bungalow loft extension build
Discussion
What I have posted is pretty much caught up to where we are at. Next week should be more insulation and starting to plasterboard it out. So lots of visible progress hopefully!
Plumber and electrician are coming next week to start their work.
I am having a new unvented cylinder and system boiler installed, plus new water main from the stopcock in the road. Pricey, but we will have 3 showers and 2 baths in the house. The system is going in the roof slope storage area, which means the existing combi that fills up a cupboard in the kitchen can go. The extra storage in the kitchen will be a nice little bonus.
In the process of ordering stairs and the cladding for the dormers. The windows were also measured up early this week and should be here in about 2 weeks. Stairs in roughly the same timescale it appears.
Having the felt and batten on has helped no end! If im honest, we were struggling with the lack of a roof- no matter how much we convinced ourselves we werent! Having the roof at least covered now cuts out a lot of wind and draft. Also, the builders have now covered about 75% of the ground floor ceiling with insulation, so the house is feeling a lot warmer. The insulation we used to have was rubbish, so, i think we are more or less back to where we were before we started all this.
Plumber and electrician are coming next week to start their work.
I am having a new unvented cylinder and system boiler installed, plus new water main from the stopcock in the road. Pricey, but we will have 3 showers and 2 baths in the house. The system is going in the roof slope storage area, which means the existing combi that fills up a cupboard in the kitchen can go. The extra storage in the kitchen will be a nice little bonus.
In the process of ordering stairs and the cladding for the dormers. The windows were also measured up early this week and should be here in about 2 weeks. Stairs in roughly the same timescale it appears.
Having the felt and batten on has helped no end! If im honest, we were struggling with the lack of a roof- no matter how much we convinced ourselves we werent! Having the roof at least covered now cuts out a lot of wind and draft. Also, the builders have now covered about 75% of the ground floor ceiling with insulation, so the house is feeling a lot warmer. The insulation we used to have was rubbish, so, i think we are more or less back to where we were before we started all this.
Edited by covmutley on Friday 25th October 15:01
Sargeant Orange said:
What was your initial budget for the finished work? Curious as the previous owners of our bungalow completed a very similar conversion to this.
It's going to transform the place, plan looks great
I was dreading this question a little! Was originally about 50k when we were looking at normal conversion. Final quote was 80k. The real cost is more thanks to all the problems we had at the start. At least 90 now. I'm seriously hoping not too much more! Really hoping! It's going to transform the place, plan looks great
Edited by covmutley on Friday 25th October 20:23
covmutley said:
I was dreading this question a little! Was originally about 50k when we were looking at normal conversion. Final quote was 80k. The real cost is more thanks to all the problems we had at the start. At least 90 now. I'm seriously hoping not too much more! Really hoping!
£50k was optimistic for the amount work your having done!!Edited by covmutley on Friday 25th October 20:23
We are not doing as much to our bungalow but foot print in bigger so overall build size looks similar.
Am budgeting 120k+vat to first fix, as we'll almost certainly need foundation work to go up 1.5 stories......My wife started looking at fancy bedroom furniture last week when at the in-laws, I had to put a stop to that straight away, how quickly costs add up when you look at item A and go thats not expensive by it self, than do the same for B,C,D,E...X,Y,Z!!!
All scary stuff, am half wondering if we should just not bother......as once you get anywhere near where you the only option you have is to go All-In!!l
Will look great though!
Edited by gangzoom on Saturday 26th October 07:41
Sorry, I wasnt clear. 50k was when we were originally planning for a conversion of existing roof . But costs have gone up.
You're right though, spec is what can really make the difference on cost. We are adding a rooflight above the stairs to light the dark hallway below. More cost, but like you say, something we do now, or not at all. The reality is I doubt we will have nice wardrobes in our bedroom for another 12 months for example. I havnt got money for carpets or tiling either! Will just have to cash flow as we go.
I took out a 20k 2nd mortgage for part of the cost. my plan is to remortgage once we are finished. By my calcs, we should get to a better LTV rate, such that the 20 k becomes 'free'. I'm just hoping I dont have to sell my car!
You're right though, spec is what can really make the difference on cost. We are adding a rooflight above the stairs to light the dark hallway below. More cost, but like you say, something we do now, or not at all. The reality is I doubt we will have nice wardrobes in our bedroom for another 12 months for example. I havnt got money for carpets or tiling either! Will just have to cash flow as we go.
