Extension - what do we need to do?

TurnaroundSue

Hi - I'm not sure whether I am on the right thread or if this has been covered before (have tried to find but, alas, cannot see!). We have decided to extend our house by building on top of the garage, converting the garage and then building a new garage in the garden.

My question is, when I approach a builder for a price what do I ask for? I will have plans from the architect so that will help to get a price, but do I ask for a final cost for the build or do I ask for a quote. I know that things change when it actually comes to the building work, so does that mean the price will change, or should I ask my builder to give me a final price? I do not know also whether that includes the fixtures of the new bathroom. I would like to supply my own bathroom, so do I ask for a price just for the fitting of the new bathroom or what?

Am a complete novice at this and after seeing all these programmes on the tv, do not want to end up with a budget that has been massively overspent.

Many thanks for any advice.

TTFN

JennyW_2

wouldn't need to apply for planning permission beforehand?

Also would the garage be strong enough to hold an extension above it? Normally garages are taken down and then started again

clutton_2

""would the garage be strong enough to hold an extension above it?"" - almost certainly not, but, your architect should advise you. S/he will have done this many times before.

Re builders contracts - if i were you, i would make a hugely detailed list of every single thing you want done - including how many coats of what type/and colour of paint. This will take a long time, but, the more detailed a Job Specification is the easier it is for a builder to a) give you what you want, and b) cost is accuratley. If you are not familiar with this, seek advice from your architect as to how to go about thisI would also ask for a fixed price. Or you could employ your architect as a project manager (expensive)

why do you want to supply your own bathroom ?

if you want to supply all your own materials, you can save money as many builders put a mark up on materials (30% sometimes!). If you open an Account with a builders merchants, you could save money. But not all builders will agree to work this way !

do get 2/3 builders to give you a fixed price based on the same specification. Try to get recommendations for builders, rather than just look in Yellow Pages.

good luck

tanith

I do not imagine you could build on top of an existing garage unless it was built with this in mind, which is possible but the only way to tell would be for someone qualified to dig down and take a look at the foundations...

Why don't you ask around any neighbours who have had building work done for the name of a good builder and ask his advice, he should give it free if there is the chance at the end of the day he would get a paying job out of it....

nelly_2

Everything costs more than you intended when it comes to building, I know I've seen it a million times, things get uncovered that need dealing with or things need moving or other things have to be got around for all different reasons.

Garages can be built on if your dead lucky but its seriously unlikely, before the plans get passed the councill will wont trial holes dug too see what state of foundations the garage is on.

TurnaroundSue

Hi - Many thanks for all your advice. The architect seems to think the garage can be built onto, but just needs to check. I thought that by supplying my own bathroom a) it would save money and b) we would have more of a choice of what we want rather than a limited choice from the builder. I will ensure that we get a detailed job spec from the builder as I don't really want him to keep saying, "I didn't quote for that, I didn't quote for that". Opening up an account in a builder merchants could be a good thing. And I definitely, definitely will get 3 quotes from builders who have been recommended! - thanks very much for all your advice - it is really helpful.