how much to extend?

helen81_2

Hi,

We are thinking of having a 2 storey, flat roof extension built onto our 3bed semi to add living space downstairs and enlarge 1 bedroom and the bathroom upstairs.

The area we would want it to be built in is currently our carport area but we feel living space is much more needed as we have a long drive and there is off street parking there also.

Before we (me in particular) get our hopes up on this can anyone tell me what kind of money it will cost?

The size the extension would be is the size of a larger than average single garage if this helps?

Helen x

Debt_Free_Chick

Really difficult to be precise here - and so much depends on how much you want to pay for finishing. But a ball-park figure would be £35-£50k

Do you really want a flat roof extension? Will it "blend" with the rest of the house or stick out like a sore thumb?

lilyann1

I agree with debtfreechick,be careful when considering a flat roof extension as most of them do not blend with the existing house.Hard to work out what it would cost,but we had a quote to do a 2 storey extension on the back of our house which is 20ft wide and it would have gone out about 11ft,to add a bit extra onto kitchen and another room upstairs and the quote we got was about £80k!!(In Surrey) Quotes vary significantly though,so you'd need to get at least 4 builders to quote you.

PoorDave

I read something like £1k per sq metre, not sure if that's ground area or floor (i.e. if two floors is it more?)

Quoted on here by BobProperty, I think.

Might have got any of the above completely wrong!

BobProperty

£1k per m2 is a very rough guide at current prices. It depends on finish and specification a lot and where in the country you are. Central London being somewhat more expensive than rural south Wales. You will also get a wide variation in quotes for this amount of work, too.

regularsaver1

you may need planning permission - need to bear in mind the cost of this and the achitect

star1_2

I've just had final sign-off (from the building inspectors on my extension). It consists of a garage, hall and 2 reception rooms downstairs, and upstairs a 4th bedroom with en-suite.

As other have mentioned prices/quotes can vary significantly. I'm in the South East (just within the M25), and in my road, three properties with similar extensions completed in the past three years have ranged in cost from £40k through to £85k. It very much depen'ds on a) the finish and fititngs you're having b) how much work you are prepared to do yourself c) the cost/charged by your builders.

Given this it's paramount to get a varity of quotes for work, and ensure these quotes are based on a written schedule of works you expect to be completed, including things like who's paying for the bathroom, flooring, light fittings, painting, windows etc ..... don't just automatically assume every builder who quotes for work - includes the same as the next guy .... with something in writing - there is little room for argement later .....

For plans and LA permissions allow an extra £1-1.5k, don't forget to budget for a) LA building inspector visits £500 for a typical extension, but varies from authority to authority, b) and permissions that may be required from your water company if you're building over or affecting connection to a sewer c) cost of surveyors for third party wall act involvement d) any costs to divert or reposition utilities/meters.

Hope that helps.