Typical house extension cost?
Discussion
When we purchased our little house last May, we were told it had planning permission for a two-storey side extension. The plans are here:
http://www.stalbans.gov.uk/environment-and-plannin...
I know nothing about planning or the cost of extension work.
Questions are:
1) How easy is it make adjustments that the planning authority would be willing to accept (or is it just pot luck)? For example, we would like the front foor to be at the right hand side of the house so that the entrance point would be the hallway.
2) How much is a project like this likely to cost, assuming a good specification? Or is it like a piece of string? The outgoing owners claimed to have been given a quote of £80k but I thought this sounded pretty conservative.
Sorry if these sound like silly questions but I genuinly have no idea.
http://www.stalbans.gov.uk/environment-and-plannin...
I know nothing about planning or the cost of extension work.
Questions are:
1) How easy is it make adjustments that the planning authority would be willing to accept (or is it just pot luck)? For example, we would like the front foor to be at the right hand side of the house so that the entrance point would be the hallway.
2) How much is a project like this likely to cost, assuming a good specification? Or is it like a piece of string? The outgoing owners claimed to have been given a quote of £80k but I thought this sounded pretty conservative.
Sorry if these sound like silly questions but I genuinly have no idea.
Work out amount of new floor space (in m2) and multiply by £2000.
This will give you a very, very rough idea.
It's a feckin nightmare....my house currently has no walls on the ground floor rear elevation, dust everywhere, carpets knackered beyond recognition and I've had to move in with me dad
This will give you a very, very rough idea.
It's a feckin nightmare....my house currently has no walls on the ground floor rear elevation, dust everywhere, carpets knackered beyond recognition and I've had to move in with me dad
Get a few builders in to quote for you. Let them make suggestions on layout, as you're likley not to have thought of all the options. Their knowledge and experience is free to you, and one of them might be rewarded with the contract, so get a few round.
Herts planners can be a bit awkward according to the architect and builder I used last year, so opt for a builder who is familiar with the local planning department.
Herts planners can be a bit awkward according to the architect and builder I used last year, so opt for a builder who is familiar with the local planning department.
tobeee said:
Get a few builders in to quote for you. Let them make suggestions on layout, as you're likley not to have thought of all the options. Their knowledge and experience is free to you, and one of them might be rewarded with the contract, so get a few round.
Herts planners can be a bit awkward according to the architect and builder I used last year, so opt for a builder who is familiar with the local planning department.
Good advice, cheers.Herts planners can be a bit awkward according to the architect and builder I used last year, so opt for a builder who is familiar with the local planning department.
Final question - financing the extension. Presumably worth getting my mortgage surveyor round to give me an estimated value on completion so I can work out how much I can borrow?
dave_s13 said:
Work out amount of new floor space (in m2) and multiply by £2000.
This will give you a very, very rough idea.
It's a feckin nightmare....my house currently has no walls on the ground floor rear elevation, dust everywhere, carpets knackered beyond recognition and I've had to move in with me dad
Yours is a tad unique though.This will give you a very, very rough idea.
It's a feckin nightmare....my house currently has no walls on the ground floor rear elevation, dust everywhere, carpets knackered beyond recognition and I've had to move in with me dad
Most people don't require core drilling an piling!
dugsud said:
It totally depends on spec but if the extension is to include stuff like a new kitchen, extra bathroom etc I think you'll be nearer to £120k or even more if you start adding goodies like underfloor heating etc.
!I would guess, if you get a builder in, and say, here you go, this is what we want, you'll be looking at a big wedge of cash.
IF
And it's a big if. You are prepared to take your time, project manage yourself, procure materials and labour yourself, you will save a s
t load.I had quotes ranging from 26k to 50k on my exension below.
I am nearly finished (we're currently painting) and i'm definately under £15,000, and i've included changing windows and doors on the existing house.
Obviously yours will be more expensive if you're working in brick, but if you can throw it up in blockwork and get it rendered, that will be cheaper in labour and materials...makes a big difference.
As an idea, i've just totted up my entire spreadsheet.
All materials, plumbing, electrics, architect and planning costs add up to less than £9,000.
The rest has been labour, and it's basically been myself, a builder, his mate helping on maybe 4 days in total on the lot, the groundworker who took 5 days, and a plasterer who took one day.
We've only been working Saturdays, working 8am to around 2/3pm, and we've obviously had breaks inbetween for holidays etc.
Just depends on how you want to go about it I suppose.
I did cheat and get a second hand back door for £30, so that saved me a few pounds
Don't ignore Building Control. Regardless of what Planning approve, Building Regs still need to be complied with. The two don't always agree.
I wouldn't get a builder in just yet. As you don't have a clear idea of what you want / are allowed then have a chat with a local Draughtsman/Surveyor/Architect to run through some options with you.
ETA: Regarding overall costs, well that depends on what you want. 'Just a normal extension' is not an answer. Additionally, if you do the work yourself you can save loads (see above) however this does mean you assuming a lot of risks.
As a general guide a two storey side extension on a normal 3-bed semi should be BUDGETED at £60k to cover fees and building costs.
The best thing you can do is spend some time thinking about what you want to end up with. Then start asking for advice.
I wouldn't get a builder in just yet. As you don't have a clear idea of what you want / are allowed then have a chat with a local Draughtsman/Surveyor/Architect to run through some options with you.
ETA: Regarding overall costs, well that depends on what you want. 'Just a normal extension' is not an answer. Additionally, if you do the work yourself you can save loads (see above) however this does mean you assuming a lot of risks.
As a general guide a two storey side extension on a normal 3-bed semi should be BUDGETED at £60k to cover fees and building costs.
