2 Bedroom Flat in (East London) - Full Refurb Quote

qaasim

Hi All,
I have a flat that I am going to have refurbished. It is dated and has no central heating.
The floor plan is very similar to the below (different layout but almost exact same size rooms)

I am friends with a pair of builders and they have given me the below quote for just labor and the boiler (Vaillant ecoTEC Pro 28 Boiler).


It would be the 2 guys doing most of the work with boiler install and electrics done by other people they use. They've said they put 3 months but that they'd hope to be completed in around 2.5.

I am going through picking out materials, kitchen, bathroom suite etc - On that front they have said they will effectively give me trade prices and some bits they have knocking about for free so I should save a lot on that side.

Would you say this quote is reasonable?

starving_artist

I had quotes for less extensive work in London ranging from £10,000-£60,000 with timescales ranging from 6-12 weeks.  I'd jump at it if you are confident about the quality of their work.

qaasim

Hi Starving Artist,
Thank you for your response.
£10-60k is quite a spread haha!
Note this is only for labor and the cost of the boiler. All the materials, kitchen, bathroom etc is on top. Is your response on that basis?
Also, decorating and carpets are not included.

I really trust they would do an excellent job but just seems a lot for labor (but I am no expert!).

I've also asked for the quote to be broken down so I can understand where the labor is split between their different works, the electrician and plumber. 

I am also getting in another quote but it is hard to establish like for like and not sure how easy it will be to compare labor costs. This set of builders are recommended with good work I've seen but not friends so I have to factor in a different relationship through the project.

It is always going to be a lot of money and it's my first time doing this so all a bit nerve wracking and obviously I want to fully appreciate what I am going into!

starving_artist

In my case I supplied the kitchen, cooker hood, appliances, bathroom suite suite, shower, shower screen, extractor, mirror, floor and wall tiles, top coat paint, one of the doors, radiators, the switches, most of the socket plates, some of the light fittings.  The plumbing and the electrical work were very expensive but I just didn't trust the cheapest quotes which were also over optimistic in terms of how long it would take.  I would say 3 months is about right if you avoid delays and they can keep up the pace.  Make sure you know when they will need things to be on site and keep checking your suppliers' lead times and stock.   You may decide what to get but when you come to order find it won't be available for two or three months.  Things are likely to get tricky as we head for more restrictions.  The problem for a lot of builders in the first lockdown was getting hold of building materials.

Doozergirl

If they're working every day then it's probably too cheap! 

It works out at £158 a day each for 12 weeks, plus £1,000 for the boiler.    Nothing there for the gas engineer or electrician.  

They're taking the michael asking for 25% of a labour job upfront.   How does this level itself out over the course of the job or are you constantly going to be paying ahead?    This is always where problems happen.  If you trust them then you must establish how this levels itself out - ie.  you pay nothing then for a few weeks.
 

As above, some materials are still a problem!  I'm seriously hoping/expecting that builders merchants will be open this time as they're essential for an entire industry to get any work done!  

qaasim

Thanks everybody.
Very useful input!
The other quote I got came in for £25-28k for the labor and I am expecting the third to be about the same if not more. So all in all the original quote is looking very good.