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  • FIRST POST
    • chiross
    • By chiross 13th Oct 16, 5:32 PM
    • 2Posts
    • 0Thanks
    chiross
    30K difference in quotes for single storey extension
    • #1
    • 13th Oct 16, 5:32 PM
    30K difference in quotes for single storey extension 13th Oct 16 at 5:32 PM
    Hi there,
    We've just been getting quotes for a ground floor single storey kitchen extension and are really shocked to find that there is 30K difference between the two quotes we've received. Both builders have been used and recommended to us by people we know, we've used the more expensive one before and knew he was more pricey but i am just shocked at the disparity in price for what appears to be the same service.

    So we are having a 3metre ground floor extension including bifold doors, two velux windows, a pitch roof, one very small internal wall knocked down and a small toilet installed under the stairs. Neither quote includes cost of kitchen, flooring, decoration etc, but does include plumbing, fitting, electrics etc. First quote was 39,540, second quote 68,142. I'm so confused!

    Which one is more realistic? We live in Surrey so not a cheap area. Am worried if i go with the cheaper one they'll be hidden costs we'd not anticipated, perhaps? Any advice really appreciated!
    Thank you.x
Page 1
    • the_r_sole
    • By the_r_sole 13th Oct 16, 6:46 PM
    • 2,034 Posts
    • 958 Thanks
    the_r_sole
    • #2
    • 13th Oct 16, 6:46 PM
    • #2
    • 13th Oct 16, 6:46 PM
    What level of drawn and written information have you given them?
    And what exactly have they quoted for? Are both quotes itemised to show where the difference in pricing is?
    With a solid set of contract information we usually expect tenders to be within 10-15% of each other, if they aren't then there a gaps in the information allowing for assumptions to be made.
    The only way you can tighten down the prices is to give out more/better information to the people pricing it
    • krey
    • By krey 14th Oct 16, 12:54 AM
    • 76 Posts
    • 18 Thanks
    krey
    • #3
    • 14th Oct 16, 12:54 AM
    • #3
    • 14th Oct 16, 12:54 AM
    both quotes are way too much
    if you were to organize everything yourself and hire just some labour and help with work you could get it done for right around 10k or less depending on how/where you source the materials.
    • chiross
    • By chiross 14th Oct 16, 11:32 AM
    • 2 Posts
    • 0 Thanks
    chiross
    • #4
    • 14th Oct 16, 11:32 AM
    • #4
    • 14th Oct 16, 11:32 AM
    Thank you. We've just given them information on size, type of roof we want, doors and windows. We are having some plans drawn up at the moment - do you think that maybe i need to go back to them with the plans to get a more accurate itemised quote?
    • krey
    • By krey 14th Oct 16, 12:51 PM
    • 76 Posts
    • 18 Thanks
    krey
    • #5
    • 14th Oct 16, 12:51 PM
    • #5
    • 14th Oct 16, 12:51 PM
    yes yes yes..that's the first thing you should have done.
    after you have done that, you can research on the prices of the materials and see if they are reasonable or you could buy &supply the stuff for 2-3x less price as it's usually with bogus tradesman.
    Also remember, we tradespeople have different suppliers than your B&Q, things at builder merchants are wayyyy cheaper with some haggling, I mean sometimes up to 2-3x for small items.
    but yet everyone in their quotes includes the B&Q prices

    get all the small details, and do your research, even with fully fitted kitchens and everything finished the 40k for kitchen extension is not a small amount and it must be truly luxurious when finished.

    what's the approx size of the shell?
    Last edited by krey; 14-10-2016 at 12:54 PM.
    • phill99
    • By phill99 14th Oct 16, 12:56 PM
    • 7,605 Posts
    • 6,837 Thanks
    phill99
    • #6
    • 14th Oct 16, 12:56 PM
    • #6
    • 14th Oct 16, 12:56 PM
    You have a disparity in quotes as they aren't relying on the same information. You need a full plan schematics and a specification. If both builders don't have this, they will be making their own assumptions etc and you will get major differences.
    Eat vegetables and fear no creditors, rather than eat duck and hide.
    • Doozergirl
    • By Doozergirl 15th Oct 16, 2:58 PM
    • 22,233 Posts
    • 63,067 Thanks
    Doozergirl
    • #7
    • 15th Oct 16, 2:58 PM
    • #7
    • 15th Oct 16, 2:58 PM
    10k. Yeah, okay. Is someone suggesting that the OP gets their hands dirty and spends the next six months building it alone and either forgoes a salary or any free time to speak of?

