£40k for a single storey 25x15ft room is that right??
Discussion
We have a conservatory that is about 8 years old, no warranty and the roof is basically falling in slowly due to poor design.
We got quotes for replacing it and they came to £20k and one of the companies suggested building a room instead.
We'd love that as it makes spending the money worth it to see a difference from what we have for the money we spend and we can use it any time of year whereas the current conservatory is too cold in winter.
We got an architect involved and he has estimated that we will have to pay £40k to build the new room!
We have trees nearby so he said the footings need to be done again to 3 metres deep and that alone is £15k as it involves pile driving.
The overall build costs of £40k for a fairly small single storey room seems a lot.
Does this sound right?
TIA
We got quotes for replacing it and they came to £20k and one of the companies suggested building a room instead.
We'd love that as it makes spending the money worth it to see a difference from what we have for the money we spend and we can use it any time of year whereas the current conservatory is too cold in winter.
We got an architect involved and he has estimated that we will have to pay £40k to build the new room!
We have trees nearby so he said the footings need to be done again to 3 metres deep and that alone is £15k as it involves pile driving.
The overall build costs of £40k for a fairly small single storey room seems a lot.
Does this sound right?
TIA
Edited by Kentish on Friday 26th February 12:32
Ah, mixed opinions here 
I'm thinking perhaps we should underpin to 2.5m (the max) and then rebuild the walls but not glazed like they are now, just have smaller windows to match the main house.
Then perhaps get a new glass top fitted.
We would need to rebuild just one wall, the floor could stay and be built up about 8" with a new concrete screed and insulation.
We can justify £20k to sort it but the estimate is double that!
We could just let it fall down but that would be a shame, it has a brick full room width fireplace, log burner style gas fire, oak floor and you have to walk through the conservatory to get to the family room.
I'm thinking perhaps we should underpin to 2.5m (the max) and then rebuild the walls but not glazed like they are now, just have smaller windows to match the main house.
Then perhaps get a new glass top fitted.
We would need to rebuild just one wall, the floor could stay and be built up about 8" with a new concrete screed and insulation.
We can justify £20k to sort it but the estimate is double that!
We could just let it fall down but that would be a shame, it has a brick full room width fireplace, log burner style gas fire, oak floor and you have to walk through the conservatory to get to the family room.
Arese said:
Worst, I've-got-a-fantastic-house-and-like-showing-it-off-post, EVER.
Not at all!
I agree the room is a nice room and that is why we would not want to just let the roof fall in (which it will do soon).
But £20k to fix it and it be no different to the eye is a lot of money.
Likewise, £40k to make it a room (which we'd see the benefit of) instead is an awful oot of money!
It would probably add very little or possibly nothing to the house value too.
I take it your main complaint about the roof is that the outer capping and roof panels have slipped down over time.
For a fraction of the cost of a new room you could remove the existing roof panels and change them for self cleaning double glazed units. Each unit in the roof is held in place by a locking plate so they can't slip in the future , replace the cappings for new and the roof will be good again for many years to come.
For a fraction of the cost of a new room you could remove the existing roof panels and change them for self cleaning double glazed units. Each unit in the roof is held in place by a locking plate so they can't slip in the future , replace the cappings for new and the roof will be good again for many years to come.
sleep envy said:
what's the spec?
Basically as you can see in the pic's but with walls and regular windows on the one flank wall that you currently see is glazed.The roof to be of timbers & slate (or composite light weight slate).
No ceiling, just plaster boarded in between the timbers.
Quite basic really.
R60EST said:
I take it your main complaint about the roof is that the outer capping and roof panels have slipped down over time.
For a fraction of the cost of a new room you could remove the existing roof panels and change them for self cleaning double glazed units. Each unit in the roof is held in place by a locking plate so they can't slip in the future , replace the cappings for new and the roof will be good again for many years to come.
Yes, that's right - we have leaks, draughts and even get damn great leaves coming in through the roof For a fraction of the cost of a new room you could remove the existing roof panels and change them for self cleaning double glazed units. Each unit in the roof is held in place by a locking plate so they can't slip in the future , replace the cappings for new and the roof will be good again for many years to come.
That was what we started off thinking but every conservatory company we asked to quote said they'd have to take the lot down, take up the floor in one or two cases and rebuild it all.
The cheapest was around £19k, the most expensive was nearly £30k.
Do you think we could just replace that one side, the doors and the top for less than £15k?
That would be fantastic if we could.
Edited by Kentish on Friday 26th February 13:20
If the problems are only limited to the roof then a complete replacement roof would be an easy job. Even if you wanted to take down the existing window and door frames and start again on your existing brickwork I would think £15k would be more than enough.
I am based in the Northwest and have done conservatories of a similar size and style as yours from £12k complete, ie brickwork , frames , roof , electrics and plastereing
ETA
I'm not touting for business , I suspect you'd be too far from me anyway , if you want further advice feel free to email me. I have contacts in the trade that travel nationwide who may be able to help.
I am based in the Northwest and have done conservatories of a similar size and style as yours from £12k complete, ie brickwork , frames , roof , electrics and plastereing
ETA
I'm not touting for business , I suspect you'd be too far from me anyway , if you want further advice feel free to email me. I have contacts in the trade that travel nationwide who may be able to help.
Edited by R60EST on Friday 26th February 13:27
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