Struggling to get quotes for extension, am I approaching it wrong?

49IM

I am going to build, on my end-of-terrace house, one of the following:

1) a two-storey side extension including new bathroom, a significant knock-through element and three steels, alterations to drainage and new manholes.

2) a much simpler single-storey side extension of one "dry" room, small knock-throughs only (for doors and such).

PP has been granted.

I have been approaching firms directly, responding to their marketing (which they sent after I applied for PP), posting on mybuilder, etc. So far after six weeks I have had ONE quote returned, I don't know if anyone else is interested.

I imagine there is an element of "sales" involved in trying to entice a contractor to take interest in one's job, is it possible I'm going about it in all the wrong way? I would really like to have a small handful of quotes before I move forwards. Any ideas? Or maybe just the wrong time of year?

Thanks,

missile

I would suggest you decide what you want before contacting builders.

It costs time and money to prepare a quote. Having alternate plans is more time consuming. It may give the impression that you are a time waster/ not ready to proceed/ likely to change your mind.

rach_k

The builder and plumber we use have been flat out for the last several weeks because everybody wants things doing for Christmas. If you asked them now to start looking at a big project, they might laugh at you!

FreeBear

missile wrote: »

I would suggest you decide what you want before contacting builders

The first stage would surely be to have a set of architect drawings prepared - With these in hand, it shouldn't be too difficult to get a quote. I would say however - Make sure you (the OP) has a detailed list of ALL the finishing touches so that there is no dispute about what was or wasn't specified.

When the quotes are in, make sure the contract & costings cover everything specified so that you avoid the difficulties experienced by a couple of recent threads.

If you don't have a set of drawings prepared, I'm not surprised you are not getting any quotes or interested builders.

49IM

missile wrote: »

I would suggest you decide what you want before contacting builders.

It costs time and money to prepare a quote. Having alternate plans is more time consuming. It may give the impression that you are a time waster/ not ready to proceed/ likely to change your mind.

This is a good point - but it's a bit of a catch 22, as without knowing the rough cost I can't decide which to go with. I'm having an architect draw up full BC plans for option number 1 (I got only one guy interested and he's taken a month so far with no plans, but that's for another thread!) in hope that I can go with that, but the first quote I've received is a good 40% more than I had been imagining (based on chats with architects etc.)

I would have thought experienced builders could have a quick look at a site and tell me how much, to within 10-15%, say, it might cost. It's worth noting that option number 2 has exactly the same ground floor as option number 1, they are kind of part of the same plan.

I hoped it would go like this:

1) Rough plans (e.g. those I got PP with)
2) Rough estimate
3) Detailed plans
4) Detailed quote

It is, as you say, a big waste of time for contractors to jump straight to point 3 and I don't expect them to.

49IM

FreeBear wrote: »

The first stage would surely be to have a set of architect drawings prepared - With these in hand, it shouldn't be too difficult to get a quote. I would say however - Make sure you (the OP) has a detailed list of ALL the finishing touches so that there is no dispute about what was or wasn't specified.

When the quotes are in, make sure the contract & costings cover everything specified so that you avoid the difficulties experienced by a couple of recent threads.

If you don't have a set of drawings prepared, I'm not surprised you are not getting any quotes or interested builders.

Definitely a worry - I have felt with architects that I immediately lose control of the project and they specify things I would not. I got PP myself but unfortunately lack the currency with regulations to make a BC submission.


Ultimately, is there any way to get an estimate without full plans? I mean, it's not like these things vary a great deal. Brick and block, usually the same anticipated footings, same kind of bases and sub floor, one of a few possible roof options. An experienced builder must have seen it all before.

Doozergirl

Have you actually met with anyone?

49IM

Doozergirl wrote: »

Have you actually met with anyone?

I've so far met with two builders, one of whom has produced a quote and the other I don't think is interested (four weeks since they visited!). The one who did send a quote takes several days to reply to emails to communication is quite difficult, and I wasn't really won over by their visit. Nice people but I had to volunteer lots of information they apparently weren't going to ask about.

I've spoken to many others online or by phone but with no luck.

Doozergirl

I think this is the state of things currently. Everyone is busy. And when you're busy and everyone is in demand then you can pick and choose. It hardly makes any financial sense though to be sending out marketing material if you haven't got time to follow up.

In all honesty, I know many people won't like doing it, but I have to ask what people are prepared to spend on their projects. I don't compete on price because this board is full of testament to what happens when builders are hired on price. I'm not going there - we did it when we first started and learned a hard lesson working for people who expect the earth but place no value on you.

People want something built well and 99% of builders actually want to do a good job. And also eat.

Our clients over the last two years have been people recommended to us who say "I have this much to spend and I want the best I can get for that". They're either in the right ballpark or not. If they are *and I think I can work with them* then I will spec it out with them and then give a price. The negotiation on price is based on specification and scope, not what people think I'm worth.

Probably not what you want to hear OP but I don't put my subbies up against each other on price either. I want guys that are good at what they do and I want them paid what they want and happy to work for me over and over again. And I want to be treated the same.

Recommendation is key. Not just for clients to be recommended a builder, but for the builder to have an idea of what people might be like. You can tell when someone has a mistrust of builders - and when you look for problems you end up finding them.

Summer_Dreams

I struggled to get quotes, thus ended up having to go with one of the few I got!
Do an internet search of local builders and call loads when you e got your plans finished!!

missile

49IM wrote: »

... Ultimately, is there any way to get an estimate without full plans? I mean, it's not like these things vary a great deal. Brick and block, usually the same anticipated footings, same kind of bases and sub floor, one of a few possible roof options. An experienced builder must have seen it all before.

I guess you have prepared a drawing to get PP? This should be adequate for an estimate. However a builder can only work with the info you provide. If your specification is lacking, he will either be reluctant to quote / price job with a large contingency and then hit you with extra cost for items you did not specify.
I would suggest it is a mistake to obtain estimates without first preparing detailed drawings. As part of his service a good architect will be able to negotiate with local builders and provide you with quotes, then oversee the build. Obviously, this would be more expensive than preparing a set of drawings. However, this could save you a lot of heartache and ultimately may work out cheaper. An unscrupulous builder will take advantage of your inexperience and charge you for "extras".