Cost of renovations and extension

PaulSimons91

We didn't end up using an architect for our extension. We used www.myplanningdrawings.com

They came to measure the house and then drew up the plans for us and submitted them. We then had our builder manage the project for us he also used myplanningdrawings.com for the building regulation drawings.

They charged us £449 for both the Planning and building regulation drawings. An architect who lives near us in South Wales quoted over 2.5k!!!

Seems a bit daunting to go with someone online at first but we had a good experience. 

pmartin86

Rishi2020 said:

Is the re-plaster for the whole house or just extension? If it's for the whole house I would expect it to be a lot more than £5.5k, but just for the extension it's probably about right. 

To be fair, ive found plastering one of the most wide-ranging things when it comes down to quoting / costing. An example is a room i recently had done - 10m x 6m (so large) with 2 windows, double doors and an internal door. All 4 walls and celling. Depending on how much work I put into prep and how fussy I was with timings, the highest quote was £4,400 all in (which included reboarding the celling - old celling already down) - I ended up boarding the celling myself, and getting all the supplies ready (skim, trim etc) and found a guy who was happy to do it between jobs for his "main" contract job - took him 2 Friday  afternoons all in, cost me 350 quid plus about 150 on supplies. (Proper invoice too, not "cash in hand" before anyone mentions it)

xewecan

Just looking for a general approx price what someone pays for a kitchen these days ? Mine is as follows I have a standard 3bed semis kitchen with a extension into that which equates to pretty much the same area, the kitchen need a total and I mean a total renovation, new floor new ceiling and all appliances. I would do the electrical side myself as I’m a spark and tear down the old ceilings apart from that I would need a contractor to do the rest. I have heard some nightmare story’s about Wren kitchens maybe people could comment on them and tell me how they play things ?

Albermarle

Calleja said:

Hi all,

We are hoping to buy a house which is a little dated and therefore we would like to do some work. It's a 3 bed semi detached house with garage. We'd ideally want to knock through to create a kitchen/diner (and leave the remaining reception room as the lounge) and add an extension to the back and / or side to create a bigger kitchen/diner. I'm also budgeting for a full rewire, new windows (including a bay window) and new boiler (replacement of current combi boiler). 

I've never done this before and we don't have anyone handy in the family. Everyone I know who has had extensions had them done a few years ago, so aren't sure of current prices. I've done some online research and wondered if anyone on here had some thoughts as to whether I am in the right ball park? It is very much ball park at the moment, our offer has been accepted but we are still awaiting surveys etc. But I just want a feel for whether I've completely overestimated/underestimated or somewhere about right! Or I've missed anything major! The floorplan estimates the total floor area for the house to be approx. 100sqm. I'm in NW England.

The total of the below comes to £137,963. 

Thanks in advance for any advice! 

Item	Estimated
Rewire incl moving fittings	£6,000.00
Replaster	£5,500.00
New windows	£10,000.00
Extension (20msq)	£48,000.00
Extend driveway	£3,000.00
Knock through	£3,750.00
Re-render	£12,000.00
New kitchen	£20,000.00
Redecorate	£500.00
Carpets/flooring	£2,000.00
Boiler	£3,000.00
Other extension costs	£5,613.00 (architect fees, planning etc)
Extension doors and windows	£8,100.00
Flooring extension	£2,500.00
Underfloor heating extension	£5,000.00
Misc extension eg extractor fan, skirting etc	£3,000.00

To look at it from another angle. Normally a 100 m2 older house in NW England will not be that expensive, unless it is in one of the posher areas. So paying nearly £140K for an upgrade is probably a lot in proportion, so maybe not such a good idea from a financial point of view ?Are there any similar houses close by with similar top to bottom upgrades, and if so have you any idea what they might sell for?

Albermarle

Doozergirl said:

Not a bad ballpark.  We usually get people thinking they can do the same for about £100k less than you've worked out, so congratulations on that.  

There's always swings and roundabouts, some will be more, some less, but budget looks realistic.  I take it you're planning to do the decorating? 

If it was on Homes under the Hammer, they would probably claim to do the lot for Twenty Grand !

Doozergirl

Albermarle said:

Doozergirl said:

Not a bad ballpark.  We usually get people thinking they can do the same for about £100k less than you've worked out, so congratulations on that.  

There's always swings and roundabouts, some will be more, some less, but budget looks realistic.  I take it you're planning to do the decorating? 

If it was on Homes under the Hammer, they would probably claim to do the lot for Twenty Grand !

So true.  

I haven't been able to watch that program for years.  I'd put my foot through the TV.