Do these quotes seem fair?

dawyldthing

I've put these questions on my builder (half the people that replied didn't give me a quote, just wanted to come around to have a look to quote, but they must have some idea how much it would generally cost. Anyway, do these seem fair?

theres no fire wall in the roof dividing between us and next door - 600

all the electrics will completely need doing
2500

It currently has a back boiler and a fire connecting it, both of which need replacing. I'm thinking maybe with a combi boiler - quoted
2600

its damp all along one wall where the neighbour hasn't taken care of their wall, plus its been empty for 3 months so may have exaberated the situation - i'm guessing around
850

the kitchen extensions roof is badly done and urgently needs redoing. its 4.5m by 2.5m and its felt i think
1400

the rendering at the back needs to be done as all the bricks can be seen
2000

i will also need a new kitchen and bathroom in the future, any idea roughly how much it would cost?

thanks in advanced

Oldsoak

A bathroom say 2m x 3m gutted, fully tiled and furniture replaced would generally cost £3-5k labour depending on fixtures and fitting and on the amount of work required if you intend to move pipes around. Obviously, the overall cost depends on your choice of suite and fittings.

No idea for the kitchen as I specialise in bathrooms. The other estimates sound about right.

Good luck.

bradleigh1977

How buig is the back of the house? £2000 to render it is quite steep, unless its massive?

Also £1400 to felt the roof seems really expensive too. if its only felt, then it will be at least half that price?

Where are you, i mean, is your road being priced?

As for your kitchen, it depends what finish you want.

I fitted my kitchen, being a plasterer i made it up as i went along.

I have a normal sized kitchen say 5 m sq. I ripped all the black lime off, a days labour, stuck boards on one day, skimmed it the next ( sorted out the wiring to where she wanted sockets etc )

Bought the cabinets and tops from b & q, plumber done the gas...doddle

I reckon the kitchen bits cost £600, ( cupboards doors woktops ), cooker was £800, ( big 8 burner thing...don't get me started ), plastering labour and plaster stuff etc £700. So without appliances i spent about £1300 ish quid on it. And it looks the nuts!

If you go to wickes, or any kitchen design place ( have had this with a friend ) they want £10'000 at least. I ( and a joiner ) ripped it out, plastered it, fitted exactly the same kitchen ( magnet one ) electrics, tiling, for £6250.

Magnet wanted £12000 i think, wickes 10 and homebase 11...saved them 5 grand.

So its up to you, if you want it made of gold and platinum, it'll br expensive, go in wickes, b and q etc price the kitchen you want.

dawyldthing

the rendering is just one wall at the back, 2.5m wide by about 4m high i think for the height. I think the roof quote is for rubber as its a flat roof so the rubber should last longer. Thank you for the ideas though, i definately need some ideas as still not sure whether to go with the house with all its problems

Oldsoak

It may be cheaper (if space allows) to put a low pitched roof over the flat roof. I have no idea if you need planning for it, but it may work out less and would then remove the worries associated with flat roofs. For an idea of costs do a search for roof trusses with a 20-30 degree pitch.
Having said that, hopefully a roofer might read this and give you some other ideas or more accurate info.
Good luck.

slipperyshoe

RE: FLAT ROOF

Please stay away from rubber (correctly termed EPDM roofs). Essentially they may have a lifespan of 50yrs but the guarantees are not as good as some of the higher end felt roofs (correctly termed BUR roofs). EPDM is quick and cheap to install and is generally laid by cowboys.

It is very unlikely that putting a pitched roof on would save you money within your lifetime. Generally a premium flat roof done in BUR will have a lifespan of 35yrs and a guarantee of up to 25 yrs. A pitched roof may have a lifespan of 70yrs but will undoubtedly cost more than double to install. You will not get a guarantee of more than 25yrs also.

Please note that any company and I mean any company offering a guarantee of over 25yrs for a flat roof is talking rubbish. Quite simply the insurance premiums for a company to offer that sort of guarantee are too expensive.

£1400 works out at £140m2 which is at the top end of the market. For this I would expect a fully insulated system (your mad if you dont want to pay the extra for insulation!) in 3 layer SBS modified felt. (3mm VCL (1st layer), 3-4mm underlay (2nd layer), 4-5mm cap sheet. I would also expect an insurance backed guarantee covering materials and labour. Your roof should achieve a thermal value of 0.18W.m2K which in lehmans terms is approximately 120mm of rigid PIR insulation board. Please note that this is a requirement under Part L of the 2010 Building Regs (not that you will get caught but still!).

