Project managing an extension

jinky32

Hi everyone!

I've had estimates from buliders to build the shell of my extension and also quotes from trades (groundworkers, brickies, carpenters etc) do do their own bits. At the moment it's looking like it will be between £12-15k cheaper to employ particular trades rather than get a builder to take care of the lot.

I'm under no illusion that this will require a lot of work for me. I was wondering whether anyone here has been through the same or something similar? Are there things you wish you'd known before you began that you can share?

For example, it only occurred to me a week or so ago that I'd have to organise scaffolding for brickies :rolleyes: - that could have been a nasty shock down the line! I think timings etc are going to be key, but any advice is most gratefully received

MX5huggy

How have you priced the materials for doing the job? what is total price from the builder?

aitch-aitch

We did a self build in 1999 / 2000 and I project managed this as well as holding down a part time job. I had no building experience myself but am good at planning and organising.

I appreciate that what you are doing is on a smaller scale (building wise) but still do not underestimate the time and stress you will get when things don't go according to plan.

Best advice - have a very detailed project plan including timescales, who is required when, what things you need to have on site etc. Build in some time for problems and try and get tradesmen who will be flexible with your plan. Also remember the weather can cause set backs until you get the extension watertight.

In relation to materials - try and get an account with a builders merchant (we used two and I always rang both for every item) as you should get a significant discount on their trade counter prices.

You could also try and tackle some of the jobs yourself (e.g. we did all the insulation, decorating, fixing noggins, plasterboarding ourselves). But a tradesman will always do it faster (my OH and FIL spent a whole week plasterboarding the upstairs of our house, we got a tradesman to do the downstairs and it took them a day! - lesson learnt on that one).

I need to go now but will think about other tips and get back to you.

aitch-aitch

Also - get all "quotes" in writing from your tradesmen and document exactly what they are supposed to do for the price.

jinky32

Thanks for the replies!

@MX5huggy - the individual trades have all given me prices that include labour and materials. Builder options also include labour and materials - I've had about 5 or 6 estimates from guys to do the lot - they vary from £35k excl vat to £55k (the one that isn't interested), the majority fall within £35-£39k

@aitch-aitch - thanks! I know it's going to be a nightmare. I say this in an off-hand manner now, but I know it will hit me for real in a few weeks Your experience sounds very similar to my plans. As above material is included in both types of estimate so at least I don't have to worry about that! You're definitely correct re plasterboard and second fit - false economy sometimes doing it yourself!

nice_pavers

The cheapest option is to organise the different trades yourself but also more stress. As a tradesman myself i have to tell you to make sure everyone that you employ is capable of doing their job. Also you will find that if you manage the project yourself the saving moneywise will be greater than time lost through inexperience unless you are completely useless ha ha

misgrace

Make sure you have a big bottle of tranquilisers around lol.

Seriously, really think about this, I know your saving money, but you will have a nightmare doing it all yourself.:eek:

All it takes is one trade to not turn up, or be delayed, and the other trade has turned up to do his bit, but he cant do it, cause trade 1 hasnt done or finished his bit, and trade 2 will charge you, it will have a knock on effect.
Or you will get, 'I cant do this, as matey hasnt done this', 'or he hasnt finished it for me to get on'

I dont want to appear gloom and doom, but the last few times I have gone in to do my trade (P&D), being assured mind weeks before, that it will be ready for me, as the trades will have finished.

I have had to climb over bodies, cant do my job, as bits where I need to go are not finished, floor man hasnt turned up, electrictian needs to come back, plumber need to do this, plasterer still has some walls to do,and in all these case, the client has always said, never again, as the stress is not worth it.

I cant go away, as I have booked this client in,and turned other work away, so job has taken longer,which means my next customer now has to wait a couple days more before I start theres, and goes on to the next customer etc, unless I can catch up, plus I have to charge them extra, fortunately, I had the sense in these cases to charge per day.

macduf

How would you know if they were doing the job properly would be my concern. It could work for you but it could not.

jinky32

Thanks guys. My dad's an electrician and all the trades are guys that either he knows (and vouches for) or have come recommended from people they have done work for.

I think I'm going to need to be really clear, in writing, about what I'm getting from each guy, and what each subsequent trade will need from the former in order to be able do their job properly.

jennytiger

Just one idea:

Get a written quote and time estimate from all tradesmen involved and read each one thoroughly.

Make a detailed programme of work using an excel spreadsheet listing everything that needs to be done.

the dates along the top and the descriptions down the side

then try to shade in how long you think each bit will take

remembering the obvious that decoration cant be done until the plastering has dried and the roof cant go on till the walls are built etc etc

Its going to be difficult and stressful

aitch-aitch

jinky32 wrote: »

...

I think I'm going to need to be really clear, in writing, about what I'm getting from each guy, and what each subsequent trade will need from the former in order to be able do their job properly.

Yep - exactly right. Also agree dates and how long each will take. If you can put a penalty clause in if tradesman go over their estimated time or allow a couple of days flexibility for each trade.

If you are on good terms with the tradesman they may be prepared to be flexible with you - ask!