Anyone sense check my loft conversion quote?
Discussion
I'm currently looking to get the loft space of my garage (30' x 20') converted to a games room (while retaining a garage below).
The existing trusses proved insufficient after the structural engineer had done his calcs, but after speccing additional joists, the numbers stack up and the Building Warrant has been passed.
So I came to getting some quotes from local builders - just received the first back and got a bit of a shock. Was now hoping for some advise as to what the consensus is on how much the scope should cost - not an accurate estimate but a gut feeling just to let me know if I was being overly optimistic previously. Really at the cost they're quoting, along with architect and structural eng costs I've already paid, the project has lost its allure somewhat!
Workscope is;
1) Add ~50additional horizontal joists (double up each exisiting horizontal and add an additional one mid way between each).
2) Put in a cheap staircase with a 180deg turn (and obviously modify the joists around the opening)
3) Plasterboard the garage roof
4) Add insulation and floor out the upstairs
5) Build a stud wall around the top of the stairs and hang a fire door.
6) Plaster board and insulate the walls with four small cupboard doors for access to eves (for storage).
7) Run additional cables to install sockets and lights (consumer unit and lighting and power rings in place already)
8) Cut a floor length window in the gable end (with added lintel) for fire egress
No heating or plumbing to be fitted, and no decorating or floor coverings. Velux windows already installed.
Apart from the cutting of the window aperture and the Part P element of the electrics, there is nothing I couldn't do myself but I don't have that much free time to be honest. That said, I wouldn't have put the cost of materials much above £6-7k (perhaps a little low?), so the final labour bill is frankly obscene (but then maybe par the course?) I mentioned getting other quotes to compare them, and they were quick to add that if they weren't deemed to be competitive then give them a shout, as 'it's a fine indoor job for winter and you already have permissions etc' - that was when I started to suspect that just maybe having visited and seen the Ferrari in the garage, I may have had a 'fool and his money' tax applied to the quote...
I'll hold off posting up the quotation figure yet but would be interested in some other people's opinion.
Cheers!
The existing trusses proved insufficient after the structural engineer had done his calcs, but after speccing additional joists, the numbers stack up and the Building Warrant has been passed.
So I came to getting some quotes from local builders - just received the first back and got a bit of a shock. Was now hoping for some advise as to what the consensus is on how much the scope should cost - not an accurate estimate but a gut feeling just to let me know if I was being overly optimistic previously. Really at the cost they're quoting, along with architect and structural eng costs I've already paid, the project has lost its allure somewhat!
Workscope is;
1) Add ~50additional horizontal joists (double up each exisiting horizontal and add an additional one mid way between each).
2) Put in a cheap staircase with a 180deg turn (and obviously modify the joists around the opening)
3) Plasterboard the garage roof
4) Add insulation and floor out the upstairs
5) Build a stud wall around the top of the stairs and hang a fire door.
6) Plaster board and insulate the walls with four small cupboard doors for access to eves (for storage).
7) Run additional cables to install sockets and lights (consumer unit and lighting and power rings in place already)
8) Cut a floor length window in the gable end (with added lintel) for fire egress
No heating or plumbing to be fitted, and no decorating or floor coverings. Velux windows already installed.
Apart from the cutting of the window aperture and the Part P element of the electrics, there is nothing I couldn't do myself but I don't have that much free time to be honest. That said, I wouldn't have put the cost of materials much above £6-7k (perhaps a little low?), so the final labour bill is frankly obscene (but then maybe par the course?) I mentioned getting other quotes to compare them, and they were quick to add that if they weren't deemed to be competitive then give them a shout, as 'it's a fine indoor job for winter and you already have permissions etc' - that was when I started to suspect that just maybe having visited and seen the Ferrari in the garage, I may have had a 'fool and his money' tax applied to the quote...
I'll hold off posting up the quotation figure yet but would be interested in some other people's opinion.
Cheers!
I completed a loft conversion on my bungalow last xmas.
I gained 2 bedrooms and a sort of Utility room (access to the boiler and where her indoors can put the washing etc.).
I had to move the boiler about 1200mm, 2 No. velux windows, a fully compliant staircase and to a carpeted finish, paint, wallpaper etc for JUST under 10K.
Hope that helps!
None of it was mate rates apart from 2 walls being wall papered!
I gained 2 bedrooms and a sort of Utility room (access to the boiler and where her indoors can put the washing etc.).
I had to move the boiler about 1200mm, 2 No. velux windows, a fully compliant staircase and to a carpeted finish, paint, wallpaper etc for JUST under 10K.
Hope that helps!
None of it was mate rates apart from 2 walls being wall papered!
herbialfa said:
...for JUST under 10K.
Hope that helps!
Does indeed Hope that helps!
I take it that is all in i.e. including VAT? Much more where I was expecting the price to be.
I need to go get some more quotes it would appear - either my original quote was way high, or the additional joists are made of gold and fixed with diamond headed bolts
Gassing Station | Homes, Gardens and DIY | Top of Page | What's New | My Stuff