Double storey extension

DevilDamo

That would work but you then wouldn’t be able to run the kitchen units along the full width of the kitchen butting up to the utility wall.

Doozergirl

DevilDamo said:

That would work but you then wouldn’t be able to run the kitchen units along the full width of the kitchen butting up to the utility wall.

True. 

If it were mine, I'd not have the back door through the utility.   I'd move the kitchen to the front room, have double doors (at least) to outside and take the utility cupboard round the corner with no back door in it.  

bargainhunter121

Thanks everyone. I should maybe also mention that the area marked garage on the plans is in fact a carport which is not in best shape either tbh. It would've been nice to have double doors to the garden, and a dining space but we're willing to compromise . We're just trying to work out the best value for money. I will try and post the image of the other plan at 75k just for comparison later.

bargainhunter121

 

This is the 3m plan that’s approx 75k, just for comparison. Is the extra cost worth the difference? It is more like what we had in mind tbh. We’ve decided to get a qs to give us more accurate pricing sometime soon. The utility would be good in the garage area but I would think that would end up costing more as we would have to demolish the car port and start building a garage of some sort too.

Doozergirl

bargainhunter121 said:

Thanks everyone. I should maybe also mention that the area marked garage on the plans is in fact a carport which is not in best shape either tbh. It would've been nice to have double doors to the garden, and a dining space but we're willing to compromise . We're just trying to work out the best value for money. I will try and post the image of the other plan at 75k just for comparison later.

I was suggesting doing it within the first plan you showed us.   Swapping rooms over wouldn't add huge cost.  

I don't really see the point of the next plan.  The first plan you will have a lovely sized bedroom, bathroom with shower etc.  The second plan doesn't gain you a room, and offers no additional benefit apart from a breakfast table? You can create a bigger dining space by knocking through.  

jennyb1234

Having just finished an extension that cost (a lot) more than we’d initially thought.. when you do get quotes make sure to be really clear about what’s included, eg most builders quotes wouldn’t include the kitchen or kitchen fit, what cost have they assumed for windows/doors, does it include the plumbing, does it include replastering and redecoration of rooms that have been made bigger? (Does it include anything other than white/magnolia paint... that nearly caused a fallout with our builder because the quote didn’t specify and they thought it did!) Final one that you can probably leave til after.. but once they’ve dug up your lawn/patio you might need to do some more work out there to make it good, so check what state they would be leaving it in with what they’ve quoted for.  Just helps you compare quotes as like for like!

bargainhunter121

Thanks for the tip. Going over budget would be a nightmare. The QS is supposed to be giving us costs next week so I’ll update then. Thanks everyone, keep safe.

bargainhunter121

Just a quick update; the qs has quoted 76k for option 3, combining the kitchen and living space and 84k for option 2 (exc. vat). He said it would cost £1900 to combine the two rooms if we wanted. He has included a 3k contingency in both totals. Tbh this is far more than when thought. We have asked for pricing on a smaller scale extension in the hope that it may cost less. The qs also stated that he based the costs on 2020 q1 costs, but with the current situation costs would probably be around 5% less.

Doozergirl

Material prices have gone up with the lack of availability...  they might come back down again but if they can get away with keeping them up, the profits have to be replaced somewhere.  

I'm a bit confused as to which option is which, but none of those prices surprise me.  A £3k contingency isn't an awful lot on an old house.  What condition is the existing plaster like, for example?  

bargainhunter121

The 3m plan with space for the dining table in the kitchen was going to 84k and the one without space for the table, going out 2m is 76k. The house was renovated around 2011 before we moved in so it was rewired, re plastered, gas heating system and new windows put in then if that's anything to go by. We're probably going to go with the cheaper option however (not previously considered) which means no utility and moving the bathroom as we've been quoted 64k +vat for that. We defo wouldn't want to spend any more to be honest.