I took out a 20k 2nd mortgage for part of the cost. my plan is to remortgage once we are finished. By my calcs, we should get to a better LTV rate, such that the 20 k becomes 'free'. I'm just hoping I dont have to sell my car!
Edited by covmutley on Saturday 26th October 08:45
Great threat, and the scaffolded tent is an excelllent bit of kit.
I think you’ve made good choices re the layout - teenage daughter gets her own bathroom (essential!), boys get their own room each & ‘her indoors’ an En-suite & Dressing Room for maximum brownie points. At those ages a second living area for the kids is also most welcome.
The warmth of the house will be transformed by all that new insulation too.
I think you’ve made good choices re the layout - teenage daughter gets her own bathroom (essential!), boys get their own room each & ‘her indoors’ an En-suite & Dressing Room for maximum brownie points. At those ages a second living area for the kids is also most welcome.
The warmth of the house will be transformed by all that new insulation too.
Been completely new to any kind of building work when do the builders expect to be paid?
Say the build is around £100k, is it little bits as you go along, or lump sums at the start than end? Materials costs, do you source your self or trust the builder to give you an honest invoice cost?
Say the build is around £100k, is it little bits as you go along, or lump sums at the start than end? Materials costs, do you source your self or trust the builder to give you an honest invoice cost?
^Thanks for the info, I imagine dealing with £5k chunks is also alot less scary than paying £50k in one go!
We are realistically 12 months away from where you are, still waiting for first architect drawings. A mixture or apprehension and excitement!
Always encouraging to see projects moving along
.
We are realistically 12 months away from where you are, still waiting for first architect drawings. A mixture or apprehension and excitement!
Always encouraging to see projects moving along
.A quick update....
Progress inside has been a bit slow. We lost the builders for a week in total for a couple of reasons. They have been doing the insulation, which seems to be taking ages. Also put the soil pipe in which you can see in the photo. It goes along way and has the necessary fall, but only just. The builders say a slow push is better than water going too fast when it comes to moving solids.
[pic]
20191104_154748 by Chris Cox, on Flickr[/pic]
Roofers have been putting the fibre cement slates on. Im really happy with how they look. I also cant believe how light they are!
[pic]
20191104_155307 by Chris Cox, on Flickr[/pic]
We also had a new water connection to the stop cock in the road put in. They moled a new 22m pipe to replace the old 15mm copper one. we have noticeably more water and the toilet can now be flushed and refill with no noticeable impact on the running shower. This has been done in readiness for the unvented cylinder heating system we are putting in.
First fix electrics and pluming now in too.
Progress inside has been a bit slow. We lost the builders for a week in total for a couple of reasons. They have been doing the insulation, which seems to be taking ages. Also put the soil pipe in which you can see in the photo. It goes along way and has the necessary fall, but only just. The builders say a slow push is better than water going too fast when it comes to moving solids.
[pic]
20191104_154748 by Chris Cox, on Flickr[/pic]Roofers have been putting the fibre cement slates on. Im really happy with how they look. I also cant believe how light they are!
[pic]
20191104_155307 by Chris Cox, on Flickr[/pic]We also had a new water connection to the stop cock in the road put in. They moled a new 22m pipe to replace the old 15mm copper one. we have noticeably more water and the toilet can now be flushed and refill with no noticeable impact on the running shower. This has been done in readiness for the unvented cylinder heating system we are putting in.
First fix electrics and pluming now in too.
And some windows!:
Daughters bedroom window (which is the same as our bedroom window)
[pic]
20191112_081251 by Chris Cox, on Flickr[/pic]
Dressing room window, which is the middle dormer of the 3 on the front
[pic]
20191112_081237 by Chris Cox, on Flickr[/pic]
Our ensuite, with the extra piece of glazing in the gable of the dormer.
[pic]
20191112_081120 by Chris Cox, on Flickr[/pic]
Im really happy with them. They are UPVC with a wood grain finish in chartwell green colour and a 'flush' design to look like wood joinery. Insides are white. The 5 main windows plus with the extra piece of glass for ensuite came to just under £4k fitted. The extra piece of glass represents a disproportionate part of the cost. Obviously the blue stickers will come off!
The builders are putting the floors down as I type, so I think the plan is to start plasterboardng and stud walling this week and next week. That should give some easily visible progress!
Daughters bedroom window (which is the same as our bedroom window)
[pic]
20191112_081251 by Chris Cox, on Flickr[/pic]Dressing room window, which is the middle dormer of the 3 on the front
[pic]
20191112_081237 by Chris Cox, on Flickr[/pic]Our ensuite, with the extra piece of glazing in the gable of the dormer.
