Contractor having a laugh????
Discussion
About to start a renovation project. I know this post screams of how long is a piece of string however.....
Last night the architect passed me some quotes from a contractor for various parts of the build. The total breakdown I have yet to see.
A 4 bedroom 1930's chalet type house that is to be totally gutted and having insulated plaster board fitted on the internal walls. All floors (suspended) to be ripped out, filled and insulated. So the plumbers and sparkies are going in to a bare shell.
House is 1900sq feet aprox
This our first quote so far with 3 more to come but here is a couple of nuggets....
Painting and decorating outside and inside as to spec £5k. Seems very reasonable!
Alarm system £1500 (again seems fair).
However,
Rewire house £12k plus VAT
Oil fired condensing grant boiler, rads, pipework and new plumbing for bathrooms (1 master, 1 ensuite, 1 cloak) and kitchen (no sanitaryware )
£15k plus VAT
I've still to get into the rest of it but I'm looking for the very basic of install for wiring and plumbing. I'm not in an expensive area either.
Still waiting on others but would like some thoughts in the meantime.
My sparky charges me around £1500-2000 for an average 3 bed house, that's based on £30 per hour, it costs me around £1000 for cable/capping/sockets/consumer unit etc, that's in an empty property so no furniture or carpets to move. If he was doing it for a private customer he would probably charge around £5k. £12k sounds very high considering it will be a bare shell. A basic central system should be around £5/6K
Little Lofty said:
My sparky charges me around £1500-2000 for an average 3 bed house, that's based on £30 per hour, it costs me around £1000 for cable/capping/sockets/consumer unit etc, that's in an empty property so no furniture or carpets to move. If he was doing it for a private customer he would probably charge around £5k. £12k sounds very high considering it will be a bare shell. A basic central system should be around £5/6K
What about chasing in lifting floors etcV8A*ndy said:
About to start a renovation project. I know this post screams of how long is a piece of string however.....
Last night the architect passed me some quotes from a contractor for various parts of the build. The total breakdown I have yet to see.
A 4 bedroom 1930's chalet type house that is to be totally gutted and having insulated plaster board fitted on the internal walls. All floors (suspended) to be ripped out, filled and insulated. So the plumbers and sparkies are going in to a bare shell.
House is 1900sq feet aprox
This our first quote so far with 3 more to come but here is a couple of nuggets....
Painting and decorating outside and inside as to spec £5k. Seems very reasonable!
Alarm system £1500 (again seems fair).
However,
Rewire house £12k plus VAT
Oil fired condensing grant boiler, rads, pipework and new plumbing for bathrooms (1 master, 1 ensuite, 1 cloak) and kitchen (no sanitaryware )
£15k plus VAT
I've still to get into the rest of it but I'm looking for the very basic of install for wiring and plumbing. I'm not in an expensive area either.
Still waiting on others but would like some thoughts in the meantime.
Ask to see a further breakdown of labour/parts etcLast night the architect passed me some quotes from a contractor for various parts of the build. The total breakdown I have yet to see.
A 4 bedroom 1930's chalet type house that is to be totally gutted and having insulated plaster board fitted on the internal walls. All floors (suspended) to be ripped out, filled and insulated. So the plumbers and sparkies are going in to a bare shell.
House is 1900sq feet aprox
This our first quote so far with 3 more to come but here is a couple of nuggets....
Painting and decorating outside and inside as to spec £5k. Seems very reasonable!
Alarm system £1500 (again seems fair).
However,
Rewire house £12k plus VAT
Oil fired condensing grant boiler, rads, pipework and new plumbing for bathrooms (1 master, 1 ensuite, 1 cloak) and kitchen (no sanitaryware )
£15k plus VAT
I've still to get into the rest of it but I'm looking for the very basic of install for wiring and plumbing. I'm not in an expensive area either.
Still waiting on others but would like some thoughts in the meantime.
a quick goole brings back:
rewiring:
http://www.whatprice.co.uk/prices/electrician/full...
http://quotationcheck.com/cost-to-rewire-a-house/
so at 12k you are being had, unless you have asked for way more than a regular re-wire.
Plumbing is a tougher one though:
https://www.homebuilding.co.uk/plumbing-heating-co...
So for plumbing you might be being had, just depends on what you have asked for, underfloor heating etc.
When working out quotes it's actually quite easy.
Factor in £150 a day per contractor day rate.
Then make a rough guess at the cost of parts yourself.
or just google it
Welshbeef said:
What about chasing in lifting floors etc
Yes he does what ever chasing is needed and lifts floor boards etc. He doesn't have to make good as the house will usually be fully re-plastered. If he does all the work himself it's usually around 3 days first fix and 3 days second fix inc testing. £250 per day is decent money in anyone's book for a day rate. The OP would be paying 3/4 times that amount which is taking the pee.
Ok, thanks guys.
I think the plumbing and electric are both around £5k too much.
I've just seen his gutting out quote to which is £10k more than he verbally suggested when he first looked at the site (we were going to have it stripped to see exactly what was going on internally).
Apparently he hasn't filled the architects quotation schedule properly at all.
Fecking builders.
Ganglandboss said:
Are you having a ridiculous quantity of downlighters, data cabling, high specification accessories, or expensive luminaires? If not, £12k for a bare shell rewire is an absolute p*ss-take.
Other than a fair bit of data cabling (which I can do without) and 3 tv and sat points, everything else is just basic.We asked for a breakdown and it's not forthcoming.
I think at this time of year plumbers will take the piss as they don't need the work, we paid about 8k for Grant oil boiler in a new location, unvented cylinder etc etc, in December we had 1 quote of £12k. We did source all the bits to keep costs down though.
Sparky is also taking the piss.
Check your insurance, we have had to keep the thermostat at 15 C over the winter on an empty project house before, oil's cheap...
Sparky is also taking the piss.
Check your insurance, we have had to keep the thermostat at 15 C over the winter on an empty project house before, oil's cheap...
Not sure if its the Contractors or the Architect that is having a laugh?
Is the architect being paid a percentage of the final bill?
Are the contractors the ones he usually uses? And if so I how cosy is he with them?
Without knowing the full spec, its impossible to give an accurate idea of the costs, but does sound like the Sparks and Heating quotes are very high.
Is the architect being paid a percentage of the final bill?
Are the contractors the ones he usually uses? And if so I how cosy is he with them?
Without knowing the full spec, its impossible to give an accurate idea of the costs, but does sound like the Sparks and Heating quotes are very high.
As you say, how long is a piece of string.
No one can answer this question in anyway meaningfully without more idea of your scope and, also, an idea of where in the country you are.
If you have an architect on board, I also question why you feel the need to ask here. A competent architect doing projects of this scale and nature in your location should have a reasonable idea of what the works will cost.
Out of interest, how many prices did you get for each trade and how did they compare?
No one can answer this question in anyway meaningfully without more idea of your scope and, also, an idea of where in the country you are.
If you have an architect on board, I also question why you feel the need to ask here. A competent architect doing projects of this scale and nature in your location should have a reasonable idea of what the works will cost.
Out of interest, how many prices did you get for each trade and how did they compare?
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