Back extension - looking at inital budget

mishkanorman wrote: »

Im in the next borough over to you, we are getting a 6m by 7m kitchen lounge, a new hallway (2 1/2m by 2m) and a new bathroom (2 1/2m by 2m) pitched roof, large patio door, 3 windows, including demolishing existing garage and getting everything to plaster finish we are looking at 40k. Add on to that architect fees (we had a friend do ours but still cost £500) planning at £200 ish, building regs £600 ish and then whatever we need to spend on flooring/paint/lighting. We're hoping for 50 - 55k

If you can start to look for a builder asap, we found local ones are already booked up till June next year, feel free to pm any questions

That is outrageously cheap. Like suspiciously cheap

mishkanorman wrote: »

Not really, there's no major structural work, it's quite a simple build and doesn't include the finishing touches. We've had it broken down into materials and labour and there's no VAT to pay. Plus, we're in Norfolk.

What would you expect it to be ?

For a start, I would expect VAT because £40k almost certainly puts one builder over the VAT threshold for a year's work. VAT is always payable on materials. You also sign away any comeback on the builder by avoiding VAT on labour.

If you are managing subcontractors yourself then I hope that the schedule of works is a very detailed one as I would still expect to struggle to bring one extension in at under £1000, even on subcontract, given that there are no VAT reductions on materials and the £1000 a metre was an old guide for new build, which is entirely exempt.

How can building an extension not include major structural work? You're creating a structure and tying it into an existing one.

mishkanorman wrote: »

There's no major structural work in regards to knocking through to the existing building.
We are buying the materials so the builder doesn't have 40k of work, it's only labour costs we are paying.
The subcontractors will be electric and plumbing, we've yet to receive quotes for the plumber.

As I said that isn't the finished product so it's actually going to be nearer 50-55k once completed I was giving the OP an idea of the cost of the build + finishing touches.

Then, with respect, you don't really know how much it's going to cost.

The budget at the beginning is always different to the price at the end and you don't have a full quote yet.