small extension cost

Cathy80

Hi


Hope someone can help! OH and I are looking at some building work as detailed below. Would really appreciate some feedback on cost:

approx 2m x 2m extension to back of house, going from the existing dining room. This extension will essentially join the existing house onto our 'outbuilding'/shed/old outdoor toilet thingy, which we want to add a door to the side of to use as a v. small utility room. I understand this will mean adding a ceiling in there and adding another layer of bricks for insulation.

the existing dining room exterior wall will be knocked down (+ RSJ) so open into new extension

Also, interior wall between kithen and dining room knocked down to open up into kitchen dining room (+ RSJ?)

Patio doors added where existing kitchen window is, and existing kitchen door blocked up.

Also, archway from dining room to lounge blocked up.

We were hoping this would be around £4K for the extension (£1k per m2?), plus another couple of grand for the other bits and pieces.

We've never done any building work before, so are we dreaming? Just had the first builder round to give us an estimate (not in position quite yet for proper quote, just want to get better idea of costs before we go full steam ahead!). He suggested £10-12K - and that's not including any electrical or plumbing work

Also, not sure if we need drawings done for this sot of work?

Any feedback would be REALLY appreciated - feel like my dreams just been squashed!

slummymummyof3

You should be able to build this under 'permitted development rights' unless you are in a conservation area or have other additions to your home. Yes you will need drawings and building regulations approval. For a start, without plans, a builder is unable to quote you accurately, but they are also 'working drawings' for a builder/roofer etc to work from. Without knowing the sizes of the rsj's you would need etc it is impossible to say how much it would cost. Is the house brick or rendered?

Cathy80

Hi, thanks for this.

We have had an architect person round and he confimed wouldn't need planning permission

The house is rendered, and the RSJs will be approx 2.3m (exterior wall) and 3m (interior)

Thanks

planning_officer

I wouldn't trust an architect's opinion as to whether you need planning permission - no offence to any architects reading this, but in my experience, many do not give accurate planning advice as it not their field of expertise. I would confirm with the Council's planning dept whether it would require planning permission, but from the dimensions you give, it sounds unlikely. Remember that permitted development rights will change as from 1 October, but it still sounds like your proposal could well be permitted development even after the changes.

slssup

Hi ALL,
Can anyone give me advice. My boyfriend and i are buying a terraced victorian cottage that has an old single skin lean to which 2.24*2.48m in size. We want to rebuild this to make it within regulations all pipes, water etc are already there where the sink and cooker is. Can anyone tell me how much would it cost to rebuild this the same size?

We have the same problem with the bathroom on the back of the house again it's an old lean to style bathroom very small we don't have any sizes for this but much smaller than the kitchen would anyone know any potential costs to rebuild this as well

thanks

bosseyed

Cathy80 wrote: »

Hi


Hope someone can help! OH and I are looking at some building work as detailed below. Would really appreciate some feedback on cost:

approx 2m x 2m extension to back of house, going from the existing dining room. This extension will essentially join the existing house onto our 'outbuilding'/shed/old outdoor toilet thingy, which we want to add a door to the side of to use as a v. small utility room. I understand this will mean adding a ceiling in there and adding another layer of bricks for insulation.

the existing dining room exterior wall will be knocked down (+ RSJ) so open into new extension

Also, interior wall between kithen and dining room knocked down to open up into kitchen dining room (+ RSJ?)

Patio doors added where existing kitchen window is, and existing kitchen door blocked up.

Also, archway from dining room to lounge blocked up.

We were hoping this would be around £4K for the extension (£1k per m2?), plus another couple of grand for the other bits and pieces.

We've never done any building work before, so are we dreaming? Just had the first builder round to give us an estimate (not in position quite yet for proper quote, just want to get better idea of costs before we go full steam ahead!). He suggested £10-12K - and that's not including any electrical or plumbing work

Also, not sure if we need drawings done for this sot of work?

Any feedback would be REALLY appreciated - feel like my dreams just been squashed!

Just one thing to think about with RSJ's - As its structural you'll need to inform building control, but it doesn't necessarily need to be the council building control. There are approved inspectors out there who can often sign off the job and give you your compliance certificate more quickly than the council can which can mean less holdups with the work. Think around the £180-200 max (thats in the SW mind) mark for a couple of visits from an approved inspector to chat with the builders initially and to inspect the finished work.

Bear in mind you'll probably have to provide the structural calculations for the RSJ and the load it will bear to building control, so you'll need to factor in the services of a structural engineer - I paid £85 for a chap to work up the calcs based on the drawings I gave him and the details of the RSJ.

And yes, if you can get drawings done then it makes everything easier - it can clarify exactly what you want with the builder, building control will more than likely want to see some initially - they don't have to be anything too complex though, simple floorplans may be enough as long as all the pertinent details are on there.