Labour for new kitchen, bathroom, cupboard

leypt1

We've been seeking quotes to refit our kitchen and bathroom, including new flooring, tiling etc. Both rooms are tiny - the kitchen is 2.4x2.4m and the bathroom is 1.3x2.4m. The kitchen is going to be reconfigured but the bathroom will have everything in exactly the same place.

We've also asked for the quote to include building a cupboard under our stairs - there's no wall, pipes etc. there currently, just an empty space.

We've been given two quotes. The first is for labour only - i.e. we're supplying absolutely everything. This quote is £28.6k including VAT.
The second is for labour only except for a new door and window, which will be supplied by the builder. This quote is £20.5k including VAT.

Both of these seem like absolutely loads for the size of the rooms. We got quotes for just the kitchen from the same builders back in April and they were £13k and £9.5k respectively so we're talking more than double for a cupboard and a tiny bathroom where everything is in the same position.

We're in north London.

I've included my spec below. Is this fair?

Bathroom

Approx 1.3m x 2.4m

Flooring is currently carpet, there are currently large tiles halfway up the bath area and around the sink area

There is currently skirting and a towel radiator.

We would be looking to:

-Strip back and remove the current bathroom

-Fully tile the bath area and sink splashback with metro tiles approx 7.5cm x 15cm

-Install metro tile up to dado rail height around the whole bathroom

-replace the extractor fan

-replace flooring with tile

-install electric underfloor heating

-remove the towel radiator

-replace the suite with a new suite in the same position, including a sink with a vanity unit and a bath with legs (i.e. the area underneath the bath will also be tiled)

-install a thermostatic shower

-remove skirting so that wall tile meets floor tile

-install lighting near the sink

We are happy to supply fittings but would like to check with you to make sure we don't buy the wrong sizes etc..

Kitchen

Approx 2.4x2.4m 

The current kitchen has units in an L shape, with the sink under the current window. There is also an external door to the garden on the RHS of the kitchen. The right hand wall in the kitchen current has no units.

We would be looking to replace this with a galley kitchen as shown in the attached plans. This would include:

-stripping out and removing the current kitchen

-swapping the position of the window and door to create a galley shape. Installing a fully glazed, white aluminium door and white aluminium or timber double glazed window (I have included some similar doors below). Liaising with building control to get FENSA and/or building control certificates for the new door and window and the structural work

-removing radiator from RHS of kitchen

-moving the plumbing to the right hand side of the kitchen

-installing ikea units including integrated appliances. Repainting these units

-installing plug sockets on the RHS of the kitchen, and carrying out electric work as needed to account for extra appliances (dishwasher, dual fuel range cooker, freezer)

-tiling up to splashback height around the whole kitchen (metro tiles approx 7.5x15)

-installing underfloor heating (wet if easier, otherwise electric)

-installing large floor tiles

-installing new worktop, butler sink, mixer tap

-redecorating (if needed, replastering)

-replace ceiling light fitting, and install lighting under cabinets

-the boiler would stay in the same place

Some examples of doors/windows:

https://www.slideandfold.co.uk/products/aluminium-residential-door-white-full-glazed-920mm-x-2085mm

https://www.awmwindowsanddoors.co.uk/product/casement-1-aluminium-window/ 

Under stairs cupboard

We would be looking for something similar to the attached photo in MDF - it would be a combination of doors and drawers. We would like to have the doors in a shaker style, similar to the attached photo.

Fireplace tiling

We have two fireplaces in the house with bare (concrete hearths) - we would be looking to install metro tile on both of these, similar to the attached photo.

benson1980

I’d be expecting to pay at least 3k for labour for a bathroom refit and refurb. Plus you have some extra bits there such is UFH. 

Kitchen again- loads of extras including UFH, moving plumbing, structural work.

Then the extra jobs which sound quite labour intensive especially built in furniture/cupboards (can’t see any photos though)

Whilst it’s obviously impossible to calculate exact costs, what I would say is the 20k figure doesn’t surprise me for what you describe. It’s a lot of work to do it properly and get a good finish, and small rooms don’t necessarily make things any easier. It can make it harder if anything due to confined space.

leypt1

benson1980 said:

I’d be expecting to pay at least 3k for labour for a bathroom refit and refurb. Plus you have some extra bits there such is UFH. 

Kitchen again- loads of extras including UFH, moving plumbing, structural work.

Then the extra jobs which sound quite labour intensive especially built in furniture/cupboards (can’t see any photos though)

Whilst it’s obviously impossible to calculate exact costs, what I would say is the 20k figure doesn’t surprise me for what you describe. It’s a lot of work to do it properly and get a good finish, and small rooms don’t necessarily make things any easier. It can make it harder if anything due to confined space.

Thanks for this. It's confusing because with the 20.5k quote, we asked for a breakdown and it was:
13k for the kitchen
6k for the bathroom
£700 for the tiling
£800 cupboard

So double your estimate for the bathroom and a lot cheaper than we thought for the cupboard. It just feels like the figures have come out of nowhere! Especially with a 36% increase in the kitchen price since April (for labour!)

DairyQueen

Big increases in the cost of materials and labour over the last couple of years. Our house refurb is costing almost 3x the original budget. 

This included a refurb of our tiny en suite shower room. A nib wall removed; wall panels instead of tiles; loo/shower in same place and sink moved around 0.5 metres. No UFH but new heated towel rail, extractor, lighting, vanity units, wall units, mirror and fixtures.

Excluding the bespoke shower cubicle but including (good quality) fixtures, materials cost = £4,540 inc VAT. add another £1500 for labour.