One quote much lower... Help!

VHC

We're planning an extension to our home. It's single storey, around 3m x 5m, and also involves knocking down one internal wall and putting in a steel to support the ceiling. We have had four quotes. The first few were a little higher than we were hoping (£34k to £42k), then the fourth shocked us at £22k. We were initially hoping for £25-30k for the build so now we don't know what to think!

The low quote is itemised and is as thorough as the best of the other quotes (and more so than two of them, which were little more than just a number). We're excited because it makes it more affordable, but nervous because the gulf between the quotes is so vast...

So my question is, is £22k a reasonable cost for this work? Are the other quotes simply very high? (We live in a 'wealthy' area of Yorkshire so suspect that is factored in to some of the quotes!) Or are we just being tempted by the low price but would do better to go for one of the higher quotes? Of course, we are going to take up references from the low priced one and will only use him if they check out, but any other advice would be appreciated. Thanks

sujman

VHC wrote: »

We're planning an extension to our home. It's single storey, around 3m x 5m, and also involves knocking down one internal wall and putting in a steel to support the ceiling. We have had four quotes. The first few were a little higher than we were hoping (£34k to £42k), then the fourth shocked us at £22k. We were initially hoping for £25-30k for the build so now we don't know what to think!

The low quote is itemised and is as thorough as the best of the other quotes (and more so than two of them, which were little more than just a number). We're excited because it makes it more affordable, but nervous because the gulf between the quotes is so vast...

So my question is, is £22k a reasonable cost for this work? Are the other quotes simply very high? (We live in a 'wealthy' area of Yorkshire so suspect that is factored in to some of the quotes!) Or are we just being tempted by the low price but would do better to go for one of the higher quotes? Of course, we are going to take up references from the low priced one and will only use him if they check out, but any other advice would be appreciated. Thanks

For a single storey extension, you should expeect to pay circa £1,200 (including VAT) per square meter, for building costs, inclduing allowance for doors, windows and opening.

3 x 5 is 15, times £1,200 is £18,000.

Unless you have lots of extras you have not mentioned, £22k is the right mark, even accounting for steels, etc.

The higher prices are a bit ridiculous.

I would get more quotes, lots more.

VHC

Thanks Sujman. The £22k includes bi-fold doors (3m) but otherwise, nothing at all out of the ordinary. We think it's a good price for it, but the fact the other three have ALL come in so much higher has really confused us! More quotes sounds a good plan. Thanks again.

sujman

VHC

I've just had a single storey extension done too.

For £1,285 (inc VAT) per sq mt, I got

4 pane aluminium bi-fold doors (either 700mm or 800mm each, can't remember)
Composite front door
Large-ish window to one side (double glazed, A rated of course)
2 electrically operated velux windows with electric blinds (these are really expensive!)
Opening with a fire rated door to connect the new extension to the exisiting house.
2 new radiators
All the decoration (walls, ceilings, gloss finish on woodwork)
Umpteen wall sockets

Only thing I have left to do is put carpet or laminate down and buy curtains!

£22k is still a little top end - maybe due to the posh-ness of your area!

EDIT:

Or

to be fair, the smaller the extension, the higher the average price per sq mt becomes.

VHC

That's great, thanks for your help. Our architect (who put us in touch with several local builders, including this one) said £25-30k was a sensible cost, and suggested the other builders aren't in need of the work so perhaps bumped their prices up a bit to either put us off or get us to pay a premium and make it worth the effort... and the lower cost one isn't as busy so quoted something more realistic. Still going to get a couple more quotes, so see how they compare!

suediggity

We recently built a 11m x 4m extension including knocking through existing. footings needed to be 2.5m deep in the end (mining area!). We had quotes between £28k-£80k for identical work, naturally we went for the £28k! This was just the shell build but we thought it was pretty reasonable. We found we spent that much more on top on the inside with flooring, kitchen, fireplace, bi fold, etc

Annie1960

http://www.whatprice.co.uk/costs/extension-costs.php

This site should give you a rough idea.

VHC

Thanks Annie. I've checked out that site and it suggests we should be paying the lower amount. It's only the fact that all three other quotes have come in so much higher that's confusing me.

Suediggity - that's interesting. Sounds like a very good deal for £28k considering yours is much larger than ours! Were you happy with the results? Did it come in on budget? We know we'll have more to pay with the kitchen, flooring etc so like yours, ours is just the shell.

Annie1960

Do the quotes relate to architectural and building regs drawings, or have the builders just come and had a look?

If there are no drawings yet, then perhaps the different companies are making different assumptions about what will be involved?

VHC

It's for full plans - we've got permission and the plans are very clear.

We actually went to see another extension this cheaper builder has done, and we were impressed. The owner said his quote was much lower for her as well, but the quality of the build was very impressive. Hers was completed almost a year ago and she hasn't had a single problem. He was on budget and on time. She didn't know the builder before - she also got his details from the architect.

We're pretty happy with this now and are planning to go ahead with him as we can't see a reason not to do so - unless anyone else can think of anything we should check or be wary for?! Thanks again for all your help.

somethingcorporate

Hi VHC, I have sent you a PM.

(to request your builders details).