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  • FIRST POST
    Pauls
    2 storey extension, how much?
    • #1
    • 24th Apr 06, 10:30 PM
    2 storey extension, how much? 24th Apr 06 at 10:30 PM
    Having revised our plans, we're now looking to get a 2 storey extension extension on the back of our house (4m*5.5m).

    We'll need to take down 1 interior wall (approx 14ft) & part of what is currently an exterior wall (approx 7ft) and the new roof will be built into the existing roof. We'll also remove an old chimney stack while we're at it.

    Our architect has agreed that everything we want is possible, but could anyone give us a rough idea of price?
Page 1
    • Tom_Jones
    • By Tom_Jones 25th Apr 06, 6:06 PM
    • 1,448 Posts
    • 2,250 Thanks
    Tom_Jones
    • #2
    • 25th Apr 06, 6:06 PM
    • #2
    • 25th Apr 06, 6:06 PM
    Without seeing plans and spec I couldn't give you any idea of price, why don't you ask your architect for a general idea of the price
  • Pauls
    • #3
    • 25th Apr 06, 10:54 PM
    • #3
    • 25th Apr 06, 10:54 PM
    We couldn't pin him down on it, said he just draws up the plans.

    I'm really just after a very rough idea as to what it should cost to put up the shell (ie foundations, walls, roof etc)
    • woodbutcher
    • By woodbutcher 28th Apr 06, 10:08 AM
    • 730 Posts
    • 304 Thanks
    woodbutcher
    • #4
    • 28th Apr 06, 10:08 AM
    • #4
    • 28th Apr 06, 10:08 AM
    Your architect should have a job price planner in the form of a book or C.D.Rom.I can't see why he hasn't.The only advice i can give is,to build a new house costs between £800 to £1200 per cubic metre depending on spec of the materials used.If we are talking about just the shell here then obviously it will be cheaper,say about £500 but that is a wild guess.It's very difficult to advise someone on a job you have not seen.

    There are books available to work out job prices and they are available on the internet or advertised through magazines such as Homebuilding and Renovating.

    Hope this helps a little.
    • beverleyhills
    • By beverleyhills 28th Apr 06, 11:15 AM
    • 735 Posts
    • 559 Thanks
    beverleyhills
    • #5
    • 28th Apr 06, 11:15 AM
    • #5
    • 28th Apr 06, 11:15 AM
    Is your man a qualified architect?
    'You can't change the past, you can only change the future' Gary Boulet.

    'Show me the person who never makes a mistake and I'll show you the person who never makes anything'. Anon
  • Pauls
    • #6
    • 28th Apr 06, 9:33 PM
    • #6
    • 28th Apr 06, 9:33 PM
    Cheers for your replies folks.............

    The architect came by recommendation, he did a friends cousins plans 2 or 3 years ago. He currently works for a guy who does loft conversions. Seems a genuinley nice bloke.

    btw. who stole the thanks button??
    • rabialiones
    • By rabialiones 25th May 06, 8:25 PM
    • 1,533 Posts
    • 200 Thanks
    rabialiones
    • #7
    • 25th May 06, 8:25 PM
    • #7
    • 25th May 06, 8:25 PM
    hello, do you have to have planning permission?
    one builder has told us that we dont need it for single storey, but will for double storey, and seems more keen on single storey, as he keeps asking if we will be selling house in future, which makes me a bit suspicious.
    also he has quoted about 6k for single storey extension, which will be about 16ftx1oft approx. bearing in mind that we have neighbours wall either side, so there will be only one main wall to build at front of extension.
    Nice to save.
  • nelly
    • #8
    • 25th May 06, 8:38 PM
    • #8
    • 25th May 06, 8:38 PM
    Get shut of him now.

    Phone an architect get them to look it over for you.
  • extensions
    • #9
    • 15th Feb 09, 10:07 PM
    • #9
    • 15th Feb 09, 10:07 PM
    Hi everyone, we are thinking of building a 2 storey extension (glass and brick). Nothing fancy just one large room on the first storey and a dining area on the ground floor.

    Does anyone know on average how much this might cost? We live in Scotland but we are willing to have building companies from all over the UK do this. Please help if you have any experience with this?
  • slummymummyof3
    Unless you provide dimensions etc then it is virtually impossible to give any indication.
  • advent1122
    £842.57p..... Give or take.
    • roses
    • By roses 16th Feb 09, 5:53 PM
    • 2,286 Posts
    • 1,170 Thanks
    roses
    £842.57p..... Give or take.
    Originally posted by advent1122
    I disagree. It's more like £6.52.
    • sujman
    • By sujman 17th Feb 09, 6:56 PM
    • 510 Posts
    • 264 Thanks
    sujman
    Average prices for the "shell" of the extension:

    £1,000 per square meter, single story
    £1,800 per square meter, double story

    (note - this is footprint, not floor space)

    Depending on the final size (the larger the extension, the lower the average cost), finished costs in the range of:

    £1,300 per square meter, single story
    £2,200 per square meter, double story

    Last year I had a costing done for a 54 sq mt (footprint) extension.

    Costs worked out to £2,150 per sq mtr, plus £10k for various internal alternations.

    However, the £2.1k per sq mt over 54 sq mts, included £29k for electrics, plumbing, kitchens and bathrooms.

    Right now, I am looking to have a 4m by 5m double storey extension. Including everything - new kitchen, bathroom, en-suite, moving front door and boiler etc etc - which is just about everything except carpets and curtains (!!), I am hoping for total costs to come to about £50k, inclding VAT. Here's hoping!!
  • seancannon
    Average prices for the "shell" of the extension:

    £1,000 per square meter, single story
    £1,800 per square meter, double story

    (note - this is footprint, not floor space)

    Depending on the final size (the larger the extension, the lower the average cost), finished costs in the range of:

    £1,300 per square meter, single story
    £2,200 per square meter, double story

    Last year I had a costing done for a 54 sq mt (footprint) extension.

    Costs worked out to £2,150 per sq mtr, plus £10k for various internal alternations.

    However, the £2.1k per sq mt over 54 sq mts, included £29k for electrics, plumbing, kitchens and bathrooms.

    Right now, I am looking to have a 4m by 5m double storey extension. Including everything - new kitchen, bathroom, en-suite, moving front door and boiler etc etc - which is just about everything except carpets and curtains (!!), I am hoping for total costs to come to about £50k, inclding VAT. Here's hoping!!
    Originally posted by sujman
    it sounds a little bit of a tight budget but if you work with your building he can help you cut cost your purchases. i offen offer this to my clients it helps all concerned.
    • sujman
    • By sujman 19th Feb 09, 6:52 PM
    • 510 Posts
    • 264 Thanks
    sujman
    it sounds a little bit of a tight budget but if you work with your building he can help you cut cost your purchases. i offen offer this to my clients it helps all concerned.
    Originally posted by seancannon
    Initial quotes would be based on the builder supplying just about all materials. I am hoping that for things like the kitchens / bathrooms etc, he will tell me what the "allowance" is for the cost of the items and hopefully I can get the same qulity for cheaper by doing my own research instead of using the builders own supplers.

    Also, if the quotes includes cost for all other materials (brick and mortar etc) I was looking into ideas of buying all the materials myself and get discounts that way.

    There have been a number of instances in my experience where a person has been convinced thet they can get the bext price as the have trade accounts and get discount etc etc but I have beaten the price for exactly the same thing.

    http://national.homebuildingshow.co.uk/en/Tips-and-Articles/how-to-cut-costs.aspx

    Above article demonstrates that unless builders keep on top of their suppliers, their "trade discount" could be of no actual value to the end consumer.
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