House Extension - Price sense check

House Extension - Price sense check

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Teebs

Original Poster:

4,265 posts

214 months

Tuesday 10th December 2019
quotequote all
Hi All,

Long time member but a first post in this section, please be gentle..

We've had plans drawn up and approved to extend our current 3 bed detached house into a 4 bed detached with open plan kitchen diner, spec as below;

* Build double storey side extension, single storey rear extension with structural work to open kitchen/lounge into new extension
* All windows UPVC grey
*All plumbing, heating & lighting included
* All interior finished, basic concrete floor, walls plastered and decorated
* No kitchen included
* Downstairs WC
* 2 rooms upstairs including converting 1 small room into an en-suite shower room
* Removal of old garage

As you can imagine, it's quite a chunk of work and should turn the house into our "forever" home. We want to do it right but also would like to work with a builder that we can trust. The house is located in North Yorkshire.

For those in the know, how much would you estimate for the work, excluding the kitchen & metal beam work for structural purposes?

Many thanks.










goingonholiday

269 posts

180 months

Tuesday 10th December 2019
quotequote all
Difficult without sizes and these things are often how long is a piece of string!

We did something very similar in west yorkshire. Base quote from builder was £60k + VAT.

By the time you add a kitchen, new boiler etc we spent £100k. We added over 50% to our 3 bed detached and have a downstairs office, large living/dining/kitchen (9mx6m) and an extra bedroom with ensuite. I'd say we didn't scrimp but equally were scouring the internet and local area for the best prices.

Good luck with the build!

Teebs

Original Poster:

4,265 posts

214 months

Tuesday 10th December 2019
quotequote all
goingonholiday said:
Difficult without sizes and these things are often how long is a piece of string!

We did something very similar in west yorkshire. Base quote from builder was £60k + VAT.

By the time you add a kitchen, new boiler etc we spent £100k. We added over 50% to our 3 bed detached and have a downstairs office, large living/dining/kitchen (9mx6m) and an extra bedroom with ensuite. I'd say we didn't scrimp but equally were scouring the internet and local area for the best prices.

Good luck with the build!
Thanks for that, useful to know.
If we can get it all done for £100k i'll be very pleased...

greygoose

8,224 posts

194 months

Tuesday 10th December 2019
quotequote all
Will your boiler be able to cope with the additional radiators? Have you got a plan of the extension? Will you be able to live in the house whilst it is being done?

richatnort

3,018 posts

130 months

Tuesday 10th December 2019
quotequote all
Depending on finish i've been quoted 50k for a single story rear & slight slide extension in West Yorkshire is doable. I'm at the initial planning phase with the architect but 50k was something he mentioned be about the price so i'd expect yours to be maybe a little bit more than 100k but again without plans & level of spec you're going for it's hard to say.

Teebs

Original Poster:

4,265 posts

214 months

Tuesday 10th December 2019
quotequote all
greygoose said:
Will your boiler be able to cope with the additional radiators? Have you got a plan of the extension? Will you be able to live in the house whilst it is being done?
We'll require a new boiler. Yes, the house will be just about habitable when the work is being done..

Teebs

Original Poster:

4,265 posts

214 months

Tuesday 10th December 2019
quotequote all
richatnort said:
Depending on finish i've been quoted 50k for a single story rear & slight slide extension in West Yorkshire is doable. I'm at the initial planning phase with the architect but 50k was something he mentioned be about the price so i'd expect yours to be maybe a little bit more than 100k but again without plans & level of spec you're going for it's hard to say.
I appreciate it's difficult to put an exact final number on but it's good to get an idea of where quotes should be coming back at.
Many thanks.

Zoobeef

6,004 posts

157 months

Tuesday 10th December 2019
quotequote all
I have a single story side extension at the minute and just have had plans done to put a second story on and remove the conservatory and build an extension in its place. I'd like to get it all done inc kitchen, heating, wiring and 3 bathrooms for £40k.
It could be interesting haha. The Mrs dad is doing all the work so let's see how good his contact are.

greygoose

8,224 posts

194 months

Tuesday 10th December 2019
quotequote all
Teebs said:
greygoose said:
Will your boiler be able to cope with the additional radiators? Have you got a plan of the extension? Will you be able to live in the house whilst it is being done?
We'll require a new boiler. Yes, the house will be just about habitable when the work is being done..
If anyone else has had work done nearby recently then it might be an idea to see which builders they used and how they got on with them, a recommendation is better than hoping you get a good builder. Always allow extra money as something is bound to crop up, whether it is the foundations on the old garage not being adequate for a two storey extension, or problems with the roof etc.
Be wary of what the architect suggests will be the cost of it! Good luck.

