Extension & Extensive Decking Quote....

Furts

saverbuyer wrote: »

And that's £45 a sq ft finished?

I have never considered the square foot rate but it would be about £50 finished to a spec way in excess of any normal house. An existing house saved some of the cost, but this was outweighed by the demolition and extensive structural repairs to it. Access and logistics pushed up the cost, for example there was nowhere on site to store a shed, or container. Nowhere to store roof trusses, or the bricks required - so everything had to be drip fed into the site to each days requirement. Indeed the face bricks were stored 30 miles away and drip fed into the job by the pack.

But the existing house minus floors and other features provided welfare facilities and an existing double garage was utilised for storage and security.

It is a crazy world because the structural repairs were quoted at around £150000 approx 15 years ago - but this was not viable and the house was condemned. When I looked at the issues it got repaired, re-built, doubled in size, and finished to a high standard for £100000.

This does not mean I have got it right, nor am I bragging about it. Nothing is perfect and I know that. I am simply posting to challenge accepted wisdom on building costs. If there is a genuine will then value is possible.

System

Whilst it may be possible to build for an (outrageously) low cost to passivhaus standards (furts you should speak with the association as that's well below what they say one could be delivered for)
Most people don't have the time or experience to be able to deliver a building project on time and on or under budget.
As a contrast to the above figures the last two refurb/extension jobs I've completed have been around the 2300-2500 per square meter mark (one previously came in at nearly 950k for a 16sqm extension, kitchen refurb and wine cellar - so it really depends on what you call a high level of finish)

Back to the op....

It sounds as if you may not have detailed enough information (or good enough information) to get a reliable quote for the works, what is it about the decking that companies are struggling to price?
You need to be careful here about how to progress, definitely not laying out 50k before work commences is a good start!
But you need to make sure the quotes are for the required level of finish so that you cab make an informed comparison. Also you should always ask to see a recent job the contractor has completed - whether or not you do doesn't matter but - their reaction is usually quite telling on their client relationships!!

saverbuyer

Honestly hats off to you if you managed it at that price to include build and fit out. Building 2200 sq ft from scratch at the spec I'm imagining you built to, would easily cost in excess of 200k. Granted that includes groundwork but still 45 a sq ft is seriously seriously impressive. I live in NI with some of the lowest trade rates in the UK and I couldn't even dream of those sorts of prices. You'd be lucky to get a shell at that price.

Doozergirl

Composite decking, from my experience, is a bit of a pig to get hold of and it is expensive. If you don't buy it all the time, discounts are hard to come buy. We haven't used it for a couple of years, so it may be more prolific now but I'm not sure it is. You could probably get the same price as most contractors if you buy direct.

I'd echo the point on ensuring you have a full specification to work to. Fo you have building regs quality drawings?

I would also split the quote into sections.

It isn't important that the same person does both elements - you won't have continuity issues between inside and out and I wouldn't dismiss people on the basis that they decline to quote for both. There's nothing wrong with having the integrity to admit that something isn't a speciality.

It might be that as the build progresses, homework can be done and the original contractor does it, but I would treat the landscaping job separately and concentrate on ensuring you have true like-for-like quotes. You cannot compare anything if they aren't all quoting for the same thing.

Furts

saverbuyer wrote: »

Honestly hats off to you if you managed it at that price to include build and fit out. Building 2200 sq ft from scratch at the spec I'm imagining you built to, would easily cost in excess of 200k. Granted that includes groundwork but still 45 a sq ft is seriously seriously impressive. I live in NI with some of the lowest trade rates in the UK and I couldn't even dream of those sorts of prices. You'd be lucky to get a shell at that price.

Be under no illusions, this is a hard graft and stressful way to achieve a self built home. A new home build would have been around £30000+ Add to this demolition and a host of other issues. But the financial figures are that I saved around £200000 - £250000 by taking this route.

Furts

the_r_sole wrote: »

Whilst it may be possible to build for an (outrageously) low cost to passivhaus standards (furts you should speak with the association as that's well below what they say one could be delivered for)
Most people don't have the time or experience to be able to deliver a building project on time and on or under budget.

I second this

One can also avoid the qualified passiv haus consultants, the design, the inspections, the certification and buying into the "German Dream" and German kits by adopting a mindset to try and match these principles.All this bumps up costs.

The pragmatic solution for ordinary folks is to aim for a what could be deemed an enhanced Buildings Regulations Standard, applicable to one's home and lifestyle.

Build costs are a problem. Where I live property prices are relatively low. The end result means a large new build did not stack up financially. My saving is not reflected in a huge profit although I have increased the market value. I have recognised this situation and I had to be realistic with my expenditure.

The bottom line is that I have got an enormous home by modern day standards, built to a high specification and built to a low expenditure. It is to my requirements... but I do not have a valuable home!

As I said, this is not bragging or blowing one's trumpet - it is a simple statement of the reallities of the property market.

Doozergirl

What windows did you use, Furts?

We find out on 5th October if we have permssion to build. It will be passive.

andrewf75

Good for you furts for doing this. It amazes me that building standards are so low in this country. Having relatives in Germany I see the huges differences whenever I visit. But we're stuck with our crazy housing market and the reality of that is that we pay a lot of money for what is really a poor standard.

saverbuyer

Doozergirl wrote: »

What windows did you use, Furts?

We find out on 5th October if we have permssion to build. It will be passive.

At the prices quoted I'd imagine Munster Joinery.

Furts

saverbuyer wrote: »

At the prices quoted I'd imagine Munster Joinery.

The windows were ordinary pvcu albeit with a reasonable multi chambered 70mm profile and glass energy rating. There will be enormous heat losses here one could argue, but to an extent it depends on what opening they are inserted into. These were meticulously insulated, and sealed, and sealed, and expanding foamed and...you get the idea.

Of course better windows could be specified, but I will not receive any tangible benefits for this. It will not increase the market value and it will not lower my energy bills. My annual consumption totals around £300-400 so there is little scope to get this down. This is why I say the pragmatic solution is to aim at passiv haus standards and then make a judgement

Also the glass area is substantial. I wanted this, and it needs to be to get solar gain. Hence windows become an expensive commodity.

But the flip side to those saying this is not energy efficient is the cost of all the windows, doors and roof windows. Around £6000 + VAT.

Obviously a new build would reclaim the VAT but I cannot do this, Annoying but that is the law. Obviously my total build cost would have been way under £100000 but for the VAT Rules. Perhaps £15000 under at a guess.