The best thing you can do is spend some time thinking about what you want to end up with. Then start asking for advice.
Edited by mk1fan on Wednesday 10th November 15:20
I can't recall the exact measurements but last year, we extended our house from a reasonably sized 3 bed detached, to a four bed, sizeable place. Doubled the lounge space, created a separate entrance hall, separate dinning room and enough space for an en-suite in the master bedroom.
The build cost was a tad over £50k. For this, we got rooms ready to decorate and furnish and the build quality is excellent. The quotes we had ranged enormously from £35k up to £75k and all offering pretty much the same level of finish.
Things we overlooked was the need for a new fence (£1k), redoing the patio, front and side paths (£5k), making good the gardens (£1k) and the fact that the furniture that looked cramped before is now lost in the space we now have. Also, the added space and radiators means that at some stage we need to get a new boiler for the central heating.
These all sound really obvious things now but are easy to overlook at the time.
If we were looking at a complete build and move in option with new kitchen, decoration, etc, then the cost wouldn't be far short of £100k.
HTH
The build cost was a tad over £50k. For this, we got rooms ready to decorate and furnish and the build quality is excellent. The quotes we had ranged enormously from £35k up to £75k and all offering pretty much the same level of finish.
Things we overlooked was the need for a new fence (£1k), redoing the patio, front and side paths (£5k), making good the gardens (£1k) and the fact that the furniture that looked cramped before is now lost in the space we now have. Also, the added space and radiators means that at some stage we need to get a new boiler for the central heating.
These all sound really obvious things now but are easy to overlook at the time.
If we were looking at a complete build and move in option with new kitchen, decoration, etc, then the cost wouldn't be far short of £100k.
HTH
Figure on basic build cost of £1K/m2 downstairs and £700/m2 upstairs, so it looks like £60K. Then add heating, decorating, landscaping, VAT at 20% etc which will double it. I'd expect you to end up paying £100K-150K.
Talk to building control & planning, they're on your side. And there's nothing like a personal recommendation when it comes to architects & builders.
Talk to building control & planning, they're on your side. And there's nothing like a personal recommendation when it comes to architects & builders.
Amazed by the costs.
Get a builder from the East Coast to do all your work, even putting them in a B&B 4 nights a week would probably get you cheaper labour than what's being suggested!
Or some polish builders
Another thing...perhaps send your plans to Travis Perkins for about £100 http://www.travisperkins.co.uk/Trade-Services/Esti...
They'll calculate costs of materials, you then have a 'idea' of what builders are charging for labour (they're not the cheapest for all materials, but competitive on a number of bulk items for you to build up a picture of what costs what.)
What on earth are builders charging as a day rate these days?!?!?
Shop around! Recommendations!
Get a builder from the East Coast to do all your work, even putting them in a B&B 4 nights a week would probably get you cheaper labour than what's being suggested!
Or some polish builders
Another thing...perhaps send your plans to Travis Perkins for about £100 http://www.travisperkins.co.uk/Trade-Services/Esti...
They'll calculate costs of materials, you then have a 'idea' of what builders are charging for labour (they're not the cheapest for all materials, but competitive on a number of bulk items for you to build up a picture of what costs what.)
What on earth are builders charging as a day rate these days?!?!?
Shop around! Recommendations!
I have very little aptitude for doing the work myself BUT, I do have an architect in the family and builder friends who would give me reduced labour costs if I gave them the job.
I would hope it would come in under £100k, although the missus and I were talking last night about moving the staircase from the left of the house to the right as she wants an entrance hallway with stairs sweeping up in front of you as you walk in!
God knows how much that would cost.
I would hope it would come in under £100k, although the missus and I were talking last night about moving the staircase from the left of the house to the right as she wants an entrance hallway with stairs sweeping up in front of you as you walk in!
God knows how much that would cost.
dave_s13 said:
Don't overestimate the generosity of friends and family member.
They still have to make a living!!
More inclined to accept cash in brown envelopes though
They still have to make a living!!
More inclined to accept cash in brown envelopes though
Edited by dave_s13 on Thursday 11th November 09:54
Fortunately the builder I know is the type who is able to fly his family out to Hong Kong and then Sydney for Christmas and New Year.....
herbialfa said:
Regarding stairs, I've just installed 3 steps, half landing then a further 9 steps.
Delivered in kit for for £725 incl. VAT!
Obviously there is the fannying about upstairs but timber wise that was under £100 for the trimmers and hangers!
Just to give you an idea of costs!
That is not bad.Delivered in kit for for £725 incl. VAT!
Obviously there is the fannying about upstairs but timber wise that was under £100 for the trimmers and hangers!
Just to give you an idea of costs!
Not sure whether our existing staircase could be recycled but the other consideration is completely sealing in the ceiling where the current case goes up to the upstairs landing.
Legend83 said:
herbialfa said:
Regarding stairs, I've just installed 3 steps, half landing then a further 9 steps.
Delivered in kit for for £725 incl. VAT!
Obviously there is the fannying about upstairs but timber wise that was under £100 for the trimmers and hangers!
Just to give you an idea of costs!
That is not bad.Delivered in kit for for £725 incl. VAT!
Obviously there is the fannying about upstairs but timber wise that was under £100 for the trimmers and hangers!
Just to give you an idea of costs!
Not sure whether our existing staircase could be recycled but the other consideration is completely sealing in the ceiling where the current case goes up to the upstairs landing.
Hangars
Floorboards
Insulation
Screws
Plasterboard
Plaster
Paint
Should just about cover it.
If there's one thing i've learnt over the last year, nothing is really as difficult as you think, just a great big dose of common sense.
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