Cost of extending above ground floor extension?

SID_2

Hi,

I was wondering if anyone has any rough ideas of how much it would cost to extend above a existing ground floor extension. I would ideally like to make a large bedroom with ensuite. The extension would be of 22ft by 10ft. Thanks.

star1_2

How long is a peice of string??

Many things with influence the cost of such works .... and it's near impossible to give a firm price without first knowing ....

- what ground works are required? (aka Foundations) - (don't assume if there is something is built already that you can automatically build on it, test "digs" to check foundations will need be undertaken, if found to be insuffiencient this will involve new foundations / underpinning - in somecases it's cheeper to knock whats already there down and start again.
- Whats the ground like? slopeing? access for construction? (this will add to your builders costs)
- Whats the construction? (brick/block?), Timber frame?, work required to intergrate into the roof line? (again this can affect costs and labour required)
- Breaking into the existing house? lintels? RSJ's? (time and more money)
- Provision of utilties, drains etc?, are soakaways required? (this can be very costly, and is there access to get machinary in, otherwise costly labour charges to dig the ground out).
- Are existing boilers, stored water supply suffieient to support the new en-suit or will this need to be enhanced/replaced? (this speaks for it's self)
- What type of fixtures/fittings/quality are you expecting (cheep B&Q or lux ranges?) again - has a serious bearing on the end figure.
- Where in the country are you? (Regional variations in building costs exists for the trades).

Thats just for starters .... the price for a typical extension with garage or rooms below and a bathroom/ensuite above can range from £40k through to £90k, the costs required to "test dig" (as mentioned above), and necessary works could come to thousands. I'm afraid no one can give anything more accurate than that on a posting (I'm sure others would agree) .... best to contact a range of good local builders and ask them to quote. (So as to make sure you are comparing "like for like" draw up a schedule that identifies exactly what each is quoting for .....)

PS - Don't forget planning application charges to your local authority, costs associated with the third party wall act, and what you may need to pay to an architect....

Good luck.
-