    OP, we can't say which is the more sensible without knowing what the specification is. It's not fair on the builders to ask them to quote against each other without providing proper info, nor is is right for you to not know what you're buying.
    Everything that is supposed to be in heaven is already here on earth.
    • seashore22
    • By seashore22 16th Oct 16, 12:44 PM
    • 318 Posts
    • 470 Thanks
    seashore22
    • #8
    • 16th Oct 16, 12:44 PM
    • #8
    • 16th Oct 16, 12:44 PM
    The lower quote is just about ok, the higher one sounds ridiculous.

    We've just had an extension built for about 30,000. The quote was for 27,000, but a few extras cropped up and we are awaiting the final bill. For this amount we had:

    Old conservatory knocked down (this was much more difficult than anticipated)
    New extension built, measuring approx 3m x 4m
    Pitched roof with 4 large velux windows.
    UPVC french doors and a large UPVC window.
    Plumbing in a new radiator from existing central heating system.
    Electrics (6 spotlights, 4 double sockets, dimmer switch and double switch, outside wall lights)

    The obvious differences are the plumbing for a new loo and bifold windows. Are these aluminium bifolds? They are much more expensive than UPVC. How wide is the extension? Where do you live? All of these will have an impact on costs.

    We are paying to have a carpet fitted and doing all the decorating ourselves.

    Edit - Just seen that you are in Surrey. It is an expensive area, but the 68,000 is definitely too high.
    Last edited by seashore22; 16-10-2016 at 12:48 PM.
    • seashore22
    • By seashore22 16th Oct 16, 12:54 PM
    • 318 Posts
    • 470 Thanks
    seashore22
    • #9
    • 16th Oct 16, 12:54 PM
    • #9
    • 16th Oct 16, 12:54 PM
    Just to add that we have watched our builders work for 4 months on this project and no way would I attempt this myself, with a bit of paid labour. Both my husband and I have excellent diy skills, but building a house to building regulation standards is a specialist job and not to be undertaken lightly by an amateur.
    • phill99
    • By phill99 16th Oct 16, 1:46 PM
    • 7,605 Posts
    • 6,837 Thanks
    phill99
    Edit - Just seen that you are in Surrey. It is an expensive area, but the 68,000 is definitely too high.
    Originally posted by seashore22


    How do you know that?


    You have absolutely no idea of the specification.


    And there lies the problem - neither does the OP as he hasn't issued one. That is why there are variations in price.
    Eat vegetables and fear no creditors, rather than eat duck and hide.
    • seashore22
    • By seashore22 16th Oct 16, 5:02 PM
    • 318 Posts
    • 470 Thanks
    seashore22
    Fair enough. The op didn't mention any fancy pants design features so I assumed that it was a fairly basic structure. It would be helpful if the op would come back to clarify a few points.
    • iharding
    • By iharding 1st Nov 16, 2:55 PM
    • 65 Posts
    • 14 Thanks
    iharding
    A 5x5.5m single story flat roof kitchen extension, in Surrey, not including the kitchen, but including fitting, wiring, gas, plumbing, walls to bare plaster, floor to bare screed, with double external door, window, and 2 large velux roof lights cost me about 52K earlier this year. I forget the exact figure because we added some other small jobs.

    We had three quotes, one was just under 50K, but then stopped responding when we tried to follow up. The other was 75K, and didn't include the doors or windows as he wanted to get a precise spec for them.

