Quote for building extension

Woodyrocks

[FONT=&quot]I am now in talks with an architectural firm about work that will need doing to new house. He has come back with the following estimate. [/FONT][FONT=&quot][/FONT]
[FONT=&quot]The above figure would purely cover the extension works to a good standard plastered/decorated finish. Without architecture fees, refurb and decoration...
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[FONT=&quot]Any first thoughts? This is in the Kent/Sevenoaks area.
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[FONT=&quot]EXISTING HOUSE = 104.72 SQ M[/FONT]
[FONT=&quot]PROPOSED EXTENSION INDICATED = 52.36 SQ M (EXACTLY 50% INCREASE)[/FONT]
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[FONT=&quot]52.36 SQ M = 564 SQ FOOT.[/FONT]
[FONT=&quot]CURRENT ESTIMATED COST PER SQ FT = £150[/FONT]
[FONT=&quot]564 SQ FT X £150 = £84,600[/FONT]

southcoastrgi

Is it single/double extension, is it just the shell to finished plaster or does that inc electrics/plumbing, bathrooms, kitchens, windows, type of roof, a small pond for the local frog ?? Really not enough info there we need some context.

bazster

When I had an extension built recently the builder costed the job down to the last brick and priced it accordingly, no sticking a finger in the air with an estimate based on a per-square-foot rate that takes no account of what is actually needed.

He did a hell of a lot of work with no guarantee of getting the job, I saw his costings, must have run to 20 pages. But it meant that, barring unforseen snags, his price wasn't a mere estimate, it was as near to a quote as you could get. He got the job, did the work just as thoroughly as he did his costings, and stuck to his price to the penny, barring minor adjustments for the odd bits and pieces that we decided to add in or leave out as the work progressed - and even those adjustments were itemised on his invoices.

So they are out there, and you don't need to go into it on a wing-and-a-prayer with only an estimate based on a per-square-foot price. You just need to find the right man.

Incidentally, I believe £150 per square foot is right at the top of the typical cost charts, even for the south-east.

Do you really need an architect to do an extension? I designed ours myself, and had an experienced technician measure and draw it up accurately, and submit it for planning permission. He charged about £400, and then arranged a structural engineer to do the building regs application (can't recall what he cost, it wasn't huge).

Woodyrocks

My bad I am normally guilty of adding extraneous info and was attempting to be restrained!

Ground floor with a dormer extension upstairs. The estimate factors in plumbing and electrical work but not the cost of kitchen and bathrooms. Currently there are 3 small rooms upstairs and a teeny family bathroom. When the work is done there will be 3 double bedrooms, 1 en-suite with dressing room and a good size family bathroom. Downstairs will be a much bigger kitchen and breakfast room, including a wc and utility room and study. There will also be floor to ceiling folding glass windows in the kitchen / breakfast room to really bring the outside in.

Woodyrocks

Bazster, your response is an example of why I post on here whenever I need to get my thoughts right on a money related matter. See, I have never done anything like this before and until you mentioned it I wouldn't have had an idea to google search architectural technician. I am dealing with a council that are known to be quite difficult and the house is in a conservation area and I just want to make sure nothing goes wrong with the application hence why I am drawn to the idea of using a local firm such as the one I am speaking with as they know the council and the area very well. They would charge 7-10% of the build cost they said for the work.

I can't even draw a straight line so I wouldn't even know where to start with designing the house and because of the 50% rule, wouldn't trust myself to not have messed up at the first hurdle!

I am hoping once I get to the stage of accurate drawings and knowing what the build requires I can then try and get the best quotes possible from builders and yes, I would want to see every last brick accounted for. How I go about finding such a builder however is another story!

bazster

My guy (the technician) is local to me, he specialises in extensions, and knows the local council inside-out. Your challenge is to find a similar bod near you! I found my guy simply by asking my brother-in-law who he used for his extension a few years ago.

Your council is probably not as bad as you think. They should be willing to have a pre-application meeting with you to discuss your intentions (you don't need detailed plans for this) and they will tell you if they forsee any planning issues.

You are describing the exact process I went through. First, work out what you want (even if you can't draw it, you should at least be able to sit down with your tech - once you've found him - and sketch out your ideas so he can measure and draw up accurately). Then, your man draws up the plans and submits them to the council.

Once you've got your PP, you can start looking for builders. I liked my tech guy and trusted him, so I simply asked him for a shortlist of 3 or 4 trustworthy local guys. One of them (the one I described earlier) turned out to be the exact same builder who did the in-laws' extension, so it was fairly inevitable he'd get the job.

I can thoroughly recommend him, but since he's based in Herts I can't see him being keen on a job down your way.

bazster

soohez wrote: »

I used planning-building before, very good advice and drawings. Worth giving them a call

:spam::spam::spam::spam::spam:

Woodyrocks

I like the idea that the Technician will also deal with the submission to the council which is the kind of stuff that I really do not like doing. And I very much like the idea of a one-off fee paid early for this. I project manage for a living and if there is one thing I am good at, it is finding the right people for the job and putting things in place. But only once I know what is needed and how that breaks down. I thank you again Bazster for setting my mind thinking in a way I like :beer:

I have no intention of cutting any corners with this building project but if I can rein in the projected estimate somewhat then I am already starting from a good place.

p.s what do you think of a site like ratedpeople for getting quotes?

bazster

I'm sorry Woody, I've never used it. I generally get my people by word-of-mouth. Anyone else out there tried it?