Build Cost

HARSA

Thanks very much for your replies.

Yes the idea is to raise the roof and add a 2nd floor. I am sandwhiched between two bungalow properties whose roof height is lot taller than mine. The plot just like Waterlily is in a small staffordshire village and is on the main village road which is a mixture of Bungalows and two storey homes

Both next door neigbours have added two and three dormer rooms respectively. So I will be extending to the same height as theirs and plan to do so in a year or two. Had to add that it a big plot - plenty of space both in front and the back. One of neighbours is fully supportive of my future plans and will speak to the other in the very near future

The Bungalow as you rightly pointed out is square shaped with the living room and bedroom1 seprated by a hall way is the front part of the bungalow.

The kitchen, bathroom and bedroom 2 on the same line at the back.

The long conservatory strecthing from the kitchen all the way to the where the bathroom window ends.

So have decided for now to just replace the conservatory with an extension. So add an extra 2.6m and 5.4m to the Kitchen/Dinner, move the bathroom to where bedroom 2 is and create a new bedroom2 and whilst adding a utlity room and bedroom3 where the existing bathroom and the extra space created by the extension.

Have spoken to the council regarding extending at the back and they are happy as it's basically using the conservatory foothprint with just a bit added at the back of the current bedroom2.

I am striping out all the plaster board and ceiling boards. The flooboards are also coming off and the timber joist (is all concreted on the ground although a bit of a gap between the concrete and the suspended joist and floorboards) on the floor all taken out with new joist put down. I will be using kingspan to insulated between the joists to make it air tight. Also before putting new plaster boards the stud walls will be insulated as well as the roof ceilings.

I have a structural engineer coming to tell me if the bungalow can handle a 2nd floor and even I am not planning to build upwards until 2 years time. I intend taking on any work advised by the structural engineer to either reenforce or underpin the structure.

I will also engage building control to make sure that the ground floor as it is complies with new regulations. Reckon this will help my planning application to a 2nd floor in couple of years time.

I intend using timer frame or sips U val to build the 2nd floor.

Once again thanks very much for the replies and please help point out if my plan is flawed and any advice you can give me will help me a lot now and in couple of years time

john_white

We have just been quoted £2000 sq/m for a single story extension (replacing conservatory).

HARSA

john_white wrote: »

We have just been quoted £2000 sq/m for a single story extension (replacing conservatory).

Wow that's a lot. What's the size, what's included and most iimportantly where about in the country are you?

Gwhiz

I'm currently building a self build house. It's high quality in a very expensive area and that was £2000/sq m.

HARSA

Gwhiz wrote: »

I'm currently building a self build house. It's high quality in a very expensive area and that was £2000/sq m.

Thank. Is tthat include completely fittings? If I were to buy buy all the material and pay just for labour cost how much should I be looking at then?

A family member works at Jewson so can get really good discounts. Also I get betwe en 50 and 60% off on all Mira and Range master products. So basically I just need someone to lay concrete and put brick wall up and a roofer to do roof and tile. Obviously will need plumbing, and electric lad and connected.

lincroft1710

HARSA wrote: »

Thanks very much for your replies.

Yes the idea is to raise the roof........


Once again thanks very much for the replies and please help point out if my plan is flawed and any advice you can give me will help me a lot now and in couple of years time

Reading the above does make me wonder if it makes more sense to demolish the existing bungalow and build a brand new purpose built 2 (or 2.5 storey) house. It will be more expensive, but probably not much more than you'll probably spend doing all the alterations, and it will probably be worth more.

Waterlily24

When we did our extension we considered pulling it down and starting again but if we had done that we wouldn't have been allowed to build it as big as the old one with an extension. If I remember rightly it would have been a third smaller. Again I'm not sure if that's because we live in 'countryside' (the rules are/were a bit different).

HARSA

Unfortunately knocking it down is not an option since the bank own part of it the plot and the existing bungalow

Spent today ripping off carpets, kitchen, bathoom everything.

I had an eletrician who said a whole rewire is required will come back with a figure tomorrow. In my mind I got a figure of 2 to 2.5K is that right for 75sqm?

His mate the plasterer recokns taking off all existing plaster boards, re-wiring done and then put insulatiion boards up with new plaster boards before re-plastering

I initially agreed to this as I wanted to get the bungalow as well insulated as possible. However another person who was clearing out said that there was no need take any undamaged plaster or ceillings off. Should just check if the the brick cladding that whole bungalow has cavity injected if not then that is the cheapest option. What do you guys think?

Also after taking off the carpets found very good chip wood floor in the hallway, living room and kitchen. Now the ones in the bathroom, bedroom1 and bedroom2 were damaged by waterleakage caused by a bust tank in the roof. Couple of timber damp proof and rot specialist companies have quoted me 3 & 4K to take off all chip wood through out the bungalow and treate the floor joist where damaged and put proper timber floor boards through out.

Again similar to the idea of removing plaster and ceiling boards can I ask them just to put timber boards where damaged and insulate with kingspan.

Or should I just replace all the chip board and insulate through out between the joist before putting down proper floor boards. Again what do you think?

I am on a tight budget with most of the money put aside for the extension cost. Yet I am woried that in two years when I am granted planning permission to put a 2nd floor the existing lower floor as it is will not meet building reg regulation and most importanly the house as it is will not be well insulated.

So confusing just don't know what to do. Please tell me what you will do in my position?

Many thanks

Doozergirl

It makes no sense to do all this work now for it to be damaged or completely undermined by the new build.

Seriously consider leaving it as it is and only doing superficial things that are inexpensive. You run the risk of spending £000s more than you need.

Having one extension now and another later will cost a considerable sum more than doing it all at once. Ditto rewire now to have an electrician back to do essentially another one.

HARSA

Doozergirl wrote: »

It makes no sense to do all this work now for it to be damaged or completely undermined by the new build.

Seriously consider leaving it as it is and only doing superficial things that are inexpensive. You run the risk of spending £000s more than you need.

Having one extension now and another later will cost a considerable sum more than doing it all at once. Ditto rewire now to have an electrician back to do essentially another one.

Hi Doozergirl,

As always thanks for your input - as you can see I finally bought the bungalow at auction and thanks for your advice on that as well.

Okay will try and just modernise for now and spend as less as I can. Unfortunately have to have the extension as we need the extra rooms for now due to falling within the 2.4 children bracket

We can then comfortably live in it for as long we have to before putting in planning permission to extend upwards. The floor space we will be creating for now will not be wasted for when we extend upwards - stud walls can easily be moved