First fix electrics and plumbing quote

One_Cheap_Bill

Hi,

I apologise if this is a little vague but hoping someone can help. I am looking to buy a property and need to price up certain jobs before I see if it is affordable.

I need a guide price on first and second fix electrics and plumbing all separately if possible. Here are the basic details.

The house is part built (Shell and roof complete but no internal structure)
Two story each with 112sq ft plus a 35sq ft garage.

It will be separated into a large kitchen/Diner/Living area, Games Room, Living room, WC, Utility and Gym room with a large entrance hallway
Upstairs will have 4 bedrooms,Master with dressing room and on suite. The second will also have an on suite and the 3rd and 4th will not but there is a family bathroom also.

As I said, I know this is vague but its a fairly large property but at its most basic build stage so I would assume wiring and plumbing would be an easy job for the professionals.

Waste pipes are internal and already laid.

Nothing is purchased so all material and labour is required including boiler etc.

I hope someone is able to help with this even at a basic level so I know a ballpark figure.

Please ask any questions if I have forgotten to mentions something that will make a difference.

Thanks

jimmy_81

It's not quite the same thing, but we've recently had a full new heating system in our 4 bed semi & are having our bathroom & rewiring done soon - so would imagine it'll be approx in the same ballpark...

Heating - Worcester Bosch combi + 7 rads + towel rail + water softener - £6450

Bathroom plumbing - approx £800 (Ours is higher but we need to have the waste stack replacing)

Electrics - £3750

If it's all open & your sparky doesn't have to do any chasing then the wiring will be significantly less - but possibly counteracted by the increased plumbing in your ensuites. For that many bathrooms, you might also prefer a stored hot water systems which would add £1500 or so.

So all in all, reckon you'll be looking at £10 - £15k - depending on spec.

teddysmum

jimmy_81 wrote: »

Heating - Worcester Bosch combi + 7 rads + towel rail + water softener - £6450


.

That's very expensive. Your boiler may be different (ours is a 30si), but less the towel rail and water softener, but including new gas pipe, a new kitchen tap, gas fire removal and fitting and new toilet syphon is costing me under £3000.

jimmy_81

teddysmum wrote: »

That's very expensive. Your boiler may be different (ours is a 30si), but less the towel rail and water softener, but including new gas pipe, a new kitchen tap, gas fire removal and fitting and new toilet syphon is costing me under £3000.

That was for a 36cdi but did include all new pipework, having to cut a new hole for the flue, various other bits & pieces. The previous owners had only used woodburners so in effect, it was a completely new install.

To be honest it wasn't the cheapest quote but the lads doing the work gave us a lot of confidence & feedback from previous customers was sky-high. All justified as they did a brilliant job including quite a few things that hadn't been in their original quote - so no complaints... :T

phill99

112sqft? That's a 10 ' x 11' room! 35sqft garage? Ideal for a dinky toy.

One_Cheap_Bill

Apologies,

I meant sqm.

Thanks for the information on costing guys., Helps me out with things.

Has anyone ever done the first fit themselves and got it signed off by a qualified electrician?

jimmy_81

One_Cheap_Bill wrote: »

Has anyone ever done the first fit themselves and got it signed off by a qualified electrician?

Contrary to popular opinion, it's highly unlikely any legit sparky will do that - this has changed with recent regs.

If you're confident in your electrics, it is acceptable for you to carry out the work - however, you'll need to notify your local building control in advance. You'll then also need to demonstrate full testing & compliance with the regs when they inspect the work - at which point they can issue a completion certificate. Obviously, they charge you for this...

Up to you whether you can manage that lot!

sparkieguy

Concur with the above....no decent spark will ever sign off others work!

As said...you can do the work yourself and get the lbc to sign it off. Just make sure all work is done to bs7671

southcoastrgi

jimmy_81 wrote: »

That was for a 36cdi but did include all new pipework, having to cut a new hole for the flue, various other bits & pieces. The previous owners had only used woodburners so in effect, it was a completely new install.

To be honest it wasn't the cheapest quote but the lads doing the work gave us a lot of confidence & feedback from previous customers was sky-high. All justified as they did a brilliant job including quite a few things that hadn't been in their original quote - so no complaints... :T

I hope they didn't connect the boiler to the softner ?

jimmy_81

southcoastrgi wrote: »

I hope they didn't connect the boiler to the softner ?

Nope. They fitted it with a bypass so the softener can be cut out of the loop when topping up the heating circuit. The installer was very thorough in showing us how to use it too!