Orangery Quote

MJTHFC

Hi all

Had a quote for an orangery on the back of our townhouse. Love the plans - but is this quote fair...?

- 8m x 3m
- Orangery with uPVC windows, uPVC doors and roof lantern
- 7m piling (soft ground and a big oak tree in the garden)
- Insert steel beams and create new opening from lounge (knocking down most of the back wall of the house to make one big room)
- Putting in a partition to create a small office (on the left of picture)
- Includes laminate flooring and electric underfloor heating

£42,500 (exc. VAT)

Any feedback gratefully received!

Thanks

MJ

(Picture attached)

jkgray

Seems a lot, perhaps these give some idea?

http://cgi.ebay.co.uk/Orangery-6m-x-3m-fully-built-Edwardian-conservatory-/250720682667?pt=UK_Home_Garden_Conservatories_ET&hash=item3a601e02ab

http://cgi.ebay.co.uk/Fully-Installed-Orangery-/300488887694?pt=UK_Home_Garden_Conservatories_ET&hash=item45f6888d8e

Although your does look more like an extension with a roof lattern (so more substantial) than a typical orangery. I know a rough rule fo thumb for extensions in £1000 m2 so that would obviosuly give a base line of £24,000 for yours before one added in the additional costs of the roof lantern.

oz0707

Where are you

MJTHFC

oz0707 wrote: »

Where are you

NW London / Herts border

MJTHFC

jkgray wrote: »

Seems a lot, perhaps these give some idea?

http://cgi.ebay.co.uk/Orangery-6m-x-3m-fully-built-Edwardian-conservatory-/250720682667?pt=UK_Home_Garden_Conservatories_ET&hash=item3a601e02ab

http://cgi.ebay.co.uk/Fully-Installed-Orangery-/300488887694?pt=UK_Home_Garden_Conservatories_ET&hash=item45f6888d8e

Although your does look more like an extension with a roof lattern (so more substantial) than a typical orangery. I know a rough rule fo thumb for extensions in £1000 m2 so that would obviosuly give a base line of £24,000 for yours before one added in the additional costs of the roof lantern.

Does make my quote seem excessive - Although the ones on ebay are out of a packet and also don't include the piling and knocking through the back of house.

I do expect to pay more for a bespoke job, though not excessively more. I was thinking closer to £30k including VAT as opposed to £42500 exc. VAT!

oz0707

Yes even for London the quote is strong. Question is, what you do about it!

MJTHFC

oz0707 wrote: »

Yes even for London the quote is strong. Question is, what you do about it!

You tell me! I'm the novice here

My plan is to get a load more people in to get quotes. With VAT on that I'm looking at the best part of £50k - more than £15k over my budget!

Not sure anyone's going to be able to shave that much off without stitching me up somewhere along the line.

Anyone else got any pointers for me?

Cheers

MJ

oz0707

Golden rule, show others the plans and spec other firm has quoted on but under no circumstances tell them what other firm has quoted - could be a license to print money! Let them give you their price. Also don't divulge budget.

MJTHFC

oz0707 wrote: »

Golden rule, show others the plans and spec other firm has quoted on but under no circumstances tell them what other firm has quoted - could be a license to print money! Let them give you their price. Also don't divulge budget.

Thanks for continuing to help me out here Oz!

Another question... The first few people who have come to give quotes do an 'all in' package. So they handle everything from architectual drawings, right through to build and finish.

Would I be better off getting an architect to do his bit, then finding a builder myself to do the work? Or will it not make too much difference in price?

One other thing, a couple of quotes have included 7m of piling and the people quoting it say it's a must. Others have said it's not necessary and it just needs 1-2m foundations. Obviously the quotes without piling are cheaper, but I don't want to cut corners if it means the structure could be hit by ground movement or tree roots in the future. How do I find out whether piling is a must or not?

Thanks in advance!!

MJ

oz0707

Might save a bit if you get your own drawings, but then it's your job to liaise with builders, might be worth investigating the difference. I couldn't tell you as there's no breakdown for drawings.

Not sure re piling, think you'd need a ground report to be 100% Then again if it was me and I was dealing with experienced local builders, I'd trust their opinion. Obviously work will have to comply with building regs and the building inspector will have the final say on depth of footings. So not a great deal to worry about there.

I put a roof on one in Cardiff in the summer, built against and end town house with 6" footings! No sign of movement on that one. Ours had to go down over a metre. It's all overkill now.

MJTHFC

Thanks for all the useful tips! When these companies come round it's quite stressful trying to work out who talks the most sense!