Potential House Project - Cost?

Procrastinator333

Hello,

I was hoping some of you good people might be able to share your thoughts on pitfalls and potential costs of the following. This is in relation to a house we in the process of purchasing. In total, we can probably spend about £35-40k on works, so just trying to get a rough idea of what we can / can't get done. Once we are a bit further down the line (post survey), we will start getting quotes. So any advice on things to ask / do when getting quotes much appreciated.

Rear Extension Single Storey. 5m X 3m. Removal of the rear wall to create large open plan area. Basic finish, e.g. walls ceiling and floor. We will tile, install kitchen, electrics, plumbing etc. ( I say we, have relatives who can help with those items and we will be learning fast!).

Rear Extension Double Story. How much extra might it cost to go up 2 stories?

Roof - Even I can tell this needs completely re-tiling. How much would this re-tiling cost? House is a smallish 3 bed Semi.

Loft Conversion - If they are going to have all the tiles off anyway, is there some logic to going for a loft conversion at the same time, would there be much of a cost saving? Perhaps it may be cheaper to have this and a single storey instead of a double?

Removal of internal load bearing wall approx 3m long (replacing with some supporting beam).

Removal of chimney breast.

I'm sure we won't get all of this done for our money. Our hope is that we can get the roof and as much extension as possible for the £35-£40k. Probably just the single storey extension.

We are in Surrey, so probably one of the more expensive areas.

Thank you for any thoughts on the above!

ormus

budget pricing?
around here an extension will cost about 1k per sq m.
and a new, semi detached, roof will be about 6k.

and say 2k each for the wall/chimney jobs.

Procrastinator333

I had read the £1k - £1.25k as a rough guide in a few places, but is that also true for South London / Surrey way?

If we could get a basic single storey extension for < £20k we would be in good shape. Guess I might have to wait until I can start getting quotes.

ormus

ive got a mate on the west london/surrey borders.
and he got two quotes for a double extension. a few yrs ago now.
80k and 100k!!!!!!

:rotfl::rotfl::rotfl:

Procrastinator333

ormus wrote: »

ive got a mate on the west london/surrey borders.
and he got two quotes for a double extension. a few yrs ago now.
80k and 100k!!!!!!

:rotfl::rotfl::rotfl:

That would be the end of that idea!

keystone

Procrastinator333 wrote: »

That would be the end of that idea!

Except you have no idea on the sizes quoted for in that example.

£ 1 - £ 1.2 is about right for single storey and £ 1.2 - £ 1.5 for double. Reroof £8 - 10k and as Ormus suggests around £2 k each for the wall/chimney works.

I'd be looking for another propery that more closely suited my needs TBH and using that 35 - 40 to help me buy it.

Cheers

jc808

basic loft conversion - c20k

Procrastinator333

keystone wrote: »

Except you have no idea on the sizes quoted for in that example.

£ 1 - £ 1.2 is about right for single storey and £ 1.2 - £ 1.5 for double. Reroof £8 - 10k and as Ormus suggests around £2 k each for the wall/chimney works.

I'd be looking for another propery that more closely suited my needs TBH and using that 35 - 40 to help me buy it.

Cheers

The 3 reasons for opting for this approach instead of spending the £40k on a house already done are 1) That would take us over the stamp threshold. That is another £10k gone. 2) Identical houses on the same street, just with a groundfloor extension have gone for £70 to £75k more than we are paying. Those prices were paid in the last year or 2. The reason we are getting such a discount is because of the condition of the property. At the very least, I'm sure we can get the single storey extension done plus the roof for about £40k. Another £10k after that on decorating, Kitchen and bathroom. Plus several hundred hours of our time. 3) At the end of it all we hve a house exactly as we want it.

Once we have the survey done, we will start getting quotes.

I really am wondering about a loft conversion though. Surely a large part of the work for a loft conversion is putting the scaffold up, removing most of the tiles. Then at the end of it putting all those tiles back. So there must be some overlap on the work required. Say a roof normally costs £8k and a loft conversion £20k. If they are done at the same time, surely there is an economy of scale there and it is maybe £24 or £25k to do them both?

fluffpot

I doubt if your roofer will want to reuse the tiles... but you can ask.

Don't forget that a basic loft conversion doesn't include all the internal works such as bathroomsuite, tiling, decorating, carpets, furniture. We had ours done last year in London. Basic building/external works around £30K, and I organised the rest, but did the electrics as I'm a sparks. The finished build, with a new roof and big lighting budget (£5K!) and repainting the exterior as the scaffold was in place came in i reckon at £50K. Its bigger than average but I think in your area you need to budget more than £25K

Procrastinator333

fluffpot wrote: »

I doubt if your roofer will want to reuse the tiles... but you can ask.

Don't forget that a basic loft conversion doesn't include all the internal works such as bathroomsuite, tiling, decorating, carpets, furniture. We had ours done last year in London. Basic building/external works around £30K, and I organised the rest, but did the electrics as I'm a sparks. The finished build, with a new roof and big lighting budget (£5K!) and repainting the exterior as the scaffold was in place came in i reckon at £50K. Its bigger than average but I think in your area you need to budget more than £25K

Sorry, not saying I think it would be £25k, just that there should be an economy from doing the 2 jobs at the same time. E.g. 2 jobs at same time should be less than if they were done seperately.

fluffpot

Probably only the scaffolding costs that you'd save on