Buying Barrats new build but overpriced fittings?

jmatthes

Hey everyone!

So i've been lucky enough to finally afford my own place. It's a 3 bed semi-detatched house and it's a nice sized house to begin with, much bigger than ready built houses that i've been looking at in the area in my price range. My dilemma is that the price hike on basically EVERYTHING is huge, to the point where it's costing me £170 for 2 downlights in a toilet.

Currently i've more or less decided to get the floors fitted after the house is built as i would save about 1.5k AND get a much superior product.

My real question is this:
To upgrade the kitchen from Barrats they are saying it will cost £3900. from that i get to choose other cupboard designs, as well as integrated dishwasher, fridge/freezer, washing machine, upgraded stove. which i've guestemated the white goods after looking around online would cost about £1600 (ex upgraded stove).
With what i see in the show homes i'm not totally in love with their designs but would be more ok with it if the price was cheaper.
What would i be missing out on if i just didnt get the upgrade and had a company like Wicks come in and do it up how i want it? Would i make it harder for my self when coming to identify snagging issues as they would blame it on the work i've done after the hand over? Has anyone else done something like this? I'm just a bit concerned that having work done right after the house is built, that i have shot my self in the foot in some way.

Thanks
J

diggingdude

Are you factoring in the cost of having someone come and fit it all if you buy after market??

Cakeguts

When you say bigger did you take into account that it will look much smaller when you put some furniture in it like the non new houses you saw?

jmatthes

Yes i've loosely given enough breathing room for it to be fitted and found some nicer alternatives than what Barrats is offering at that price. Since i'm essentially paying £3900 for shaker cabinets (yes i cant have shaker cabinets without upgrading) led light pads and AEG appliances. I've also considered just replacing the rollers and cabinets doors. But what i'm concerned about is by doing as much work big (getting it all replaced) or small (replacing doors and replacing units) that when it comes to snagging and house issues, that Barrats would try and pin things where they could on me even though it might not be related?
The thing that bugs me is the huge price hike and it's hard to justify with what i'm getting vs the price.

I'm also contemplating having Ethernet running through the walls fitted in after the house is built because i need it for work and Barrats refuses to do it, but would put in as many phone and TV ports as i would like.

With regards to the house size, i was getting more m2 for the price, and the layout allows me to do more with it.

anselld

jmatthes wrote: »

I'm also contemplating having Ethernet running through the walls fitted in after the house is built because i need it for work and Barrats refuses to do it, but would put in as many phone and TV ports as i would like.

You can run 100Mb Ethernet over a phone cable.

AdrianC

jmatthes wrote: »

My dilemma is that the price hike on basically EVERYTHING is huge, to the point where it's costing me £170 for 2 downlights in a toilet.

Don't pay that, then.

My real question is this:
To upgrade the kitchen from Barrats they are saying it will cost £3900. from that i get to choose other cupboard designs, as well as integrated dishwasher, fridge/freezer, washing machine, upgraded stove. which i've guestemated the white goods after looking around online would cost about £1600 (ex upgraded stove).
With what i see in the show homes i'm not totally in love with their designs but would be more ok with it if the price was cheaper.
What would i be missing out on if i just didnt get the upgrade and had a company like Wicks come in and do it up how i want it?

If you're just looking at binning the original white goods and the cost to replace them, then you'll miss out on the different cupboard doors. That's all the difference is - the doors. The carcasses will be the same mince-and-glue. Doors are easy and quick to change, and are standard sizes.

Would i make it harder for my self when coming to identify snagging issues as they would blame it on the work i've done after the hand over?

Yes, absolutely they'll try. They might even have a point.

You could live with the non-upgraded for a while to see if there's any issue...

Robin9

Restrict yourself to the extras which have to be done before you move in - like the toilet lights where the wiring is best done before the ceilings/floors are constructed.

Live with the standard fittings

chanz4

Your going to have big lists with these, extras are way over priced also

ethank

You are completely free to go with whoever you like for your flooring and upgrades. However, note that if you buy direct from Barratt all of the items will be covered by the 2 year warranty. I would not quibble over a few quid!

gwynlas

Are Barrats usng a branded kitchen where you could later change door and drawer fronts? Other manufacturers might have hinge holes in different place, Are you retaing their worktop or going for more expensive?
I would keep extras to the bare minimum and retro fit.
If possible pay for a professional snagging service who can provide reports and photographic evidence before you have any work done,
Unless you know what you are looking for it is very difficult to be thorough with snagging and problems might arise months after you have taken over property.