knocking through to back part of garage

nazjon

Hi, I am shortly moving into a new house, it is a town house with a large oddly shaped kitchen on ground floor to back of house and also large utility area to front. The garage is integral to house and there is a single door into an undercroft on the back from kitchen which leads into a conservatory at present (I have no idea why it was designed like this in 50's but obviously what people wanted then) this is the house if anyone is interested enough to look http://www.rightmove.co.uk/property-for-sale/property-37999046.html, the floorplan gives an idea of shape although it isn't entirely accurate!

I plan to knock through back part of garage and also take out the back single door and knock the adjoining walls down building a new wall using around 2 metres from back of garage and 2 metres from what currently is conservatory (originally an outside undercroft area of house), thus making a large rectangular shaped kitchen diner and also partioning of the utility at front to make that seperate. This would also make the conservatory a bit smaller but also make it more square rather than the odd shape it is now. I have decided I will probably put in external bi-folding doors between the dining area and conservatory so I can use it as a completely openplan area or close off the conservatory if is particularly cold!

I plan to do just the above as stage one and then start on replacing kitchen which I will do myself. Shape wise the kicthen will be staying pretty much the same (L Shape with the addition of island space permitting), so sink and oven in same place, plumbing for dishwasher and washing machine already in place etc so I dont have to worry about any of this for initial build...unless anyone can advise! Perhaps only getting some new sockets in place is the thing I have to consider before completing initial builds as I will be putting some sockets into new wall and survey did mention about upgrading the electrics in garage area as they are still the original ones.

Sorry for the waffling but basically my question is what do you think my initial stage one build costs would be?

It will involve:
- Planning (brother is architect so no problem)
- Structural review for walls I plan to remove (my brother again should be able to sort this for me with contacts so free)
- Demolition of walls etc (I will do this myself so free)
- Possibly RSJ depending on structural review (Only taking out a few small walls and putting bigger ones in so so hopefully not needed)
- Raising 2 metres of garage floor, then insulating etc
- Building walls between garage and new dining area
- Building walls between dining area and consvatory with bi folding doors in place so majority of area will be the doors
- Build of small partition wall to utility with new door
- Full plastering of new walls as well as whole ceiling area as currently has artex and any other bits we feel need doing only in this area for now.

For the first stage I think that will be pretty much it so I was just wondering what people thought this sort of build would cost? Any thoughts or ideas would be much appreciated! I think/hope around £5000 max which will include me sourcing some good deals possible second hand bi-folding doors!

Cheers

rxbren

your brothers an architect he should be able to tell you a price

nazjon

he is an architect not a builder! completely sepearte process when it comes to costs, he will get his fee when designing somewhere based on a percentage of the build costs...as I obviously have not moved in or own I can't get any quotes yet. I was just looking for an idea from any builders or people that have had similar done on here.

southcoastrgi

rxbren wrote: »

your brothers an architect he should be able to tell you a price

that's exactly what i was going to say & OP it's not, most architects will get involved in getting all the prices from the builders quoting so he should know what the cost is going to be

nazjon

the fact my brother is an architect has no bearing on my question (wish i never mentioned it) yes he probably could give me an idea but I am looking for other opinions from experienced builders etc.

southcoastrgi

the problem is there are so many varibles which is why any good builders will want to see the site & plans so why do you think we are any different on here ?

any price you get on here could be way out, what are you looking for someone to say yes OP you can do it for the £5k you want to spend when in reality it could be double that, does it req rsj's doesn't it req them, what are the doors made of how big exactly, any other bits we need doing what does that mean ?
so you see what i mean to price a job you need to see the site & any problems that may come up & detailed plans & your brother is in the right place to do that.

111KAB

nazjon wrote: »

the fact my brother is an architect has no bearing on my question

It does as you asked for comments re your build cost and if he an Architect he should know or have a damn good idea - I would suggest better than anyone one on here given he has (one presumes) knowledge of the property, its location, local builders - if he doesn't have a good idea I would suggest that perhaps he should not be practising.

nazjon

I was not asking for a critique of my post or family on here. All I wanted was a very general guideline or someone who had perhaps done similar and could offer some advice. Why can I not ask for some independant advice on a forum designed for that purpose? If people do not have an idea that's fine, dont post anything in reply.

111KAB

nazjon wrote: »

I was not asking for a critique of my post or family on here. All I wanted was a very general guideline or someone who had perhaps done similar and could offer some advice. Why can I not ask for some independant advice on a forum designed for that purpose? If people do not have an idea that's fine, dont post anything in reply.

As a qualified Architect (RIBA FFB etc) I do have, I would hope, more than an 'idea' however I maintain that your brother should be in the best position to offer you the advise you seek rather than independant advise from this forum.

System

if you want a rough price your brother should be able to tell you (how do you think he works out the fees on a percentage of the build cost without being able to have an educated guess)
If you want better prices you will have to get the drawings and specification done so that people have something to go on

southcoastrgi

nazjon wrote: »

I was not asking for a critique of my post or family on here. All I wanted was a very general guideline or someone who had perhaps done similar and could offer some advice. Why can I not ask for some independant advice on a forum designed for that purpose? If people do not have an idea that's fine, dont post anything in reply.

you can ask for advice but no two building jobs are the same,

we are trying to give you the best advice the prob is that you don't want to listen.