House Renovation Cost 2

milltech

This is not about how much it will cost exactly, it's more about how to get best value. First a short story. I renovated a flat in Spain and used a man called a "technical architect", we don't seem to have such a person in UK. Working with me he developed a detailed multi-page specification I thought total overkill; where every light fitting went, the exact product selection for kitchen, bathroom, floors, damp proofing, the whole 9 yards. So when the quotes came in I chose the middle, the job was on time, no extras, just brilliant.

Now I'm renovating a bungalow, plans agreed and are with planning, but the next stage seems very "choose your builder and get on with it", Quantity Surveyors say such a detailed plan is not their remit, the Architect says he will work it up with me, but still not a specification of the kind that might produce an accurate quote.  Comments and ideas, how is it done?

fiveacre

What kind of work are you planning on doing?

sidneyvic

Bit of painting ?

DairyQueen

Our project is the refurb of a neglected 1990s house, plus a kitchen extension with lantern roof. We have an architectural technician working on the project and he has produced the specs and plans. It sounds like the kind of pack your Spanish guy produced. The pack includes a 'statement of works' and the whole shamboozle was submitted to contractors when inviting to tender. We received three fixed price quotes in response and appointed our builder in December. Contractor is now on site and the architect's plans are constantly referenced.

Our architect organised the structural engineer and building control consultants, plus Certificate of lawful Development. He communicates with the builder on matters structural. He checks invoices, researches materials and products, negotiates prices, and handles all variations to the original SoW, amongst many other things.

He isn't cheap but has been worth his weight in gold as we are building project novices. We are spending a significant sum (for us) and he provides peace of mind.

milltech

Thank you for your comments, my guess as to the cost is somewhere between £50k and £70k, having now decided not to put a dormer in the loft I'm hoping we'll get closer to £50k.  Demolishing walls to make fewer larger rooms and building an extension on the side to create a Utility Room and Two bathrooms, some bi-fold doors, all new floors, re-wire, in fact the whole nine yards!

milltech

DairyQueen said:

Our project is the refurb of a neglected 1990s house, plus a kitchen extension with lantern roof. We have an architectural technician working on the project and he has produced the specs and plans. It sounds like the kind of pack your Spanish guy produced. The pack includes a 'statement of works' and the whole shamboozle was submitted to contractors when inviting to tender. We received three fixed price quotes in response and appointed our builder in December. Contractor is now on site and the architect's plans are constantly referenced.

Our architect organised the structural engineer and building control consultants, plus Certificate of lawful Development. He communicates with the builder on matters structural. He checks invoices, researches materials and products, negotiates prices, and handles all variations to the original SoW, amongst many other things.

He isn't cheap but has been worth his weight in gold as we are building project novices. We are spending a significant sum (for us) and he provides peace of mind.

Are you in the UK and if so, could you put me in touch? This is exactly the sort of person I seek and even if not within striking distance of Worcestershire there may be a professional body that could help! Yes the Architect will supply the same as your guy.

benson1980

milltech said:

Thank you for your comments, my guess as to the cost is somewhere between £50k and £70k, having now decided not to put a dormer in the loft I'm hoping we'll get closer to £50k.  Demolishing walls to make fewer larger rooms and building an extension on the side to create a Utility Room and Two bathrooms, some bi-fold doors, all new floors, re-wire, in fact the whole nine yards!

I know this isn't specifically what you asked, but 50k to do an extension (presumably not small if you want a utility and two bathrooms), take down walls (load bearing?), fit aforementioned two bathrooms, install bi folds, re wire, refurb the remainder of the bungalow which I assume is what you mean by whole nine yards, plus contingencies and involving professional consultants....all I can say is that I admire your optimism 

milltech

benson1980 said:

milltech said:

Thank you for your comments, my guess as to the cost is somewhere between £50k and £70k, having now decided not to put a dormer in the loft I'm hoping we'll get closer to £50k.  Demolishing walls to make fewer larger rooms and building an extension on the side to create a Utility Room and Two bathrooms, some bi-fold doors, all new floors, re-wire, in fact the whole nine yards!

