Is this loft conversion quote reasonable?

zoothornrollo_2

It is in outer London, from a loft company that I have been recommended and the blokes who came round were v professional, knowledgeable and seemed generally on the ball.

It is to do a rear dormer extension that will mean the loft can house one bedroom and an ensuite.

I am about to pay a deposit to get the ball rolling and just thought I'd check I'm not paying too much.
Particularly if all the extras (listed at end) that I will have to pay for are fair extras (i.e., that they would normally be included).
Some of them like triple-glazed velux windows and extra sound insulation are at my request.

Total contract value £28,320.00, plus VAT= £33,984.00

General
Scaffolding is to be erected to elevations required for works undertaken by xxx and dismantled on completion.
All debris from associated works to be removed from site. All skips provided don't include local authority permit costs and any licenses that maybe required.
We will minimize any disruption to central heating systems and hot water supply through out the contract period.

Drawings & Calculations
On appointment, our architect will visit your property to undertake the required survey. Drawings will be provided in draft form for you perusal. Once approved, the calculations and building regulations are submitted to the Local Authority for approval.
Loft conversions do not always require planning permission even though building regulations are a
necessity. Please inform us of any covenants, planning requirements, or if you are in a conservation area.
All architects and engineers costs are included in this quotation, however, any local authority cost are payable by the client are usually around £600.00 (or private building control)

Steel Beams
It is likely to meet current building regulations steel beams may need to be inserted into the structural floor usually bearing on structural walls to the perimeter of the property. Each beam is precisely cut for each project and meets the required weight and strength as engineers calculations. Due to the
nature of the works, a party wall agreement may be required.

Rafters, & floor joists
Floor joists are to be fixed at 400mm centers with strengthening noggins between each joist.
The rafters are to be upgraded as required by the engineer to meet current regulations to 150mm x 50mm fixed to the existing rafters.
All timber provided is to be C16 Grade timber to ensure quality
Fix 18mm tongue and groove chipboard flooring to new joists to create new floor space.

windows
To supply and fix 2no standard white UPVC window units.
1no 1800mm x 900mm, 1no 450mm x 900mm
2no MKO4 Velux Window

Dormer Construction
The dormer is to be constructed from C16 Grade timber in accordance with the engineers calculations.
Timber studs are to be fixed as uprights to construct the carcass of the dormer. The new structure is to be clad with ply boarding, counter battened and fixed weather tight with a breathable roofing membrane ready to receive new roof coverings.

Roofing and Dormer Clad
The new dormer is to be clad with roof tiles to match existing roof coverings. Tiles/slates are to be fixed to new tannilised roofing batten, twice nailed in accordance with manufactures guild lines.
Code 4 lead to be supplied and fixed to new roof junctions where required.
Flat roof to be constructed from peal-dec flat roofing insulation boards and covered with a three layer high performance mineral roofing system.
Whilst the scaffolding is erected, take advantage of our free roofing survey and quotation.

Fascia, soffits and Guttering
Supply and fix new white UPVC fascia and soffit boards to new dormer only.
Fix standard black plastic guttering onto new fascia board where required. Fix any associated down pipes to disperse rain water to existing main roof area.

Insulation
Foil backed, ridged insulation boards are to be measured and precisely cut between external rafters and stud walls to meet the thermal values required.
Internal walls are to be constructed with 100mm x 50mm timber studs and filled with ISO wool insulation for acoustics.

Electrical
SPECIAL PACKAGE INCLUDED - SEE EXTRAS
All electrical works to be undertaken by NIC EIC approved personnel only.
Package includes 3 double plug sockets and single pendant per room.
The new stair well to be supplied and fixed with a two way switch system.
Supply and fit extractor fan
All fixing are to be supplied in white plastic.
A certificate will be issued to the client approx 14 days after completion of contract.

Plumbing
Supply and fix 1 double convector radiator per room.
Including all relevent pipe work. This will be connected to the existing heating system unless otherwise stated.
Fit client supplied sanitaryware (basic installation).
All gas works carried out by Gas Safe engineers.

Staircase
The staircase is to be made from high quality pine and is to be a standard string type staircase including any turns and winds required. All staircases are made off site by our specialist stair company.
The hand rails and spindles are included as standard form in this quotation.

