Back extension - looking at inital budget

mishkanorman

And with respect I did point out "we are hoping for" not that the job was finished. I've included the QUOTE we've received to give the op a guide, as they asked, I also pointed out we still have extras to go on top but as they aren't having the same as us it's kinda irrelevant (bit like pulling my quote apart really)

Doozergirl

mishkanorman wrote: »

And with respect I did point out "we are hoping for" not that the job was finished. I've included the QUOTE we've received to give the op a guide, as they asked, I also pointed out we still have extras to go on top but as they aren't having the same as us it's kinda irrelevant (bit like pulling my quote apart really)

It isn't a quote. You are paying for building materials. If you need more, you will pay more for them. You have no plumbing quote, nor have you priced any building work beyond plaster walls.

And you are right, it is irrelevant to the OP, given that they are having something different and you don't know how much yours will cost and your guide price is below what almost anyone could achieve.

My post was intended to alert you to that fact. You can choose to take it as a personal insult, or you can take it as a heads up from someone with years of experience that the numbers aren't going to add up, that you are laying yourself open to arguments with the builder and that the intention to avoid VAT rarely ends up with a satisfactory result.

If he's prepared to avoid VAT, he may not be that bothered about quoting you comprehensively, or he's not a clever enough businessman to see that VAT registration gets you money back on materials and shows a commitment to quality and responsibility. Or he's rubbish at maths, which isn't a great start when you're trusting him to build on budget.

mishkanorman

I was clear to the OP what my 'guide price' included, Im happy that the builder (who has seen detailed plans) is giving me a much more accurate price than you will be able to guess at from the brief detail I've posted, even with your years of experience. It falls in line with other quotes (estimates, guide prices whatever you prefer to call them) we've received and also completed work.

Maybe just use your knowledge to help the OP ?

Doozergirl

mishkanorman wrote: »

I was clear to the OP what my 'guide price' included, Im happy that the builder (who has seen detailed plans) is giving me a much more accurate price than you will be able to guess at from the brief detail I've posted, even with your years of experience. It falls in line with other quotes (estimates, guide prices whatever you prefer to call them) we've received and also completed work.

Maybe just use your knowledge to help the OP ?

Okay. I'll do that. And perhaps you could just offer relevant information based on actual experience.

mishkanorman

Doozergirl wrote: »

Okay. I'll do that. And perhaps you could just offer relevant information based on actual experience.

Well its not a made up experience ? I made it clear we are in the process of doing it all and being so close to the OP its very relevant !

But yeah you know best :T

wymondham

oh sorry to have caused an argument...

mishkanorman

You didnt,

As you stated you wanted an initial budget, if you're researching like I was 6 months back its hard to pin down even a vague price, thats the only reason I shared my experience so far.

Good luck with your project, feel free to pm if needed.

BobQ

The above comments have related to the building costs. Have you considered if there are any issues regarding the ground on which the building is erected?

You mentioned a wet room and toilet, is there already an available connection to the public sewer/drain? Are there any drains (or shared drains) below the ground level on which you are building? If so you may have additional costs if you need to excavate to find a drain (eg you may need to encase an old drain in concrete or move/replace it, or install a manhole). Hopefully this does not apply but if it does it will add costs, particularly if there is limited access for excavation.

Alarmist I know but my friend had such a scenario and has pictures of a 12 foot deep trench to prove it.

wymondham

BobQ wrote: »

The above comments have related to the building costs. Have you considered if there are any issues regarding the ground on which the building is erected?

You mentioned a wet room and toilet, is there already an available connection to the public sewer/drain? Are there any drains (or shared drains) below the ground level on which you are building? If so you may have additional costs if you need to excavate to find a drain (eg you may need to encase an old drain in concrete or move/replace it, or install a manhole). Hopefully this does not apply but if it does it will add costs, particularly if there is limited access for excavation.

Alarmist I know but my friend had such a scenario and has pictures of a 12 foot deep trench to prove it.

Bob, this is also my thought as I'm not sure who confirms drainage and what is actually possible etc - builder or architect or a surveyor??

MisterBaxter

wymondham wrote: »

Bob, this is also my thought as I'm not sure who confirms drainage and what is actually possible etc - builder or architect or a surveyor??

Potentially all of the above. The Architect/Surveyor would do a site survey to determine what was available based on what they can actually see and inspect without significant opening up work but the exact details may change once the builders get on start and start opening up the ground. I would sometimes look at getting a builder in to dig some trial pits to determine ground conditions and expose drainage at design stage if needed. If you employ a local surveyor/architect/builder they will often know about any local ground conditions and if they have worked on properties similar to your own they may even know about the drainage designs; this is one of the advantages of employing locally.

If there are inspection chambers it should be possible to pick up invert depths for existing drains but the exact location of drain runs may not always be as obvious as they seem. With most extensions if there are going to be any problems they are in the ground, once the build is out of the ground it gets easier as you know what you are dealing with.

As for the costs, some of the figures being quoted seem a bit high to me but I am Midlands based so it just goes to show how regional variations apply.