Two Storey Side Extension, Quotes v Estimate

Tigsteroonie

DavidJonas wrote: »

We have received 3 prices for a 2 storey side extension. We are in Greater London.

2 are quite close but the 3rd is a fair bit lower. Although we asked for quotes the lower one has been labelled an estimate.

This page from CAB explains the diffference between a quote and an estimate.

Doozergirl

DavidJonas wrote: »

Is that £1500 with VAT?

Because with VAT my figures come in at £1920 and £1440 respectively.

I will get back to them all tomorrow and make some more enquiries!

Not usually with VAT, no.

Rule of thumb is set against new builds, which is VAT exempt.

Radsteral

ds1980 wrote: »

not best to answer but i know i wouldn't be paying £16k in VAT!

On a project worth more than the threshold that makes traders liable to automatically register as vat charging traders , you don't want to pay vat:). You can either get a muppet that s never done a single storey extension ,let alone a double storey extension .... Or get labourers yourself , plumber, brickie , plasterer etc yourself... And they all will shout and bite your arm if you are not well organised as you will cost all traders money if they turn up say for plastering and only find a wall here and a wall there to plaster,because the plumber hasn't finished or Electrican has forgotten something .

1200 per sq m. Is on the low side those days.. 1400 per sq m was my price for first extension I did 9 years ago...and if it wasn't for the extra work I did at the rest of the house , I would barely have come even let alone make profit...
Extensions. Cost a lot the client may think though extensions don't make money generally ... You need to be a multitrader and do lots of bits yourself as a main builder...and that's not the point of being a main builder.. You are mainly meant to direct the job but you can't as you can't bring a roofer for half day s work, and same for many things like this ..so you end up having to do them yourself

zeeww_2

DavidJonas wrote: »

Is that £1500 with VAT?

Because with VAT my figures come in at £1920 and £1440 respectively.

I will get back to them all tomorrow and make some more enquiries!

No, all ex VAT. All prices quoted (including those during the build) are normally ex VAT, eg tiles, sanitaryware, decorating labour etc

£1440 inc VAT is a very good starting price if that includes everything you asked for, ie specified on the plans and builder knows what they are taking on.

The worst nightmare scenario would be for a builder to start the job and find out halfway that there isn't any money in the job for them, and they walk. The client will be left in a very bad state - psychologically, emotionally, financially and contractually (when they appoint new builders!)

My advice would be to check the quotes thoroughly (ask lots of questions) prior to appointing any builder, ensure they know what you want and you know what you are getting. My experience is that any genuine and reputable builders would be more than happy to explain their quotes, the way they work and no questions would be too much trouble for them!

No exact science in finding a bona-fide builder, so anything you can do to gather due diligence up front is probably best. Also, the (genuine) builders are trying to earn an honest living, so being a reasonable client/customer goes a long way too, the relationship has to work both ways.

zeeww_2

DavidJonas wrote: »

Yes, just the one. The bathroom already exists but the extension will make it twice the size (it is currently tiny!).

But that shouldn't cause the quote to inflate massively, unless you have a lot of repositioning of waste pipes, bath, sink etc. nevertheless, still a lot based on my gut feel