Extension advice

Barwickpaul

Yes Ive considered a full rebuild would certainly make internal layout easier. Two things put me off I do really like the original house and think it will look really great with a refresh and especially if can sort out the nasty side extension.

Also my finances dont stretch to a rebuild. Hoping to do the extension for 150 to 200k which may be wildly optimistic!

naf123

A full rebuild is only worthwhile if you had to redo the electrics plumbing re plastering, new windows etc of the remainer of the house.

The cost depends on which parts of the country you are in.

Doozergirl

One of the problems with your plan is that by adding 4 metres to the back of the house and trying to build one roof for the whole thing is that in order to maintain the current ridge height of the house, you will reduce the pitch by nearly half.

It completely changes the look of the house and it is likely to remove the possibility of living rooms in the loft completely, or reduce the usable size drastically.

Try to maintain the pitch and the height of your ridge shoots up by half and the house looks like it's wearing a massive hat. The character of the house is seriously altered.

The sensible thing is to have interlinked roofs. It's why people do it. You can re-cover all of it and it will be essentially one roof but with character. It's really why architects exist.

Doozergirl

naf123 wrote: »

A full rebuild is only worthwhile if you had to redo the electrics plumbing re plastering, new windows etc of the remainer of the house.

The cost depends on which parts of the country you are in.

To demolish a 132 square metre house and replace it with a 220 square metre house is going to cost a lost more than the OP's budget.

The budget is pretty realistic for an extension. Not so much to include rebuilding the entire roof to form a third storey though, especially if new kitchens, bathrooms and rendering is required.

naf123

Doozergirl wrote: »

To demolish a 132 square metre house and replace it with a 220 square metre house is going to cost a lost more than the OP's budget.

The budget is pretty realistic for an extension. Not so much to include rebuilding the entire roof to form a third storey though, especially if new kitchens, bathrooms and rendering is required.

I understand. I said its only worthwhile if the house is in poor condition. To refurbish a house alone, without redoing a roof or extension -e.g just the windows wiring and plumbing, kitchen and bathroom will be in excess of 50 or 60K.

Barwickpaul

The current roof is quite low pitch so a benefit of the plan would be to either maintain pitch and inc ridge height or even inc pitch and really inc ridge height. Understand this may make planning more difficult hopefully in my favour is that street scene consists of all one off design houses with varying ridge heights my neighbours being substantially higher than mine.

So budget unrealistic not a big surprise .

Barwickpaul

To expand on above current attic is barely big enough to stand up in before losing any height that a conversion would entail so if I wanted to go up into attic it would need a new roof with increased ridge height.

Doozergirl

Barwickpaul wrote: »

To expand on above current attic is barely big enough to stand up in before losing any height that a conversion would entail so if I wanted to go up into attic it would need a new roof with increased ridge height.

It's possible to get some increase in height from the planners if your street isn't too uniform.

If that is your budget then it's not going to stretch to loft conversions like that though.

Barwickpaul

Any idea of ball park for putting new roof and conversion on whole house above and beyond the simple extension cost?

Basically the whole idea is mission creep. Seems a shame to pay for a new roof for extension and not sort out the flat roof on side at same time. Then if we’re paying for all this new roofing thats going to create a mismash structure with loads of valleys etc that personally i think will look a little crap why not get the whole house redone with a single simple roof. Then if we’re doing that anyway why not get a useable roof space etc

Doozergirl

Phone an architect.

None of what I am saying is going in at all!