pricing an extension... help required please!

nh_1

hi, i have submitted a planning request for an extension (a pretty big one!) but needed some guidance on how much it would cost to build

the extension is going to be:

Firstly a two storey extension 12.21m x 7.02m

Secondly, part of the house is currently single storey which im hoping to build on top of. the size of this single storey extension is 7.61m x 4.4m

Both extensions willl have a pitched roof on them.

With soo much roofing space iv planned to convert it all to living space..... the total area of the roof would be... the size of the extension 1 (12.21m x 7.02) plus the size of extension 2 (7.61 x 4.4m) and the current roof which is again 7.61 x 4.4m

The internals are all going to be changed therefore 90% of all the internal walls will be moved...

the house is going to be completely rewired, plastered and have the boiler moved.

The house is going to be completely double-glazed costing around £9,000

The planned kitchen is costing £10,000...

LABOUR COSTS...

Im aware that rough costs per square metre are around £1000 but with such a big extension i was hoping this maybe reduced... ALSO...


.....One of many businesses my best friend has is a construction company whos workers are czech, he has kindly offered them to me without making a profit paying each worker £50 a day working a 6 day week 9-10 hrs a day (a bargain!)

They will do all the work... from foundation level to roof, loft conversion, plastering, electrics and plumbing.

As labour is probably around 50-60% of the cost (so ive read) I was hoping this will reduce the cost drastically.....

My friend doesn't currently know the size of the proposed extension but before going to him and his workers with the architects drawings i wanted a rough cost of what to expect when i see them...

the price should include all materials, labour (£50 per person per day), and furnishings (these include the 10k kitchen, double glazing @ 9k, lighting, sockets, plugs,internal doors, coving, skirting boards i.e everything apart from paint, wallpaper, furniture and carpet)

I have a budget of £200,000 but this includes paint, wallpaper, furniture and carpet!

If i was to work it out using the £1000 per sq meter, the building alone exclduing loft would cost be 200k so im hoping the £50 a day would save me a hell of a lot.

I do apologise for the length of the post but have been impressed with the knowledge of some people in previous posts and wanted advice if the 200k budget was realistic or am i being too hopefull

This is also my first post so please take it easy on me if ive done anything wrong or if my building terminology is poor...

Many thanks in advance and hope to hear from you soon!

pwcollins

.....One of many businesses my best friend has is a construction company whos workers are czech, he has kindly offered them to me without making a profit paying each worker £50 a day working a 6 day week 9-10 hrs a day (a bargain!)

£50 per day - really? From my experience this doesnt get a good tradesman!

Plasterer

.....I have a budget of £200,000 but this includes paint, wallpaper, furniture and carpet!

For £200,000 I could get a team to build you a 10 bedroom house fully kitted Double Garage... and a pool. Thats one hell of a budget..

ormus

dont feed the trolls.

Plasterer

ormus wrote: »

dont feed the trolls.

You having a "poke" at me Ormus?

robv_3

1000/m2 was a figure used a number of years ago for new builds to be completely finished, eg including kitchens, flooring, soft/hard landscaping etc.

Now days you would be lucky to build a one off house for this price. A topped spec house could cost 2500/m2+ where a more modest house 1200/m2+.

Extensions are generally more expensive to do as they involve extra work like cutting into existing roofs, taking out walls etc. You can still use these figures but need to add extra for this work, eg 500quid for taking down a wall.

If you where building a new build that size you would be looking _very_ roughly at 160k+. With all the extra work I would be very surprised if it did not come out at 250k+. IMHO it is a big enough job to get a quantity surveyor involved to get a realistic price.

Labours are normally under 100quid a day where skilled are anywhere from 150->250 in the south east. Guess paying only 50/day will save 20->30% of the cost.

Good luck!

iamcornholio

nh_1 wrote: »

This is also my first post so please take it easy on me if ive done anything wrong or if my building terminology is poor...

If you use Kozovan instead of Czech labour, then you can save 50% labour, whilst still keeping UK tradesmen on the dole.

Also, you can save another 20% if you use Kozovan women who have been smuggled in for the sex trade - but they need to be away by 4PM, so wont be able to do a 12 hour day with you

Presumably the Czechs wont accept cheques?

And always use Poles for the scaffold

ormus

Plasterer wrote: »

You having a "poke" at me Ormus?

of course not. it was aimed at the OP troll.
200k for an extension?
:rotfl::rotfl::rotfl:

nh_1

many thanks for the replies....

- the czechs seem to be really good, i've just seen a grade II restoration project they've done for my mate which was around 12,000 sq ft.... their benefits include helping them settle in the UK i.e. accommodation, opening bank accounts etc etc as well as not having to look for work, their guaranteed 2 years wage even if their not doing anything.....

@ plasterer... do you agree here with Robv that an extension would cost considerably more than building a house? from 160k to 250k i.e 90k more?

@Robv.... The rule of thumb of £1200 per sq foot... how much is labour cost out?

Also, the current bricks are textured red bricks, and have been part of the house for a good 40 years and so are highly oxidised and quite dark and black.... is there anyway i could clean the bricks so they would be able to match the extension?

plasterer and robv.... what are your views on brick facades/ brick panels?

many thanks once again

Plasterer

nh_1 wrote: »

many thanks for the replies....

- the czechs seem to be really good, i've just seen a grade II restoration project they've done for my mate which was around 12,000 sq ft.... their benefits include helping them settle in the UK i.e. accommodation, opening bank accounts etc etc as well as not having to look for work, their guaranteed 2 years wage even if their not doing anything.....

@ plasterer... do you agree here with Robv that an extension would cost considerably more than building a house? from 160k to 250k i.e 90k more?

@Robv.... The rule of thumb of £1200 per sq foot... how much is labour cost out?

Also, the current bricks are textured red bricks, and have been part of the house for a good 40 years and so are highly oxidised and quite dark and black.... is there anyway i could clean the bricks so they would be able to match the extension?

plasterer and robv.... what are your views on brick facades/ brick panels?

many thanks once again

Hi, Yes more expensive for extension but not to the tune Robv is suggesting. However in his response he does talk about a Quantity Surveyor.... My Brother is a senior Quantity Surveyor and he prices all my big jobs and is normally within 5% to the actual costs. I think Robv when he talks about £2500/Metre is including the cost of the land also, if this is the case, yes I would agree. But If you own the land then no I disagree massivly. As I said in an earlier post you realy could have a 10 bed house with pool and double garage built for 200K (not including the land purchase, just the build)

nh_1

Thanks again, ok so i guess its worthwhile getting a quanitity surveyor then to price it up.....the land is already owned which is whats allowing me to spend so much on the build.... i guess if you feel i could build so much with 200k.... i could hopefully, if i dont spend lavishly get the whole build done in 150-175k....

thanks for the advice Plasterer, much appreciated and makes me feel better now knowing this is quite achievable!