton of somekind?

Has anyone come across a blog of something similar? I'd be really grateful.

Cheers.

Any advice welcome.

[V8mate]

£40,378.41 +/- 95%

ish.

[Deva Link]

...but could be more or less depending on whereabouts you are in the UK.

[dirty boy]

Deva Link said:

...but could be more or less depending on whereabouts you are in the UK.

I've got material quotes from various places.

I've also got a quote for the whole roof including dormer for £3500 (all in)

Just would love to hear other peoples' experiences.

I'm confident I can get this done for less than the £23k i've been quoted already.

[V8mate]

dirty boy said:

I'm confident I can get this done for less than the £23k i've been quoted already.

[beenysarcasm]

I admire your confidence.

[/beenysarcasm]

[Deva Link]

dirty boy said:

I'm confident I can get this done for less than the £23k i've been quoted already.

Is that for the whole job, to a ready to decorate standard, including VAT?

If so, I'd snatch their hand off.

[MrV]

dirty boy said:

Now, how do you put the first floor in?
Is it a case of big fat joists sitting on the internal blockwork, and being blocked in?

dirty boy said:

How does that tie to the existing house wall? A big baton of some kind?

I would say that 23k seems somewhat keen in all honesty

[dirty boy]

Thanks MrV, that seems sensible enough.

£23k was all in, including architect fees/planning/regs.

I'd need to carpet and paint, and knock a hole from existing building into new one myself, and finally render the external walls to match the house.

It's in blockwork if that makes any difference?

I'm on the east coast. Day rates for brickies have been quoted at £120-£150 so far.

I've totted up materials, and that comes in at about £10k. So £10k for someone to throw it together doesn't sound unreasonable? 2 guys 8 weeks at £120 per day would make up the other £10k.

[Deva Link]

dirty boy said:

and knock a hole from existing building into new one myself, and finally render the external walls to match the house.

You probably know this, but just in case, you do realise that there's a little but more to it than "knock a hole" don't you? Think steels and things, on two floors, perhaps.

dirty boy said:

2 guys 8 weeks at £120 per day would make up the other £10k.

No plumbing or electrics? And this is with you project managing the job too.

[dirty boy]

Deva Link said:

dirty boy said:

and knock a hole from existing building into new one myself, and finally render the external walls to match the house.

You probably know this, but just in case, you do realise that there's a little but more to it than "knock a hole" don't you? Think steels and things, on two floors, perhaps.

dirty boy said:

2 guys 8 weeks at £120 per day would make up the other £10k.

No plumbing or electrics? And this is with you project managing the job too.

Sorry, yes, aware of other bits, we rennovated our first house, knocking through walls, changing stairs etc, so some bit i'm happy to do, just can't get involved in brickwork.

Electrics and plumbing sorted elsewhere.

No doubt i've forgotten lots of things so far, but as soon as I have the drawings i'll be able to do some more planning, i'm just getting things together in my head so i've got a start point when it comes to seeing proper quotes come in.

Project manage myself? Possibly.

I'll see what I can come up with, i'm not stupid, so don't see any reason why not, however, there's no point having a discussion with a builder about something and not having a clue, i'll look silly and piss them off. I'd never tell a builder how to do their job, we all are good at something, but there's nothing to stop one of my clients asking me, how I arrived at figures etc, and i'm happy to show them, as I feel it's good they have some understanding of what we do to help us do our job.

[V8mate]

dirty boy said:

Sorry, yes, aware of other bits, we rennovated our first house, knocking through walls, changing stairs etc, so some bit i'm happy to do, just can't get involved in brickwork.

Knocking through external walls and installing steels IS brickwork. Of the most delicate order on many occasions.

[eps]

As someone else mentioned 23k sounds cheap.. Is there VAT to add on top?

I'd be surprised if anyone can give you a decent quote without Building Control drawings, specifying the materials to be used.

[V8mate]

eps said:

As someone else mentioned 23k sounds cheap.. Is there VAT to add on top?

I'd be surprised if anyone can give you a decent quote without Building Control drawings, specifying the materials to be used.

Bear in mind that all they've offered to do, it turns out, is build a con-bloc lean-to with a roof.

They've left the difficult stuff - like holding his house up while he makes holes in a supporting wall, to the OP.

[Rude-boy]

Who was your quote from mate? I know most of the locals and so have an idea who is aright and who is NBG.

Get the Fullers to quote you as well if you haven't already, I'll mail you their number tonight if I remember!

[dirty boy]

V8mate said:

dirty boy said:

Sorry, yes, aware of other bits, we rennovated our first house, knocking through walls, changing stairs etc, so some bit i'm happy to do, just can't get involved in brickwork.