    The builder we used turned up in a van, wearing dusty clothing, and employed the whole team full time. Estimated up to 8 weeks, but was done in just over four, with people on site 730am to 430pm every day. The 75K+ builder turned up in a shiny Range Rover, wearing smart clothes, and worked exclusively with sub-contractors. He estimated minimum of 12 weeks, allow for 16. Easy to see where the extra money was going!
    • leveller2911
    • By leveller2911 1st Nov 16, 6:30 PM
    • 7,334 Posts
    • 13,357 Thanks
    leveller2911
    A 5x5.5m single story flat roof kitchen extension, in Surrey, not including the kitchen, but including fitting, wiring, gas, plumbing, walls to bare plaster, floor to bare screed, with double external door, window, and 2 large velux roof lights cost me about 52K earlier this year. I forget the exact figure because we added some other small jobs.
    Originally posted by iharding
    For a single story extension thats expensive and it didn't even include a kitchen. Roughly 2k a sq metre for a single storey, No staircase,no kitchen,no bathroom ,so basically a shell so unless there were difficult ground conditions to address then it sounds over the top to me.
    If we in parliament cannot gain from ruling,then there is very little point in us being here: (Lord Manchester 1650) :rolleyes: how true!
    • mrsmazza
    • By mrsmazza 4th Nov 16, 6:58 PM
    • 134 Posts
    • 101 Thanks
    mrsmazza
    We are in West Sussex, and we have been quoted 40k for a 4,2x 4m extension. ( but the builder lives in Surrey )
    This doesnt include the kitchen or decorating we are doing that ourselves.
    We are having a pitched roof, with 2 sets of french doors.
    My builder has listed everything, with the cost, so we are welcome to try and source items cheaper ourselves.

    i would get the plans done first and also the structural engineer calculations, then get planning permission, then start getting quotes.
    • southcoastrgi
    • By southcoastrgi 4th Nov 16, 9:21 PM
    • 4,955 Posts
    • 2,881 Thanks
    southcoastrgi
    bogus tradesman.

    Also remember, we tradespeople have different suppliers than your B&Q, things at builder merchants are wayyyy cheaper with some haggling, I mean sometimes up to 2-3x for small items.
    but yet everyone in their quotes includes the B&Q prices
    Originally posted by krey
    Who said anything about bogus tradesmen ? The OP has already said they have used them before & were happy.

    You want your head read if you think trades would price a job like this from B&Q, although Tradepoint prices are very comparable, yes the likes of Jewsons might be cheaper on some things but not all things, at one time B&Q were the cheapest around for mulitfinish
    I'm only here while I wait for Corrie to start.

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    • Clive Woody
    • By Clive Woody 10th Nov 16, 5:28 PM
    • 4,254 Posts
    • 4,877 Thanks
    Clive Woody
    We are in West Sussex, and we have been quoted 40k for a 4,2x 4m extension. ( but the builder lives in Surrey )
    This doesnt include the kitchen or decorating we are doing that ourselves.
    We are having a pitched roof, with 2 sets of french doors.
    My builder has listed everything, with the cost, so we are welcome to try and source items cheaper ourselves.

    i would get the plans done first and also the structural engineer calculations, then get planning permission, then start getting quotes.
    Originally posted by mrsmazza
    We are also in W.Sussex and had a 4x5m extension done, single height, pitched roof with 4 velux windows, double doors to the patio, plus some internal alterations including bi-folding doors to close off the dining room and the original opening widening and the beam raising. We also had to have 6 foot deep foundations as we have big oak trees close to the house. Decorating was included as well as new wood flooring.

    You might want to get some other quotes as that seems high (obviously I haven't seen your plans). Our extension cost just over 36k, which included architect and engineer fees

    http://www.architects-hertfordshire.co.uk/view-project/rear-extension-to-replace-conservatory-10/
    Last edited by Clive Woody; 10-11-2016 at 5:31 PM.
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