Typical house extension cost?

[Legend83]

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.

[Legend83]

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.

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?

[Legend83]

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.

[Legend83]

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

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.....

[Legend83]

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.

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.