I know this isn't specifically what you asked, but 50k to do an extension (presumably not small if you want a utility and two bathrooms), take down walls (load bearing?), fit aforementioned two bathrooms, install bi folds, re wire, refurb the remainder of the bungalow which I assume is what you mean by whole nine yards, plus contingencies and involving professional consultants....all I can say is that I admire your optimism 

You're right! It wasn't what I asked.

benson1980

milltech said:

benson1980 said:

milltech said:

Thank you for your comments, my guess as to the cost is somewhere between £50k and £70k, having now decided not to put a dormer in the loft I'm hoping we'll get closer to £50k.  Demolishing walls to make fewer larger rooms and building an extension on the side to create a Utility Room and Two bathrooms, some bi-fold doors, all new floors, re-wire, in fact the whole nine yards!

I know this isn't specifically what you asked, but 50k to do an extension (presumably not small if you want a utility and two bathrooms), take down walls (load bearing?), fit aforementioned two bathrooms, install bi folds, re wire, refurb the remainder of the bungalow which I assume is what you mean by whole nine yards, plus contingencies and involving professional consultants....all I can say is that I admire your optimism 

You're right! It wasn't what I asked.

No but it is a money saving forum where people generally want to try and help if the info or projected costs you may have been provided don't look quite right, and you did post your budget figures for what you wanted to achieve. 

DairyQueen

milltech said:

DairyQueen said:

Our project is the refurb of a neglected 1990s house, plus a kitchen extension with lantern roof. We have an architectural technician working on the project and he has produced the specs and plans. It sounds like the kind of pack your Spanish guy produced. The pack includes a 'statement of works' and the whole shamboozle was submitted to contractors when inviting to tender. We received three fixed price quotes in response and appointed our builder in December. Contractor is now on site and the architect's plans are constantly referenced.

Our architect organised the structural engineer and building control consultants, plus Certificate of lawful Development. He communicates with the builder on matters structural. He checks invoices, researches materials and products, negotiates prices, and handles all variations to the original SoW, amongst many other things.

He isn't cheap but has been worth his weight in gold as we are building project novices. We are spending a significant sum (for us) and he provides peace of mind.

Are you in the UK and if so, could you put me in touch? This is exactly the sort of person I seek and even if not within striking distance of Worcestershire there may be a professional body that could help! Yes the Architect will supply the same as your guy.

Other side of the country from you but I believe that all architectural practices offer this kind of service. Worth enquiring with a few local to you?

FWIW I think others upthread may have a point re: your budget. Our budget is now almost double our original estimate. Building costs have gone through the roof (excuse pun) since the pandemic kicked-off and good builders are scarce. It has taken a year to complete the plans, process tenders and wait for our turn in the main contractor's queue (reputable company).

Our clay soil means pilings are required for our 4m x 4m extension. That has increased the cost to almost £70k (inc VAT) just for this element of the project. Even without the costly foundation, we wouldn't expect much change out of £55k for the extension. The cost of materials like steel and timber have suffered big price hikes, and the trades are making hay with equally large rate/wage increases as they are in such demand.

20% of the budget is handed to HMRC in the form of VAT, and the architect will cost 7.5%-12.5% of the building contract, plus another £2k-ish if you need a structural engineer, and a few hundred more for building control and planning. Net of those costs, your budget only allows £35k-£40k to cover the contractor, inc. all materials. Don't shoot the messenger but I doubt that will cover the materials in the current climate.

I don't want to alarm you but we are paying £228k inc VAT just for the contractor. One of the quotes came in at pushing £300k! (gulp)

That figure includes:

- orangery extension to kitchen - French doors to garden
- moving kitchen into current dining area, building pantry
- refit kitchen and utility
- total internal and external decoration
- refit 2 x bathrooms and cloakroom
- replace all windows and external doors
- new garage doors
- replace fascias, soffits and guttering
- repair render and weatherboarding
- new boiler and water softener
- remove small internal porch wall
- terracing and paving
- replace some radiators
- plus a few miscellaneous bits and bobs.

Our total budget (including appliances, fees, flooring, specialist insurance and contingency) is a shade under £275k against our original finger-in-the-air estimate of £150k. Our kitchen and bathroom fittings are mid range. The only top of the range materials are the new low maintenance windows and doors.

Ramouth

Try looking at the Chartered Institute of Architectural Technicians (CIAT) website to find a local architectural technician who can help with you drawing and specification package.  Or you could look for a builder who will take on some design responsibility - this way may be cheaper but will be far harder for you to control quality.