Quote for single storey rear extension

mummyroysof3

Have found this interesting as we are planning a 2 storey extension in the near future and am worried about the cost I think it's 23 sqm and we hoping to do it for 35k

AceP

That's a HUGE amount of money, I don't mind people earning but even to me that sounds crazy.

I finally bought myself a house last year which had a really old extension on it, which I wanted to replace. Got the usual quotes, cheapest was £40,000 or the like.

Ended up getting the plans done, and basically managed the job myself, organising casual labourers as and when needed, groundworkers, bricklayers, roofers plasterers etc.

Did some work myself, very little, but worked out quite well. Ended up going on for 9 weeks, 3 more than usual but that was due to my own stupidness. Cost-wise, it was a 5m x 4m extension, normal brick and block with insulation and a flat felt roof, kitchen and bathroom, boiler moved from upstairs into the kitchen, and new drainage at the back of the house all for around £26,000.

Having said that, I went a bit crazy on the kitchen (bespoke) and granite tiles and all that lark, but could have done it within £20,000. IMO, if the difference is more than half, give it a go yourself or seriously shop around.

Aa66

Sorry, know this is an old thread but i have been searching to try to find out the appx current cost of a single storey rear extension. I'd be looking at 7m x 3m appx with pitched roof, 2 velux windows and 2 lots bi-fold or french doors across the back. I won't be knocking through from the existing house at all just using the existing door opening as access. I am thinking of a shell only cost to leave in a state ready for finishing (laying a floor, painting walls, skirtings etc.). I've asked the architect who is likely to be doing the drawings and he reckons £50-60K which seems phenominal and certainly way above my budget and expectation. I'd also like to know if it would be cheaper to get a company in the build "an extension" or individual trades for each step.

Cheers

Trig1903

Hi, was trying to post a link but failed miserably. If you search for a thread
titled Extension single storey cost? there might be some useful info. different extension sizes etc but may give an indication.

ds1980

here's mine so far.....



it'll be about £30k all finished.

~8m x 4.5m with 4m bifolds (with blinds)

got separate trades but probably didn't save buckets. At least i know all of them and their work and i know how hard it can be to get a decent builder. Id expect to pay a bit

We're inside m25. Expect to pay anything between £1k - £3k per sqm depending on location and finish.

no structural work as such but we'll be taking out the window on the right to create an opening from the current lounge.

Lynsey_Jones

Hope it's okay to add to this comment! We are looking to extend by either knocking down an existing single storey (as footings are not deep enough) then replacing with two storey timber frame. Hubby will be doing most of the work to keep labour costs down. Or the other option is to go out to the side with another single storey. We have had ridiculous quotes, but only a tiny budget so there is hope that it is do-able cheaply!!

Furts

Lynsey_Jones wrote: »

Hope it's okay to add to this comment! We are looking to extend by either knocking down an existing single storey (as footings are not deep enough) then replacing with two storey timber frame. Hubby will be doing most of the work to keep labour costs down. Or the other option is to go out to the side with another single storey. We have had ridiculous quotes, but only a tiny budget so there is hope that it is do-able cheaply!!

A timber frame is an unusual way to build an extension. But if you are confident with the design, the calculations, the warranties and the Building Regulations then fine. Equally, most people would not DIY a timber frame - this is beyond their capabilities.

Further, a timber frame would typically not match a brick and block construction on costs.

Add to this to an apparent uncertainty about whether you will have a single or two storey extension, and I am left wondering if you have some further design decisions to make.

System

Furts wrote: »

A timber frame is an unusual way to build an extension.

Not in the last two decades it's not!

Furts wrote: »

But if you are confident with the design, the calculations, the warranties and the Building Regulations then fine. Equally, most people would not DIY a timber frame - this is beyond their capabilities.

Most building work is outside of DIY capabilities, timber frame is certainly no more complex than masonry construction with the current insulation requirements etc
what calculations and warranties are you talking about?! these would be the same for any construction method - timber frame is a very conventional building technique these days - and can have some advantages on tight sites/extensions

Furts wrote: »

Further, a timber frame would typically not match a brick and block construction on costs.

The costs are around the same generally - neither is ever significantly different

Furts wrote: »

Add to this to an apparent uncertainty about whether you will have a single or two storey extension, and I am left wondering if you have some further design decisions to make.

more decisions need to be made, but the construction method should be based on what is most appropriate and cost effective for the particular project

Furts

the_r_sole wrote: »

Not in the last two decades it's not!


Most building work is outside of DIY capabilities, timber frame is certainly no more complex than masonry construction with the current insulation requirements etc
what calculations and warranties are you talking about?! these would be the same for any construction method - timber frame is a very conventional building technique these days - and can have some advantages on tight sites/extensions



The costs are around the same generally - neither is ever significantly different


more decisions need to be made, but the construction method should be based on what is most appropriate and cost effective for the particular project

The gist here is hubby will be doing most of the work. Scaffold first, then crane in a two storey extension, with floor units and trusses, on a DIY basis is not a conventional building scheme

Timber frame is popular in some parts of the country - for example in Scotland. We do not know where OP is located, nor your goodself. There are vast swathes of the UK where timber frame is not the obvious choice for an extension. Here the default choice tends to be brick and block. Skill base, manufacturers and costs are allied to this

Timber frame requires design, there should be treatment certificates, proof of calculations...etc. It is not the norm to get a pack of studwork and knock it together from scratch.

If timber frame was the cheapest choice the volume house builders would be churning them out by the tens of thousands. They do not do so and the vast majority are brick and block in the vast part of England.

We will have to agree to disagree on this one! And then let OP do her thinking.

System

Furts wrote: »

The gist here is hubby will be doing most of the work. Scaffold first, then crane in a two storey extension, with floor units and trusses, on a DIY basis is not a conventional building scheme

This comment shows that you clearly don't understand the application of this building technique

Furts wrote: »

Timber frame is popular in some parts of the country - for example in Scotland. We do not know where OP is located, nor your goodself. There are vast swathes of the UK where timber frame is not the obvious choice for an extension. Here the default choice tends to be brick and block. Skill base, manufacturers and costs are allied to this

Exactly, so why would you rule out timber frame immediately without knowing what is most appropriate for this project?!

Furts wrote: »

Timber frame requires design, there should be treatment certificates, proof of calculations...etc. It is not the norm to get a pack of studwork and knock it together from scratch.

Every building requires "design" I can assume with this statement, again you have little experience of building in anything other than block

Furts wrote: »

If timber frame was the cheapest choice the volume house builders would be churning them out by the tens of thousands. They do not do so and the vast majority are brick and block in the vast part of England.

Volume builders vary this all the time depending on whether time or materials are cheaper for them - I have worked on both constructions for the same developers depending on the nature of the projects and their profit margins. A lot depends on the end customer as well, what they expect...
Incidentally, building to the standard of a volume house builder is not something to be aspired to!

Furts wrote: »

We will have to agree to disagree on this one! And then let OP do her thinking.

There is nothing to agree or disagree on here, I am saying the op needs to select the best construction method for their use - there is no reason to immediately take a preference for a particular method and giving the op misinformation to "do her thinking" with!