Teebs

Original Poster:

4,265 posts

214 months

Tuesday 10th December 2019
quotequote all
greygoose said:
If anyone else has had work done nearby recently then it might be an idea to see which builders they used and how they got on with them, a recommendation is better than hoping you get a good builder. Always allow extra money as something is bound to crop up, whether it is the foundations on the old garage not being adequate for a two storey extension, or problems with the roof etc.
Be wary of what the architect suggests will be the cost of it! Good luck.
I'm excited and petrified at the same time. The end result will be amazing..


timmymagic73

374 posts

111 months

Tuesday 10th December 2019
quotequote all
I've done similar to a 1960s 3-bed semi-detached - 2 storey extension @ 3.5m wide, which included large open plan kitchen/diner, cloakroom, additional reception room + 2 bedrooms above.

Approx finished cost was around £120k to a pretty high standard - but I did do a lot of the finish work myself. That's with all new heating/boiler/full re-wire/re-plastering, etc to the whole house.

covmutley

3,012 posts

189 months

Tuesday 10th December 2019
quotequote all
The area you live in seems to be one of the biggest factors on cost in these type of threads. Luckily, you are not in the SE!
My guess based on having done a couple of projects would be circa £100k.

mattman

3,174 posts

221 months

Tuesday 10th December 2019
quotequote all
We’re about to start our renovation project - ‘just’ removing the roof, adding another storey and putting the roof back on.
Original budget discussed with the architect was £100k, first quotes came in between £250k and £350k, finally found a good local small builder who had just finished a similar project around the corner, and cost is going to be £160k. That’s to plaster, replacing heating, all new windows and doors but no decorating.

Watch out for the details, one builder quoted £39k for windows and doors, we are getting them ourselves for £12k using different suppliers for the windows, french doors and bi-folds.
Another quoted £13k to decorate and tile - i’m capable of doing that myself!

2 sMoKiN bArReLs

30,230 posts

234 months

Tuesday 10th December 2019
quotequote all
covmutley said:
The area you live in seems to be one of the biggest factors on cost in these type of threads. Luckily, you are not in the SE!
My guess based on having done a couple of projects would be circa £100k.
I thought £160k inc fees vat etc.

037

1,315 posts

146 months

Tuesday 10th December 2019
quotequote all
Guessing that’s around a 90m2 extension . Work on around 1200 per M2 + vat that should buy your Doors/Windows, new roof tiles and structural steel.

Teebs

Original Poster:

4,265 posts

214 months

Monday 13th January 2020
quotequote all
Trying to update this topic, we've had 4 quotes back so far, 2 @ 120k and 2 @ 90k.

One of the £90k quotes is from the company we would like to use so I think they'll get the business, they're local and have a really good reputation..

Kev_Mk3

2,739 posts

94 months

Monday 13th January 2020
quotequote all
£90k but contingency of £30k so makes £120k? Anything less is a win?

Teebs

Original Poster:

4,265 posts

214 months

Monday 13th January 2020
quotequote all
[quote=Kev_Mk3]£90k but contingency of £30k so makes £120k? Anything less is a win?[/quote

Yeah, pretty much. More than we expected but it's a huge extension

2 sMoKiN bArReLs

30,230 posts

234 months

Monday 13th January 2020
quotequote all
Teebs said:
Kev_Mk3 said:
£90k but contingency of £30k so makes £120k? Anything less is a win?[/quote

Yeah, pretty much. More than we expected but it's a huge extension
Hope it goes well for you!

We've just completed a refurb. If I learned one thing, it's believe in your own instincts. Umpteen times I had a feeling about something and was persuaded by the "experts" that I was talking bollicks. On most of the occasions that which I predicted (unfortunately) came true.

thumbup

Teebs

Original Poster:

4,265 posts

214 months

Monday 13th January 2020
quotequote all
2 sMoKiN bArReLs said:
Teebs said:
Kev_Mk3 said:
£90k but contingency of £30k so makes £120k? Anything less is a win?[/quote

Yeah, pretty much. More than we expected but it's a huge extension
Hope it goes well for you!

We've just completed a refurb. If I learned one thing, it's believe in your own instincts. Umpteen times I had a feeling about something and was persuaded by the "experts" that I was talking bollicks. On most of the occasions that which I predicted (unfortunately) came true.

thumbup
Thanks!