ideas needed on the cost of 2 storey extension

giggles04

Hope I've got the right place (it's my first post)

We've just found out we're expecting a 4th baby and not only no4 but no5 as well:eek: We can't afford to move but still need extra space.


We are hoping to build over our garage which we realise needs foundations and currently doesn't have any. The size would be approx 7 metres by 2.5metres. I was hoping to make the garage into more of a store room at the front and extend the kitchen along the back to include a radiator and french doors No kitchen units etc just a shell. Then above at least one bedroom.

Does anyone have any idea how much it may cost. My OH said our max budget will be £36,000 and we'll just have to have whatever that gets us.

any help or advice would be welcome

Alan_M_2

Hmm, you'll need to find out if it's more cost effective to demolish the existing garage and start from scratch than trying to alter what there to suit.

You'll need a professional assessment of that and no one on here will be able to give a difinitive answer.

£36,000 gives you a budget of around £2000 m2 which is not unreasonable. Things like roof design and quality of fittings are going to determine the final price, but I think you're in the right ballpark. Now get some plans and a few quotes.

giggles04

Thankyou Alan,

I feel a bit happier that it is possible. I know we need pp and drawings and that's not included in the £36,000.

Once my children are at school I'll start getting some quotes.

Thanks very helpful

ormus

depends where you live. here in the NW that budget will be ok.
in the london area ive heard of 100k double extensions.

giggles04

ormus wrote: »

depends where you live. here in the NW that budget will be ok.
in the london area ive heard of 100k double extensions.

I'm in south bristol

iamcornholio

Check with local planning policy, as some properties where the garage is close to a boundary can't be built up and have to be stepped in - which if this affects you, means that the bedroom is very narrow.

Also consider a loft conversion instead or as wel las the new extension - use part of the new roof

If funds are tight, then concentrate on the bedroom and either cut back on the internal fit out - especially kitchens which can take a big chunk of the money, or leave parts as just a shell and finish these off as money comes available.

Don't blow your £36k all at once on a smaller extension than you really need (or want) fitted out to a 5 star standard

Get some local architectural technicians/designers round to give you advice on what is possible in terms of planning permission, and what is feasible in temrs of building it and costs. This initial visit should be free - don't pay for it.

Then pick someone to do the design and agree the design and specification, so that you get what you want within your budget. A good designer will not only advise on what you can have, but also how to reduce costs and where best to spend your money.

About £2k will go on fees for design and council fees - but ask your designer if any more fees are likely such as Party Wall Agreements, Water Authority fees etc

Hurry up though, as you probably only have 7 months left to get the bedrooms done and finished in a nice yellow

giggles04

iamcornholio wrote: »

Check with local planning policy, as some properties where the garage is close to a boundary can't be built up and have to be stepped in - which if this affects you, means that the bedroom is very narrow.

I've just phoned two builders and both said that we would have to build a wall next the neighbours wall as it would help with PP, by keeping the properties seperate. Is that what you meant?

Also consider a loft conversion instead or as wel las the new extension - use part of the new roof

Can't as the pitch is a foot too low and would be naff if we couldn't have decent head room? Plus we would still need a bigger kitchen

If funds are tight, then concentrate on the bedroom and either cut back on the internal fit out - especially kitchens which can take a big chunk of the money, or leave parts as just a shell and finish these off as money comes available.

I want to be able to create an eating area in the kitchen so won't be asking for plumbing for washing machine etc I just want a shell, power points and french doors to outside. I felt the same about the upstairs I just want a shell for a bedroom/s I don't wanted anything fitted. I was hoping by doing this I would keeo the costs down.

Don't blow your £36k all at once on a smaller extension than you really need (or want) fitted out to a 5 star standard

Get some local architectural technicians/designers round to give you advice on what is possible in terms of planning permission, and what is feasible in temrs of building it and costs. This initial visit should be free - don't pay for it.

Then pick someone to do the design and agree the design and specification, so that you get what you want within your budget. A good designer will not only advise on what you can have, but also how to reduce costs and where best to spend your money.

About £2k will go on fees for design and council fees - but ask your designer if any more fees are likely such as Party Wall Agreements, Water Authority fees etc Thanks I hadn't thought of extra fees but will ask

Hurry up though, as you probably only have 7 months left to get the bedrooms done and finished in a nice yellow

If only, I'm afraid we will have this done after babies arrive but I don't mind as we've just shelled out on a new 7 seater which lucky for us we got a fantastic deal on thanks to my OH being stubbon on the price he wanted to pay.

Thanks so much for your help