2 storey extension - build cost?

mildred1978

WPC123 wrote: »

Thanks All -
mildred1978 - have already asked the question but owners seem reluctant to disclose full figure + their kitchen is way over (spec) to the one I require.
Have been carrying out a bit more research during the day and appears I definitely need planning permission and the Local Authority regard my proposal as a 'new-build' rather than an extension therefore the planning fee is £335 as opposed to £150.

Not a surprise as you propose it' as basically a 1 bed house. It will also have its own bill for council tax once built.

WPC123 wrote: »

Anyone aware that say, if I leave a connecting door in for a while (then brick up later) I can treat this as an extension or is this too much penny pinching (money saving)?

In the grand scheme of things, £200 is going to become a drop in the ocean if you go ahead.

My 2 storey granny flat development (without kitchen but with bathroom, bedroom and living area) came in at about £45k - and it was a relatively straight forward build of approx 5m x 4m x 2 storeys.

ormus

GreenBee wrote: »

is there really a standard approach to pricing building work, or is that a sort of figure-of-speech estimate?

its a formula for budgeting purposes only.
not for pricing jobs.

the bottom of the scale would be in my area with a main structure built to plasterboard finish.
london prices can be double my area.

the top end of the scale can be anything you want it to be, as to the quality of bathrooms and kitchen fittings etc...

111KAB

Your 'designer' seems to be at the right sort of figure (£800) - I would expect anything between £500 > £1200 depending upon experience/ability ~ assume you have received bone fide recommendations ~ important you get someone well versed in this type of work. Normal to pay when you get approvals if you are not going to employ him thereafter.

WillowCat

WPC123 wrote: »

Have been carrying out a bit more research during the day and appears I definitely need planning permission and the Local Authority regard my proposal as a 'new-build' rather than an extension therefore the planning fee is £335 as opposed to £150. Anyone aware that say, if I leave a connecting door in for a while (then brick up later) I can treat this as an extension or is this too much penny pinching (money saving)?

If you get permission for a new build, you can let it out, it will have its own address and council tax. Most importantly you won't have to pay VAT on it's construction (circa £10k on the figures we're seeing here).

If you build as an extension, you will have to pay VAT, but won't have to pay extra council tax (unless/until it's rebanded if there's a general rebanding) however you won't be able to let it out as a separate property.

Difference in planning permission costs is trivial in the circumstances.

GreenBee_2

WillowCat wrote: »

If you get permission for a new build, you can let it out, it will have its own address and council tax. Most importantly you won't have to pay VAT on it's construction (circa £10k on the figures we're seeing here).

If you build as an extension, you will have to pay VAT, but won't have to pay extra council tax (unless/until it's rebanded if there's a general rebanding) however you won't be able to let it out as a separate property.

Difference in planning permission costs is trivial in the circumstances.

I think WillowCat is spot on. Don't penny pinch on the local authority bit, it could come back and haunt you later!

Pick up the phone to the planning people, its a free service over the phone for general advice, and they will be able to help guide you on some of the options you are thinking about (I've done it loads of times!).

One thing that I was shocked to hear recently is that there is a new charge coming in called an infrastructure charge or something like that. The local councils are getting ready to start charging people that want to build and the figures are bonkers - some will charge £50/m2 and some in really expensive areas are going to charge £200 - £300 / m2!

This is a new charge, so you have to check when the council will be bringing it. I'd get a move on if I were you and start building!

Prop101

ormus wrote: »

its a formula for budgeting purposes only.
not for pricing jobs.

the bottom of the scale would be in my area with a main structure built to plasterboard finish.
london prices can be double my area.

the top end of the scale can be anything you want it to be, as to the quality of bathrooms and kitchen fittings etc...

It is right to say that construction prices change according to location. Also, in recent times, contractors have been pricing jobs at cost for cash flow so it is just about the cheapest time to get a contractor to build just about anything.

The construction costs for house building are updated every month by the RICS and published annually by the larger commercial quantity surveying firms; both rely on various economic indicators such as inflation and general levels of orders.

It is difficult to say that there is a standard formula for house building prices, but estimate ranges are used, as you note. The trouble is these ranges vary regularly and are sub-grouped in categories of types of builds.

As a Chartered Surveyor (I stumbled on this forum and thread while looking for something else!) the most accessible way to get very good and complete budgeting costs for house builds, aimed at a consumer level, is to look up 'Sirca Home Developer' on the web or on Amazon. It is an interactive software package built around industry construction prices, it can be tailored for different types and sizes of houses, it is updated regularly and designed for non-technical users who want to build a house or sell a piece of land.

I'm not sure that was helpful, but I hope so!