New build upgrades cost builder vs external

DDNO11

Hello everyone, we are new home buyers in a recently constructed development near Walsall. We have a few questions regarding upgrades, what should we definitely get directly from the developer and what externally and which companies to use if so please give us your suggestions regarding worktops cupboards downlights flooring sink tap, and anything else you might think of. Currently, we are looking for flooring companies that offer both sales and installation services for our 3-bedroom, 2-story house measuring approximately 950 square feet. We are thinking of having luxury vinyl planks (LVP) glued down not clip on, such as Karndean or Amtico, for the ground floor throughout, and good quality carpets, such as Apollo Plus or Oaklands with a great underlay of course, for the first floor, including the stairs. The bathroom and ensuite will require quality wood-like tiles, such as Porcelanosa Premium. The LVP will cover around 470 square feet, carpets will cover around 400 square feet, and wood-like tiles will cover around 100 square feet. These dimensions are a rough approximate from what i could get from the floor plans. Also about the underlay both on carpet and LVP? Whoever gets the job would have to take measurements as well as they know how to. We still have months before completion date so we are not in a hurry and will shop around for the best value deal.

Currently, we have received a quote of £6,300 from a company that provides both the flooring and fitting services, which we find really expensive. However, we would appreciate any suggestions you may have on our approach or if purchasing online and finding a separate fitter is a better option. We do want to ensure that we choose a reliable company, as we want our first home to be perfect and free of any defects. Thank you!

Postik

When I looked a couple of years ago, it was approx £5k to floor a 4 bedroom house (mixture of Amtico and carpets) with a local carpet shop. I never got as far as getting a quote from the developer but I suspect it would have been closer to £10k. I didn't go ahead with that house so never paid anything.

When I did move elsewhere, I talked to my neighbour and he paid his original developer approx £7k for a 4 bedroom house, but that was around 5 years ago.

So your quote probably sounds about right. The carpet company I've always used have you pay the fitter separately as he is self employed. Whilst it always worked out okay, I was never totally comfortable with this. If the fitter made a mess I suspect the shop would wash their hands of it. It was okay for a £200 carpet, but I wouldn't have been as happy with that arrangment when spending £5k.

Robin9

I would go with the developer re electrics and plumbing as these things are best done before final decorations.

Go with the specialists re Karndean etc - your problem might be getting access to the property before completion.

Postik

https://forums.moneysavingexpert.com/discussion/comment/80027222#Comment_80027222

Yes, when I looked into it, we were going to put as much as possible into the garage, and have the fitters do the entire house the day after completion. Looking back, I don't think this would ever have been practical. However in my case, no access would have been granded until completion.

DDNO11

What if i dont mind waiting a couple days until everything is sorted externally before moving in after completion? The cost of downlights would be 60 for each and if you really want to put some downlights that would be 24 throughout the house so that is a great deal of money. Also worktops, kitchen cupboards, sink and tap everything is so expensive and with minimal choices to go for. Would you be happy spending money on something you wouldn't be satisfied with? I don't know anyone that would really. Im just concerned about having to replace things the builder has to put before completion and how easy this would be and if it would invalidate builder warranties.

sequin12

We got extra electrics through our developer, there was a 50% discount on spotlights if you ordered over a certain amount, which made it more like £20 per spotlight, which worked out cheaper than getting someone in after.

Same with flooring, we calculated the cost through the builder and then got a couple quotes from independent companies, by the time we had factored in the underlay, door bars, adjusting doors and all the extras necessary it was pretty much the same price.

For kitchen, I would choose from their options something you can live with and have a view to upgrade in a few years time.

DDNO11

Makes sense i will have a chat with them about having discounts on the upgrades

MidnightWolf

When you say the downlights will be £24, does that include the cost of the electrician fitting them?

I recommend having the builders do anything that to fit later would involve damage, mess and repair (extra sockets, downlights, plumbing etc).

As for the kitchen, I'm not sure the builders will allow completion without a completed kitchen.

hildasmuriel

We only had a few minor tnings we wanted doing (tiling higher up the wall in one bathroom and fitting towel rails instead of radiators in bathrooms etc) and found that the tradespeople who worked on the site Mon-Fri were more than happy to come back on a Saturday to do a bit of extra work.