what can i expect to pay for my extension?

markyyyyyy

We live in a 3 bed semi in Leeds, West Yorkshire.

We are getting a single storey extension across the back of the house (3m out, 8m across) and down the side (2m out and 4m down). So it is going to be a wrap around extension.

We are having 3 velux windows, 1 new external door, 1 set of bifold, or french doors.

To avoid having a pillar where the corner of the house is (at present), we are going to have some steelwork put in to remove the pillar.

Can anyone give me a VERY ROUGH price as to what you think i can expect to pay for this extension, taking into account the plumbing, electrics, and plastering...

I know that the kitchen and flooring will deoend on how much we want to spend on it.

cheers

Hutchd97

Hi,

We were looking at something similar, we were told around £1,200 to £1,500 per m2, which includes the plumbing electrics and plastering and windows, bifold doors would probably add a couple of grand. The Steel work can be very expensive and depents how long the RSJ needs to be? So I would think around £50k - £55k max? Obviously it may vary by area and what builder you can get to do it. Getting the plans drawn up would be around £1,700. As it is a wrap around you would need planning permission as well which I think adds a few hundred or so?

Hope that helps?

Doozergirl

There is an In My Home board for building related things going forward:
http://forums.moneysavingexpert.com/forumdisplay.php?f=39

Have you designed that steelwork that supports the corner of the house? The importance of the corner isn't just the support it provides against gravity, the corner maintains the structural integrity of the box shape and prevents lateral movement too. Imagine taking a corner of a cardboard box away. The whole box is affected in some way.

That is a work of some engineering and will add considerable cost. *Without* that additional engineering I would put the building work in a very rough ballpark of somewhere over £50k before kitchens are involved and if there's nothing else particularly exciting about the project and site conditions. Building estimating is an art, not a science, however.

MEM62

What you need is a QS.

Find a local one and on a project that size they will give you a pretty accurate figure as to what you should be paying for a couple of hundred quid. The figure will assume that you builder and/or other trades are not overcharging but once they realise you have a QS on board they are less likely to take advantage.

Doozergirl

OP, please use the right board. This is the 3rd or 4th thread you've started in the house buying board, but most of the building people usually live on the In My Home board. You will gain benefit from it, I don't say it repeatedly for my own!

markyyyyyy

Doozergirl wrote: »

OP, please use the right board. This is the 3rd or 4th thread you've started in the house buying board, but most of the building people usually live on the In My Home board. You will gain benefit from it, I don't say it repeatedly for my own!

ok, i will repost in that section now. Cheers

G_M

You might also find this forum useful:

https://www.diynot.com/diy/

There are also multiple websites dedicated to building projects. Use google eg

https://www.homebuilding.co.uk/

Doozergirl

MEM62 wrote: »

What you need is a QS.

Find a local one and on a project that size they will give you a pretty accurate figure as to what you should be paying for a couple of hundred quid. The figure will assume that you builder and/or other trades are not overcharging but once they realise you have a QS on board they are less likely to take advantage.

What they need before that is a full specification and schedule of work to enable them to obtain the best detail in their quotes.

It may be a surprise, but good builders do not take advantage of anyone. They want to do a good job and get paid for it. The main challenge for builders is actually making money, not making too much.

Building work is expensive, labour is not cheap. The money involved is of course a large number for homeowners but it doesn't all end up on a builder's bed for them to roll in!

MEM62

Doozergirl wrote: »

What they need before that is a full specification and schedule of work to enable them to obtain the best detail in their quotes.
Which, if they have plans already drawn up should be available.

It may be a surprise, but good builders do not take advantage of anyone. They want to do a good job and get paid for it. The main challenge for builders is actually making money, not making too much.
Surprise? No. There is nothing my post that suggested good builders take advantage. As for making money I am sure that any decent builder is able to make a good living - and rightly so as it is a skilled profession. And I am sure that not many struggle to make a profit. I don't know any poor ones.

Building work is expensive, labour is not cheap. The money involved is of course a large number for homeowners but it doesn't all end up on a builder's bed for them to roll in!
Again, there is nothing in my post to suggest that this is the case. You reading something into my post that simply isn't there.

......................

Doozergirl

Having plans drawn up is not the same as having a full specification and schedule. I'm not convinced that they're even at that stage given that the OP was buying a house on a new build estate until they decided to build an extension all of about two weeks ago. I'm certain that an SE hasn't yet been involved in the proposed structural work as it may disappear from the wish list, making it a real bread and butter job for any builder.