Biggish refub / extension project were to start

[PostHeads123]

Hi,

I am looking to do a relatively big refub / extension project max budget £250k , ideally I would like to get below that but I would like ok quality fitting etc.

First thing I have no idea if my budget is enough is to do what I want, also I don’t really have any idea of the best way to do it in terms of layout etc, what I am concerned about is if I just get the architect to do the drawings / suggest ideas when I put this in front of a builder it might be too expensive for me, ideally I need someone who can offer possible ideas for layout, do the drawings and be able to do this with my budget in mind, who should I approach for that kind of service ? Also for projects this size is it worth putting it out for tender to find a builder ?

Thanks

Edited by PostHeads123 on Thursday 11th August 16:19

[battered]

£250k. That's *relatively* big? I'd hate to see a big one. The rebuild cost on a 4 bed detached house, 120sq m, is about 200k. Outside London, but that's a push down and start again number. Now as ever you can spend a fortune on the interior, a relative of mine has recently installed a new kitchen with solid wooden doors (he claims) at £800 apiece. I kid you not. So if you want the full Kardashian bit then you can spend that without employing a brickie, but "normal" trim ought to generate a lot of building for £250k.

I would indeed put this work out to tender, against a VERY detailed URS.

[PostHeads123]

battered said:

£250k. That's *relatively* big? I'd hate to see a big one. The rebuild cost on a 4 bed detached house, 120sq m, is about 200k. Outside London, but that's a push down and start again number. Now as ever you can spend a fortune on the interior, a relative of mine has recently installed a new kitchen with solid wooden doors (he claims) at £800 apiece. I kid you not. So if you want the full Kardashian bit then you can spend that without employing a brickie, but "normal" trim ought to generate a lot of building for £250k.

I would indeed put this work out to tender, against a VERY detailed URS.

Whats a URS ?

That's the thing I have no idea on what my £ will get me, property is London and colleague just had on a semi a rear and side double height extension and that came in around £110k all so I doubled that as I'm detached. Also I know I have some asbestos in places (sofits and facia's) and that's going to be pricey to remove inline with Health and Safety, and I need new soak a ways etc, its big job.

I need someone who can offer me ideas of layout but do it within my budget etc. I have found companies that do it but it seems to be for new builds and no refub like this.

[nichio3478]

What you need is an architect......

A resi guy will talk to you about how you want to use the space and come up with a few sketch ideas about how it could work. £1500

You then need a structural surveyor to design how it will be built. Say £750

Then you go to the builders with plans and drawings and they will price it.

You will need to meet about 10 builders as 1 in 3 will not come back to you or not have capacity but all will say they can.

[battered]

URS = User Requirement Specification

In this document you lay down whether you want a normal bathroom or the full scale footballer/Kardashian/pimp gold plated taps and solid onyx sink unit. Plastered walls or solid Italian marble? Etc.

[Fizzsimba]

Can't you speak to your colleague to see if he was happy with the architect who did his drawiings?
if he was, ask him if he would recommend him, most architects have a list of builders who they have worked with in the past.
Most good architects will give you an idea of what you should be looking at to spend, once you have sat down with them and discussed what you want.