Knocking through external walls and installing steels IS brickwork. Of the most delicate order on many occasions.

Don't just assume i'm going to get a hammer and knock through, like I said, i'm not a complete idiot, and do have some common sense.

What i'm suggesting is, i'm not comfortable laying bricks. I've put support beams up before, knocked a hole for the rsj, what I didn't do was make good. And all of this was done on advice from my wife's uncle who is a builder. I wouldn't do anything without 'knowing'.

[Busamav]

Dont waste your time posting here ,quick , get on to the builder and take the 23k quote before he realises what a rediculous error he has made.

The extension you have "drawn " seems to show a ground and 2 floors , is there a 2nd floor in the existing house already ?


If so , a basic sum of 18m2 per floor x 3 x 1200 is putting that job at £64,800 , without carpets and curtains etc.

[dirty boy]

Busamav said:

Dont waste your time posting here ,quick , get on to the builder and take the 23k quote before he realises what a rediculous error he has made.

The extension you have "drawn " seems to show a ground and 2 floors , is there a 2nd floor in the existing house already ?


If so , a basic sum of 18m2 per floor x 3 x 1200 is putting that job at £64,800 , without carpets and curtains etc.

Sorry, I appreciate the help i'm getting here, I really do.

No, my picture is way out, for some reason I drew a window. What I want is a garage with room above.

Bear in mind i'm on the East coast. A brand new 3 bed house with kitchen and bathrooms is on the market at £140k with a floor area of 120m2 (including garage) so that's £1166 per m2 for a builder to sell including profit (i'll assume he's making one) Essentially, I want a watertight shell, using blockwork. I can plaster and carpet as and when I can afford it. Plaster one month, carpet the next etc.

I'm not in a hurry.

[V8mate]

dirty boy said:

Busamav said:

Dont waste your time posting here ,quick , get on to the builder and take the 23k quote before he realises what a rediculous error he has made.

The extension you have "drawn " seems to show a ground and 2 floors , is there a 2nd floor in the existing house already ?


If so , a basic sum of 18m2 per floor x 3 x 1200 is putting that job at £64,800 , without carpets and curtains etc.

Sorry, I appreciate the help i'm getting here, I really do.

No, my picture is way out, for some reason I drew a window. What I want is a garage with room above.

Bear in mind i'm on the East coast. A brand new 3 bed house with kitchen and bathrooms is on the market at £140k with a floor area of 120m2 (including garage) so that's £1166 per m2 for a builder to sell including profit (i'll assume he's making one) Essentially, I want a watertight shell, using blockwork. I can plaster and carpet as and when I can afford it. Plaster one month, carpet the next etc.

I'm not in a hurry.

It's only the build cost which you divide by the floor area. Lose a third for the land and a third for profit and he probably built that 3-bedroomed house for £47k.

Very dirty rule of thumb - but gives you an idea.

[dirty boy]

V8mate said:

dirty boy said:

Busamav said:

Dont waste your time posting here ,quick , get on to the builder and take the 23k quote before he realises what a rediculous error he has made.

The extension you have "drawn " seems to show a ground and 2 floors , is there a 2nd floor in the existing house already ?


If so , a basic sum of 18m2 per floor x 3 x 1200 is putting that job at £64,800 , without carpets and curtains etc.

Sorry, I appreciate the help i'm getting here, I really do.

No, my picture is way out, for some reason I drew a window. What I want is a garage with room above.

Bear in mind i'm on the East coast. A brand new 3 bed house with kitchen and bathrooms is on the market at £140k with a floor area of 120m2 (including garage) so that's £1166 per m2 for a builder to sell including profit (i'll assume he's making one) Essentially, I want a watertight shell, using blockwork. I can plaster and carpet as and when I can afford it. Plaster one month, carpet the next etc.

I'm not in a hurry.

It's only the build cost which you divide by the floor area. Lose a third for the land and a third for profit and he probably built that 3-bedroomed house for £47k.

Very dirty rule of thumb - but gives you an idea.

So let's round his up to £60k/120 = £500 to build per m2

So let's work on £650 per m2 for my extension at 36m2 which is £23k which is 36 x 150 difference = £5400 profit? VERY roughly?

If a builder day rate is £120 say, that's 45 days, (9 weeks) work for one man builder. I'd expect most subbie bricklayers/one man band builders earn circa £25k pa, so 5400/9 x say 40 working weeks per year = £24k

So the £23k is looking like a decent honest quote.

[V8mate]

dirty boy said:

So the £23k is looking like a decent honest quote.

Which is what everyone has been saying

With the caveat of it including electrics and any plumbing.