As you can tell I know a bit about this as I design and sell roofs with a value of approximately £10m/year, mainly to schools, hospitals and Housing Associations. If you have any specific questions please let me know, I'm happy to answer them. To all you cynics out there.....no I do not sell to the domestic market.:cool:

dawyldthing

How buig is the back of the house? £2000 to render it is quite steep, unless its massive?

its 2.5m wide and about 3 metres high


Also £1400 to felt the roof seems really expensive too. if its only felt, then it will be at least half that price?

I think the quote was for rubber as its more hard wearing.



Where are you, i mean, is your road being priced?

Mid Derbyshire, properties around here are cheap and you can get many for under 70k.


As for your kitchen, it depends what finish you want.

I fitted my kitchen, being a plasterer i made it up as i went along.

I have a normal sized kitchen say 5 m sq. I ripped all the black lime off, a days labour, stuck boards on one day, skimmed it the next ( sorted out the wiring to where she wanted sockets etc )

Bought the cabinets and tops from b & q, plumber done the gas...doddle

I reckon the kitchen bits cost £600, ( cupboards doors woktops ), cooker was £800, ( big 8 burner thing...don't get me started ), plastering labour and plaster stuff etc £700. So without appliances i spent about £1300 ish quid on it. And it looks the nuts!

If you go to wickes, or any kitchen design place ( have had this with a friend ) they want £10'000 at least. I ( and a joiner ) ripped it out, plastered it, fitted exactly the same kitchen ( magnet one ) electrics, tiling, for £6250.

Magnet wanted £12000 i think, wickes 10 and homebase 11...saved them 5 grand.

So its up to you, if you want it made of gold and platinum, it'll br expensive, go in wickes, b and q etc price the kitchen you want


Not too fussed about the kitchen for the mo, but think it will need doing in the future as its not in great condition. Will have to try and price things up soon. Just trying to work out costings for it as i want to get most of it off the price of the house as the outside isn't too bad its the inside that has been neglected.

dawyldthing

slipperyshoe wrote: »

RE: FLAT ROOF

Please stay away from rubber (correctly termed EPDM roofs). Essentially they may have a lifespan of 50yrs but the guarantees are not as good as some of the higher end felt roofs (correctly termed BUR roofs). EPDM is quick and cheap to install and is generally laid by cowboys.

It is very unlikely that putting a pitched roof on would save you money within your lifetime. Generally a premium flat roof done in BUR will have a lifespan of 35yrs and a guarantee of up to 25 yrs. A pitched roof may have a lifespan of 70yrs but will undoubtedly cost more than double to install. You will not get a guarantee of more than 25yrs also.

Please note that any company and I mean any company offering a guarantee of over 25yrs for a flat roof is talking rubbish. Quite simply the insurance premiums for a company to offer that sort of guarantee are too expensive.

£1400 works out at £140m2 which is at the top end of the market. For this I would expect a fully insulated system (your mad if you dont want to pay the extra for insulation!) in 3 layer SBS modified felt. (3mm VCL (1st layer), 3-4mm underlay (2nd layer), 4-5mm cap sheet. I would also expect an insurance backed guarantee covering materials and labour. Your roof should achieve a thermal value of 0.18W.m2K which in lehmans terms is approximately 120mm of rigid PIR insulation board. Please note that this is a requirement under Part L of the 2010 Building Regs (not that you will get caught but still!).

As you can tell I know a bit about this as I design and sell roofs with a value of approximately £10m/year, mainly to schools, hospitals and Housing Associations. If you have any specific questions please let me know, I'm happy to answer them. To all you cynics out there.....no I do not sell to the domestic market.:cool:

This is useful as i must admit i don't have a clue about it. So you wouldn't recommend rubber but would say felts better? Like I say the size of the kitchen is 4.5 m x 2.25 m, so squared is 20m? its not that big, and was a basic quote based on the sizes, but need to try and get it all looked into as i've just offered less (don't think they will accept less, but when the boilers 30 years old, electrics is probably the same, damp all over (but its not been lived in for 3 months) and then the kitchen roof is well passed its sell by date, i want to try and make sure most is covered before i commit to it. Just hope we can come to an agreement to meet part of the way tbh.