6000 per square meter

owon

I just my first quote for a small extension and I am rather shocked at the price the builder gave me. I am wanting a 2 square meter single story extension built onto my kitchen porch at the same time knocking down the non load bearing kitchen wall which separates the kitchen from the porch. Based on what I have read online I expected a prices ranging roughly £2400-£3000, however the builder came back with a price of almost £13000, the builder even admitted excluding the foundation work it would only take them 2 days to complete the entire job.

Doozergirl

There is an economy of scale that simply does not exist with what you want, but it wouldn't take two days either. The brickwork might, but making something habitable with everything else certainly wouldn't!

What are you actually expecting?

What online research did you actually do?

There's good reason for builders asking people what they're expecting to spend on work before spending any time quoting...

owon

The 2 days was quoted by the builder I assumed it would take longer.

I based on the price of £1200- £1500 per square meter outside London for an extension

I also priced each job individually again per square meter, even though I had estimated £2400- £3000, I have set aside £6000, I just cant see why it would cost £13000

Doozergirl

owon wrote: »

The 2 days was quoted by the builder I assumed it would take longer.

I based on the price of £1200- £1500 per square meter outside London for an extension

I also priced each job individually again per square meter, even though I had estimated £2400- £3000, I have set aside £6000, I just cant see why it would cost £13000

A "building" projecting 1 metre out, 2 metres wide has walls (and footings) of 4 metres in length to get 2 square metres of space.

A 10 x 10 metre house has 40 linear metres of footings for 100 square metres of space. A much, much lower ratio.

A double storey extension only has one roof but the same length in footings, so there's another saving per square metre to be made.

There's a huge discrepancy in the levels of labour needed
depending on the size, number of storeys and the shape even, of an extension. The rules are not the same - one size does not fit all.

The smaller the building, the more expensive it is.

One light in the middle of a small extension, with one switch costs the same as one light in the middle of a larger room...

I can't fathom what you're doing exactly, as it doesn't sound much like a useable room, but it was never going to cost £3,000 and I don't think it would cost £6,000 either.

owon

My kitchen long but narrow, carrying out this work will essentially double the size of my kitchen.

Agreed a smaller extension will cost more, however I still think 13000 is unreasonable, I was speaking to another builder this evening he asked if I had any other quotes when I told him the price he though it sounded overpriced and estimated the price would be in the range of 6000- 8000k however he is yet to inspect it.

FreeBear

owon wrote: »

at the same time knocking down the non load bearing kitchen wall which separates the kitchen from the porch.

How do you know this is a non load bearing wall ?
From the brief description given, it sounds like it may be (or had been) an exterior wall, in which case, it will be structural and load bearing. Some photos would help to give an indication. Failing that, a report from a structural engineer is advisable - Building control would probably need to see a report anyway.

owon

Just going by what the builder said the fact that he offered to carry out the work without building control approval he also mentioned not needing a structural engineer, I dont know much about construction but he did also mention needing an rsj beam. surely rsj would only be required for load bearing walls?

Doozergirl

Yes an RSJ would only be required for a load bearing wall and that means that a structural engineer and building control both need to be involved.

Building control also need to be involved with the extension itself.

The knock-through of a structural wall with the associated professional fees (SE and BC) and making it all good is easily over £2,000 alone.

It sounds like you've had a lucky escape with your "builder" but I think the price is far closer to his estimate than yours!

If you insist on finding a bargain basement price, you will invite trouble.

FreeBear

Doozergirl wrote: »

Building control also need to be involved with the extension itself.

It sounds like you've had a lucky escape with your "builder"

If building control are not notified of the work before it starts and they don't sign off on the work, the home owner is left open to all sorts of problems. BC could take enforcement action, and the home owner is liable for all the costs and any fines imposed. When selling the property, solicitors will need to see BC certificates, and if they are not available, the sale could fall through.

Meanwhile, the builder has his money, and you have absolutely no idea what other corners have been cut !

Dan-Dan

Feel like this thread might be a wind up

owon

Wish it was, had another builder out this evening, told me to get building control out first to see if a structural engineer is needed, yes he also confirmed it was a load bearing wall, and the job itself would take roughly 3 weeks, unlike the other one which told me 2 days. Hasn't gave a quote yet but did mention to fit the rsj alone would costs around 2k so I think my pricing is definitely off, still dont think it will cost 13k though, a family member had a 10 square meter sun room fitted for 15k