Extension & Extensive Decking Quote....

meggles

We are looking to:

1- Remove existing conservatory.
2- Replace with conventional single story extension of 26sq metres. The only 'tricky' bit with this is that access to an Anglian water drain needs to be moved and a raft foundation needs to be installed. We have permission from Anglian Water to do this.
3- Replace & expand paving slabs with a combination of terracotta tiles & composite decking. This is LARGE, ~150 sq metres.
4- Regrade our terraced lawn to one gently sloped area.

There are several 'extras' that we don't need included in the quote like hot tub, landscaping, inside/outside fireplace, intergral bbq.

However, we're finding it really hard to get quotes for this... thus far:

(all include VAT)

1- Medium sized local firm has only quoted for building work (says decking material too difficult to source) - £62K
2- Small local firm has quoted for all work at £82K. He has also requested £50K upfront for materials so.... alarm bells ringing re: solvency.
3- Unknown small builder £64K
4- Unknown small builder will only quote for building work, £48K
5- 'Boutique' firm, mostly works in London, £88K but not at the specification we want.

Where do we go from here? I'm feeling overwhelmed and underprepared to go forward with this... I have a full-time job and 2 small kids, and I feel like we're walking into the unknown here. Any guidance, insight, pointing in the right direction woudl be great.

andrewf75

It is certainly overwhelming and to an extent you are walking into the unknown. Just keep researching building firms and getting them round to quote until you're happy with one. Have you tried knocking on doors where you know they've had an extension built and asking if they recommend their builder?
Do you have plans drawn up?

Another thought. Maybe try focussing on the building work first and then look for a seperate landscaping specialist to do the decking/garden stuff afterwards?

meggles

Yes - we have plans drawn up as while it didn't need planning permission, Anglian water required plans. We also have plans for the decking as it did require planning permission as our garden is sloped.

Yes... I would love to get this done asap, but I don't want to rush into it...

We'd love the same person / firm to do both to minimize disruption, but I think we're asking too much. Ie we're unlikely to find an expert builder & expert decker/landscaper....

Will keep looking until I feel comfortable with someone.

Furts

I had a single storey extension built, albeit smaller than yours coming in at around 18 metre squared. However, it is built and finished to a standard way in excess of the norm with insulation, lighting, cladding, glazing etc.

I drew up the work and assisted with the groundworks. We oversaw and decorated. It came in at under £10000.

This was part of a package to knock down, repair and rebuild an existing home. Then double the size by building extensions on three sides. Finally to be energy efficient and aim towards Passiv Haus standards of design, insulation and air tightness.

The floor area has gone from around 1050 ft squared up to around 2200 ft squared. We project managed, laboured, decorated etc, but everything, including pv panels, new windows, new kitchen, new en suite etc. totalled around £120000. I called in favours and this cost became £100000.

I am posting this simply to highlight the lack of value that you appear to be receiving.

saverbuyer

Furts wrote: »

I had a single storey extension built, albeit smaller than yours coming in at around 18 metre squared. However, it is built and finished to a standard way in excess of the norm with insulation, lighting, cladding, glazing etc.

I drew up the work and assisted with the groundworks. We oversaw and decorated. It came in at under £10000.

This was part of a package to knock down, repair and rebuild an existing home. Then double the size by building extensions on three sides. Finally to be energy efficient and aim towards Passiv Haus standards of design, insulation and air tightness.

The floor area has gone from around 1050 ft squared up to around 2200 ft squared. We project managed, laboured, decorated etc, but everything, including pv panels, new windows, new kitchen, new en suite etc. totalled around £120000. I called in favours and this cost became £100000.

I am posting this simply to highlight the lack of value that you appear to be receiving.

Is that 100,000 final cost?

Furts

saverbuyer wrote: »

Is that 100,000 final cost?

Yes, and it includes 30 windows, 11 external glazed doors, solid oak kitchen, Miele appliances, Silestone worktops, oak window cills, solid partitions, no dry lining...you get the drift, nothing has been scimped on and the quality and finish are in a different league to a new build standard home.

To reflect on this consider the total annual energy bill. This totals about £300-£400, plus standing charges of £200 - you do not achieve this unless building to meticulous standards.

saverbuyer

Furts wrote: »

Yes, and it includes 30 windows, 11 external glazed doors, solid oak kitchen, Miele appliances, Silestone worktops, oak window cills, solid partitions, no dry lining...you get the drift, nothing has been scimped on and the quality and finish are in a different league to a new build standard home.

To reflect on this consider the total annual energy bill. This totals about £300-£400, plus standing charges of £200 - you do not achieve this unless building to meticulous standards.

That's some spec for £45 a square foot. It's unbelievably good.


30 windows on a 2200 sq ft house is amazing. I've been in houses twice that size with less.

andrewf75

I have no concept of square feet, but if my conversions are correct that is over 200 sqm i.e huge...

But I think going back to the OP, while its clearly possible to achieve better value and standards, the quotes given are entirely in line with what ordinary folks pay for their extensions (with building firm sorting everything out and project managing)

Also, its not always going to be worth building a passiv house standard extension if the rest of the house is bog standard.

Furts

saverbuyer wrote: »

That's some spec for £45 a square foot. It's unbelievably good.


30 windows on a 2200 sq ft house is amazing. I've been in houses twice that size with less.

Eight windows are in the roofs, but the design drawn up was to get light into the house. Hence all the downstairs doors are also fully glazed - except the front door.

From all this I get solar gain, then store the heat in thermal mass.

Furts

andrewf75 wrote: »

I have no concept of square feet, but if my conversions are correct that is over 200 sqm i.e huge...

Also, its not always going to be worth building a passiv house standard extension if the rest of the house is bog standard.

Yes you are correct on the size. I accept your point regarding the existing structure but this was defective and had to be opened up and repaired. So rebuilt, fully insulated, reveals, full cavity insulation, sealing joists into walls, sealing floor edges etc. became jobs that were able to be done.

saverbuyer

Furts wrote: »

Eight windows are in the roofs, but the design drawn up was to get light into the house. Hence all the downstairs doors are also fully glazed - except the front door.

From all this I get solar gain, then store the heat in thermal mass.

And that's £45 a sq ft finished?