any builder types on here.... need a rough price on a extension

stolt

after having no luck with our house hunting it finally dawned on me that we could have a two storey extension on our house, which would give us a four bed house plus two bathrooms (handy because all my children are girls so I guess i will need them in a few years time) anyone have a similar thign done, i cant ring any builders at this time of night i just wanted a rough estimation of the price.

the approx size will be 20ft long by 15 wide.....


thanks

real1314

I had a 2 storey 16 foot by 11 foot extension built for £20k + £5k for the foundations (needed piling). Plus the cost of fittings for an en-suite and a utility room.

I believe the same chap would now be charging at least £28k + foundations.

That's in north manchester area.


By my reckoning an extension proved a lot cheaper than buying a bigger place and may have just about put on more money than it cost (I "guesstimate" a £40k increase in value).
Then you need to add all the decor costs

Alan_M_2

As with all things there are so many variables and depends that it's a somewhat mute question.

However ballpark - £1000 sq/m of floorspace completed gives you and idea.

That puts your extension in the £50K area.

regularsaver1

and planning permision - that costs and takes time

stolt

thanks for the replies for some reason i had around 50k in my mind, not even sure i could get the go ahead yet, nobody in my street as i know this goes someway to counting whether you are granted planning permission..

how does it work, do i get a architect to draw plans first or a builder and then submit them to the council. i suppose the neighbour will object (trust me they probably will, they objected when i had three stainless steel box hedge planters put at the front of my house)

regularsaver1

our council wanted proper architect plans

was rejected, plans changed

then accepted - took 8 weeks each time

stolt

regularsaver1 wrote:

our council wanted proper architect plans

was rejected, plans changed

then accepted - took 8 weeks each time

thanks, out of interest why did yours get rejected (was it a two storey) also did you have to pay the architect again to re draw them.

i was just saying to the wife that maybe we would enjoy the garden for the summer and then get someone in around late august september, but can now see that the palns will have to be submitted pretty soon to stand any chance of getting permission.

anotherbigspender

There is no reason why you can't get planning permission approved with one application in this instance. Even if its not absolutely right when you first put the plans in, if you hassle the planners for a view quickly enough you will get the chance to submit some amendments before the 8 weeks runs out.

Alternatively, get an architect round to have a chat, get a few sketches out of him and send them into the Council with a covering letter requesting a pre-application meeting. You'll probably have to follow this up with a (lots of) phone call to make sure you get someone to come and see you.

Agree something in princple with the Council when they come to see you, and get your architect to draw it up. Send it in with your forms and £265 and 8 weeks later Bob is your Mothers brother ... so to speak.

stolt

anotherbigspender wrote:

There is no reason why you can't get planning permission approved with one application in this instance. Even if its not absolutely right when you first put the plans in, if you hassle the planners for a view quickly enough you will get the chance to submit some amendments before the 8 weeks runs out.

Alternatively, get an architect round to have a chat, get a few sketches out of him and send them into the Council with a covering letter requesting a pre-application meeting. You'll probably have to follow this up with a (lots of) phone call to make sure you get someone to come and see you.

Agree something in princple with the Council when they come to see you, and get your architect to draw it up. Send it in with your forms and £265 and 8 weeks later Bob is your Mothers brother ... so to speak.

thanks, didnt realise it would be that cheap, i just assumed it was going to be 700.00 pounds or so to get some drawings made up..

anotherbigspender

Sorry if it wasn't clear but £265 only covers the planning application fee.

Your architects fees will be around the £700 mark as you suggest (depending on where you live).

stolt

stolt wrote:

thanks, didnt realise it would be that cheap, i just assumed it was going to be 700.00 pounds or so to get some drawings made up..

lol, i thought it was too good to be true, seems alot of cash to go through if there going to turn me down, maybe i will speak to the council beforehand and just hear their thoughts beforehand, ie might turn round and say a two storey is very unlikely in your area.