[pic]
20191112_081120 by Chris Cox, on Flickr[/pic]Im really happy with them. They are UPVC with a wood grain finish in chartwell green colour and a 'flush' design to look like wood joinery. Insides are white. The 5 main windows plus with the extra piece of glass for ensuite came to just under £4k fitted. The extra piece of glass represents a disproportionate part of the cost. Obviously the blue stickers will come off!
The builders are putting the floors down as I type, so I think the plan is to start plasterboardng and stud walling this week and next week. That should give some easily visible progress!
I'm really interested too, I would have been interested anyway, but this is really relevant as I'm DIYing similar at the moment. I'll be showing this to my wife next time she complains that I've spent £30k on ours, she doesn't believe it would have been £60-80k if we'd ever managed to find someone that wanted to build it for us.
I've also just compared all your roofwork with mine to check mine all looks right compared with someone that hasn't just made it up on the fly which is helpful! Finishing off the last structural bits and pieces over the weekend so I can get Building Control out next week and start covering the wood up.
Is your roof work all at 600 centres? Mine was specified at 600, but I did 400 because the wood was cheap and 600 just looked a bit too much, but my roofers were adamant that 600 was a pain in the arse to slate on anyway as their lats don't get enough support.
Interesting that your window peak added a lot to your window cost. I've been dealing with a timber window manufacturer and was surprised that a similar peaked window didn't really add a great deal to the cost over a rectangle. Similar scale of cost too, so must still be a high degree of standardisation in the construction process.
I've also just compared all your roofwork with mine to check mine all looks right compared with someone that hasn't just made it up on the fly which is helpful! Finishing off the last structural bits and pieces over the weekend so I can get Building Control out next week and start covering the wood up.
Is your roof work all at 600 centres? Mine was specified at 600, but I did 400 because the wood was cheap and 600 just looked a bit too much, but my roofers were adamant that 600 was a pain in the arse to slate on anyway as their lats don't get enough support.
Interesting that your window peak added a lot to your window cost. I've been dealing with a timber window manufacturer and was surprised that a similar peaked window didn't really add a great deal to the cost over a rectangle. Similar scale of cost too, so must still be a high degree of standardisation in the construction process.
irocfan said:
please do - I do find these build thread fascinating. WRT to living in the house whilst it's being built - let me just say I feel your pain!!
One day I'll recover from the trauma of the absolute s
te roof canopy my scaffolder put over our roof and the stuff that happened that meant I had to gamble with the weather and update my thread with the pics. Serious scaffold envy over here. I bet the OP wasn't draining his roof into the bath below!I kicked the wife and kids out for a fortnight for the worst of it and it's generally been OK but it means I'm now having to prioritise sorting out the landing and bathroom ceiling rather than getting on with making my loft usable, but a lot cheaper than moving out.
Time for an update. Floors are all down and it is being plasterboarded. That is taking some time due to all the awkward roof slopes that the dormers create.
Daughter ensuite has been finished. As has the storage space in the roof slope. You can see the new unvented cylinder heating system in there. It isnt connected up yet, but I think it looks a very tidy job.
We have also put a small 40x40 rooflight over where the stairs will go to get some light into the hallway below.
[pic]
20191206_125649 by Chris Cox, on Flickr[/pic]
[pic]
20191206_125501 by Chris Cox, on Flickr[/pic]
[pic]
20191206_125513 by Chris Cox, on Flickr[/pic]
[pic]
20191206_125558 by Chris Cox, on Flickr[/pic]
[pic]
20191206_125624 by Chris Cox, on Flickr[/pic]
[pic]
20191206_125635 by Chris Cox, on Flickr[/pic]
Daughter ensuite has been finished. As has the storage space in the roof slope. You can see the new unvented cylinder heating system in there. It isnt connected up yet, but I think it looks a very tidy job.
We have also put a small 40x40 rooflight over where the stairs will go to get some light into the hallway below.
[pic]
20191206_125649 by Chris Cox, on Flickr[/pic][pic]
20191206_125501 by Chris Cox, on Flickr[/pic][pic]
20191206_125513 by Chris Cox, on Flickr[/pic][pic]
20191206_125558 by Chris Cox, on Flickr[/pic][pic]
20191206_125624 by Chris Cox, on Flickr[/pic][pic]
20191206_125635 by Chris Cox, on Flickr[/pic]Edited by covmutley on Saturday 7th December 09:39
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