Quote for single storey rear extension

Pinklepurr

We've recently been quoted 55k for a single storey brick built rear extension measuring 7.5m x 3m. The project would include knocking down one internal wall, plus the rear wall of the house to make one large open plan kitchen/family room. This cost does not include the new kitchen units and appliances which we are arranging separately. Also we wanted underfloor heating, which we are waiting for the price on.

The build would include 2 sets of bi-fold doors and 3 velux windows set into the vaulted roof. Builder would project manage entire build, including plumbing, electrics etc.

Having researched the potential cost prior to having costly plans drawn up (speaking to builders for ball-park figures, reading up and researching on the internet), we were expecting a cost of approximately 30-35k so were completely floored by the quote which came thru! This works out at over 2.2k per sq m. We will be obtaining other quotes for comparison but wondered if we are way out of touch when it comes to costs or whether this builder is having a laugh at our expense?

rictus123

Get a few more quotes and you will realise there is infact a lot of unseen work when doing a job like this. Builder would have to do extension, roof it, put in outside windows and doors, then seal off the inside of wall to be taken down. Then they could take the wall down, unseal it and do the plumbing and electrics etc.....It is alot of work, if its a builder with a good reputation, lots of references and can break down the cost for you to make it clear where the money is going then it will be alot easier to realise its not THAT bad a quote....first price a builder gives you is not the least he will take either. Get a break down of the costs and PM it to me, i will let you know where he is overcharging.

arfurrrr

Pinklepurr wrote: »

We've recently been quoted 55k for a single storey brick built rear extension measuring 7.5m x 3m. ?

That is ridiculous , does the builder not realise that there is a recession going on ? . I am having a 2 story side (5mtrs x 3.6mtrs)extension and single story rear(4mtrs x 10mtrs) for £20k . I have employed a ground worker to lay foundations and drainage , I have employed brickies , joiners , electricians and plasterers . I have bought all materials . If you are confident to run the project , then you run it and save some money for the kitchen and underfloor heating .

BlueC

Pinklepurr wrote: »

We've recently been quoted 55k for a single storey brick built rear extension measuring 7.5m x 3m. [...] wondered if we are way out of touch when it comes to costs or whether this builder is having a laugh at our expense?

They either

1) think you're loaded so thought they'd try it on
2) don't really want the job
3) are in London

I think you should be looking at around half that and perhaps even less for what you're asking to be done (i.e. units and underfloor heating not included etc).

BlueC

Have to say I disagree with rictus123 too - it is a lot of work, but it is nowhere near £55k of work! However, his advice to get more quotes is very sound... seek out some local recommendations. If you can't find any, then have a look down your street/local area for people who've had extensions done and ask them if they'd recommend anyone.

SambaRamba

I had the whole of the rear of the house extended out 3m with one part a double extension to extend a bedroom. I paid £32052 for the fully plastered shell which included french doors and internal door in the dining extension, rear door, window and side window to the kitchen extension, and new window in the bedroom extension. I'm in Yorkshire which is probably cheaper than down south (if that's where you're based). I'd definately ask around and get more quotes.

(We also had a rewire of the whole house and new boiler and central heating to all rooms which bumped the price up around another £7k)

Hello123_2

I can't believe people pay these prices!

We have recently had an extension done 3m out x 5.5m wide. We managed it ourself (not difficult once you have a plan drawn up) and paid:

1. £1000 for building regs plan, inspections & certificate
2. £2800 for groundwork & footings up to Damp
3. £1300 for bricking
4. £700 for roof timber & fascias
5. £1640 for roof to be tiled & 2 large velux windows & insulated inside
6. £230 for 2 x 3m steel beams
7. £500 for internal (previously external) wall to be knocked out to create 1 large room
8. £500 2 new doorways created, 2 original doorways bricked up & chimney knocked out
9. £700 for 3 x 5.5 extension to be plastered plus our original 3 x 4m room to be plastered
10. £300 for a new internal door & a new external door
11. £2000 for 3m bifold doors
12. £350 for 2 radiators to be fitted
13. Not sure on electrics for this room as we had whole house rewired overall cost £2000
14. £300 for 2 large skips

That is for all materials & labour above. Obviously you need to add on paint, flooring, kitchen but you said this was separate.

We also considered underfloor heating - were quoted £700 for the materials and £350 to fit it, but friends have it and still needed rads too so we were put off - had 2 powerful rads instead & really glad as room is warm from sunlight through glass & cooking etc.

PM if you need any help. I know it seems daunting but once you get into the swing of it

Hope that helps.


Forgot to say, we had various quotes ranging from £25k-£50k+!!

We budgeted £1000 per sqm in the end which was about right :-) And that was with expensive bifolds at £2000.

new_home_owner_3

no wonder tradesmen are out of work when they are charging this much, i think they must be charging for a years work and at that price i dont think theyll be getting much.

Im going to have a extension hopefully this year, im going to get my plans drawn up and then go from there, i know plenty of builders who would be gratefull for the work and they dont charge stupid prices.

Pinklepurr

Thanks for all your comments. It is interesting to hear what others have paid.

For sure, there is no way we are willing or able to pay 55k! We had another builder round who will be quoting. He has done work locally and comes recommended. We are keeping our fingers crossed that he is more reasonable.

C_Mababejive

I was recently in someones nice semi which they had bought a few years previously.

There was a wide crack in the solid floor and the extension was gradually parting company from the house due to rubbish foundations.

I guess its worrying finding a good builder.

charteredsurveyor

Yep, totally Agee that your builder is having a laugh. Always get at least three quotes and make sure you thoroughly check out the credentials of the builder you choose before committing.