Why is building an extension so expensive?

warning_uk

Emmalou wrote: »

Does your quote include VAT or are you using a non vat registered builder?... I hate VAT!!!

The builder I got the quote from running the whole project as a project manager. He is ordering the materials on my behalf, and I pay for these directly. I also pay all of his contractors directly (not cash-in-hand - all up-front) and the main builder only gets paid for his project management and building time. The amount of work that the builder gets every year means that he doesn't charge VAT on his time - but still have to pay VAT on the materials, obviously... this made things more competitive, and I am happy that he's doing this all within the law (unlike others who offered to offset some of the VAT for cash-in-hand).

D

going2die_rich

Wait a year or so. Builders will be out of work in the coming months with demand for new homes dropping. So many will be laid off. A few months later they will be desperate for work so will do it cheaper.

You could always learn polish and get some cheaper labour that way.

Woby_Tide

rule of thumb is c£1k-1.5k per metre squared for an extension, that looks around 40m plus the extra garage. It's not ideal but it could well be within range of what you can expect to pay, especially if thats actually a cheaper quote. All depends what you value on workmanship and the like also. For something materially affecting the whole property do you want to scrimp too much?

warning_uk

Woby_Tide wrote: »

rule of thumb is c£1k-1.5k per metre squared for an extension, that looks around 40m plus the extra garage. It's not ideal but it could well be within range of what you can expect to pay, especially if thats actually a cheaper quote. All depends what you value on workmanship and the like also. For something materially affecting the whole property do you want to scrimp too much?

Thanks for this - yeah, the extension is 40-45 metre squared, so this makes sense...

Thanks to other responses - as WobyTide says, I'm not wanting to scrimp, and I'm not wanting to do any of it myself (my plastering would subtract value) - I was more interested in why the extension cost is half the cost of the whole house 6 years ago...

Cheers
Dave

Woby_Tide

most of the effort in building something is in the footings and getting going, once you start going upwards it's quicker and cheaper till the roof, it's a fairly big extension, will require footings and and roof and also 'attaching' to the house, what is the rebuild cost of the house as it stands and compare it to that maybe.

robv_3

Woby_Tide wrote: »

rule of thumb is c£1k-1.5k per metre squared for an extension, that looks around 40m plus the extra garage.

In the south east ~ 5 years ago it was 1 -> 1.5k per meter square for a one off new build where extensions are normally 500 more per meter square. Now most one offs are hitting 2k with extensions 2.5k per meter sq. All this depends on the qualify of the finish.

warning_uk

Well I've bitten the bullet, got the builder down to £41k for 45m2 single-storey - which is from start to end (inc plastering, skirting, etc) - I'm happy with that - I guess only time will tell whether or not it's a good idea. A local estate agent believes it will add at least half that amount to the house immediately, and over the 5 years which we're planning on staying here, it should be 'fine'

Thanks to all for the advice.
Dave

globalds

paul222 wrote: »

the prices for building an extension are down now

The customer rules.

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