Plaster Skim
All walls and ceilings to the new plaster boarded areas only are to be finish to the highest of quality, buffed to a shine for the painters perfect handover.

Second Fix Carpentry
Skirting boards and architraves to be 125mm "TORUS" style all scribed and mitred where required.
1 white fibre door and 1 white fibre fire door - supplied and fitted.
Guarantee & Insurance
All workmanship is guaranteed for a period of 60 months after completion.
A copy of our company public liability insurance can be provided on your request.

Other Notes/Extra works over and above standard Package

Smoke alarms (supplied and fitted) - £129.00 per alarm.
Private building control - £650.00
All scaffolding supplied and fitted - included in the price.
Additional spotlights or double sockets - £60.00 per point/socket.
All parking and skip permits (if required) to be provided by the client, parking suspension provided by the client
Bathroom equipment to be supplied by the client - basic installation of freestanding shower/toilet and sink included.
Tiling and painting prices can be supplied upon request.
Triple glazed Velux window (supplied and fitted) - £270.00 per window.
Soundblock plasterboard fitted to loft for additional noise insulation - £1400.00
Rebuild wall in loft for steel beams to be inserted - included in the price.
Ensure Monofoil in the loft roof is made to be able to breathe to allow ventilation - included in the price.

SPECIAL ELECTRICAL PACKAGE OF 4 DOUBLE SOCKETS AND 8 SPOTLIGHTS INCLUDED IN THE PRICE

greenface

Thorough quote you don't say the size of the loft space or the time they think it will take . Impossible to even start to camment on the costings but they have room to move if they want your money . get other quotes to compare and to talk to other builders about what you want . If your velux are 270 fitted that's good if they are 270 extra because they are triple then that's pants . Sound block is expensive but is that extra and above what they would pay for standard or have they reduced the price for the standard off that ( say its £14 a board and order 100 . =1400 do they knock off the 100 standard @ £6 each =£600 ? ) the rest of the extras can be sorted at a price as not everyones choice are the same price .

brightontraveller

No get more quotes....

zoothornrollo_2

OK thanks for that - pretty sure the £270 is for triple-glazed, as 2 x velux are included in the quote.
As for size - the area of the space to be converted, i.e., eave-to-eave and sidewall-to-sidewall, is about 27 sqm: the actual floorpace of the finished conversion will obv. be less.

zoothornrollo_2

PS. I have just emailed asking if they will come down £2k.
I think these guys are pretty good, think they will do a quality job so do not want to squeeze them hard.
(Sometimes you get what you pay for? I've been a bit worried that if you haggle too much, a builder might compromise on quality.)
One last thing: they do not accept credit card payments, is that normal? (it's a two-man operation.)

greenface

That's normal . would they do a bank transfer and can you transfer from your credit card to yours or theirs . Not too good about banks so I don't know if you can . Example on triple glazing . A 4ft x 4ft double glazed unit to the highest spec and toughened ia about £120 . Triple glazed less than £200 . if the glass is inc in the original quote then the difference is all they should quote for . (same as the thermal plaster board )

zoothornrollo_2

Would triple glazing make a noticeable difference compared to double, in the amount of noise it blocks out? Like plane noise. Is it worth it? Thanks.

greenface

Your choice .It makes a noticeable difference in both sound and thermal insulation . If is about an extra £50 per window that's about right . Not 270 that's just stoopid

zoothornrollo_2

greenface wrote: »

Your choice .It makes a noticeable difference in both sound and thermal insulation . If is about an extra £50 per window that's about right . Not 270 that's just stoopid

OK thanks.

saverbuyer

I don't think triple glazing makes that much of a difference to sound insulation. Having said that, it worked out about £100 per window so I went ahead and got it.

Plasterer

Op (picking up also on greenfaces note)

£1400 extra for soundbloc boards?

Standard plasterboard is approx £6 per board soundlbloc is £9 per board, the installation of either board requires exactly the same amount of labour ( all be it the soundbloc is heavier/denser than standard board)
So based on this £1400 extra would suggest that they are using 467 plasterboards. That's 1344.96 square metres, you either have an extremely large house or they are taking the Michael.
This is assuming that the quote is only to use soundbloc (not a spelling mistake) and not another soundproofing system ie resilient bars before boarding - if they are this could be why the difference.