Any builders - Rough extension cost please

[Zippee]

Hi all, Is anyone able to give me an approximate cost to remove the 'sunlounge' (lean too shack IMHO) on this and replace with a same size proper extension - to be made into a dining room? Size is 10'8" by 18'. We'd want the floors levelled to same height as rest of the house, PVCU doors currently from lounge to the shed removed (can be re-used on the end of extension for garden access), current dining room window (centre of house - again can be re-used) removed and an internal door put in place to allow access to the extension from what will then become the kitchen (we want to knock the dividing wall down between current kitchen/dining).

I just want to get a feel for approximate cost so we know if we're being ripped off at all when the builders start coming round.

Edited by Zippee on Tuesday 15th June 10:54

[Zippee]

anonymous said:

[redacted]

We've not had any quotes yet, just trying to get a rough, unbiased feel for price before we do.

[furtive]

I got some quotes for something very similar recently. The big cost was knocking the internal wall down and putting a steel in to hold it all up. I got 3 quotes and they were all around £30k

[Busamav]

25 - 30k inc vodka and tonic

[Zippee]

Tonker - you say you've done? Thought you were a legal chap? You're costs are certainly more affordable with our budget, we have a total of £26k and need to ideally do the extension (not fussed about the air-con) along with a new kitchen. (tight budget I know) and TBH we'd sacrifice the final finishing on the extension if it helped bring it into budget until we had the funds to complete it.

[arfur daley]

think you all mis read title it says cost of a rough extension. £10k?

[B17NNS]

anonymous said:

[redacted]

[Zippee]

Thanks Tonker - Thats really helpful.
We're happy to knock the old heap down ourselves - I'll get in touch with a couple of local builders and see what they have to say, including a breakdown of their costs so I can at least do a brief comparison.

Just the kitchen to try and sort out now.....

[Dave_ITR]

Very rough estimate I'd put it at £20K.

The breakdown given above is very useful, using this as a guide you won't go far wrong.

[Busamav]

anonymous said:

[redacted]

then for a small finders fee I could keep you busy for the forseable future .

In the Thames Valley area you would be pushing the Poles on their pricing


edit: as for the Navaro , does that include twin England flags

My v70 T5 does just fine thanks

Edited by Busamav on Tuesday 15th June 13:30

[Busamav]

anonymous said:

[redacted]

Maybe nothing

but I draw a number of similar extensions and see the tender results , mostly one man band builders too , from my experience, by the time we have had some plumbing and electrics.
25 - 30k is in the game for a finished job like that,


Have reverse priced a few quotes and they end up working out around £1650 / m2 , excluding kitchen fittings .

[pikey]

Pricing stuff can be quite tricky.

I had a rear extension done in SE London a few years ago. More involved than your requirements as I needed a side wall and end wall removed, all the interior stripped out (kitchen & utility room), the garden brought down to the same level and an extension to the side (1m x 15m) and rear (5m x 3m). Then I had a new shower room, utility room & kitchen. Flat roof with skylights, underfloor heating, bi-fold doors.

Excluding the architects and structural engineer fees, the prices to build it ranged from £40k - £120k. At one end you just know he'd missed stuff out and on the other was silly.

Once I'd worked out what I thought from that was the approximate price I went on recommendation and previous work.

When you engage builders, make sure you have your architects plans complete so they don't need to make any assumptions in their pricing.

[JR]

anonymous said:

[redacted]

The trouble with that sort of approach is, as you can see from your list, no building items are that expensive on their own but there are a lot of them. You've put rough headings but when you keep breaking down the items there could be many small items that you've missed like drains/services in the ground, slab insulation, building regs and plans etc. On the rule of thumb £1,500/m2 it'd be £30K but you don't have to build one of the longer walls so perhaps a little less.

[russ_a]

Ground works seem cheap to me,

Plus you have not included any fee's such as plans and steel calcs.

[Spudler]

From your brief i'd say £18/£20K Shouldn't be to far adrift, but dont be supprised if its nearer the 25k region.

[mk1fan]

If you have access too / already have £25k then you'll have enough to cover a good build.

To get a quote (not an estimate) out of a builder you'll need some form of Specification for them to price against. What you've said so far isn't enough and open to wide and varied interpretation by different builders.

My advice would be sort out the Statutory stuff first (Planning and Building Control) then get quotes from builders.

[mk1fan]

I should add that I think one of the first things to establish is if the existing footings are suitable for a 'proper' extension rather than a conservatory.

A lot of conservatories are built without BC knowledge and not to the minimum standards of the Building Regs.

The whole of your proposed works would be notifiable and you don't want to start on day one with the BC Officer (being on a notice) saying the foundations need replacing and the builder saying 'I haven't priced for that to be done.'

[homeimprovements]

We did an extension last year of similar size but on a mid terrace and re roofed the whole house using new slates for for 19.5k. So I cant see any major problems with getting what would want doing within your 26k budget, But obviously it depends what kitchen you want and appliances. That price was a finished price. All the customer had to do was paint the walls and get the floor covering laid. That also included a new consume unit as the other one was unsafe

Am currently finishing a kitchen with a couple of walls remmoved and they wil have nearly spent 25k on their project although they have got intergrated everything, microwave, coffee machine, wine fridges etc. Tv sunk in wall, expensive switches, oak floor

If you wanted to you could email me your plans when you have them and I could give you a rough price so that you know your not being ripped off

[Busamav]

mk1fan said:

I should add that I think one of the first things to establish is if the existing footings are suitable for a 'proper' extension rather than a conservatory.

'

I think it is a safe bet they will need grubbing up and new ones dug.

[Meeja]

anonymous said:

[redacted]

£1,500m2 does sound a bit steep - it's at the top end of the guide provided homebuilding magazine.... Useful link below - although these figures are nearly a year old.

http://www.homebuilding.co.uk/files/ascent-homebui...